In 2019, a cluster of homes just off Timberwood Drive became the subject of a lawsuit no HOA wants attached to its name. The Villas at Timberwood, a cluster of 75 garden homes, had been built with a communal septic system designed around houses about half the size of the ones the builder ultimately put up. Every heavy rain pushed the drain field past capacity, and by January 2024, Bexar County commissioners had approved roughly $2 million in federal relief funds just to connect those homes to San Antonio Water System sewer service. Along the way, residents said their HOA dues had tripled to cover interim fixes and legal fees, landing around $2,200 a year before the county stepped in.
That subdivision carries the Timberwood name on every listing site. It sits inside the same loose boundary that shows up when a buyer types "Timberwood Park homes for sale" into a search bar. But it has its own HOA, its own dues history, and a utility problem that had nothing to do with the golf course, stocked lake, or Jr. Olympic pool that draw people to the area in the first place. A buyer scanning a portal that week would have had no way of knowing that.
That confusion is not a one-time glitch. It is baked into how "Timberwood Park" gets measured, and it is the reason three reputable sites will quote you three different median prices for what appears to be the same neighborhood.
One Name, Several Developments
Timberwood Park is not a single platted subdivision. It is a census-designated place covering roughly 21 square miles that overlaps a much older, roughly 2,200-acre custom-home development governed by the Timberwood Park Owners Association, or TPOA. The TPOA is a property owners association, not a standard HOA in the enforcement sense. It funds and maintains a 30-acre private park with a stocked lake, pool, six-hole golf course, tennis and pickleball courts, and trails. It does not run an architectural review committee with the same reach as a typical master-planned HOA.
Surrounding that core development are newer sections that use the Timberwood name informally, each with its own governance and price band:
| Area | Typical price range | Governance | Water and sewer |
|---|---|---|---|
| Original Timberwood Park (TPOA) | $350s to $550s | TPOA, covenant-based | SAWS on most lots, well and septic on some outer, larger lots |
| Redbird Ranch | $380s to $500s | Separate HOA | SAWS |
| Wilderness Oaks | $350s to $500s | Separate HOA | SAWS |
| Evans Ranch | $400s to $600s | Separate HOA | SAWS |
| Villas at Timberwood | Attached garden-home product | Separate HOA, dues history tied to septic repairs | Formerly communal septic, now connecting to SAWS |
None of these sections vote on the same budget, answer to the same board, or carry the same dues structure. A buyer comparing "Timberwood Park" listings across two of them is comparing two different legal entities that happen to share a mailing convention. The Villas is the clearest example of how that overlap can stack rather than simply divide: residents there pay dues to their own HOA and, separately, to the broader Timberwood Park owners association, which means one septic problem showed up as two different line items on two different budgets.
Four Numbers, Same Search Bar
Here is where the boundary problem becomes a pricing problem. Pull the median sale price for Timberwood Park from three different sources in 2026 and you get three substantially different answers, even after accounting for normal month-to-month drift. Redfin's three-month trailing window through May 2026 put the median at $514,000, down 3.9 percent year over year, with homes averaging 99 days on market compared to 60 days the year before. Homes.com's August 2026 snapshot put the median closer to $424,000 to $430,000, down about 6 percent year over year, with homes averaging 119 days on market against a 56-day national figure. Orchard's aggregate report for the neighborhood showed a $555,000 median over a trailing 30 days, down 4.7 percent year over year, with homes selling in a median of 24 days.
That is a spread of more than $130,000 in the same general window, for a name that appears identical on every one of those pages. The gap is not a data error. It reflects which polygon each aggregator drew before it started counting. A dataset built on the census-designated place will pull in more of the newer $400s to $600s inventory in Evans Ranch. A dataset built closer to the platted TPOA boundary will lean more heavily on the older $350s to $550s core. Days-on-market and sale-to-list figures shift for the same reason: the mix of homes counted changes what the median looks like, even when nothing in the underlying market moved that fast in a single season.
None of this means the numbers are wrong. It means a buyer or seller who quotes a single Timberwood Park median without asking which boundary produced it is repeating a number that may not describe the house they are actually comparing.
The Line You Can't See on a Map
School district assignment adds another layer that a listing photo will never show. The Comal ISD and North East ISD boundary runs through the wider Timberwood area at the address level, not along a single clean street. Most Timberwood Park addresses fall in Comal ISD, which carries a GreatSchools rating around 9 out of 10, but that is a pattern, not a guarantee for any specific lot. Two homes a few streets apart can sit in different districts entirely. Anyone shortlisting based on a school assignment they saw for one Timberwood listing needs to confirm it again for the next one, even inside the same development.
The Water Under the Deal
The same fragmentation shows up underground. Most of Timberwood Park runs on SAWS water and sewer service. But on some of the community's larger, outer lots, particularly the older custom-home parcels, homes still operate on private well and septic systems. That matters at the negotiating table in a very specific way: well water requires quality testing that is mandatory for VA and FHA financing, and a septic system needs its own inspection during the option period, separate from a standard home inspection.
The Villas at Timberwood situation is what happens when that verification gets skipped at the community level rather than the individual-lot level. The subdivision's 2019 lawsuit alleged the drain field had been placed too close to a tributary of Mustang Creek and that its lines were laid too close together for the number of homes eventually built on the system. Residents told Texas Public Radio the arrangement went years before anyone connected the dots between rising dues and a failing system underneath the common area. The fix, still working through a proposed sewer line routed along Mustang Creek to SAWS's Vista Bella substation, is a community-scale version of the same question every well-and-septic buyer in the wider Timberwood area needs to ask about their own lot: what system serves this specific address, who maintains it, and what does that cost look like five years from now.
What Actually Protects You
Given how much variation sits under one neighborhood name, the due diligence that matters most in Timberwood Park happens before an offer goes in, not after.
- Confirm the legal subdivision and unit for the specific address, not just the general area, using the TPOA's documents index or the relevant HOA's records.
- Verify school district assignment for that exact address rather than relying on the district the wider area is known for.
- Identify the water and sewer source for the property. If it is well or septic, budget time in the option period for water quality testing and a septic inspection.
- Request the current POA or HOA budget, reserve study, and any history of special assessments or pending litigation before the option period closes.
- Ask whether the specific address is covered by the recorded non-annexation agreement, which runs through December 30, 2033, rather than assuming the no-city-tax advantage applies uniformly across every Timberwood-named section.
A median price is a useful starting point for a conversation. It is not a substitute for knowing which Timberwood Park a specific address actually belongs to.
Frequently Asked Questions
Does every home called "Timberwood Park" belong to the same POA? No. The original TPOA governs the historic core development and its private park amenities. Redbird Ranch, Wilderness Oaks, Evans Ranch, and the Villas at Timberwood each operate under their own separate HOA, with their own dues and rules.
Why do sold-home counts and days-on-market figures differ so much between sites? Each site draws its market report from a different boundary definition, so the mix of homes included, and therefore the resulting median, days on market, and sale-to-list figures, will not match exactly even when reporting on the same season.
Timberwood Park rewards buyers who ask precise questions early. If you are comparing a specific address against the numbers you have seen online, or preparing to list a home inside one of these sub-developments, Trinie Johnson can walk through the POA records, school assignment, and utility history for that exact property before you write an offer. Request a Confidential Consultation to start with the right numbers for your address, not just the neighborhood's name.
