Los Gatos, California sits at the base of the Santa Cruz Mountains, 13 miles from downtown San Jose — the 13th largest city in the United States [3]. Boerne, Texas sits 30 miles northwest of downtown San Antonio — the 7th largest city in the United States [10]. Both are established bedroom communities where people live for the small-town character and commute for the urban amenities.
The comparison ends there. The housing markets in these two towns operate in different financial realities. This analysis puts current data side by side — sale prices, home sizes, lot sizes, mortgage costs, and cost of living — so you can evaluate the actual numbers behind the relocation decision.
Every figure below is sourced from published market data, government records, or recognized cost-of-living indices. Where exact aggregate statistics are not available at the city level, ranges and estimates are drawn from typical housing stock and are noted as such.
Community Overview
Both towns share a similar structural appeal: they offer a quieter, more spacious residential environment outside a major urban core, without sacrificing access to employment, healthcare, or cultural amenities. But the scale, cost, and character differ significantly.
| Category | Los Gatos, CA | Boerne, TX |
|---|---|---|
| Population | ~33,230 [3] | ~21,800 [10] |
| Nearest Major Metro | San Jose (13th largest US city, pop. ~1.01M) [3] | San Antonio (7th largest US city, pop. ~1.5M) [10] |
| Distance to Metro Center | ~13 miles to downtown San Jose [6] | ~30 miles to downtown San Antonio [14] |
| Commute (off-peak) | 15–25 min to San Jose; 55–90 min to San Francisco [6] | 30–45 min to downtown San Antonio [14] |
| Commute (peak hours) | 30–45+ min to San Jose; 90+ min to San Francisco [6] | 45–60+ min to downtown San Antonio [14] |
| Character | Established Silicon Valley town with walkable downtown, strong schools, mountain proximity | Hill Country town with German heritage, walkable Main Street, top-rated Boerne ISD schools [25] |
| State Income Tax | 1%–13.3% (CA state income tax) [19] | 0% (Texas has no state income tax) |
The commute dynamic is more similar than the raw mileage suggests. Los Gatos benefits from proximity but suffers from Bay Area congestion — the Highway 17 corridor from Los Gatos to the Highway 85 interchange is a notorious bottleneck where congestion builds during morning and evening rush hours [6]. Boerne's 30-mile I-10 corridor to San Antonio is a more predictable drive, though congestion near the I-10 and Loop 1604 interchange adds time during peak periods [14]. Both towns are also served by regional airports: San Jose International (SJC) for Los Gatos, and San Antonio International (SAT) for Boerne.
Home Prices Compared
The price gap between these two markets is not a minor gap — it is a structural difference in what the same profession, income level, or retirement nest egg can purchase. The data below reflects single-family detached home sales.
| Metric | Los Gatos, CA | Boerne, TX | Difference |
|---|---|---|---|
| Median Sale Price | ~$2,200,000 [1] | ~$630,000–$660,000 [9] | Los Gatos is ~3.5× higher |
| Average Sale Price | ~$2,960,000 [2] | ~$630,000–$660,000 [9] | Los Gatos is ~4.5× higher |
| Median Price per Sq Ft | ~$1,000–$1,100 [2] | ~$209–$236 [12] | Los Gatos is ~5× higher |
Los Gatos median sale price reflects Redfin data from late 2025/early 2026 [1]. Boerne median reflects early 2026 data from multiple professional market reports, which place the range between $630,000 and $660,000 [9]. The average sale price in Los Gatos is significantly higher than the median because luxury hillside and estate properties skew the distribution upward [2]. Boerne's average and median are more tightly clustered.
Home Size and Lot Comparison
In Los Gatos, standard residential lots typically range from 8,000 to 15,000 square feet (0.18–0.34 acres), with hillside properties often larger [5]. In Boerne, residential lots commonly start around 0.25 acres (10,890 sq ft) in master-planned communities and extend to one acre or more in typical neighborhoods — with luxury communities and unincorporated areas offering multi-acre parcels [13].
