Neighborhood in San Antonio, Bexar County

Living in Warwick Farms, San Antonio

A-

26th of 137areas in San Antonio
Overall score 82 of 100 vs Texas neighborhoods
San Antonio overall: D

Warwick Farms is a neighborhood in San Antonio, TX, home to about 1,700 people. It gets an A-, in the top 20% of Texas neighborhoods, and ranks 26th of 137 areas we score in San Antonio. It does best on education levels and worst on home ownership.

  • Lots of parks
  • Home ownership scores low (15 of 100)
  • River flooding risk is very high

Closest everyday places

Grocery store0.4 mi
Pharmacy0.6 mi
Parkunder 0.1 mi
Cafe0.6 mi
Restaurant0.4 mi
Gym0.4 mi
Hospital or urgent care0.8 mi
Childcare0.4 mi
Library1.8 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
1,660
Median rent
$1,380
Median home value
$480,000
Household income
$108,000
Average commute
31 min
Homes owned
61%
Loading map

What it's like to live in Warwick Farms

Warwick Farms is a neighborhood in San Antonio with about 1,700 residents, homes built around 1989, a mix of owners and renters and 18% of households with children.

It grades A- against every neighborhood in Texas and ranks 26th of 137 areas in San Antonio, which grades D overall.

Pros of living in Warwick Farms

  • Higher incomes. The median household earns $108,000, 66% higher than the San Antonio median.
  • Groceries close by. The nearest grocery store is about 0.4 miles from the middle of the neighborhood.
  • Parks within walking distance. The closest park is about under 0.1 miles away.

Cons of living in Warwick Farms

  • Longer commutes. The average commute is 31 minutes, against 24 for San Antonio as a whole.
  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and heat waves as very high in this part of town.

Warwick Farms report card

Each grade compares Warwick Farms with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade C+

    Median rent $1,380, homes cost 4.4x income.

    50 of 100 vs TX areas

  • Jobs and income: grade A

    Median household income $108,000, 0.5% unemployed.

    92 of 100 vs TX areas

  • Schools: grade B

    Nearby schools average 84 of 100 on the state rating.

    66 of 100 vs TX areas

  • Safety: no grade

    Citywide, 532 violent crimes per 100k, 3,917 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade B

    Most everyday stores and services within a mile of homes.

    67 of 100 vs TX areas

  • Getting around: grade D

    Average commute 31 min, 19% work from home.

    21 of 100 vs TX areas

  • Education levels: grade A

    64% have a bachelor’s degree.

    93 of 100 vs TX areas

  • Health: grade B-

    13% of adults uninsured.

    59 of 100 vs TX areas

  • Home ownership: grade D-

    61% of homes owner-occupied.

    15 of 100 vs TX areas

  • Internet access: grade B+

    98% of homes have broadband.

    73 of 100 vs TX areas

Warwick Farms compared with San Antonio

Better than San Antonio

  • Adults with a bachelor's degree or higher: 64%35 points higher than San Antonio (29%)
  • Median household income: $108,00066% higher than San Antonio ($65,056)
  • Renters paying 30%+ of income on rent: 37%17 points lower than San Antonio (54%)

Worse than San Antonio

  • Average commute: 31 min26% higher than San Antonio (24 min)
  • Home value to income: 4.4x23% higher than San Antonio (3.6x)
  • Vacant homes: 18%9 points higher than San Antonio (9.5%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • AOak Meadow ElementaryElementary, North East ISD0.4 mi
  • BHobby MiddleMiddle, Northside ISD1.9 mi
  • CChurchill High SchoolHigh, North East ISD2.2 mi

Cost of living in Warwick Farms

Median rent in Warwick Farms is $1,380 a month, 4% higher than the San Antonio median. A household would need about $55,000 a year to keep that rent at 30% of income.

The median home is worth $480,000, 104% higher than the San Antonio median, which means a monthly payment of about $3,337 with property tax at today's mortgage rates.

MeasureHereSan AntonioTexas
Median rent4% higher than San Antonio$1,380$1,324$1,403
Median home value104% higher than San Antonio$480,000$235,700$283,800
Home value to income23% higher than San Antonio4.4x3.6x3.6x
Renters paying 30%+ of income on rent17 points lower than San Antonio37%54%52%
Homes owned by the people living in them9 points higher than San Antonio61%52%63%
Vacant homes9 points higher than San Antonio18%9.5%9.4%
Median year homes were builtAbout the same as San Antonio198919851992

Monthly cost to buy a median home

$3,337
Mortgage payment
$2,627
Property tax
$710
Median rent, for comparison
$1,380

Based on a $480,000 home in Warwick Farms, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereSan AntonioTexas
Median household income66% higher than San Antonio$108,000$65,056$78,476
Unemployment rate6 points lower than San Antonio0.5%6.2%5.3%
People below the poverty line16 points lower than San Antonio1.1%17%14%
Adults with a bachelor's degree or higher35 points higher than San Antonio64%29%34%
Average commute26% higher than San Antonio31 min24 min27 min
Workers who work from home5 points higher than San Antonio19%14%14%
Workers who walk, bike or take transit4 points lower than San Antonio0.3%4.2%2.6%
Homes with broadband internet7 points higher than San Antonio98%91%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingVery high
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesVery high
  • WildfiresLow
  • Winter stormsLow
  • Strong windLow

Who lives in Warwick Farms

Under 1818%
18 to 3419%
35 to 6433%
65 and over29%
Race and ethnicity
White54%
Hispanic or Latino28%
Black7.1%
Asian0.6%
Other or more than one race10%

Shown for information only. It is never part of any grade.

Other neighborhoods in San Antonio

  1. 1A+The Enclave of SonterraMedian rent $1,320
  2. 2A+Las LomasMedian rent $2,850
  3. 3A+ArrowheadMedian rent $2,320
  4. 4A+La Cierra at SonterraMedian rent $2,190
  5. 5A+The Overlook in Stone OakMedian rent $1,840
  6. 6A+Hunters CreekMedian rent $1,470
  7. 7A+The Heights at Stone OakMedian rent $2,150
  8. 8A+CrosstimberMedian rent $1,350

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. BCentral PflugervillePflugerville
  2. A-Northeast League CityLeague City
  3. B+Timbergrove TrailsHouston

Questions about Warwick Farms

Is Warwick Farms a good place to live?

Warwick Farms is a neighborhood in San Antonio, TX, home to about 1,700 people. It gets an A-, in the top 20% of Texas neighborhoods, and ranks 26th of 137 areas we score in San Antonio. It does best on education levels and worst on home ownership.

How much does it cost to live in Warwick Farms?

Median rent in Warwick Farms is $1,380 a month, 4% higher than the San Antonio median. The median home is worth $480,000, 104% higher than the San Antonio median. A median home costs 4.4x the median household income, compared with 3.6x across San Antonio.

What schools serve Warwick Farms?

The closest rated public schools are Oak Meadow Elementary (elementary, rated A), Hobby Middle (middle, rated B) and Churchill High School (high, rated C). School zones can differ from the closest school, so check with the district.

This area is built from 1 Census block group closest to the Warwick Farms name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.