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Bulverde, Texas
Inside Bulverde's city limits, shrink-swell clay limits houses without basements on 13% of mapped land, the 5th-highest of 5 cities in Comal County. A shallow water table limits basements on 0%.
That clay share is below Comal County's 19%. FEMA's flood data list 8 flood losses since 2016 in the 2 ZIP codes overlapping the city. Of its 2,546 homes, 13% were built before 1980; the median dates from 1996.
Data as of October 13, 2026 · sources · in Comal County
expansive clay: shrink-swell limits slab homes
high water table: limits basements
flood losses since 2016 in 2 overlapping ZIPs
of homes built before 1980
Foundation repair in Bulverde
Foundation repair in Bulverde: shrink-swell clay limits slab homes on 13% of Bulverde's mapped land.
About 2,400 of Bulverde's 2,546 homes are detached houses.
| Who designs the repair | The ASCE Texas Section's repair guidelines say a Texas-licensed engineer should evaluate the foundation and design the repair (2022 guidelines) |
| Prices | Cost guide ranges compared |
Soil under Bulverde city limits
| Expansive clay (limits slab homes) | 13.5% |
| High water table (limits basements) | 0.0% |
| Septic fields very limited | 84.7% |
| Clay swell (LEP, by area) | 3.9% |
| High-swell land (LEP 6%+) | 13.5% |
| Mapped soil | 12,759 acres |
What the numbers mean here
USDA rates 85% of the land very limited for septic absorption fields.
With shrink-swell clay on 13% and a shallow water table on 0% of the land, the soil survey points to neither problem across most of Bulverde; conditions still vary lot by lot.
Drought in Comal County
82.6% of Comal County is in drought (D1 or worse) on the October 13, 2026 map. County detail.
Flood losses by ZIP code
FEMA flood records since 2016 in the ZIP codes that overlap Bulverde. ZIP areas reach past city limits.
| ZIP | Share of city land | Flood losses | Paid |
|---|---|---|---|
| 78163 | 84% | 1 | $45,349 |
| 78070 | 16% | 7 | $50,704 |
Homes in Bulverde
| Housing units | 2,546 |
| Median year built | 1996 |
| Built before 1980 | 13% |
| Built 2000 or later | 34% |
| Owner-occupied | 92% |
| Median value, owner-occupied | $420,200 |
| Single-family detached | 94% |
Nearby cities
| Place | Distance | Expansive clay | High water table |
|---|---|---|---|
| Spring Branch | 7 mi | 18% | 0% |
| Fair Oaks Ranch | 12 mi | 46% | under 1% |
| Hollywood Park | 12 mi | 52% | 0% |
| Garden Ridge | 13 mi | 21% | under 1% |
| Hill Country Village | 14 mi | 71% | 0% |
| Shavano Park | 15 mi | 54% | under 1% |
| Selma | 15 mi | 60% | 0% |
| Live Oak | 17 mi | 46% | 0% |
Sources: USDA SSURGO (August 5, 2026) · US Drought Monitor (October 13, 2026) · FEMA NFIP v3 (September 9, 2026) · Census ACS 2020-2024. Methods · Data status