The price-per-square-foot differential tells the core story: you pay roughly five times more per square foot of living space in Los Gatos than in Boerne [2][12]. That gap translates directly into what your money buys.
| Metric | Los Gatos, CA | Boerne, TX |
|---|---|---|
| Typical Home Size Range | 1,200–2,500 sq ft [5] | 1,800–4,000+ sq ft [13] |
| Estimated Median Sq Ft | ~1,800–2,100 [2] | ~2,500–2,800 [12] |
| Typical Residential Lot Size | 8,000–15,000 sq ft (0.18–0.34 ac) [5] | 10,000–43,560 sq ft (0.25–1.0 ac) [13] |
| Lot Size Character | Compact suburban parcels; neighbors close [5] | Spacious lots with Hill Country setbacks [13] |
Note on data: City-wide aggregate median square footage and lot size statistics are not published in standard real estate market reports for either city. The estimates above are derived from typical housing stock descriptions, individual listing patterns, and price-per-square-foot calculations using published median prices [2][12]. Actual figures will vary by neighborhood and property type.
What Your Money Buys
This is where the comparison becomes concrete. Using the median sale price in each market, here is what a buyer can realistically expect.
| At the Median Price Point | Los Gatos ($2.2M) [1] | Boerne ($630K) [9] |
|---|---|---|
| Typical Home | ~2,000 sq ft, 3–4 bed, 2 bath, older construction on a compact lot [2][5] | ~2,800 sq ft, 4–5 bed, 2–3 bath, newer construction on 0.3–0.5+ acres [12][13] |
| Lot | ~0.2 acres; limited yard, close neighbors [5] | ~0.3–0.5 acres; usable yard, Hill Country views [13] |
| Construction Age | Often 30–60+ years old; remodels common [2] | Often built within the last 10–20 years [9] |
| Buying Power Ratio | 1× (baseline) | 3.5× the home, land, and space |
The $2.2 million Los Gatos median buys a modest, often older home on a small lot with close neighbors [1][5]. The $630,000 Boerne median buys a newer, larger home with more bedrooms, more land, and Hill Country character [9][13]. This is not an edge case or cherry-picked example — it is the median experience in each market.
For a deeper look at which Hill Country community fits your priorities, see our Boerne, Fair Oaks Ranch, and San Antonio city comparison guide.
What Your Money Buys: Side by Side at Three Price Tiers
The median comparison above tells the market story. But most relocators are not buying at the median — they are working from a specific budget. Here is what a representative single-family home looks like at three common price points in Los Gatos versus Boerne, based on typical housing stock, price-per-square-foot data, and listing patterns in each market.
$500,000 Price Point
| Feature | Los Gatos, CA | Boerne, TX |
|---|---|---|
| What You Get | Condo or small townhome — no single-family detached home available at this price | Single-family detached home |
| Square Footage | ~450–500 sq ft (condo) | ~2,100–2,400 sq ft |
| Bed / Bath | 1 bed / 1 bath | 3–4 bed / 2–2.5 bath |
| Lot Size | N/A (shared HOA property) | 0.25–0.5 acres |
| Typical Condition | Older condo, possibly updated kitchen | Built 2010–2020, modern finishes |
$750,000 Price Point
| Feature | Los Gatos, CA | Boerne, TX |
|---|---|---|
| What You Get | Small townhome or large condo; not a detached home | Spacious 4–5 bed family home |
| Square Footage | ~680–750 sq ft (townhome) | ~3,200–3,600 sq ft |
| Bed / Bath | 2 bed / 2 bath | 4–5 bed / 2.5–3.5 bath |
| Lot Size | N/A (shared HOA property) | 0.5–1.0 acres |
| Typical Condition | Updated townhome, shared walls | Built 2015–2024, open floor plan, granite/quartz, 3-car garage |
$1,000,000 Price Point
| Feature | Los Gatos, CA | Boerne, TX |
|---|---|---|
| What You Get | Small, older detached home — entry-level for the market | Large estate-style home on acreage |
| Square Footage | ~900–1,000 sq ft | ~4,200–4,800 sq ft |
| Bed / Bath | 2–3 bed / 1–2 bath | 5–6 bed / 3.5–4.5 bath |
| Lot Size | ~0.15–0.2 acres, close neighbors | 1.0–2.5+ acres |
| Typical Condition | Older construction, may need updating; small lot | Custom or semi-custom, Hill Country finishes, pool-ready, views |
The pattern is consistent across all three price points. In Los Gatos, $500,000 does not buy a detached house at all — at ~$1,000–$1,100 per square foot [2], that budget covers roughly 450–500 sq ft. In Boerne, the same budget purchases a 2,400 sq ft single-family home on a quarter-acre lot [12][13]. At $1 million, Los Gatos offers a small, older home that is at the very bottom of the market, while Boerne delivers a large, modern estate on multiple acres. These are not outlier examples — they reflect the consistent price-per-square-foot differential between the two markets.
