2106 Monument Hl · Cibolo, TX 78108

$324,499

5 bd · 3.0 ba · 2,524 sqft · SingleFamily · 60 Days on market

Built 2026 4,791 sqft lot Est $394k · 18% under $92/mo HOA · 4% of rent ↓ 8% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

Key facts

• Covered porch
• Full bathroom
• Walk-in closet

Tags

• SINGLE-LEVEL OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• COVERED PORCH
• BONUS ROOM

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $275 quarterly; Association transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water: GVSUD (public water); Sewer: GVSUD (public sewer); Gas: CenterPoint; Electric: GVEC; Garbage service: Frontier
• Home design: New construction by Lennar Homes; Brick and siding exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Pool (community); Park/playground (community)

Interior

• Kitchen: Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2 — 10 x 13; Bedroom 3 — 12 x 11; Bedroom 4 — 10 x 12; Bedroom 5 — 11 x 10; Master bedroom dimensions — 16 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Three full bathrooms; Master bath with shower only and double vanity
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Two living areas; Open floor plan; Breakfast bar; Game room; Utility room inside; Laundry on main level; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry room; Utility room inside

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (23.7% below list).
• Recommended offer: $247k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.3% in Cibolo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#261 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cibolo Valley El (math 36% / reading 46%, grade F, #1,462 of 4,322 statewide, top 34%, 761 students, 33% FRL); Byron P Steele Ii H S (math 68% / reading 66%, grade B, #163 of 1,632 statewide, top 11%, 2,716 students, 25% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,487 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $393,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Avalon Banks	0.21mi	5/3.5	2,660 (+5%)	1mo	$377,500	$142	78
2263 Fort Davis Pass	0.27mi	4/3.0 (-1)	2,378 (-6%)	2mo	$330,999	$139	71
5512 Mcbride St	0.30mi	4/2.5 (-1)	2,404 (-5%)	0mo	$399,990	$166	71
2315 Fort Davis Pass	0.28mi	4/3.0 (-1)	2,378 (-6%)	2mo	$290,000	$122	71
519 Avalon Banks	0.21mi	4/2.5 (-1)	2,323 (-8%)	1mo	$363,000	$156	69
217 Landmark Hvn	0.44mi	4/3.0 (-1)	2,652 (+5%)	2mo	$365,000	$138	65
2259 Fort Davis Pass	0.26mi	4/3.0 (-1)	2,269 (-10%)	2mo	$294,999	$130	65
102 Dakota Rdg	0.31mi	4/2.5 (-1)	2,736 (+8%)	0mo	$427,990	$156	64
102 Barton Pt	0.42mi	4/2.5 (-1)	2,404 (-5%)	2mo	$399,990	$166	64
102 Barton Pt	0.42mi	4/2.5 (-1)	2,404 (-5%)	2mo	$387,245	$161	64
200 Dakota	0.46mi	4/2.5 (-1)	2,404 (-5%)	1mo	$417,990	$174	63
431 Kayden Ct	0.57mi	4/3.5 (-1)	2,149 (-15%)	1mo	$264,500	$123	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.47% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.69×
• Total profit: $-27,756
• Equity at exit: $101,929

10-year hold

• IRR: -1.0%
• Equity multiple: 0.89×
• Total profit: $-9,806
• Equity at exit: $128,854

Cash invested: $90,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78108

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 739
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,702
• Tax est. 1.5%: −$406 /mo · $4,867/yr
• Insurance: −$135
• HOA: −$92
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-379

Break-even live

Break-even rent $2,955

Max offer price $269,600

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-267	+0% $-379	+5% $-492	+10% $-604
Rent	-10% $-575	-5% $-477	+0% $-379	+5% $-282	+10% $-184
Rate	-1.0pp $-216	-0.5pp $-297	base $-379	+0.5pp $-463	+1.0pp $-549

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $81,125
• Closing costs: $9,735
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 McKittrick Marion, TX	4.0	3.0	2269	$2,200	$0.97	18d	1	0.02mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	18d	1	0.04mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	5d	1	0.25mi
724 Saddle Cyn Cibolo, TX	4.0	3.5	3167	$2,600	$0.82	18d	1	0.32mi
226 Fernwood Dr Schertz, TX	4.0	3.5	2408	$2,400	$1.00	24d	1	0.37mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	24d	1	0.48mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	5d	1	0.48mi
228 Dove Hl Cibolo, TX	5.0	3.5	3228	$2,950	$0.91	3d	1	0.64mi
335 Shelton Pass Cibolo, TX	4.0	2.5	2404	$2,350	$0.98	4d	1	0.70mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	21d	1	0.73mi
331 Saddle Leaf Cibolo, TX	5.0	2.5	2800	$2,300	$0.82	44d	1	0.75mi
101 Happy Trl Cibolo, TX	5.0	4.0	3262	$2,286	$0.70	2d	1	0.84mi
3405 Whisper Hvn Schertz, TX	4.0	2.5	3109	$2,900	$0.93	24d	1	1.00mi
3333 Whisper Hvn Schertz, TX	5.0	3.0	3109	$2,599	$0.84	5d	1	1.01mi
3333 Whisper Hvn Schertz, TX	5.0	3.0	3107	$2,599	$0.84	24d	1	1.01mi
220 Heavenly Vw Cibolo, TX	5.0	4.0	3361	$2,900	$0.86	2d	1	1.10mi
201 Gatewood Fls Cibolo, TX	4.0	2.5	2245	$1,949	$0.87	24d	1	1.12mi
225 Hinge Chase Cibolo, TX	5.0	2.5	3152	$2,275	$0.72	24d	1	1.13mi
201 Canyon Vis Cibolo, TX	4.0	2.5	2396	$2,000	$0.83	44d	1	1.27mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	24d	1	1.28mi
205 Hinge Loop Cibolo, TX	5.0	3.0	3518	$2,305	$0.66	3d	1	1.28mi
216 Golden Vis Cibolo, TX	4.0	3.5	3242	$2,400	$0.74	15d	1	1.29mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	5d	1	1.48mi
517 Saddle Back Trl Cibolo, TX	4.0	3.5	2597	$2,400	$0.92	2d	1	1.48mi

