Small city in Bexar County, part of the San Antonio metro

Living in Timberwood Park, TX

A-

31st of 192Texas cities of 10,000 to 50,000 people
Overall score 85 of 100
14th of 54 in the San Antonio area

We give Timberwood Park an A-. It ranks 31st of 192 Texas cities of 10,000 to 50,000 people. It does best on internet access and schools, and trails on getting around and errands and things to do. It is a strong pick for families and remote workers.

  • Good for families
  • Good for remote workers
  • Top-rated schools
  • Well connected
  • Errands and things to do scores low (12 of 100)
  • Getting around scores low (4 of 100)
Map of Texas showing where Timberwood Park isHoustonDallasAustinFort WorthTimberwood Park
Where Timberwood Park is in Texas.
Population
35,413
Median rent
$1,99842% higher than Texas
Median home value
$510,60080% higher than Texas
Household income
$157,100Median
Average commute
31 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Timberwood Park

Timberwood Park sits about 17 miles from downtown San Antonio, in the San Antonio-New Braunfels metro. About 35,413 people live here. It is spread out, with mostly newer homes (the median home was built in 2008).

Local spots people know include Bullis County Park and Bark Park.

The median age is 39.0, 45% of households have children, 86% of homes are owned by the people living in them and the typical household earns $157,100 a year (100% higher than the Texas median).

Pros of living in Timberwood Park

  • Strong public schools. 100% of the 6 rated campuses here earn an A or B from the Texas Education Agency.
  • High incomes. The median household earns $157,100, 100% higher than the Texas median.

Cons of living in Timberwood Park

  • Higher rent. Median rent is $1,998, 42% higher than the Texas median.
  • Long commutes. The average trip to work takes 31 minutes, against 27 across Texas.
  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and heat waves as very high here.
  • Long, hot summers. Expect about 122 days a year at 90°F or hotter.

Who Timberwood Park suits

  • FamiliesA strong fit: 100% of rated schools earn an A or B. Compared with similar Texas places, it beats 87% for families.
  • Young professionalsA reasonable fit: household income is 100% higher than the Texas median, with 27 restaurants and 3 cafes in town. Compared with similar Texas places, it beats 44% for young professionals.
  • RetireesA strong fit: 10% of working-age adults are uninsured. Compared with similar Texas places, it beats 75% for retirees.
  • Remote workersA strong fit: 97% of homes have broadband and the median rent of $1,998 is 42% higher than the Texas median. Compared with similar Texas places, it beats 82% for remote workers.
  • People on a budgetA reasonable fit: the median rent of $1,998 is 42% higher than the Texas median. Compared with similar Texas places, it beats 51% for people on a budget.

Timberwood Park report card

Ten grades, one for each part of daily life we measure. Most compare Timberwood Park with other US cities of 10,000 to 50,000 people. Schools, safety and errands compare it with other Texas cities of 10,000 to 50,000 people.

  • Cost of living: grade B-

    Median rent $1,998, homes cost 3.3x income.

    57 of 100 vs US cities

  • Jobs and income: grade B+

    Median household income $157,100, 4.7% unemployed.

    79 of 100 vs US cities

  • Schools: grade A

    6 rated campuses, 100% rated A or B.

    91 of 100 vs TX cities

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX cities

  • Errands and things to do: grade D-

    0 grocery stores, 27 restaurants, 11 parks mapped in town.

    12 of 100 vs TX cities

  • Getting around: grade F

    Average commute 31 min, 26% work from home.

    4 of 100 vs US cities

  • Education levels: grade A

    60% have a bachelor’s degree.

    89 of 100 vs US cities

  • Health: grade B

    10% of adults uninsured.

    70 of 100 vs US cities

  • Home ownership: grade B+

    86% of homes owner-occupied.

    76 of 100 vs US cities

  • Internet access: grade A

    97% of homes have broadband.