Income and Affordability
Median household income provides important context for understanding purchasing power and affordability pressure in each market.
| Metric | Los Gatos, CA | Boerne, TX |
|---|---|---|
| Median Household Income | ~$222,682 [4] | ~$86,838 [11] |
| Median Home Price | ~$2,200,000 [1] | ~$630,000 [9] |
| Price-to-Income Ratio | ~9.9× | ~7.3× |
Los Gatos median household income (sourced from City-Data, 2024 ACS estimates [4]) is substantially higher than Boerne's (American Community Survey via Neilsberg, 2023 [11]). But the price-to-income ratio is more favorable in Boerne — meaning local incomes stretch further relative to home prices. Both markets are considered expensive by national standards, but the burden in Los Gatos is heavier even at a higher income level.
For California relocators selling a home in the Bay Area and bringing equity to Texas, the income comparison matters less than the equity math. A California buyer who sells a $1.8M home with $800K in equity can buy a $630K Boerne home outright with no mortgage — a scenario that does not exist at any meaningful scale in Los Gatos.
California State Income Tax: What You Save in Texas
Texas imposes no state income tax [19]. California imposes the highest state income tax in the nation, with progressive marginal rates from 1% to 12.3% plus a 1% Mental Health Services surtax on taxable income above $1 million — a top marginal rate of 13.3% [19][23]. For most relocating households, this is the single largest recurring financial benefit of moving to Texas.
The table below shows the estimated annual California state income tax for a married-filing-jointly household at three income levels, using the 2026 California tax rate schedule and standard deduction of approximately $11,276 [26]. Every dollar listed is money that stays in your pocket after relocating to Texas.
Annual California State Income Tax Saved by Moving to Texas
Household Income
$150,000
CA Tax (MFJ)
~$6,500/yr
Annual Savings
~$6,500
Household Income
$250,000
CA Tax (MFJ)
~$15,800/yr
Annual Savings
~$15,800
Household Income
$500,000
CA Tax (MFJ)
~$39,100/yr
Annual Savings
~$39,100
| Income Level | CA Taxable Income | CA State Tax | TX State Tax | Annual Savings | 10-Year Savings |
|---|---|---|---|---|---|
| $150,000 | ~$138,700 | ~$6,500 | $0 | ~$6,500 | ~$65,000 |
| $250,000 | ~$238,700 | ~$15,800 | $0 | ~$15,800 | ~$158,000 |
| $500,000 | ~$488,700 | ~$39,100 | $0 | ~$39,100 | ~$391,000 |
Calculations use the 2026 California married-filing-jointly tax rate schedule: 1% on the first $20,198 of taxable income, scaling through brackets to 9.3% on income above $131,214 (the marginal rate affecting all three scenarios). California's standard deduction of ~$11,276 is applied before calculating tax liability [26]. At the $500K level, the 10.3% bracket does not apply — taxable income of ~$488,700 falls below the $670,050 threshold for that bracket.
These are not hypothetical savings. This is a permanent, structural difference between the two states. A household earning $250,000 who moves from California to Texas saves approximately $15,800 per year in state income tax — $158,000 over a decade, before any investment returns on that capital. For a household earning $500,000, the ten-year savings exceed $390,000 in state income tax alone. Combined with the cost of living differences detailed below, the total annual savings significantly exceed the mortgage payment difference in many relocation scenarios.
The Mortgage Breakdown: Monthly PITI
This section calculates the true monthly cost of homeownership — Principal, Interest, Taxes, and Insurance (PITI) — for a buyer putting 20% down on the median-priced home in each market, financing the remainder on a 30-year fixed-rate mortgage at 6.0% interest.
| PITI Component | Los Gatos ($2.2M) | Boerne ($630K) |
|---|---|---|
| Median Sale Price | $2,200,000 [1] | $630,000 [9] |
| Down Payment (20%) | $440,000 | $126,000 |
| Loan Amount | $1,760,000 | $504,000 |
| Monthly P&I (6%, 30-year fixed) | $10,552 | $3,022 |
| Est. Annual Property Tax | $28,160 (1.28% effective) [7] | $9,600 (after homestead exemption) [15][16] |
| Monthly Property Tax | $2,347 | $800 |
| Est. Monthly Homeowner's Insurance | $300 [18] | $410 [18] |
| Total Monthly PITI | $13,199 | $4,232 |
| Total Annual PITI | $158,388 | $50,784 |
| Annual Savings in Boerne | — | $107,604 per year |
Assumptions and Methodology
- P&I calculation: Standard 30-year fixed amortization at 6.0% annual interest rate (monthly rate: 0.5%). The formula used is M = P × [r(1+r)n] / [(1+r)n − 1], where P = loan principal, r = 0.005, and n = 360 months.
