I. Homes and Neighborhoods - Average SA home price is $174,000. Click Here for information on average home prices inn Bexar County.
These summaries are admittedly highly subjective but I do have the best taste on this board. A few general rules: if you don't like traffic live inside 1604. The highest growth areas are to the north and northwest. Most people will recommend living in the area between 10 and 35 north of 410.
Places to look at:
Northside
Stone Oak - Fairly new development outside of 1604 west of Stone Oak. Many nice houses in gated master planned communities. As new development have arisen in the area homes prices do vary and can be found from ~150s to very high range. Great schools but probably the worst traffic in SA. If you are from Houston and think chain Mexican restaurants are the best at anything this is your ideal location.
Pros
- Great Schools
- Decent Restaurants (mostly Chains with some locals)
- Good Family Location
Cons
- Traffic Sucks almost as bad as the drivers
- Lack of good local cuisine
- Essentially Dallas south.
Encino Park - Was Stone Oak before there was a Stone Oak. Located North of 1604 East of 281 Encino Park was perhaps the premier development outside 1604 in Bexar County until the early 2000's. Encino Park is more of a traditional residential development compared to Stone oak but it also lacks the neighborhood shopping and eateries. Of course all of these establishments are just a super street crossing away. Nice homes varying in age and size along with great schools. Excellent place to raise a faimliy but like any other development outside 1604 traffic is horrible. Good access to retail developments along 281 but limited access to the rest of the city due to traffic.
Pros
- Great Schools
- Relatively cheaper homes though older homes compared to stone oak
- Good Family Location
Cons
- Traffic is horrible and navigating 281 can be a chore.
- Lack of good local cuisine, mostly chain restaurants nearby
- lacks neighborhood amenities compared to other nearby developments.
Hollywood Park - A small city within San Antonio located off 281 south of 1604, the nimbys of Hollywood Park are just as obnoxious as 09ers without the wealth or prestige. Good location and school districts. Many homes are typical of the architecture style of the late 50s. Being inside the loop helps with traffic but doesn't help eliminate the smug.
Description Per John Galt 04
Pros
- Good Schools
- Local Municipality
- Well policed safe neighborhood
Cons
- The Residents
Bitters/Thousand Oaks/281 Area - This area north of the airport marks the start of sprawl to the north in SA. Nice area with some older homes and a few newer developments. Good schools and good access to all areas of the city, though traffic can potentially be bad and will get worse as the city continues to expand. Easy access to restaurants to the north and south along with shopping and entertainment. Great area for young couples and to raise a family.
Pros
- Cheaper Housing compared to outside the loop
- Lower traffic relative to northern developments
- Good access to other areas of town
Cons
- Some neighborhoods might be in decline
- Close to Hollywood Park residents
Shavano Park - Another citiy within a city Shavano Park is located south of 1604 between IH10 and 281. With great schools and ease of access Shavano Park is very conveniently located to most parks of the city. Many nice homes that come at a price. If you are wanting to live on the northside and can afford it Shavano Park is the spot for you.
Pros
- Excellent Housing
- Good location
- Good schools
Cons
- Expensive
Everywhere else inside the 10/1604/281/410 square - This area surrounding Shavano Park shares many of the same benefits without the cost and exclusivity. A mixture of developments can be found with homes varying widely in prices. This entire area has good schools and provides a safe environment.Good access to most other parts of town and traffic should be manageable. highly recommended for almost anyone. Overall one of the best areas in SA.
Pros
- Good Housing
- Good location
- Good schools
Cons
- Only downside is if you will be working on the other side of town.
Castle Hills - a small city that straddles the 410 border Castle Hills if fighting an uphill fight against the declining areas to the south. Some nice older homes still remain and property values are holding for the time. Decent Schools is some areas and good central location.
Pros
- Good location
- Still some nice areas
Cons
- Declining areas to the south
Medical Center - If you work or go to school here the medical center can be a good place to live. Other than that i do not have a positive impression of the area. Location isn't bad but it isn't the ideal place for a family.
Pros
- close to work if you work there
- Hospitals are nearby
Cons
- Crime
- Traffic congestion
La Cantera/Dominion/Fair Oaks Ranch - Mix of older very prestigious and newer prestigious areas. Newer development north of 1604 along IH-10. Certainly a nice area with plenty of options for entertainment. Traffic being north of 1604 is a pain and will only get worse. Good schools and overall not a bad place to live.
