132 Whitney Way · Cibolo, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +14.8/15.0
- Cash flow +8.5/30.0
- Appreciation +5.2/10.0
- Schools +4.4/10.0
- Livability +3.6/5.0
- 1% rule +3.5/10.0
- Rent growth +3.1/5.0
- Condition / age +2.5/5.0
- DSCR +2.3/10.0
$249,000
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Beautiful home on a quiet cul-de-sac in Falcon Ridge! Spacious kitchen with light & bright cabinets & updated stainless steel appliances. Formal dining room, wood burning fireplace, large bedrooms, wood laminate flooring, new roof in 2017 & so much more! Spacious master retreat with French doors & walk-in closet. Huge backyard retreat with mature trees & a covered patio perfect for entertaining or relaxing. Schertz-Cibolo ISD! Walking distance to Dobie middle school! WELCOME HOME!
Key facts
- Formal dining room
- Largest lot
- Hardwood floors
Tags
Property features AI
Finance
- HOA & community: Mandatory HOA; HOA fee $175 paid semi-annually; Association transfer fee $170; Subdivision amenities include pool and park/playground
Exterior
- Parking: 2-car garage; Garage door opener
- Security: Owned security system; Smoke alarms; Carbon monoxide detector
- Utilities: City water and sewer (Cibolo); Electric service by GVEC; Garbage service by Bexar Waste
- Home design: Pre-owned single-family home; Built by Continental; Approximately 23 years old
- Construction: Brick and siding exterior; Slab foundation; Composition roof
- Exterior features: Covered patio; Privacy fence; Located on a cul-de-sac; Paved streets with curbs and sidewalks; Streetlights and nearby fire hydrant; Asphalt improvements
Interior
- Kitchen: Kitchen approximately 11 x 13; Cook top (smooth); Built-in oven and self-cleaning oven; Microwave oven; Stove/Range; Refrigerator; Dishwasher; Disposal; Ice maker connection; Walk-in pantry; Breakfast area approximately 7 x 10
- Bedrooms: Master bedroom on upper level with walk-in closet, ceiling fan and full bath; Bedroom 2: 12 x 12; Bedroom 3: 11 x 12; Bedroom 4: 10 x 10; All bedrooms located on upper level
- Flooring: Carpeting; Laminate flooring
- Bathrooms: Total of 3 bathrooms (2 full, 1 half); Master bath with separate tub and shower, double vanity and garden tub; Master bath dimensions approximately 9 x 9
- Heating & cooling: Central heating (electric); Central air conditioning (1 unit)
- Interior features: Ceiling fans throughout; Washer and dryer included; Washer and dryer connections; Cook top and smooth cook top; Built-in oven and self-cleaning oven; Microwave oven; Stove/Range; Refrigerator; Dishwasher; Disposal; Ice maker connection; Water softener plumbing; Smoke alarms; Carbon monoxide detector; Owned security system; Garage door opener; City garbage service; Open floor plan; Separate dining room; Walk-in pantry; Game room; Cable TV available; High speed internet; Laundry on main level; Laundry room; Attic access only
- Laundry & utility: Laundry room on main level; Washer and dryer included; Washer and dryer connections; Utility room approximately 6 x 7
Neighborhood map
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $249k.
Deal economics
- At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $211k (15.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.0% below list).
- Recommended offer: $211k (15.4% below list) — sets the bar for cash-flow.
- Cap rate 5.2% 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: Watts El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 593 students, 44% FRL); Ray D Corbett J H (math 52% / reading 49%, grade C, #333 of 1,662 statewide, top 21%, 1,188 students, 40% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
- Market conditions: Rents rising (+2.4%/yr); 761 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3k of equity ($2k loan paydown + $1k 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 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Questions for the listing agent
- 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?