- Los Gatos property tax: Santa Clara County combined rate of approximately 1.24%–1.34% [7]. Using 1.28% as a midpoint estimate on the full assessed value of $2.2M. California's Prop 13 caps annual assessment increases at 2%, but a newly purchased home is assessed at purchase price.
- Boerne property tax: Kendall County combined rates of 1.8%–2.4% before exemptions [15][24]. After the Texas homestead exemption ($140,000 off school district assessed value as of 2025, per Proposition 13 [16]), the effective rate on a $630,000 home (total tax paid divided by market value, reflecting the exemption benefit) is estimated at approximately $9,600/year. Your actual rate depends on the specific taxing jurisdictions (school district, county, city, special districts) that apply to your property.
- Homeowner's insurance: Los Gatos estimate of $300/month reflects Santa Clara County averages of approximately $1,010–$1,249/year for standard coverage [18]. Texas statewide average premiums of $3,844–$4,915/year translate to higher costs in Kendall County due to severe weather exposure [18]. Boerne estimate of $410/month (approximately $4,900/year) reflects Texas market conditions. Actual premiums vary significantly by property, coverage level, and insurer.
The down payment alone shows the scale of difference: $440,000 in Los Gatos versus $126,000 in Boerne. That $314,000 difference — the amount freed up by choosing Boerne — represents invested capital, home improvement budget, or financial cushion that a Los Gatos buyer does not have.
"A California buyer who sells a $1.5M Bay Area home and puts 20% down in Boerne may have a lower total monthly housing cost than their California rent — while building equity in a larger home on more land."
Cost of Living Differences
Housing is the primary driver of cost-of-living differences between these two markets, but the gap extends to groceries, transportation, utilities, and healthcare. The index values below use the national average as a baseline of 100, sourced from BestPlaces cost-of-living data as reported by HomeSnacks [8][17].
| Category (National Avg = 100) | Los Gatos, CA | Boerne, TX | Difference |
|---|---|---|---|
| Overall Cost of Living | ~236 [8] | ~115 [17] | Boerne is 51% lower |
| Housing | 750 [8] | 157 [17] | Boerne is 79% lower |
| Groceries | 114 [8] | 93 [17] | Boerne is 18% lower |
| Healthcare | 124 [8] | 107 [17] | Boerne is 14% lower |
| Utilities | 134 [8] | 85 [17] | Boerne is 37% lower |
| Transportation | 128 [8] | 94 [17] | Boerne is 27% lower |
The housing index tells the starkest story — Los Gatos housing costs are 7.5 times the national average, while Boerne's are 1.57 times [8][17]. But the gap is material in every category. Groceries, utilities, healthcare, and transportation all run lower in Boerne.
One significant factor not captured in these indices: Texas has no state income tax. A California household earning $200,000 pays approximately $16,000–$17,500 per year in California state income tax [19][23]. A household earning $300,000 pays approximately $28,000–$30,000 [23]. In Texas, that amount is zero. This is a permanent, recurring savings that compounds year over year.
Cumulative Savings Projection
The monthly PITI difference is significant, but the full financial picture of a California-to-Boerne relocation extends beyond mortgage payments. When you combine housing cost savings, California state income tax elimination, and lower day-to-day expenses, the cumulative wealth impact over time is substantial. The projection below uses the median-price scenario from the PITI table above, assumes a $250,000 household income, and applies the income tax and cost-of-living differentials documented in this analysis.
| Savings Category | Annual Amount | Basis |
|---|---|---|
| PITI Housing Savings | $107,604 | Median-price comparison (see PITI table above) |
| CA State Income Tax Eliminated | $15,800 | MFJ at $250,000 household income |
| Groceries, Utilities, Transport Savings | ~$4,200 | Estimated from cost-of-living index differentials [8][17] |
| Total Estimated Annual Savings | $127,604 |
Cumulative Savings Over Time
After 5 Years
~$638,000
Enough to buy a Boerne home in cash
After 10 Years
~$1,276,000
Seven-figure wealth differential
After 15 Years
~$1,914,000
Lifetime savings exceed $1.9M
These projections use straight-line estimates and do not account for investment returns on saved capital, home appreciation differentials, or changes in income over time. Actual results will vary. However, the directional conclusion is clear: the combination of lower housing costs, zero state income tax, and reduced daily expenses creates a compounding financial advantage that grows substantially over time. Even a conservative estimate — applying only the documented PITI and income tax savings — produces a six-figure annual surplus that can be directed toward investments, retirement savings, or debt elimination.