    93 of 100 vs US cities

Where Timberwood Park stands out compared with Texas

Better than Texas

  • Median household income: $157,100100% higher than Texas ($78,476)
  • Adults with a bachelor's degree or higher: 60%26 points higher than Texas (34%)
  • Homes owned by the people living in them: 86%23 points higher than Texas (63%)

Worse than Texas

  • Median rent: $1,99842% higher than Texas ($1,403)
  • Average commute: 31 min17% higher than Texas (27 min)
  • Workers who walk, bike or take transit: 0.6%2 points lower than Texas (2.6%)

Cost of living in Timberwood Park

Timberwood Park renters pay a median of $1,998 a month, 42% higher than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $80,000 a year for a median unit. Right now 44% of renters here pay more than 30% of their income on rent.

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 $510,600, 80% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $2,795 before tax, or $3,476 with property tax. That is $1,478 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Timberwood Park pays $8,173 a year, 93% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

See the full cost of living breakdown for Timberwood Park

Typical rent by apartment size

Fair market rent by bedroom count in Timberwood 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 rent42% higher than Texas$1,998$1,403$1,413
Median home value80% higher than Texas$510,600$283,800$332,700
Home value to income10% lower than Texas3.3x3.6x4.1x
Renters paying 30%+ of income on rent8 points lower than Texas44%52%51%
Median property tax per year93% higher than Texas$8,173$4,232$3,119
Homes owned by the people living in them23 points higher than Texas86%63%65%
Median year homes were builtAbout the same as Texas200819921980

Monthly cost to buy a median home

$3,476
Mortgage payment
$2,795
Property tax
$681
Median rent, for comparison
$1,998

Based on a $510,600 home in Timberwood 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.

Schools in Timberwood Park

Timberwood Park has 6 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 Comal ISD and North East ISD.

Top-rated campuses include Pieper Ranch Middle, Timberwood Park Elementary and Kinder Ranch Elementary. The average rating score across all campuses is 92 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
91
of 100 vs Texas cities
Average rating
92
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

  • APieper Ranch MiddleMiddle, Comal ISD93 of 100
  • ATimberwood Park ElementaryElementary, Comal ISD93 of 100
  • AKinder Ranch ElementaryElementary, Comal ISD92 of 100
  • ATuscany HeightsElementary, North East ISD91 of 100
  • AMh Specht ElementaryElementary, Comal ISD90 of 100

Best neighborhoods in Timberwood Park

We grade 11 areas inside Timberwood Park. The top three are The Bluffs (A+), The Ridge (A) and Lakeside (A). If price matters most, Summerglen has the lowest median rent among areas graded C or better, at $1,460 a month. The Ridge is the priciest, at $2,280. Use the map to color the city by any grade, or the sliders to rank areas by what you care about.

Loading map

    Rank Timberwood Park neighborhoods your way

    What matters to you?

    Move a slider and the list re-ranks right away.

    Most
    A lot
    Most
    A lot
    A lot
    A lot
    Some
    A lot
    Some
    A little

    The grade is our overall grade. Fit shows how well each one matches your sliders, from 0 to 100, against the others in this list.

    11 Timberwood Park neighborhoods, ranked by your priorities
    1. 1A+The Bluffs1,693 people, median rent $2,150, home $467,000100fit
    2. 2AThe Ridge4,214 people, median rent $2,280, home $440,00090fit
    3. 3AThe Falls at Clementson Ranch3,796 people, home $595,00080fit
    4. 4ALakeside1,770 people, median rent $2,120, home $347,00070fit
    5. 5ACentral Timberwood Park3,305 people, home $458,00060fit
    6. 6A-The Estates2,456 people, median rent $1,960, home $715,00050fit
    7. 7A-Coronado3,071 people, median rent $1,690, home $417,00040fit
    8. 8B+The Estates at Stonegate1,944 people, median rent $2,280, home $369,00030fit
    9. 9B+The Links2,722 people, median rent $1,910, home $558,00020fit
    10. 10BSummerglen3,987 people, median rent $1,460, home $548,00010fit
    11. 11BSunday Creek5,190 people, home $572,0000fit
    All 11 Timberwood Park neighborhoods, A to Z

    Daily life in Timberwood Park

    Everyday places mapped inside Timberwood Park, from Overture Maps. Well-known spots include Bullis County Park, Bark Park.

    The average one-way commute is 31 minutes, 17% longer than the Texas average. 26% 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 17 miles away in a straight line. Many people who live in Timberwood Park work elsewhere in the metro, so test the drive at rush hour before you commit.