NE Side of town - Schertz is ok as is some of the areas in Universal City and Randolph.
*If anyone else has some other neighborhoods i overlooked please let me know.
Inside 410
Alamo Heights - the 78209 Zip Code is relatively infamous in SA for being old money snobs. Located in beautiful inner 410 Alamo Heights is a small city within San Antonio. Most of the homes are older and still in excellent condition. Can get to anywhere in SA easily as you are generally traveling against traffic. With all of the luxuries comes added cost. Homes are not cheap.
Pros
- Great Schools
- Excellent Dining
- Low Traffic
Cons
- 09ers
- High homes prices
-
The Quarry/Lincoln heights area - Much is this area is newer with a mix of old SA thrown in. Higher in price this area might have the biggest concentration of younger people. Features are excellent access to the city, good shopping, and restaurants. Nice, classy area that has plenty of things to do close by. Schools are good for the most part with a few different districts in this area. Excellent place for younger individuals or those with a good bank role.
Pros
- Nice well maintained area
- good restaurants
- Geat access around the city
Cons
- High homes prices
Olmos Park/Monte Vista - One of the oldest suburban developments in SA located just north of Downtown inside loop 410. Olmos Park shares the save school district as Alamo Hieght and has some of the wealthiest San Antonians within its borders. Beautiful classic homes in very pricey neighborhoods west of McCollough. Monte Vista just south of Olmos Park resides within the San Antonio city limits. Homeschooling or private schools are a must but if you can live here you can probably afford that. Inside Monte Vista most homes were built between 1900-1930 in a fashion that typifies the Gilded Age. Excellent restaurants in the areas as well as sharing the same access and ease of navigation as Alamo Heights. This is the ideal area for those with refined taste and class.
Pros
- Good Schools/Private Schools
- Excellent Dining
- Low Traffic
Cons
- Surrounded by slums to the south and west
Tobin hill/River North - a once prestigious area that has fallen severely in stature. Some very nice homes still exist and the area is a prime target for gentrification with the city focusing tons of resources in developing the northern reach of the river walk. Home of the renovated Pearl Brewery there is a strong artist community in this neighborhood. Low traffic and good access to nicer neighborhoods with some SA favorite restaurants. unfortunately most of the old mansions are in disrepair or have turned into must unit dwellings. Crime is a problem along with many homeless as the area is blighted. If you are young and single looking to buy a place that will eventually improve in value and can handle the occasional crackhead this is your ideal place.
Pros
- Prime investment opportunities
- Low Traffic
- Pearl development
Cons
- Crime
- many low income residents
- Poor Housing stock that needs serious renovation
- SAISD schools
Via p_bubel:
The other Alamo Heights school district neighborhoods:
Oak Park - A part of the Alamo Heights school district this neighborhood was primarily built in the 50s with your typical rambling ranch style homes. Lots sizes vary, but can be fairly large in some parts of the neighborhood. Access to 410 is a breeze as is the airport, but you'll find air traffic noise due to that proximity. Honestly, you get used to it. Most homes have probably had noise abatement windows installed at the airports expense over the years. The neighborhood is generally very well maintained.
Pros:
- Less per square foot than Alamo Heights but still in the District
- Easy access to just about everything
Cons:
- Air traffic
Terrell Hills - Very large lots and huge prices make Terrell Hills pretty ridiculous. The neighborhoods gets decidedly lower rent as you near Harry Wurzbach and leave the Alamo Heights school district boundary.
Pros:
- If you're buying here you can afford to change anything you don't like about the house.
- You have enough money to buy the place next door, tear it down and build a baseball field for your kid. (True story)
Cons:
- You need to hire a full time lawn guy and maid.
Terrell Heights - Probably the cheapest way to get into the Alamo Heights school district. Reasonable lots and smaller houses, unless they've been built onto, mostly pier and beam construction built for the GIs after the Second World War.
Pros:
- Cheapest of the Alamo Heights neighborhoods.
- Still good access to the stuff you want to do
- Everyone is out walking after work
Cons:
- Neighborhood is close to Austin Hwy.
- Some houses are still in need of rehab
Northwood - Similar to Oak Park in look and feel but significantly cheaper due to it being in the Northeast school district. Age of the homes can very as can lot size. Feeds MacArthur High School.