Commute Comparison: Boerne vs. Los Gatos
For many California relocator families, the question of "how far am I from things?" is just as important as the housing math. Both Boerne and Los Gatos are bedroom communities positioned outside a major metro, but the commute dynamics differ in important ways. And for the growing number of remote workers relocating from California, the commute question is increasingly replaced by a different one: what is the internet infrastructure like?
| Route | Distance | Off-Peak | Peak Hours |
|---|---|---|---|
| Boerne | |||
| Boerne → Downtown San Antonio | ~30 miles | 30–40 min | 45–60+ min |
| Boerne → San Antonio International Airport | ~33 miles | 35–40 min | 45–55 min |
| Boerne → USAA (North SA) | ~25 miles | 25–35 min | 40–50 min |
| Boerne → H-E-B Corporate (San Antonio) | ~28 miles | 30–38 min | 42–52 min |
| Boerne → Fort Sam Houston / Joint Base | ~32 miles | 35–42 min | 45–60 min |
| Los Gatos | |||
| Los Gatos → Downtown San Jose | ~13 miles | 15–25 min | 30–45+ min |
| Los Gatos → San Jose International Airport | ~15 miles | 20–28 min | 30–40 min |
| Los Gatos → Downtown San Francisco | ~55 miles | 55–70 min | 90–120+ min |
| Los Gatos → Palo Alto / Stanford area | ~18 miles | 20–30 min | 35–55 min |
| Remote Work | |||
| Fiber Internet Availability | Boerne: Spectrum & AT&T fiber in most neighborhoods. Los Gatos: AT&T fiber, Comcast widely available. | ||
The headline difference: Boerne to downtown San Antonio takes 30–45 minutes via I-10, a straight and largely predictable corridor [14]. Los Gatos to San Jose is shorter at 13 miles, but the Highway 17 corridor is one of the Bay Area's most congested bottlenecks, where off-peak estimates routinely become 30–45+ minutes during rush hour [6]. Boerne's commute to major San Antonio employers — USAA, H-E-B corporate headquarters, and the military installations at Fort Sam Houston — is manageable at 25–45 minutes depending on time of day [14].
For remote workers, the commute is irrelevant — but infrastructure matters. Boerne has reliable high-speed internet through Spectrum and AT&T, with fiber available in most newer developments and established neighborhoods. The city's remote work lifestyle has become a significant draw for California relocators who no longer need to be physically present in a Bay Area office. The quality-of-life upgrade — from a cramped California home office to a dedicated room in a larger Hill Country house with outdoor space — is frequently cited as one of the most tangible day-to-day improvements of the move.
Life in Boerne: What the Move Actually Feels Like
For someone leaving a dense California suburb — where your neighbor's window overlooks your kitchen and the nearest trail is a 20-minute drive through traffic — Boerne offers a fundamentally different daily experience. The Hill Country setting, the walkable downtown, and the proximity to outdoor recreation are not amenities on a brochure. They are the texture of everyday life here.
Downtown and Main Street
Boerne's Main Street is a genuine small-town commercial district — not a manufactured "town center" development. The historic buildings house local restaurants, coffee shops, boutiques, and galleries. The walkable layout, shaded by mature oak trees, hosts community events throughout the year. On any given weekend, you will find families walking between shops, farmers' market vendors, and the kind of casual neighborly interaction that is increasingly rare in California suburbs [27].
Outdoor Access
The Cibolo Nature Center sits at the edge of downtown and offers over 100 acres of trails through Hill Country terrain — limestone bluffs, wooded creek bottoms, and native prairie. The Cibolo Creek itself runs through town, providing a year-round waterway and greenbelt. The Guadalupe River is a 15-minute drive south, with kayak and canoe access, swimming holes, and riverside parks. For someone accustomed to driving 45 minutes to reach a trailhead in the Santa Cruz Mountains, the contrast is immediate — outdoor recreation is part of the daily landscape here, not a weekend destination.
