A portal will hand you a single median for Esperanza and let you assume that number describes the community. It does not. Esperanza is two products sold under one entry gate, and once you see the split, every other decision inside the community gets easier.
The community sits on 1,700 acres north of downtown Boerne and is being built out by six builders working from six different price sheets: Chesmar, Highland, Drees, Perry, Scott Felder, and Toll Brothers. Five of them are competing for the family-stage buyer. The sixth, Toll Brothers, holds an exclusive on the 55-and-better enclave called Regency at Esperanza and is running an entirely different playbook there.
If you average them together, you get a number that describes no actual buyer.
The two price sheets, side by side
The most honest way to see Esperanza right now is to line up the current standing inventory. These are live figures pulled from builder feeds in the last few weeks of summer 2026.
| Product | Builder | Size range | Current price band | Amenity access |
|---|---|---|---|---|
| Family-stage single-family | Scott Felder (representative) | 2,282 to 2,840 sq ft on listed homes | $599K to $707K on current inventory | Main Esperanza amenities |
| Family-stage single-family (broader) | Chesmar, Highland, Drees, Perry, Scott Felder | 1,664 to 4,905 sq ft across the community | Roughly $500K to $724K | Main Esperanza amenities |
| Regency 55+ Flamenco | Toll Brothers | 1,625 to 1,760 sq ft | $469K to $524K | Main amenities + Regency amenity center |
| Regency 55+ Sardana | Toll Brothers | 2,107 to 2,425 sq ft | $668K to $702K | Main amenities + Regency amenity center |
| Regency 55+ Zambra | Toll Brothers | Largest sites, up to 3,206 sq ft in the collection | $813K on current inventory | Main amenities + Regency amenity center |
Two things fall out of that grid.
First, the entry price into Esperanza is a Toll Brothers Flamenco home, not a family-stage build. The lowest priced move-in-ready home on offer at the time of writing is a $469,000 Flamenco. When Toll Brothers opened the current Regency phase in late 2024, it announced starts in the upper $400,000s and floor plans from 1,625 to 3,206 square feet. That entry point only works if the buyer is 55 or older.
Second, the family-stage builders are not the cheapest option in Esperanza. A Scott Felder inventory home at 2,282 square feet is listing at $599,990, and a 2,840-square-foot Verdad Way build with a September 2026 delivery is at $707,990. The median a portal shows you is dragged down by the smaller Regency footprints, not by any bargain in the family-stage collections.
Where the Regency premium actually hides
The sticker on a Regency home understates what a buyer is paying, because the 55+ enclave carries a second amenity layer that a family-stage buyer never sees.
Every Esperanza homeowner gets access to The Club at Esperanza, the lazy river and resort pool, more than 20 miles of trails, Roca Loca Lawn with its bandstand and food-truck pad, Roca Loca Beach with regulation sand volleyball, Roca Loca Forest playground, and the Rover Oaks Bark Parque. Regency owners get all of that plus their own Hacienda clubhouse, a private Regency amenity center with a resort-style pool and fitness room, pickleball and bocce courts, and Reunión Parque, a multi-sport complex reserved to them.
That second layer is bundled into the home price and the HOA structure, not itemized. When a Regency Zambra prices at $813,000 and a family-stage Scott Felder prices at $707,990 on more square footage, part of what the Regency buyer is paying for is the exclusion — a second clubhouse most residents of the community will never enter.
The published HOA on the family-stage side comes in around $78 per month on current builder feeds. That is low by Kendall County standards. For context, Weigand's own valuation research puts baseline Texas HOAs between $200 and $300 per month, and gated luxury communities like Cordillera Ranch operate with annual club dues exceeding $3,600 alongside initiation fees in the $50,000 to $80,000 range. Esperanza subsidizes its amenity load through the developer's Lifestyle Coordinator model rather than through resident dues, which is one of the quieter reasons the community has drawn the attention it has.