- It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.85% ✗
- Cap rate
- 5.24%
- Cash-on-cash
- -3.74%
- DSCR
- 0.83
- GRM
- 9.8
CMA / ARV
- ARV (on-the-fly)
- $297,016
- Comps found
- 12
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 100 Cloud Xing | 0.19mi | 3/2.0 (-1) | 2,062 (-5%) | 1mo | $320,000 | $155 | 75 |
| 213 Tapwood | 0.40mi | 4/2.0 | 2,073 (-4%) | 4mo | $249,900 | $121 | 68 |
| 210 Rosegate Dr | 0.38mi | 4/2.5 | 2,340 (+8%) | 1mo | $299,500 | $128 | 68 |
| 108 Sky Hbr | 0.30mi | 4/2.0 | 2,359 (+9%) | 4mo | $321,000 | $136 | 66 |
| 108 Blue Vis | 0.05mi | 3/2.0 (-1) | 1,882 (-13%) | 4mo | $279,900 | $149 | 66 |
| 342 Notch Leaf | 0.68mi | 3/2.5 (-1) | 2,138 (-1%) | 2mo | $290,000 | $136 | 60 |
| 1020 Grey Feather | 0.50mi | 4/2.0 | 1,918 (-12%) | 3mo | $199,900 | $104 | 53 |
| 237 Tapwood Ln | 0.47mi | 3/2.5 (-1) | 1,930 (-11%) | 3mo | $265,000 | $137 | 52 |
| 431 Woodstone | 0.29mi | 3/3.5 (-1) | 2,468 (+14%) | 3mo | $284,900 | $115 | 52 |
| 117 Kitty Hawk Run | 0.36mi | 3/2.0 (-1) | 1,867 (-14%) | 3mo | $269,900 | $145 | 50 |
| 244 Turkey Tree | 0.71mi | 4/2.0 | 1,941 (-10%) | 2mo | $310,000 | $160 | 46 |
| 229 Notch Leaf | 0.47mi | 3/2.0 (-1) | 1,849 (-15%) | 2mo | $300,000 | $162 | 45 |
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
- IRR
- -4.9%
- Equity multiple
- 0.76×
- Total profit
- $-16,674
- Equity at exit
- $78,214
- IRR
- 0.3%
- Equity multiple
- 1.03×
- Total profit
- $2,284
- Equity at exit
- $98,874
Cash invested: $69,720 (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
ZIP-level market 78108
- Home prices YoY
- 0.3%
- Rents YoY
- 2.4%
- Active inventory
- 761
- Price-to-rent
- 9.8×
Monthly cashflow live
- Estimated rent
- $2,116 high interval (Pro) →
- Mortgage (P&I)
- −$1,306
- Tax from tax record
- −$450 /mo · $5,405/yr
- Insurance
- −$104
- HOA
- −$29
- Vacancy / Maint / Mgmt
- −$444
- Net cashflow
- $-218
Break-even live
Sensitivity live
| Price | -10% $-77 | -5% $-147 | +0% $-218 | +5% $-288 | +10% $-358 |
|---|---|---|---|---|---|
| Rent | -10% $-385 | -5% $-301 | +0% $-218 | +5% $-134 | +10% $-50 |
| Rate | -1.0pp $-92 | -0.5pp $-154 | base $-218 | +0.5pp $-282 | +1.0pp $-348 |
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
- $62,250
- Closing costs
- $7,470
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 29 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 229 Spice Oak Ln Cibolo, TX | 3.0 | 2.0 | 1882 | $1,895 | $1.01 | 0d | 1 | 0.30mi |
| 133 Firebird Run Cibolo, TX | 3.0 | 2.5 | 2167 | $2,000 | $0.92 | 25d | 1 | 0.33mi |
| 116 Lindy Hls Cibolo, TX | 4.0 | 2.5 | 2790 | $2,100 | $0.75 | 25d | 1 | 0.45mi |
| 314 Scotch Rose Ln Cibolo, TX | 3.0 | 2.0 | 1719 | $1,800 | $1.05 | 25d | 1 | 0.51mi |
| 509 Sea Headrig Dr Cibolo, TX | 4.0 | 3.0 | 2731 | $2,200 | $0.81 | 25d | 1 | 0.68mi |
| 237 Winter Frost Cibolo, TX | 4.0 | 2.5 | 2605 | $2,075 | $0.80 | 4d | 1 | 0.72mi |
| 417 Turnberry Way Cibolo, TX | 3.0 | 2.0 | 2480 | $2,300 | $0.93 | 22d | 1 | 0.83mi |
| 153 Bentwood Ranch Dr Cibolo, TX | 3.0 | 2.0 | 1544 | $1,695 | $1.10 | 25d | 1 | 0.85mi |
| 146 Bentwood Ranch Dr Cibolo, TX | 4.0 | 3.5 | 2496 | $1,946 | $0.78 | 0d | 1 | 0.86mi |
| 1060 Richmond Dr Schertz, TX | 3.0 | 2.0 | 1774 | $1,550 | $0.87 | 6d | 1 | 1.02mi |
| 226 Maidstone Cv Cibolo, TX | 4.0 | 2.5 | 2710 | $2,200 | $0.81 | 25d | 1 | 1.06mi |
| 137 Hidden Fawn Cibolo, TX | 3.0 | 2.5 | 2232 | $1,975 | $0.88 | 25d | 1 | 1.18mi |