Wineries, Dining, and Hill Country Attractions
The Texas Hill Country wine region — the second-most-visited wine region in the United States — begins just south of Boerne. Dozens of tasting rooms and vineyards are within a 30–45 minute drive, concentrated around Fredericksburg and the Highway 290 corridor. Fredericksburg itself offers a walkable historic district with German-heritage restaurants, shops, and seasonal festivals. Beyond wine country, Enchanted Rock State Natural Area — a 425-foot pink granite dome and one of the largest batholiths in the United States — is about 50 minutes north. Canyon Lake, a reservoir with swimming, boating, and fishing, sits 40 minutes southeast. The density of outdoor and cultural attractions within a one-hour radius is unusual for a town of Boerne's size.
Annual Events and Community
Boerne's community events calendar reflects its German heritage and Hill Country identity. The Berges Fest (a spring festival with music, food, and a town-wide celebration), the Boerne Market Days (monthly artisan and farmer markets), and seasonal events at the Herff Homestead and the Boerne Community Theatre all contribute to a social fabric that is active without being overwhelming. For families relocating from California, the community integration tends to happen faster here than in larger, more transient metro areas — partly because the town is small enough to encounter the same people repeatedly, and partly because the existing community actively welcomes new residents.
What a Typical California-to-Boerne Move Looks Like Financially
The following is a representative composite scenario illustrating the financial profile of a typical California-to-Boerne relocation. It is not a specific client testimonial. Individual outcomes will vary based on income, home equity, market conditions, and personal financial decisions.
The Scenario
A family of four with a combined household income of $250,000. They currently own a $1.5 million home in Los Gatos with approximately $600,000 in equity (40% down, $900,000 remaining mortgage). They sell the Los Gatos home, use the equity to purchase a $650,000 home in Boerne with 20% down ($130,000), and invest or retain the remaining $470,000.
| Financial Line Item | Los Gatos (Before) | Boerne (After) |
|---|---|---|
| Home Price | $1,500,000 | $650,000 |
| Down Payment | $600,000 (40%) | $130,000 (20%) |
| Loan Amount | $900,000 | $520,000 |
| Monthly P&I (6%, 30-yr) | $5,396 | $3,118 |
| Monthly Property Tax | $1,600 | $826 |
| Monthly Insurance | $300 | $410 |
| Monthly Housing Cost (PITI) | $7,296 | $4,354 |
| Annual CA State Income Tax ($250K MFJ) | ~$15,800 | $0 |
| Annual Savings (Housing + Income Tax) | — | ~$48,000/year |
After the sale, this family retains approximately $470,000 in surplus equity — money that was locked into their California home and is now available for investment, retirement savings, home improvements, or emergency reserves. Their monthly housing cost drops by roughly $2,940, and they eliminate approximately $15,800 per year in state income tax. Combined, the annual financial improvement is approximately $48,000 — on top of the $470,000 in freed-up capital.
The home they purchase in Boerne is larger (estimated ~2,800–3,200 sq ft versus ~1,800 sq ft in Los Gatos), newer (built within the last 10–20 years versus 30–60+ years), and sits on a meaningfully larger lot (0.3–0.5 acres versus 0.15–0.2 acres). The family also gains access to Boerne ISD, a six-consecutive-"A"-rated school district [25].
California-to-Texas Relocation Checklist
Moving from California to Texas involves more than a change of address. There are legal deadlines, administrative tasks, and financial filings that must be completed within specific timeframes. Missing even one — particularly the homestead exemption filing — can cost you thousands of dollars. This checklist covers the key items specific to a California-to-Texas relocation. For a comprehensive 90-day moving timeline, see our full 90-day relocation timeline and checklist.
Before You Leave California
Within 90 Days of Establishing Texas Residency
Before April 30 of the Year After Purchase
Ongoing Items
Need help coordinating both the California sale and Texas purchase simultaneously? Bill Ross maintains a direct professional network of over 1,000 California real estate agents and specializes in synchronized cross-state closings. Contact Bill for a no-pressure conversation about your specific timeline and situation.
The Data Tells a Clear Story
Los Gatos and Boerne serve similar roles in their respective regions — bedroom communities that offer small-town character with proximity to a major metro. Both have walkable downtowns, strong school systems, and active community identities. The lifestyle appeal is real in both places.
But the financial equation is not close. A buyer in Boerne gets 3.5 times the home at one-third the price. Monthly PITI is roughly $8,900 lower — nearly $108,000 per year in housing cost savings. California state income tax adds another $6,500 to $39,000+ in annual savings depending on income level. The home is typically newer, larger, and sits on a meaningfully larger lot. Groceries, utilities, healthcare, and transportation all cost less.
