Town in Bexar County, part of the San Antonio metro

Living in Shavano Park, TX

A+

6th of 745Texas towns of 1,000 to 10,000 people
Overall score 99 of 100
2nd of 54 in the San Antonio area

Shavano Park earns a grade of A+ on our index, 6th of 745 Texas towns of 1,000 to 10,000 people. It does best on education levels and jobs and income, with no clearly weak area. It is a strong pick for families, young professionals, retirees and remote workers.

  • Good for families
  • Good for young professionals
  • Good for retirees
  • Good for remote workers
  • Top-rated schools
  • Pricey
  • Short commutes
  • River flooding risk is very high
  • Tornado risk is very high
Map of Texas showing where Shavano Park isHoustonDallasAustinFort WorthShavano Park
Where Shavano Park is in Texas.
Population
3,861+9.5% since 2020
Median rent
No data
Median home value
$906,900220% higher than Texas
Household income
$164,583Median
Average commute
18 minOne way
Violent crime
77Per 100k, 2025

What it's like to live in Shavano Park

Shavano Park sits about 9 miles from downtown San Antonio, in the San Antonio-New Braunfels metro. 3,861 people lived here in 2025, up 9.5% from 2020. It is spread out.

The median age is 49.9, 26% of households have children, 96% of homes are owned by the people living in them and the typical household earns $164,583 a year (110% higher than the Texas median).

Pros of living in Shavano Park

  • Low violent crime. 77 violent crimes per 100,000 people in 2025, 80% lower than the Texas rate.
  • High incomes. The median household earns $164,583, 110% higher than the Texas median.
  • Short commutes. The average trip to work takes 18 minutes, against 27 across Texas.
  • Healthier population. Only 7.6% of working-age adults lack health insurance.

Cons of living in Shavano Park

  • Homes are pricey for local incomes. The median home costs 5.5 times the median household income, against 3.6 times across Texas.
  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and hail as very high here.
  • Long, hot summers. Expect about 122 days a year at 90°F or hotter.

Who Shavano Park suits

  • FamiliesA reasonable fit: violent crime is 80% lower than the Texas rate. Compared with similar Texas places, it beats 98% for families.
  • Young professionalsA reasonable fit: household income is 110% higher than the Texas median, with 4 restaurants and 3 cafes in town. Compared with similar Texas places, it beats 98% for young professionals.
  • RetireesA reasonable fit: 7.6% of working-age adults are uninsured and violent crime is 80% lower than the Texas rate. Compared with similar Texas places, it beats 99% for retirees.
  • Remote workersA reasonable fit: 94% of homes have broadband. Compared with similar Texas places, it beats 93% for remote workers.
  • People on a budgetA reasonable fit. Compared with similar Texas places, it beats 65% for people on a budget.

Shavano Park report card

Ten grades, one for each part of daily life we measure. Most compare Shavano Park with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade B-

    Homes cost 5.5x income.

    56 of 100 vs US towns

  • Jobs and income: grade A+

    Median household income $164,583, 2.6% unemployed.

    95 of 100 vs US towns

  • Schools: grade A

    1 rated campuses, 100% rated A or B.

    94 of 100 vs TX towns

  • Safety: grade B-

    77 violent crimes per 100k, 1,032 property crimes per 100k.

    59 of 100 vs TX towns

  • Errands and things to do: grade B+

    0 grocery stores, 4 restaurants, 1 park mapped in town.

    74 of 100 vs TX towns

  • Getting around: grade C

    Average commute 18 min, 27% work from home.

    46 of 100 vs US towns

  • Education levels: grade A+

    70% have a bachelor’s degree.

    99 of 100 vs US towns

  • Health: grade A-

    7.6% of adults uninsured.

    87 of 100 vs US towns

  • Home ownership: grade A

    96% of homes owner-occupied.

    94 of 100 vs US towns

  • Internet access: grade B

    94% of homes have broadband.

    69 of 100 vs US towns

Where Shavano Park stands out compared with Texas

Better than Texas

  • Renters paying 30%+ of income on rent: 0%52 points lower than Texas (52%)
  • Median household income: $164,583110% higher than Texas ($78,476)
  • Adults with a bachelor's degree or higher: 70%37 points higher than Texas (34%)

Worse than Texas

  • Home value to income: 5.5x52% higher than Texas (3.6x)
  • Workers who walk, bike or take transit: 0%3 points lower than Texas (2.6%)

Cost of living in Shavano Park

HUD sets fair market rents for this area at $1,196 for a one-bedroom, $1,441 for a two-bedroom and $1,864 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $906,900, 220% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $4,964 before tax, or $5,798 with property tax.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Shavano Park pays $10,000+ a year, 136% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in Shavano ParkStudio$1,0991 bedroom$1,1962 bedrooms$1,4413 bedrooms$1,8644 bedrooms$2,163
HUD fair market rent for FY2027, San Antonio-New Braunfels, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median home value220% higher than Texas$906,900$283,800$332,700
Home value to income52% higher than Texas5.5x3.6x4.1x
Renters paying 30%+ of income on rent52 points lower than Texas0%52%51%
Median property tax per year136% higher than Texas$10,000+$4,232$3,119
Homes owned by the people living in them34 points higher than Texas96%63%65%
Median year homes were builtAbout the same as Texas199719921980

Monthly cost to buy a median home

$5,798
Mortgage payment
$4,964
Property tax
$833

Based on a $906,900 home in Shavano Park, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Is Shavano Park safe?

In 2025, Shavano Park Police Department reported 3 violent crimes and 40 property crimes. That works out to 77 violent crimes per 100,000 people, 80% lower than the Texas rate of 387, and 1,032 property crimes per 100,000, 51% lower than the state rate.

