Comal County property record for 1786 Shepherds Ranch, Bulverde, TX 78163
| Property Type | Single Family Home |
|---|---|
| Details | 2 ba · 2,190 sqft · built 1998 |
| Lot Size | 3 acres (130,680 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $3,170 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 50-0722-0108-00 |
| Primary APN | 50-0722-0108-00 |
|---|---|
| Alternative APN |
|
| Full Baths | 2 Baths |
|---|---|
| Stories | 2 Stories |
| Building Area | 2,190 sqft Living Area |
| Gross Area | 2,450 sqft |
| 1st Floor Area | 2,190 sqft |
| Flooring | Carpet |
| Interior Walls | Wallboard/Drywall |
| Year Built | Built 1998 |
|---|---|
| Effective Year Built | Effective 1998 |
| Exterior Material | Brick Veneer |
| Roof Type | Hip |
| Roof Material | Composition Shingle |
| Lot Area | 130,680 sqft |
| Garage Type | Detached |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Covered Porch |
| Porch Area | 370 sqft |
| Patio Area | 260 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Septic |
| Water Source | Well |
| Street Address | 1786 SHEPHERDS RNCH |
|---|---|
| City | BULVERDE |
| State | TX |
| Zip | 78163-5012 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | SHEPHERDS RANCH 5, LOT 108 |
| Legal Subdivision | SHEPHERDS RANCH 5 |
| Legal Block | 2 |
| Legal Lot Number | 108 |
| Jurisdiction | COMAL TX |
| Township / Civil Division | CANYON LAKE |
| Census Block Group | 2 |
| Census Block | 2007 |
| Census Tract | 310706 |
1786 Shepherds Ranch is owned and occupied by two individuals.
Source: Comal County records, as of September 14, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 1786 SHEPHERDS RNCH, BULVERDE, TX 78163-5012 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 1786 Shepherds Ranch was $3,170 with exemptions applied, down 22.3% from the year before.
Source: Comal County assessment roll, as of September 14, 2026
| Type | Name |
|---|---|
| State | Texas |
| County | Comal County |
| Municipality | Bulverde City |
| Unified School District | Comal Independent School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $474,390 (+1.21%) Land $148,340 Building $326,050 | $474,390 (-6.28%) Land $148,340 Building $326,050 | |
| 2025 | $3,170.00 (-22.3%) Homeowner's exemption Senior Citizen's exemption | $468,717 Land $177,980 Building $328,190 | $506,170 Land $177,980 Building $328,190 |
| 2024 | $4,080.00 | ||
| 2023 | $456,560 Land $197,760 Building $258,800 | $456,560 Land $197,760 Building $258,800 | |
| 2022 | $4,025.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 1786 Shepherds Ranch in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 5, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Flood Insurance Cost | Premium on File median of 19 policies |
| Nearby Flood Policies | 19 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 1786 Shepherds Ranch is moderate, ranking above 54% of the US, with a 0.1% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 54% of the US · lower than 68% of Texas |
|---|---|
| Wildfire Likelihood | 0.1% annual chance |
| Exposure | Indirect within ember reach |
| Adjoins Burnable Land | Yes |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 26 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| GVTC Fiber | 5,000 / 5,000 |
| Verizon Fixed Wireless | 300 / 20 |
May also be available: Centric Fiber.
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