For someone relocating from California, Boerne offers a comparable bedroom-community lifestyle at a fraction of the cost — with larger homes, larger lots, lower overall taxes, and significantly more purchasing power. Over 10 years, the cumulative financial advantage exceeds $1.2 million for a typical household. The numbers do not require interpretation. They speak for themselves.
If you are evaluating this move and want to walk through the specific numbers for your situation — your California home's equity, your target budget, your income profile — I am available for a direct conversation. No pressure, no pitch. Just a clear look at the data applied to your circumstances.
Frequently Asked Questions
How does the commute from Boerne to San Antonio compare to Los Gatos to San Jose?
The commute from Boerne to downtown San Antonio via I-10 takes approximately 30–45 minutes off-peak and 45–60+ minutes during peak rush hours (7:00–9:00 AM and 4:30–7:00 PM) [14]. The Los Gatos to downtown San Jose commute covers only 13 miles, but the Highway 17 corridor is a notorious bottleneck — off-peak drives take 15–25 minutes, while peak-hour congestion can push the trip to 30–45+ minutes [6]. The Los Gatos commute is shorter in absolute time but more variable and unpredictable. Boerne's commute is longer in miles but tends to be more consistent, with a straight I-10 shot into San Antonio. Los Gatos residents commuting to San Francisco face 55–90+ minutes each way — a significantly heavier daily burden than anything Boerne commuters experience [6].
What are the property tax rates in each area and why do they differ?
Los Gatos has a lower effective property tax rate (1.24%–1.34%) compared to Boerne's Kendall County rates of 1.8%–2.4% [7][15][24]. The paradox is that despite the higher rate, Boerne homeowners often pay far less in absolute dollars because home prices are so much lower. On a $2.2M Los Gatos home at 1.28%, annual property tax is approximately $28,160 [7]. On a $630K Boerne home — even at the higher Kendall County rate — the Texas homestead exemption ($140,000 off school district assessed value, effective 2025 [16]) brings the annual bill to approximately $9,600. California's Proposition 13 limits annual assessment increases to 2% for existing homeowners, which benefits long-term owners but resets to market value upon sale [7]. Texas reappraises property at least once every three years (and in most Hill Country counties more often) but offers the homestead exemption as an ongoing offset for primary residences.
Is there a state income tax in Texas?
No. Texas is one of nine U.S. states with no state income tax [19]. California has the highest state income tax in the nation, with progressive rates ranging from 1% to 12.3%, plus a 1% Mental Health Services surtax on income above $1 million [19][23]. A California household earning $200,000 pays roughly $16,000–$17,500 annually in state income tax; a household earning $300,000 pays approximately $28,000–$30,000 [23]. In Texas, all of that stays in your pocket. This is not a one-time savings — it is a permanent, recurring benefit that compounds every year you live in Texas. Over a 10-year period, a household earning $250,000 could save $200,000+ in state income tax alone.
What kind of home can I get in Boerne for $500K vs. Los Gatos?
In Boerne, $500,000 buys approximately 2,200–2,500 sq ft, a 3–4 bedroom home on a quarter-acre to half-acre lot, typically built within the last 15–20 years [9][12][13]. In Los Gatos, $500,000 does not buy a single-family home at all. The median sale price is approximately $2.2 million [1], and the median price per square foot is $1,000–$1,100 [2]. At $500K, a Los Gatos buyer is looking at a condominium or townhome — if one is available — not a detached house with a yard. The contrast is stark: the same dollar amount that purchases a spacious, modern single-family home on acreage in the Texas Hill Country barely qualifies for a small condo in a Bay Area bedroom community.
How do schools compare between the two communities?
Both communities have strong public school systems. The Los Gatos Union Elementary School District (LGUESD) serves approximately 2,670 students across 5 schools and is rated 10/10 on Public School Review, with proficiency rates of 74% in math and 75% in reading [20]. Boerne ISD is a larger district serving over 11,000 students across 14 campuses, also rated 10/10, with district-wide proficiency scores of approximately 64% in math and 76% in reading [20]. Boerne ISD has achieved six consecutive "A" ratings from the Texas Education Agency [25]. Both districts outperform their respective state averages. The key difference is scale and growth: Boerne ISD is expanding rapidly to accommodate the area's population growth, while LGUESD is a small, stable, well-established district. For families, both offer quality education — the choice often comes down to whether you prefer a smaller, intimate district (Los Gatos) or a larger, well-funded district with more program variety (Boerne).