Pros:
- Large lots available
- Mature and stable market
- Cheaper than the adjoining neighborhoods
- varying house ages and styles
Cons:
- Air traffic noise
Oakwell Farms - One of the very few gated neighborhoods inside Loop 410, most of the planned community was built in the 80s. It feeds MacArthur High School. There's an associated equestrian center next door.
Pros:
- Gated, if that's your thing
- Seemingly well run HOA, similar in amenities to most outer loop neighborhoods
- Easy access to 410
Cons:
- Gated, if that's not your thing
- Harry Wurzbach needs cosmetic help (It's being talked about currently)
Bel Meade - A little pocket just outside the north gate of Fort Sam Houston and once the the location of Breckenridge's Fernridge. It's an eclectic mix of homes mostly from the 40s and 50s, outside the AISD but along the worst section of Harry Wurzbach. There's a lot of junk along that section of road. But with the market being what it is and the growth in the area I can't imagine that will be the case for a lot longer.
Pros:
- Cheaper well established homes
- Low inventory roll over
- Probably the best access to Fort Sam possible
- Fort Sam Golf Course and National Cemetery make for quiet neighbors
Cons:
- That section of Harry Wurzbach needs serious work
- Traffic can back up at the gate and at 410 and Harry Wurzbach at 5.
Forest Oak - Hidden little rural neighborhood in the middle of the city.
Pros:
- Garden Ridge like properties next to the highway.
- Very large tree filled lots and houses. Very large.
Cons:
- Nacogdoches has seen better days.
- The neighborhood is out of place with it's surroundings.
- Not the best neighborhoods in that area. Not horrible by any stretch, but will have an impact on your resale value possibly.
Marymont - Same as Forest Oak above but newer.
Pros:
- Nice neighborhood within walking distance of Northeast Baptist Hospital and St. Mary's Hall
Cons:
- Crime has known to be a problem.
Windcrest - Once known for their neighborhood Christmas light traffic jams, this neighborhood appears to be populated by retired military.
Pros:
- Well established neighborhood from the 60s and 70s.
- Great access to 35 and 410
Cons:
- Obscenely low speed limits
- Probably some crime problems since it's surrounded by nothing buy junk neighborhoods.
Most gentrification list:
Mahncke Park - Immediately south of Alamo Heights the part of the neighborhood that is not in the district has seen a little movement upwards in value. The streets immediately along Mahncke Park proper are already looking better. Some of those homes near the Botanical Center at the top of the hill have spectacular city views. It's directly across from Breckenridge Park and Witte Museum and adjacent to the future Children's Museum and possibly trolley line. Easy access to the River North area, downtown and Alamo Heights retail make it promising as all hell but at the top of the hill near the Fort Sam fence are no shortage of cheap, junky, and poorly maintained apartment buildings. If someone starts tearing those down, the house values will rocket quickly. If. Parts of the Acequia Madre are still dug up in parts of the neighborhood along Broadway.
Pros:
- Location, location, location
- Some very nice older homes from the early 20th century
Cons:
- Apartments in the neighborhood can be a real deal killer
Government Hill - Once easy to write off as a candidate for revitalization due to it's proximity to some really sketchy east side neighborhoods the military and the city have been dumping some serious scratch making that entrance to Fort Sam as nice as possible. There's some serious money being spent. From everything to it's small historic commercial area at Josephine Street and New Braunfels to the stunning Terrell Castle is under construction. Perhaps there's hope for the rest of the neighborhood...
Pros:
- Easy access to downtown, Fort Sam, and I-35.
- Cheap buy-in
Cons:
- Lots of work will be needed on these homes after decades of neglect
- Some real junk you'll have to live with for a while
River Road - Not really a neighborhood that's in transition anymore, it's pretty much good to go. It's very eclectic and downright strange at times. Few San Antonians have ever seen this little pocket of houses along the San Antonio River. It's on secularized Mission grounds that were divided into tiny parcels that no modern city would ever allow. Parts of Upper Labor Acequia pop up from time to time, some of the streets are only a vehicle wide and there's no rhyme or reason to the layouts. Lots can be tiny, as can some of the houses, but there's plenty of larger lots as well. The neighborhood is very tight knit. Most of the homes never make it to the open market. It's almost completely surrounded by park and bordered by an unaltered San Antonio River. It's weird, it's hidden and it's pretty awesome.