| 132 Niemietz Cv Cibolo, TX | 3.0 | 2.0 | 1596 | $1,900 | $1.19 | 25d | 1 | 1.24mi |
| 137 Niemietz Cv Cibolo, TX | 4.0 | 2.5 | 2419 | $2,200 | $0.91 | 25d | 1 | 1.27mi |
| 213 Lieck Cv Cibolo, TX | 4.0 | 2.5 | 2525 | $2,495 | $0.99 | 0d | 1 | 1.30mi |
| 101 Santa Clara St Cibolo, TX | 3.0 | 2.0 | 1740 | $1,750 | $1.01 | 14d | 1 | 1.30mi |
| 2413 Star Light Ln Schertz, TX | 3.0 | 2.0 | 1409 | $1,800 | $1.28 | 25d | 1 | 1.31mi |
| 237 Hinsdale Run Cibolo, TX | 3.0 | 2.5 | 2022 | $2,200 | $1.09 | 23d | 1 | 1.36mi |
| 2921 Candleberry Dr Schertz, TX | 3.0 | 2.0 | 1871 | $1,850 | $0.99 | 5d | 1 | 1.38mi |
| 121 Little Wichita Cibolo, TX | 4.0 | 2.0 | 1888 | $1,895 | $1.00 | 25d | 1 | 1.40mi |
| 1136 Berry Creek Dr Schertz, TX | 3.0 | 2.0 | 1723 | $2,000 | $1.16 | 3d | 1 | 1.40mi |
| 325 Colbert Fry Cibolo, TX | 3.0 | 2.0 | 1442 | $2,050 | $1.42 | 25d | 1 | 1.41mi |
| 2801 Hillview Ln Schertz, TX | 3.0 | 2.0 | 1491 | $1,745 | $1.17 | 25d | 1 | 1.42mi |
| 2813 Kline Cir Schertz, TX | 4.0 | 2.5 | 2130 | $1,800 | $0.85 | 6d | 1 | 1.42mi |
| 2713 Lockwood Ln Schertz, TX | 3.0 | 2.0 | 1430 | $1,595 | $1.12 | 3d | 1 | 1.43mi |
| 305 Colbert Fry Cibolo, TX | 4.0 | 2.0 | 1901 | $2,350 | $1.24 | 25d | 1 | 1.43mi |
| 800 Brooks Ave Schertz, TX | 3.0 | 2.0 | 1745 | $1,550 | $0.89 | 25d | 1 | 1.46mi |
| 821 Dimrock Schertz, TX | 4.0 | 2.5 | 2509 | $2,000 | $0.80 | 16d | 1 | 1.48mi |
| 2805 Berry Way Schertz, TX | 3.0 | 2.0 | 1690 | $1,850 | $1.09 | 25d | 1 | 1.48mi |
HOA detail
- Monthly dues
- $29 · $348/yr
Listing history 30 events
-
2026-06-21days on market $249,000 Active 39 DOM
-
2026-06-18days on market $249,000 Active 36 DOM
-
2026-06-17days on market $249,000 Active 35 DOM
-
2026-06-16days on market $249,000 Active 34 DOM
-
2026-06-13days on market $249,000 Active 31 DOM
-
2026-06-13days on market $249,000 Active 30 DOM
-
2026-06-09days on market $249,000 Active 27 DOM
-
2026-06-08days on market $249,000 Active 26 DOM
-
2026-06-07days on market $249,000 Active 25 DOM
-
2026-06-04days on market $249,000 Active 22 DOM
-
2026-06-03days on market $249,000 Active 21 DOM
-
2026-06-02days on market $249,000 Active 20 DOM
-
2026-06-01days on market $249,000 Active 19 DOM
-
2026-05-31days on market $249,000 Active 18 DOM
-
2026-05-13$249,000 New
-
2018-11-19soldstatus
-
2018-11-16soldstatus Sold 505-char remark
Show marketing remark (505 chars)
Beautiful home on a quiet cul-de-sac in Falcon Ridge! Spacious kitchen with light & bright cabinets & updated stainless steel appliances. Formal dining room, wood burning fireplace, large bedrooms, wood laminate flooring, new roof in 2017 & so much more! Spacious master retreat with French doors & walk-in closet. Huge backyard retreat with mature trees & a covered patio perfect for entertaining or relaxing. Schertz-Cibolo ISD! Walking distance to Dobie middle school! WELCOME HOME!
-
2018-11-06status Pending 505-char remark
Show marketing remark (505 chars)
Beautiful home on a quiet cul-de-sac in Falcon Ridge! Spacious kitchen with light & bright cabinets & updated stainless steel appliances. Formal dining room, wood burning fireplace, large bedrooms, wood laminate flooring, new roof in 2017 & so much more! Spacious master retreat with French doors & walk-in closet. Huge backyard retreat with mature trees & a covered patio perfect for entertaining or relaxing. Schertz-Cibolo ISD! Walking distance to Dobie middle school! WELCOME HOME!
