Comal County property record for 1831 Shepherds Ranch, Bulverde, TX 78163
| Property Type | Single Family Home |
|---|---|
| Details | 3.5 ba · 2,720 sqft · built 1997 |
| Lot Size | 2.3 acres (100,188 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $2,226 (2025) |
| Deeds & Mortgages | Feb 2025 Sale Dec 2018 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 50-0722-0111-00 |
| Primary APN | 50-0722-0111-00 |
|---|---|
| Alternative APN |
|
| Full Baths | 3.5 Baths |
|---|---|
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 2,720 sqft Living Area |
| Gross Area | 4,044 sqft |
| 1st Floor Area | 2,720 sqft |
| Flooring | Carpet |
| Interior Walls | Wallboard/Drywall |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1997 |
|---|---|
| Effective Year Built | Effective 2005 |
| Exterior Material | Stucco |
| Roof Type | Hip |
| Roof Material | Concrete |
| Lot Area | 100,188 sqft |
| Garage Type | Attached |
| Garage Area | 804 sqft |
| Parking Spaces | 3 Parking Spaces |
| Porch | Covered Porch |
| Porch Area | 266 sqft |
| Storage Building | 288 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Septic |
| Water Source | Well |
| Street Address | 1831 SHEPHERDS RNCH |
|---|---|
| City | BULVERDE |
| State | TX |
| Zip | 78163-5017 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | SHEPHERDS RANCH 5, LOT 111, LIFE ESTATE LIFE ESTATE |
| Legal Subdivision | SHEPHERDS RANCH 5 |
| Legal Block | 2 |
| Legal Lot Number | 111 |
| Jurisdiction | COMAL TX |
| Township / Civil Division | CANYON LAKE |
| Census Block Group | 2 |
| Census Block | 2007 |
| Census Tract | 310706 |
1831 Shepherds Ranch is owned and occupied by two individuals who acquired it in July 2025.
Source: Comal County records, as of September 14, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 1831 SHEPHERDS RNCH, BULVERDE, TX 78163-5017 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Life Estate |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Feb 24, 2025 | Deed, Transfer |
| Dec 10, 2018 | Quit Claim Deed, Transfer ATTORNEY ONLY |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Jul 30, 2025 |
| Transfer Doc | 0000023671 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed |
|---|---|
| Jurisdiction | COMAL TX |
| Recording Date | Feb 24, 2025 |
| Property Address | 1831 SHEPHERDS RNCH, BULVERDE, TX 78163-5017 |
| Document Number | 0006005178 |
| Map Reference | VOL 11 PG 272 |
| Instrument Date | Feb 21, 2025 |
| Instrument | 202506005178 |
| Transaction Type | Transfer |
| Record Updated | Nov 18, 2025 |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 1831 SHEPHERDS RNCH, BULVERDE, TX 78163-5017 |
| Name | Verified Name |
|---|---|
| Relationship | Separate Estate/Property |
| Address | 1830 SHEPHERDS RNCH, BULVERDE, TX 78163-5017 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | COMAL TX |
| Recording Date | Dec 10, 2018 |
| Property Address | 1831 SHEPHERDS RNCH, BULVERDE, TX 78163-5017 |
| Document Number | 0006047037 |
| Instrument Date | Nov 28, 2018 |
| Instrument | 6047037 |
| Transaction Type | Transfer |
| Record Updated | Dec 21, 2018 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 35 WATERSTONE PKWY BOERNE TX 78006, BOERNE, TX 78006 |
The 2025 property tax bill for 1831 Shepherds Ranch was $2,226, up 5.7% 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 | $858,840 (+28.05%) Land $121,580 Building $737,260 | $858,840 (+13.39%) Land $121,580 Building $737,260 | |
| 2025 | $2,226.00 (+5.7%) | $670,704 | $757,450 Land $145,890 Building $611,560 |
| 2024 | $2,106.00 | ||
| 2023 | $676,450 Land $162,100 Building $514,350 | $676,450 Land $162,100 Building $514,350 | |
| 2022 | $1,995.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 1831 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 1831 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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