Northwest-More to be added
Far Northwest - Another rapidly growing area along 1604 the Far Northwest side of town can provide a good spot to raise a family. many new developments in the area offer homes in a wide variety of prices. Good schools in the area and plenty of amenities are certainly provided. Access to the rest of the city is limited. If you will be working on the West of SW side of town this might not be a bad place to choose.
Pros
- Good Schools
- New developments at any price level
Cons
- Limited access
- Traffic will only get worse
Northeast-More to be added
NE Side of town - Schertz is ok as is some of the areas in Universal City and Randolph.
Other Parts of Town
Southtown - The original residential development in San Antonio just south of downtown. The first residents moved here shortly after the lands around the alamo were sold at public auction. Built around the old pioneer area this part of town is known for its gentrification and artist community. This neighborhood is the SA version of austin. Living here can be affordable though many homes are a bit over-priced in my opinion. This is the Hip neighborhood in SA with many trendy restaurants dotting the area. Location is convenient to most of the city but for my money i would look on the opposite side of downtown.
Pros
- Great restaurants
- Trendy area
- Taco Haven
Cons
- A bit high in price
- gentrification
- poor schools
II. Schools
While Bexar county has over 10 school districts inside its borders, most will agree that there are three that separate themselves from the rest as far as quality goes. In no particular order they are:
1. NEISD
2. Northside ISD
3. Alamo Heights ISD.
Outside the county Boerne, Comal, and Schertz-Cibolo are also considered good districts. If you will be living inside SAISD borders it is recommended you look into some of the excellent private schools in the area.
Bexar County Boundary Map:
III. Traffic
Traffic in San Antonio varies widely by location. In general the northern parts of the city will have the most congestion.
Afternoon Rush Hour - Below is a screenshot of google maps at 5:30 PM
Morning Rush Hour - Below is a screenshot of google maps at 7:30 AM
[This message has been edited by AgDev01 (edited 2/11/2012 9:45p).]
These summaries are admittedly highly subjective but I do have the best taste on this board. A few general rules: if you don't like traffic live inside 1604. The highest growth areas are to the north and northwest. Most people will recommend living in the area between 10 and 35 north of 410.
Places to look at:
Northside
Stone Oak - Fairly new development outside of 1604 west of Stone Oak. Many nice houses in gated master planned communities. As new development have arisen in the area homes prices do vary and can be found from ~150s to very high range. Great schools but probably the worst traffic in SA. If you are from Houston and think chain Mexican restaurants are the best at anything this is your ideal location.
Pros
- Great Schools
- Decent Restaurants (mostly Chains with some locals)
- Good Family Location
Cons
- Traffic Sucks almost as bad as the drivers
- Lack of good local cuisine
- Essentially Dallas south.
Encino Park - Was Stone Oak before there was a Stone Oak. Located North of 1604 East of 281 Encino Park was perhaps the premier development outside 1604 in Bexar County until the early 2000's. Encino Park is more of a traditional residential development compared to Stone oak but it also lacks the neighborhood shopping and eateries. Of course all of these establishments are just a super street crossing away. Nice homes varying in age and size along with great schools. Excellent place to raise a faimliy but like any other development outside 1604 traffic is horrible. Good access to retail developments along 281 but limited access to the rest of the city due to traffic.
Pros
- Great Schools
- Relatively cheaper homes though older homes compared to stone oak
- Good Family Location
Cons
- Traffic is horrible and navigating 281 can be a chore.
- Lack of good local cuisine, mostly chain restaurants nearby
- lacks neighborhood amenities compared to other nearby developments.
Hollywood Park - A small city within San Antonio located off 281 south of 1604, the nimbys of Hollywood Park are just as obnoxious as 09ers without the wealth or prestige. Good location and school districts. Many homes are typical of the architecture style of the late 50s. Being inside the loop helps with traffic but doesn't help eliminate the smug.
Description Per John Galt 04
quote:
I am from a small town and what drew me to the neighborhood are the older homes with more 'character' (and the ability to add value to the property by remodeling), larger lots, abundance of trees, local city government (even if they have passed some dumb laws, it is still nice to have your own police force and fire department), and small town feel. The most pleasant surprise was the overall quality of the people in the neighborhood; there is a small but vocal group of 'nimbys', but for the most part you won't find more down to earth and pleasant people to be around...
