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Medina River ranch country in the southwestern Hill Country, northwest of San Antonio.
Bandera County lies northwest of San Antonio, about 115 road miles from downtown Austin. The Medina River runs through the county seat, and the steep canyons around Vanderpool and Tarpley in the west give way to rolling ranch land toward Pipe Creek in the east.
The county has a long ranching history, and land is used for cattle, hunting, and recreation. Wooded canyons include habitat used by the endangered golden-cheeked warbler, so clearing plans on wooded tracts deserve early review.
Nearly the entire county is inside a combined river authority and groundwater district, which sets well registration and spacing rules.
Bandera County River Authority and Groundwater District
Covers nearly the entire county
Surface water in Texas belongs to the state, so river or creek frontage does not by itself carry a right to divert water. Confirm any existing surface-water permits and well records as part of due diligence.
Texas open-space (1-d-1) valuation taxes qualifying land on its agricultural productivity instead of market value. In this county it is administered by the Bandera County appraisal district.
A buyer must apply in their own name, generally by April 30, to keep the valuation. Wildlife-management use requires land already under agricultural valuation and at least three of seven qualifying practices. Changing the land to a non-agricultural use triggers a rollback tax for the previous three years, according to the Texas Comptroller.
Bandera County does not have a county-wide habitat conservation plan. Federal endangered-species rules still apply to habitat on private land.
Bandera County is outside the TCEQ Edwards Aquifer Protection Program.
Hill Country ranches, working farms, and Texas acreage from Unlock MLS
Listings provided by Unlock MLS via IDX Broker. Paragon Realty Group, brokered by eXp Realty, LLC.
Yes. Nearly all of the county is inside the Bandera County River Authority and Groundwater District, which sets rules for well registration, spacing, and production. Before closing, confirm that existing wells are registered and ask the district about any permit conditions that would affect your plans for livestock, irrigation, or new homes.
Texas open-space (1-d-1) valuation taxes qualifying land on its agricultural productivity rather than market value. The Bandera County appraisal district administers it. A new owner must apply in their own name, generally by April 30, to keep it. Wildlife-management use requires land already under agricultural valuation and at least three of seven qualifying practices. If the land changes to a non-agricultural use, the Texas Comptroller describes a rollback tax for the previous three years.
Bandera County does not have a county-wide habitat conservation plan, but federal endangered-species rules still apply to habitat on private land. The county is outside the TCEQ Edwards Aquifer Protection Program. For wooded tracts, ask an environmental consultant whether protected habitat is present before planning clearing or construction.
Bandera, the county seat, is about 117 road miles from downtown Austin. Drive times vary by route and traffic, and individual ranches can be well off the highway on county roads. Confirm road access and travel time to the specific property as part of your visit.
Information compiled from public agency sources and last reviewed 2026-10-16. District boundaries and rules change; confirm details with the agencies linked above. Paragon Realty Group, brokered by eXp Realty, LLC, does not provide legal, tax, survey, or environmental advice.