Neighborhood in Timberwood Park, Bexar County

Living in The Bluffs, Timberwood Park

A+

1st of 11areas in Timberwood Park
Overall score 97 of 100 vs Texas neighborhoods
Timberwood Park overall: A-

The Bluffs is a neighborhood in Timberwood Park, TX, home to about 1,700 people. It gets an A+, in the top 5% of Texas neighborhoods, and ranks 1st of 11 areas we score in Timberwood Park. It does best on jobs and income and worst on getting around.

  • Top-rated schools
  • Lots of parks
  • River flooding risk is very high
  • Tornado risk is very high

Closest everyday places

Grocery store2.0 mi
Pharmacy0.4 mi
Park0.3 mi
Cafe0.4 mi
Restaurant0.3 mi
Gym0.4 mi
Hospital or urgent care1.6 mi
Childcare1.5 mi
Library3.9 mi

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

Population
1,690
Median rent
$2,150
Median home value
$467,000
Household income
$160,500
Average commute
23 min
Homes owned
93%
Loading map

What it's like to live in The Bluffs

The Bluffs is a neighborhood in Timberwood Park with about 1,700 residents, mostly newer homes (median year built 2007), mostly owner-occupied (93%) and 39% of households with children.

It grades A+ against every neighborhood in Texas and ranks 1st of 11 areas in Timberwood Park, which grades A- overall.

Pros of living in The Bluffs

  • Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.
  • Parks within walking distance. The closest park is about 0.3 miles away.

Cons of living in The Bluffs

  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and heat waves as very high in this part of town.

The Bluffs report card

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

  • Cost of living: grade B

    Median rent $2,150, homes cost 2.9x income.

    66 of 100 vs TX areas

  • Jobs and income: grade A+

    Median household income $160,500, 0% unemployed.

    99 of 100 vs TX areas

  • Schools: grade A

    Nearby schools average 91 of 100 on the state rating.

    92 of 100 vs TX areas

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX areas

  • Errands and things to do: grade C

    Most everyday stores and services within a mile of homes.

    43 of 100 vs TX areas

  • Getting around: grade D+

    Average commute 23 min, 35% work from home.

    31 of 100 vs TX areas

  • Education levels: grade A+

    65% have a bachelor’s degree.

    95 of 100 vs TX areas

  • Health: grade B+

    10% of adults uninsured.

    75 of 100 vs TX areas

  • Home ownership: grade A

    93% of homes owner-occupied.

    94 of 100 vs TX areas

  • Internet access: grade C

    92% of homes have broadband.

    44 of 100 vs TX areas

The Bluffs compared with Timberwood Park

Better than Timberwood Park

  • Renters paying 30%+ of income on rent: 0%44 points lower than Timberwood Park (44%)
  • Average commute: 23 min25% lower than Timberwood Park (31 min)
  • Homes owned by the people living in them: 93%7 points higher than Timberwood Park (86%)

Worse than Timberwood Park

  • Homes with broadband internet: 92%6 points lower than Timberwood Park (97%)
  • Median rent: $2,1508% higher than Timberwood Park ($1,998)

Closest public schools

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

  • AMh Specht ElementaryElementary, Comal ISD1.2 mi
  • APieper Ranch MiddleMiddle, Comal ISD2.2 mi
  • APieper High SchoolHigh, Comal ISD2.5 mi

Cost of living in The Bluffs

Median rent in The Bluffs is $2,150 a month, 8% higher than the Timberwood Park median. A household would need about $86,000 a year to keep that rent at 30% of income.

The median home is worth $467,000, 9% lower than the Timberwood Park median, which means a monthly payment of about $3,274 with property tax at today's mortgage rates.

MeasureHereTimberwood ParkTexas
Median rent8% higher than Timberwood Park$2,150$1,998$1,403
Median home value9% lower than Timberwood Park$467,000$510,600$283,800
Home value to income10% lower than Timberwood Park2.9x3.3x3.6x
Renters paying 30%+ of income on rent44 points lower than Timberwood Park0%44%52%
Homes owned by the people living in them7 points higher than Timberwood Park93%86%63%
Vacant homes6 points lower than Timberwood Park0%5.8%9.4%
Median year homes were builtAbout the same as Timberwood Park200720081992

Monthly cost to buy a median home

$3,274
Mortgage payment
$2,556
Property tax
$718
Median rent, for comparison
$2,150

Based on a $467,000 home in The Bluffs, 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

MeasureHereTimberwood ParkTexas
Median household incomeAbout the same as Timberwood Park$160,500$157,100$78,476
Unemployment rate5 points lower than Timberwood Park0%4.7%5.3%
People below the poverty line6 points lower than Timberwood Park0%6.0%14%
Adults with a bachelor's degree or higher5 points higher than Timberwood Park65%60%34%
Average commute25% lower than Timberwood Park23 min31 min27 min
Workers who work from home10 points higher than Timberwood Park35%26%14%
Workers who walk, bike or take transitAbout the same as Timberwood Park0%0.6%2.6%
Homes with broadband internet6 points lower than Timberwood Park92%97%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
  • WildfiresHigh
  • Winter stormsLow
  • Strong windLow

Who lives in The Bluffs

Under 1828%
18 to 346.1%
35 to 6441%
65 and over25%
Race and ethnicity
White56%
Hispanic or Latino13%
Black11%
Asian16%
Other or more than one race3.2%

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

Other neighborhoods in Timberwood Park

  1. 2AThe RidgeMedian rent $2,280
  2. 3ALakesideMedian rent $2,120
  3. 4AThe Falls at Clementson Ranch
  4. 5ACentral Timberwood Park
  5. 6A-The EstatesMedian rent $1,960
  6. 7A-CoronadoMedian rent $1,690
  7. 8B+The Estates at StonegateMedian rent $2,280
  8. 9B+The LinksMedian rent $1,910

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. ANorth NorthlakeNorthlake
  2. ASomersetMansfield
  3. A+Sterling PondThe Woodlands

Questions about The Bluffs

Is The Bluffs a good place to live?

The Bluffs is a neighborhood in Timberwood Park, TX, home to about 1,700 people. It gets an A+, in the top 5% of Texas neighborhoods, and ranks 1st of 11 areas we score in Timberwood Park. It does best on jobs and income and worst on getting around.

How much does it cost to live in The Bluffs?

Median rent in The Bluffs is $2,150 a month, 8% higher than the Timberwood Park median. The median home is worth $467,000, 9% lower than the Timberwood Park median. A median home costs 2.9x the median household income, compared with 3.3x across Timberwood Park.

What schools serve The Bluffs?

The closest rated public schools are Mh Specht Elementary (elementary, rated A), Pieper Ranch Middle (middle, rated A) and Pieper High School (high, rated A). 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 The Bluffs 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.