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: pool

Listing history 35 events

1. 2026-06-07
   status $324,499 Pending 60 DOM
2. 2026-06-04
   days on market $324,499 Price Change 60 DOM
3. 2026-06-03
   days on market $324,499 Price Change 59 DOM
4. 2026-06-02
   days on market $324,499 Price Change 58 DOM
5. 2026-06-01
   days on market $324,499 Price Change 57 DOM
6. 2026-05-31
   days on market $324,499 Price Change 56 DOM
7. 2026-05-24
   price $324,499 395-char remark

   Show marketing remark (395 chars)

   Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

8. 2026-05-21
   price $328,999
9. 2026-05-18
   price $328,999 395-char remark

   Show marketing remark (395 chars)

   Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

10. 2026-05-12
    price $328,499
11. 2026-05-11
    price $328,499 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

12. 2026-04-29
    price $327,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

13. 2026-04-29
    price $327,999

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

14. 2026-04-28
    price $329,999
15. 2026-04-27
    status Back on Market

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

16. 2026-04-27
    price $329,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

17. 2026-04-26
    status Active 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

18. 2026-04-26
    price $347,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

19. 2026-04-15
    status Pending
20. 2026-04-14
    historical 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

21. 2026-04-09
    price $333,999
22. 2026-04-08
    price $333,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

23. 2026-04-03
    price $335,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

24. 2026-04-03
    price $335,999

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

25. 2026-03-31
    price $337,999
26. 2026-03-30
    price $337,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

27. 2026-03-24
    listed $342,999 New
28. 2026-03-22
    price $342,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

29. 2026-03-18
    price $341,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

30. 2026-03-16
    price $342,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

31. 2026-03-10
    price $346,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

32. 2026-03-10
    status Active 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

33. 2026-02-28
    historical 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

34. 2026-02-22
    price $341,999 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

35. 2026-02-18
    listed $351,999 Active 395-char remark

    Show marketing remark (395 chars)

    Coastline Collection brings new single-family homes to the Grace Valley masterplan in Cibolo, TX. The community offers fantastic onsite amenities, including a relaxing swimming pool with a clubhouse, playground, splash park and much more. Residents will enjoy convenient access to nearby shopping, dining and entertainment destinations, and retailers and grocery shopping are a short drive away.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,698
• − Mortgage interest: −$18,177
• − Property taxes: −$4,867
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − HOA: −$1,104
• − Depreciation: −$9,440
• Taxable loss: −$10,264
• Est. tax savings @ 24.0%: +$2,463
• After-tax cash flow: $-2,089/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 of 826 in TX

Livability — Cibolo

• Score: 72/100
• State rank: #261
• US rank: #6177

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guadalupe County · 147,291 people
• City population: 49,784
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 49,784
• Household income: $113,004
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 521.0

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 46% Hispanic / Latino 30% Two or more races 22% Black 13% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 13% Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.47%
• Current HPI: 182.7296
• Rent YoY: ▲ 2.42%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-7.8% since first listed

29 events — show timeline

• 2026-05-24 Price Changed $324,499 Zillow
• 2026-05-21 Price Changed $328,999 LERA
• 2026-05-18 Price Changed $328,999 Zillow
• 2026-05-12 Price Changed $328,499 LERA
• 2026-05-11 Price Changed $328,499 Zillow
• 2026-04-29 Price Changed $327,999 Zillow
• 2026-04-29 Price Changed $327,999 LERA
• 2026-04-28 Price Changed $329,999 LERA
• 2026-04-27 Relisted — LERA
• 2026-04-27 Price Changed $329,999 Zillow
• 2026-04-26 Price Changed $347,999 Zillow
• 2026-04-26 Relisted — Zillow
• 2026-04-15 Pending — LERA
• 2026-04-14 Delisted — Zillow
• 2026-04-09 Price Changed $333,999 LERA
• 2026-04-08 Price Changed $333,999 Zillow
• 2026-04-03 Price Changed $335,999 Zillow
• 2026-04-03 Price Changed $335,999 LERA
• 2026-03-31 Price Changed $337,999 LERA
• 2026-03-30 Price Changed $337,999 Zillow
• 2026-03-24 Listed $342,999 LERA
• 2026-03-22 Price Changed $342,999 Zillow
• 2026-03-18 Price Changed $341,999 Zillow
• 2026-03-16 Price Changed $342,999 Zillow
• 2026-03-10 Relisted — Zillow
• 2026-03-10 Price Changed $346,999 Zillow
• 2026-02-28 Delisted — Zillow
• 2026-02-22 Price Changed $341,999 Zillow
• 2026-02-18 Listed $351,999 Zillow