Violent crime is down about 20% since 2021, based on the yearly rates below.

Crime rates describe the whole area a police department covers. Some streets are much quieter than the average and some are busier, so look at the neighborhood grades and visit at different times of day.

Violent crimes per 100,000 people in Shavano Park by yearTexas7720212022202320242025

Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.

Violent crime
77
per 100k, Texas 387
Property crime
1,032
per 100k, Texas 2,086
Property crimes per 100,000 people in Shavano Park by yearTexas1,03220212022202320242025

Property crimes per 100,000 people by year.

Source: FBI Crime Data Explorer, Shavano Park Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.

Schools in Shavano Park

Shavano Park has 1 public school campuses with a 2025 state rating inside the city, and 100% of them earn an A or B. Most students here are served by Northside ISD.

Top-rated campuses include Blattman Elementary. The average rating score across all campuses is 91 out of 100, against a Texas median of 81.

Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.

Schools grade
94
of 100 vs Texas towns
Average rating
91
Texas median 81

Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.

Top-rated schools

  • ABlattman ElementaryElementary, Northside ISD91 of 100

Daily life in Shavano Park

Everyday places mapped inside Shavano Park, from Overture Maps. Well-known spots include Shavano Park, San Antonio, Texas.

The average one-way commute is 18 minutes, 31% shorter than the Texas average. 27% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown San Antonio is about 9 miles away in a straight line. Many people who live in Shavano Park work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $164,583, income per person is $110,620, unemployment is 2.6% and 70% of adults hold a bachelor's degree.

Grocery stores
0
Pharmacies
2
Restaurants
4
Cafes
3
Bars
0
Parks
1
Gyms
0
Hospitals and urgent care
3
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income110% higher than Texas$164,583$78,476$80,734
Income per person171% higher than Texas$110,620$40,752$44,673
Unemployment rate3 points lower than Texas2.6%5.3%5.2%
People below the poverty line12 points lower than Texas2.3%14%12%
Adults with a bachelor's degree or higher37 points higher than Texas70%34%36%
Adults with a high school diploma or higher14 points higher than Texas100%86%90%
Adults 18 to 64 without health insurance12 points lower than Texas7.6%20%11%
Homes with broadband internet2 points higher than Texas94%91%91%

Getting to work

MeasureHereTexasUS
Average commute31% lower than Texas18 min27 min26 min
Workers who work from home12 points higher than Texas27%14%15%
Workers who work from home27%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Shavano Park

Under 1818%
18 to 3419%
35 to 6437%
65 and over26%

Median age 49.9 years. 26% of households have children.

Race and ethnicity
White61%
Hispanic or Latino34%
Black0.8%
Asian2.8%
Other or more than one race1.8%

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

Weather in Shavano Park

Shavano Park has a hot Texas climate. July highs average 95°F and January lows about 41°F. There are about 122 days a year at 90°F or above, and about 32 inches of rain a year.

Average monthly high and low temperatures in Shavano Park40°60°80°100°63J68F74M80A87M92J95J96A90S82O72N65DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from San Antonio Intl Ap, 5 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is very high, hurricane risk is moderate, tornado risk is very high and hail risk is very high. Before you buy, look up the FEMA flood zone for the exact address and get a flood insurance quote, since standard home policies do not cover floods.

  • River floodingVery high
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesHigh
  • WildfiresModerate
  • Winter stormsLow
  • Strong windVery low

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near Shavano Park

Nearby, Hollywood Park gets an A+, Castle Hills gets a B+ and Balcones Heights gets an F. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. A+Hollywood ParkTown, 3,143 people4 mi
  2. B+Castle HillsTown, 3,943 people5 mi
  3. FBalcones HeightsTown, 2,715 people6 mi
  4. D-Leon ValleySmall city, 11,446 people7 mi
  5. A+Cross MountainTown, 3,752 people8 mi
  6. AOlmos ParkTown, 2,115 people8 mi

Shavano Park in the San Antonio area

How it ranks among 54 places in the metro.

  1. 1A+Cross Mountain3,752 people16 mito downtown
  2. 2A+Shavano Park3,670 people9 mito downtown
  3. 3A+Hollywood Park3,143 people10 mito downtown
  4. 4A+Alamo Heights7,492 people4 mito downtown
  5. 5AFair Oaks Ranch10,728 people21 mito downtown

See all of the best suburbs of san antonio

Living in Shavano Park: common questions

Is Shavano Park, TX a good place to live?

Shavano Park earns a grade of A+ on our index, 6th of 745 Texas towns of 1,000 to 10,000 people. It does best on education levels and jobs and income, with no clearly weak area. It is a strong pick for families, young professionals, retirees and remote workers.

How much does it cost to live in Shavano Park?

The median home is worth $906,900, 220% higher than the Texas median. A median home costs 5.5x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $5,798, including property tax.

Is Shavano Park safe?

In 2025, Shavano Park Police Department reported 77 violent crimes per 100,000 people, 80% lower than the Texas rate. Property crime was 1,032 per 100,000, 51% lower than the Texas rate.

Are the schools good in Shavano Park?

We found 1 rated public school campuses inside Shavano Park. 100% are rated A or B by the Texas Education Agency. Its schools score is 94 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does Shavano Park flood?

FEMA rates river flooding risk in Shavano Park as very high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, tornadoes, heat waves and hail. Always check the flood map for a specific address before you buy.

What is the weather like in Shavano Park?

Summers in Shavano Park peak at about 95°F in July, and January nights fall to about 41°F. Expect around 122 days a year at 90°F or hotter, and 32 inches of rain.

How long is the commute in Shavano Park?

The average one-way commute is 18 min, 31% lower than the Texas average. About 27% of workers work from home. It is about 9 miles from downtown San Antonio.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.