Pros
- Good Schools
- Local Municipality
- Well policed safe neighborhood
Cons
- The Residents
Bitters/Thousand Oaks/281 Area - This area north of the airport marks the start of sprawl to the north in SA. Nice area with some older homes and a few newer developments. Good schools and good access to all areas of the city, though traffic can potentially be bad and will get worse as the city continues to expand. Easy access to restaurants to the north and south along with shopping and entertainment. Great area for young couples and to raise a family.
Pros
- Cheaper Housing compared to outside the loop
- Lower traffic relative to northern developments
- Good access to other areas of town
Cons
- Some neighborhoods might be in decline
- Close to Hollywood Park residents
Shavano Park - Another citiy within a city Shavano Park is located south of 1604 between IH10 and 281. With great schools and ease of access Shavano Park is very conveniently located to most parks of the city. Many nice homes that come at a price. If you are wanting to live on the northside and can afford it Shavano Park is the spot for you.
Pros
- Excellent Housing
- Good location
- Good schools
Cons
- Expensive
Everywhere else inside the 10/1604/281/410 square - This area surrounding Shavano Park shares many of the same benefits without the cost and exclusivity. A mixture of developments can be found with homes varying widely in prices. This entire area has good schools and provides a safe environment.Good access to most other parts of town and traffic should be manageable. highly recommended for almost anyone. Overall one of the best areas in SA.
Pros
- Good Housing
- Good location
- Good schools
Cons
- Only downside is if you will be working on the other side of town.
Castle Hills - a small city that straddles the 410 border Castle Hills if fighting an uphill fight against the declining areas to the south. Some nice older homes still remain and property values are holding for the time. Decent Schools is some areas and good central location.
Pros
- Good location
- Still some nice areas
Cons
- Declining areas to the south
Medical Center - If you work or go to school here the medical center can be a good place to live. Other than that i do not have a positive impression of the area. Location isn't bad but it isn't the ideal place for a family.
Pros
- close to work if you work there
- Hospitals are nearby
Cons
- Crime
- Traffic congestion
La Cantera/Dominion/Fair Oaks Ranch - Mix of older very prestigious and newer prestigious areas. Newer development north of 1604 along IH-10. Certainly a nice area with plenty of options for entertainment. Traffic being north of 1604 is a pain and will only get worse. Good schools and overall not a bad place to live.
NE Side of town - Schertz is ok as is some of the areas in Universal City and Randolph.
*If anyone else has some other neighborhoods i overlooked please let me know.
Inside 410
Alamo Heights - the 78209 Zip Code is relatively infamous in SA for being old money snobs. Located in beautiful inner 410 Alamo Heights is a small city within San Antonio. Most of the homes are older and still in excellent condition. Can get to anywhere in SA easily as you are generally traveling against traffic. With all of the luxuries comes added cost. Homes are not cheap.
Pros
- Great Schools
- Excellent Dining
- Low Traffic
Cons
- 09ers
- High homes prices
-
The Quarry/Lincoln heights area - Much is this area is newer with a mix of old SA thrown in. Higher in price this area might have the biggest concentration of younger people. Features are excellent access to the city, good shopping, and restaurants. Nice, classy area that has plenty of things to do close by. Schools are good for the most part with a few different districts in this area. Excellent place for younger individuals or those with a good bank role.
Pros
- Nice well maintained area
- good restaurants
- Geat access around the city
Cons
- High homes prices
Olmos Park/Monte Vista - One of the oldest suburban developments in SA located just north of Downtown inside loop 410. Olmos Park shares the save school district as Alamo Hieght and has some of the wealthiest San Antonians within its borders. Beautiful classic homes in very pricey neighborhoods west of McCollough. Monte Vista just south of Olmos Park resides within the San Antonio city limits. Homeschooling or private schools are a must but if you can live here you can probably afford that. Inside Monte Vista most homes were built between 1900-1930 in a fashion that typifies the Gilded Age. Excellent restaurants in the areas as well as sharing the same access and ease of navigation as Alamo Heights. This is the ideal area for those with refined taste and class.