The line that matters is inventory age, not base price
Boerne's broader market has softened. Redfin data covering the three months ending May 2026 shows a median sale price of $450,000 across the city, down 5.5 percent year over year, with days on market at 67 versus 83 a year earlier and closings running 87 in May versus 116 the year prior. Kendall County active inventory has been building for four consecutive quarters.
That backdrop changes where the leverage lives inside Esperanza. The base price a builder prints on a floor plan is largely fixed. The negotiable dollars sit on standing inventory that has been sitting long enough for the builder to be carrying it on the books.
A serious buyer's first question inside the community is not "what does this floor plan start at" but "how long has this specific address been standing complete, and what does the builder need to do to move it this quarter." That question tends to open doors on:
- Permanent rate buydowns, often more valuable than a headline price cut
- Design-center credits on homes still finishing out
- Closing-cost concessions when the buyer works with the builder's preferred lender
- Free lot premiums on homes where the builder is holding both the home and the dirt
Toll Brothers' current Regency inventory has a mix of "Move-In Ready," "Coming Soon," and dated delivery labels running from May 2026 to November 2026. The oldest complete homes are where the math bends. On the family-stage side, Scott Felder is showing five move-in-ready homes and twelve floor plans across 153 planned lots, so its inventory position is thinner and its leverage smaller.
The zoning line that will move mid-purchase
Two school addresses matter inside Esperanza and they are not the same address.
Herff Elementary sits inside the community and is walkable from most of the mapped phases. It is the current in-community elementary. Van Raub Elementary is under construction and, once it opens, will change attendance zoning for a portion of the community. A buyer signing a contract this summer should confirm zoning on the specific lot in writing with Boerne ISD, not with the builder, because the boundary line will move before some of these homes deliver.
The community also includes an on-site City of Boerne fire station and a planned commercial Town Center with retail and restaurants along three landscaped boulevards feeding Highway 46. Those are entitlements, not finished construction, and buyers should treat renderings as intent rather than inventory.
Tax and carry costs that do not change between builders
The property tax math is the same whether the deed says Perry or Toll Brothers. Kendall County's base rate runs about 0.377 percent, Boerne ISD adds roughly 1.01 percent, and municipal and WCID overlays push the effective rate into the 1.86 to 2.14 percent range. On a $600,000 Esperanza home, that is roughly $11,200 to $12,900 a year before a homestead exemption removes $100,000 from the school-district assessed value.
Insurance in Kendall County currently runs $1,146 to $1,741 a year for a standard home, with carriers projecting an 8 percent increase for 2026 tied to hail and wind exposure. Those numbers ride on top of every builder's quote and should be modeled before you sign, not after.
A short FAQ
Is the family-stage side of Esperanza open to buyers over 55? Yes. Only Regency at Esperanza carries the age restriction. Buyers 55 and older can purchase from any of the six builders.
Can Regency homeowners use the main Esperanza amenities? Yes. Regency residents have access to The Club at Esperanza, the trail network, and the Roca Loca amenities in addition to their private Regency amenity center and Hacienda.
Which builder has the largest current standing inventory? Toll Brothers on the Regency side, by a wide margin. Scott Felder is the most visible family-stage builder in current listings. Chesmar, Highland, Drees, and Perry are active but move standing inventory faster on average.
Are HOA dues the same for Regency and family-stage owners? No. Regency owners carry an additional sub-association assessment for the private amenity center. Ask for both figures in writing before the option period closes.
What to do with all of this
The point of separating the two Esperanzas is that a buyer can then ask the right question. If the answer to "what stage of life is this home for" is honest, the builder shortlist writes itself and the negotiation lives on the inventory sheet, not the base-price page.
If you want a builder-by-builder read on the current standing inventory, the delivery dates, and where the incentive dollars are landing this quarter, Alexis Weigand Real Estate tracks it weekly. Schedule a consultation.
