Cibolo, Texas.
Typical home $328,922 (-1.6% in a year), asking rent $1,677 (-2.8%). San Antonio-New Braunfels, TX metro.
to buy the typical home at today's mortgage rate — +$771 (+81%) since Jan 2020.
- 1 year
- Down $5,257 -2%
- $334,179$328,922 since Sep 2025
- 5 years
- Up $11,666 +4%
- $317,256$328,922 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Cibolo$1,726
- Texas$1,556
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 96 years.
Typical home values in Cibolo, TX fell 1.6% over the past year — slower than the nation's +1.2%.
Asking rents in Cibolo, TX fell 2.8% over the past year — slower than the nation's +2.7%.
Owning the typical home in Cibolo runs $793/mo more than renting one. The gap peaked at $1,085 in Oct 2023.
That is $2,470 a month against $1,677 rent: a $1,726 mortgage payment, plus $391 property tax and $352 insurance & upkeep.
Owning vs renting — Cibolo
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$2,470
- Renting$1,677
- Mortgage only$1,726
Property tax · $391/mo 1.43% of value a year — the ACS 2020-2024 median bill over the median home value for Guadalupe County, TX
Insurance & upkeep · $352/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Cibolo, Guadalupe County, Texas
Cibolo is a city of 32,276 people in Guadalupe County. Half its households earn more than $122,365 a year and half less, against $92,375 across Guadalupe County; 4% of its people live below the poverty line. 82% of its homes are lived in by their owners and 18% are rented. Unemployment in Cibolo was 4.6% in August 2026, and Guadalupe County had 2.6% more jobs in 2025 than the year before. The most residents work in schools and health care, then government.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Cibolo is a growing city in Guadalupe County where most homes are lived in by their owners and households earn well above the county's typical income. Few residents live below the poverty line, and a good share of adults hold a four-year degree. The population is on the younger side for a place where so many people own their homes, which gives it a family feel. Winters are mild, with cool nights in January, and summers are long and hot, peaking in August.
Work. Residents work mostly in schools, hospitals and social care, followed by government, shops and professional and business services. Within the city, some of the largest workplaces are Aisin Texas, an automotive manufacturer, along with H-E-B and Walmart. Unemployment is a little higher than a year ago, though the county has added jobs over the past year. Many people commute to work, and some work from home.
Things to do. Most of what draws people out of town lies in and around San Antonio, a longer drive away. The San Antonio Zoo and Six Flags Fiesta Texas, an amusement park, are among the better-known stops. For something quieter, San Antonio Missions National Historical Park is a protected area, and the Comal River is a river for time on the water.
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- 10,986households
- 44%of adults have a degree
- 4%below the poverty line
- 29 mintypical commute
- 16%work from home
What residents work in
Employed residents by industry, from the Census survey. Guadalupe County had 49,773 jobs in 2025, 2.6% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 63° and lows near 41°; warmest in August, with highs near 96° and lows near 73°.
Average daily high and low, 1991–2020, at the Randolph Afb weather station, 4 miles away (NOAA).
Largest workplaces in Cibolo
- Aisin TexasAutomotive manufacting998
- H-E-BRetail631
- WalmartWarehouse clubs and supercenters286
- D & D ContractorsCommercial building construction general contractors116
- Chamberlin San AntonioWaterproofing contractors114
- AGE IndustriesShipping containers, corrugated, made from purchased paper or paperboard58
- 4A LogisticsMotor freight carrier, general, long-distance, truckload42
- CiboloMail and parcel delivery39
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 11 workplaces with 20 or more staff, 2,348 people in all. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- LightningRelatively high
- TornadoesRelatively high
- Winter weatherRelatively high
- HailRelatively moderate
- Inland floodingrelatively high in parts of CiboloRelatively moderate
- Heat wavesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Cibolo’s census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Guadalupe County and the San Antonio-New Braunfels, TX metro.
Cibolo home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Cibolo$328,922
- Texas$296,424
- United States$366,157
Sellers are cutting prices on about 1 in 3 Cibolo listings, and the typical home goes pending in 63 days — the market is cooling.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Cibolo36.76%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Cibolo63
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Cibolo265
New listings per month
Sellers arriving at the market.
- Cibolo54
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Cibolo$318,097
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Cibolo97.29%
Zip codes with a Cibolo address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Cibolo — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.