Pros
- Good Schools/Private Schools
- Excellent Dining
- Low Traffic
Cons
- Surrounded by slums to the south and west
Tobin hill/River North - a once prestigious area that has fallen severely in stature. Some very nice homes still exist and the area is a prime target for gentrification with the city focusing tons of resources in developing the northern reach of the river walk. Home of the renovated Pearl Brewery there is a strong artist community in this neighborhood. Low traffic and good access to nicer neighborhoods with some SA favorite restaurants. unfortunately most of the old mansions are in disrepair or have turned into must unit dwellings. Crime is a problem along with many homeless as the area is blighted. If you are young and single looking to buy a place that will eventually improve in value and can handle the occasional crackhead this is your ideal place.
Pros
- Prime investment opportunities
- Low Traffic
- Pearl development
Cons
- Crime
- many low income residents
- Poor Housing stock that needs serious renovation
- SAISD schools
Via p_bubel:
The other Alamo Heights school district neighborhoods:
Oak Park - A part of the Alamo Heights school district this neighborhood was primarily built in the 50s with your typical rambling ranch style homes. Lots sizes vary, but can be fairly large in some parts of the neighborhood. Access to 410 is a breeze as is the airport, but you'll find air traffic noise due to that proximity. Honestly, you get used to it. Most homes have probably had noise abatement windows installed at the airports expense over the years. The neighborhood is generally very well maintained.
Pros:
- Less per square foot than Alamo Heights but still in the District
- Easy access to just about everything
Cons:
- Air traffic
Terrell Hills - Very large lots and huge prices make Terrell Hills pretty ridiculous. The neighborhoods gets decidedly lower rent as you near Harry Wurzbach and leave the Alamo Heights school district boundary.
Pros:
- If you're buying here you can afford to change anything you don't like about the house.
- You have enough money to buy the place next door, tear it down and build a baseball field for your kid. (True story)
Cons:
- You need to hire a full time lawn guy and maid.
Terrell Heights - Probably the cheapest way to get into the Alamo Heights school district. Reasonable lots and smaller houses, unless they've been built onto, mostly pier and beam construction built for the GIs after the Second World War.
Pros:
- Cheapest of the Alamo Heights neighborhoods.
- Still good access to the stuff you want to do
- Everyone is out walking after work
Cons:
- Neighborhood is close to Austin Hwy.
- Some houses are still in need of rehab
Northwood - Similar to Oak Park in look and feel but significantly cheaper due to it being in the Northeast school district. Age of the homes can very as can lot size. Feeds MacArthur High School.
Pros:
- Large lots available
- Mature and stable market
- Cheaper than the adjoining neighborhoods
- varying house ages and styles
Cons:
- Air traffic noise
Oakwell Farms - One of the very few gated neighborhoods inside Loop 410, most of the planned community was built in the 80s. It feeds MacArthur High School. There's an associated equestrian center next door.
Pros:
- Gated, if that's your thing
- Seemingly well run HOA, similar in amenities to most outer loop neighborhoods
- Easy access to 410
Cons:
- Gated, if that's not your thing
- Harry Wurzbach needs cosmetic help (It's being talked about currently)
Bel Meade - A little pocket just outside the north gate of Fort Sam Houston and once the the location of Breckenridge's Fernridge. It's an eclectic mix of homes mostly from the 40s and 50s, outside the AISD but along the worst section of Harry Wurzbach. There's a lot of junk along that section of road. But with the market being what it is and the growth in the area I can't imagine that will be the case for a lot longer.
Pros:
- Cheaper well established homes
- Low inventory roll over
- Probably the best access to Fort Sam possible
- Fort Sam Golf Course and National Cemetery make for quiet neighbors
Cons:
- That section of Harry Wurzbach needs serious work
- Traffic can back up at the gate and at 410 and Harry Wurzbach at 5.
Forest Oak - Hidden little rural neighborhood in the middle of the city.
Pros:
- Garden Ridge like properties next to the highway.
- Very large tree filled lots and houses. Very large.
Cons:
- Nacogdoches has seen better days.
- The neighborhood is out of place with it's surroundings.
- Not the best neighborhoods in that area. Not horrible by any stretch, but will have an impact on your resale value possibly.
Marymont - Same as Forest Oak above but newer.
Pros:
- Nice neighborhood within walking distance of Northeast Baptist Hospital and St. Mary's Hall
Cons:
- Crime has known to be a problem.
Windcrest - Once known for their neighborhood Christmas light traffic jams, this neighborhood appears to be populated by retired military.