-
2018-10-25historical Active Option 505-char remark
Show marketing remark (505 chars)
Beautiful home on a quiet cul-de-sac in Falcon Ridge! Spacious kitchen with light & bright cabinets & updated stainless steel appliances. Formal dining room, wood burning fireplace, large bedrooms, wood laminate flooring, new roof in 2017 & so much more! Spacious master retreat with French doors & walk-in closet. Huge backyard retreat with mature trees & a covered patio perfect for entertaining or relaxing. Schertz-Cibolo ISD! Walking distance to Dobie middle school! WELCOME HOME!
-
2018-10-18$219,999 New 505-char remark
Show marketing remark (505 chars)
Beautiful home on a quiet cul-de-sac in Falcon Ridge! Spacious kitchen with light & bright cabinets & updated stainless steel appliances. Formal dining room, wood burning fireplace, large bedrooms, wood laminate flooring, new roof in 2017 & so much more! Spacious master retreat with French doors & walk-in closet. Huge backyard retreat with mature trees & a covered patio perfect for entertaining or relaxing. Schertz-Cibolo ISD! Walking distance to Dobie middle school! WELCOME HOME!
-
2014-12-17soldstatus
-
2014-12-15soldstatus 473-char remark
Show marketing remark (473 chars)
Home on a peaceful cul de sac in a gorgeous neighborhood walking distance to school, huge back yard with a covered patio for Summer BBQ's. Updated kitchen with designer tile is perfect with the attached breakfast nook, additional dining in the seperate dining area. Upstairs features a loft and three nice size bedrooms. The master suite is a retreat with a gorgeous Master Bath attached. Come see this wonderful house in a desirable neighborbood before it's to late.
-
2014-11-21historical 473-char remark
Show marketing remark (473 chars)
Home on a peaceful cul de sac in a gorgeous neighborhood walking distance to school, huge back yard with a covered patio for Summer BBQ's. Updated kitchen with designer tile is perfect with the attached breakfast nook, additional dining in the seperate dining area. Upstairs features a loft and three nice size bedrooms. The master suite is a retreat with a gorgeous Master Bath attached. Come see this wonderful house in a desirable neighborbood before it's to late.
-
2014-05-28$183,500 473-char remark
Show marketing remark (473 chars)
Home on a peaceful cul de sac in a gorgeous neighborhood walking distance to school, huge back yard with a covered patio for Summer BBQ's. Updated kitchen with designer tile is perfect with the attached breakfast nook, additional dining in the seperate dining area. Upstairs features a loft and three nice size bedrooms. The master suite is a retreat with a gorgeous Master Bath attached. Come see this wonderful house in a desirable neighborbood before it's to late.
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2006-04-06soldstatus
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2005-07-29soldstatus
-
2005-05-12$148,000
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2005-05-11historical
-
2005-03-18$154,000
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2003-05-28soldstatus
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast TX · Resets to sale price
- Current annual tax
- $5,405 · $450/mo
- Projected year-2 tax
- $5,405 · $450/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
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 7 d/yr ≥108°F today · 22 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,389
- − Mortgage interest
- −$13,948
- − Property taxes
- −$5,405
- − Insurance
- −$1,245
- − Repairs & maintenance
- −$2,031
- − Management
- −$2,031
- − HOA
- −$348
- − Depreciation
- −$7,244
- Taxable loss
- −$6,863
- Est. tax savings @ 24.0%
- +$1,647
- After-tax cash flow
- $-963/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
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Cibolo, TX
- 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
- 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 |
|
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Price history
+61.7% since first listed16 events — show timeline
- 2026-05-13 Listed $249,000 LERA
- 2018-11-19 Sold (Public Records) — Public Records
- 2018-11-16 Sold (MLS) — LERA
- 2018-11-06 Pending — LERA
- 2018-10-25 Contingent — LERA
- 2018-10-18 Listed $219,999 LERA
- 2014-12-17 Sold (Public Records) — Public Records
- 2014-12-15 Sold (MLS) — LERA
- 2014-11-21 Listing Removed — LERA
- 2014-05-28 Listed $183,500 LERA
- 2006-04-06 Sold (Public Records) — Public Records
- 2005-07-29 Sold (MLS) — LERA
- 2005-05-12 Listed $148,000 LERA
- 2005-05-11 Listing Removed — LERA
- 2005-03-18 Listed $154,000 LERA
- 2003-05-28 Sold (Public Records) — Public Records
Property tax history
+1.6%/yrLatest (2026): $5,405 · -4.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…