    The median household income is $157,100, income per person is $58,100, unemployment is 4.7% and 60% of adults hold a bachelor's degree.

    Grocery stores
    0
    Pharmacies
    2
    Restaurants
    27
    Cafes
    3
    Bars
    1
    Parks
    11
    Gyms
    2
    Hospitals and urgent care
    1
    Childcare
    5
    Libraries
    0

    Jobs, income and education

    MeasureHereTexasUS
    Median household income100% higher than Texas$157,100$78,476$80,734
    Income per person43% higher than Texas$58,100$40,752$44,673
    Unemployment rateAbout the same as Texas4.7%5.3%5.2%
    People below the poverty line8 points lower than Texas6.0%14%12%
    Adults with a bachelor's degree or higher26 points higher than Texas60%34%36%
    Adults with a high school diploma or higher11 points higher than Texas97%86%90%
    Adults 18 to 64 without health insurance9 points lower than Texas10%20%11%
    Homes with broadband internet6 points higher than Texas97%91%91%

    Getting to work

    MeasureHereTexasUS
    Average commute17% higher than Texas31 min27 min26 min
    Workers who work from home11 points higher than Texas26%14%15%
    Workers who work from home26%
    Workers who take transit0.1%
    Workers who walk0.4%
    Workers who bike0.1%

    Who lives in Timberwood Park

    Under 1829%
    18 to 3414%
    35 to 6443%
    65 and over14%

    Median age 39.0 years. 45% of households have children.

    Race and ethnicity
    White49%
    Hispanic or Latino33%
    Black6.0%
    Asian7.0%
    Other or more than one race4.8%

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

    Weather in Timberwood Park

    Timberwood 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 Timberwood 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, 11 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 wavesVery high
    • WildfiresHigh
    • Winter stormsLow
    • Strong windLow

    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 Timberwood Park

    Nearby, Bulverde gets an A-, Hollywood Park gets an A+ and Shavano Park gets an A+. 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-BulverdeTown, 6,486 people5 mi
    2. A+Hollywood ParkTown, 3,143 people7 mi
    3. A+Shavano ParkTown, 3,670 people9 mi
    4. AFair Oaks RanchSmall city, 10,728 people10 mi
    5. A+Cross MountainTown, 3,752 people10 mi
    6. A-Scenic OaksSmall city, 10,569 people11 mi

    Timberwood 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. 11A-Garden Ridge4,332 people18 mito downtown
    5. 12A-Live Oak15,984 people13 mito downtown
    6. 13A-Bulverde6,486 people22 mito downtown
    7. 14A-Timberwood Park35,413 people17 mito downtown
    8. 15A-Terrell Hills5,070 people5 mito downtown
    9. 16A-Scenic Oaks10,569 people19 mito downtown
    10. 17A-Boerne20,518 people25 mito downtown

    See all of the best suburbs of san antonio

    Living in Timberwood Park: common questions

    Is Timberwood Park, TX a good place to live?

    We give Timberwood Park an A-. It ranks 31st of 192 Texas cities of 10,000 to 50,000 people. It does best on internet access and schools, and trails on getting around and errands and things to do. It is a strong pick for families and remote workers.

    How much does it cost to live in Timberwood Park?

    Renters in Timberwood Park pay a median of $1,998 a month, 42% higher than the Texas median. The median home is worth $510,600, 80% higher than the Texas median. A median home costs 3.3x 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 $3,476, including property tax.

    Are the schools good in Timberwood Park?

    We found 6 rated public school campuses inside Timberwood Park. 100% are rated A or B by the Texas Education Agency. Its schools score is 91 of 100 compared with other Texas cities of 10,000 to 50,000 people.

    What are the best neighborhoods in Timberwood Park?

    Based on our scores, the top-rated areas in Timberwood Park are The Bluffs, The Ridge and Lakeside. We score 11 areas in the city.

    Does Timberwood Park flood?

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

    What is the weather like in Timberwood Park?

    Summers in Timberwood 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 Timberwood Park?

    The average one-way commute is 31 min, 17% higher than the Texas average. About 26% of workers work from home. It is about 17 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.