Pros:
- Well established neighborhood from the 60s and 70s.
- Great access to 35 and 410
Cons:
- Obscenely low speed limits
- Probably some crime problems since it's surrounded by nothing buy junk neighborhoods.
Most gentrification list:
Mahncke Park - Immediately south of Alamo Heights the part of the neighborhood that is not in the district has seen a little movement upwards in value. The streets immediately along Mahncke Park proper are already looking better. Some of those homes near the Botanical Center at the top of the hill have spectacular city views. It's directly across from Breckenridge Park and Witte Museum and adjacent to the future Children's Museum and possibly trolley line. Easy access to the River North area, downtown and Alamo Heights retail make it promising as all hell but at the top of the hill near the Fort Sam fence are no shortage of cheap, junky, and poorly maintained apartment buildings. If someone starts tearing those down, the house values will rocket quickly. If. Parts of the Acequia Madre are still dug up in parts of the neighborhood along Broadway.
Pros:
- Location, location, location
- Some very nice older homes from the early 20th century
Cons:
- Apartments in the neighborhood can be a real deal killer
Government Hill - Once easy to write off as a candidate for revitalization due to it's proximity to some really sketchy east side neighborhoods the military and the city have been dumping some serious scratch making that entrance to Fort Sam as nice as possible. There's some serious money being spent. From everything to it's small historic commercial area at Josephine Street and New Braunfels to the stunning Terrell Castle is under construction. Perhaps there's hope for the rest of the neighborhood...
Pros:
- Easy access to downtown, Fort Sam, and I-35.
- Cheap buy-in
Cons:
- Lots of work will be needed on these homes after decades of neglect
- Some real junk you'll have to live with for a while
River Road - Not really a neighborhood that's in transition anymore, it's pretty much good to go. It's very eclectic and downright strange at times. Few San Antonians have ever seen this little pocket of houses along the San Antonio River. It's on secularized Mission grounds that were divided into tiny parcels that no modern city would ever allow. Parts of Upper Labor Acequia pop up from time to time, some of the streets are only a vehicle wide and there's no rhyme or reason to the layouts. Lots can be tiny, as can some of the houses, but there's plenty of larger lots as well. The neighborhood is very tight knit. Most of the homes never make it to the open market. It's almost completely surrounded by park and bordered by an unaltered San Antonio River. It's weird, it's hidden and it's pretty awesome.
Northwest-More to be added
Far Northwest - Another rapidly growing area along 1604 the Far Northwest side of town can provide a good spot to raise a family. many new developments in the area offer homes in a wide variety of prices. Good schools in the area and plenty of amenities are certainly provided. Access to the rest of the city is limited. If you will be working on the West of SW side of town this might not be a bad place to choose.
Pros
- Good Schools
- New developments at any price level
Cons
- Limited access
- Traffic will only get worse
Northeast-More to be added
NE Side of town - Schertz is ok as is some of the areas in Universal City and Randolph.
Other Parts of Town
Southtown - The original residential development in San Antonio just south of downtown. The first residents moved here shortly after the lands around the alamo were sold at public auction. Built around the old pioneer area this part of town is known for its gentrification and artist community. This neighborhood is the SA version of austin. Living here can be affordable though many homes are a bit over-priced in my opinion. This is the Hip neighborhood in SA with many trendy restaurants dotting the area. Location is convenient to most of the city but for my money i would look on the opposite side of downtown.
Pros
- Great restaurants
- Trendy area
- Taco Haven
Cons
- A bit high in price
- gentrification
- poor schools
II. Schools
While Bexar county has over 10 school districts inside its borders, most will agree that there are three that separate themselves from the rest as far as quality goes. In no particular order they are:
1. NEISD
2. Northside ISD
3. Alamo Heights ISD.
Outside the county Boerne, Comal, and Schertz-Cibolo are also considered good districts. If you will be living inside SAISD borders it is recommended you look into some of the excellent private schools in the area.
Bexar County Boundary Map:
III. Traffic
Traffic in San Antonio varies widely by location. In general the northern parts of the city will have the most congestion.
Afternoon Rush Hour - Below is a screenshot of google maps at 5:30 PM
Morning Rush Hour - Below is a screenshot of google maps at 7:30 AM
[This message has been edited by AgDev01 (edited 2/11/2012 9:45p).]