What is the cost of living difference overall?
Using the national average as a baseline of 100, Los Gatos has an overall cost-of-living index of approximately 236, while Boerne sits at approximately 115 [8][17]. That means Los Gatos is roughly 2.4 times the national average, while Boerne is only slightly above it. The housing index is the largest gap (750 vs. 157), but every measured category is lower in Boerne: groceries (93 vs. 114), healthcare (107 vs. 124), utilities (85 vs. 134), and transportation (94 vs. 128) [8][17]. Add in Texas's lack of state income tax [19], and a California transplant to Boerne can expect a dramatically lower cost of living across every major expense category.
Are home prices in Boerne rising or stable?
As of mid-2026, Boerne's housing market is in a balanced-to-buyer's-market phase. Median sale prices are holding in the $630,000–$660,000 range [9], with median list prices around $669,000 [21]. Inventory has increased and homes are spending an average of 49–51 days on the market — longer than the rapid pace of 2022–2024 [9][21]. This shift means buyers have more negotiating power and more options than in recent years. Prices have not declined sharply but have stabilized after years of strong appreciation. For a California buyer timing a relocation, this is a favorable window: you are not chasing a runaway market, and the increased inventory gives you room to be selective.
What are HOA fees like in Boerne communities vs. Los Gatos?
HOA fees in Boerne are generally lower and structured annually rather than monthly. Standard single-family neighborhoods typically have annual HOA dues ranging from $800 to $1,500 per year — roughly $67 to $125 per month [21]. Gated and resort-style communities can be higher. In Los Gatos, HOA fees are typically billed monthly and range from $300 to $800+ per month, with a county-wide median around $450/month [22]. For a comparable community setting, Los Gatos HOA fees can run 3–6 times higher than Boerne's. Additionally, Boerne properties in some areas may carry Municipal Utility District (MUD) taxes as part of their property tax bill, which fund local infrastructure [21]. These MUD taxes are an important line item to review when comparing total carrying costs.
How does homeowners insurance cost compare?
This is one area where California actually has an advantage. Santa Clara County average homeowners insurance premiums are approximately $1,010–$1,249 per year for standard coverage — among the lowest in California [18]. Texas is one of the most expensive states in the nation for homeowners insurance, with statewide averages of $3,844–$4,915 per year, driven by frequent severe weather, hailstorms, and high disaster risk [18]. For a $630K Boerne home, annual premiums in the $4,000–$5,500 range are typical, translating to $330–$460 per month. This is a meaningful cost difference — approximately $3,000–$4,000 per year more in Texas than in Santa Clara County. However, this increase is more than offset by the $107,000+ annual savings on total PITI costs [1][9][15][18].
What does a California buyer need to know about the homestead exemption in Texas?
Texas voters approved Proposition 13 in November 2025, increasing the homestead exemption for school district property taxes to $140,000 [16]. This means $140,000 is subtracted from your home's assessed value before school district taxes are calculated — the largest single component of most Texas property tax bills. To claim the exemption, you must occupy the property as your primary residence and file with the county appraisal district. Unlike California's Prop 13, which limits annual assessment increases to 2%, Texas generally limits annual increases in a qualified residence homestead's appraised value to 10%, plus the value of new improvements. The 10% cap is not locked to acquisition value and does not prevent market value from rising separately, but it still provides a meaningful ceiling. Non-homestead properties valued at $5 million or less currently qualify for a temporary 20% appraisal increase cap (expiring December 31, 2026 unless the legislature extends it), though properties above $5M receive no cap. The homestead exemption provides a significant additional ongoing offset. For a $630,000 Boerne home, the $140,000 exemption reduces the school-district-taxable value to $490,000, saving approximately $1,500–$2,500 annually depending on the applicable tax rate [15][16].
How do I establish Texas residency after moving from California?
Establishing Texas residency requires several concrete steps: obtaining a Texas driver's license (within 90 days of residency [28]), registering your vehicles, registering to vote, opening a Texas bank account, and filing your Texas homestead exemption. You should also notify the California Franchise Tax Board of your move date, as California has a continuing interest in your income for the year of departure. A clear paper trail — Texas address on financial accounts, utility bills in your name, Texas license — demonstrates intent and is important for both tax and legal purposes. For a detailed timeline, see our full relocation checklist.
Can I work remotely from Boerne?
Yes. Boerne has reliable high-speed internet through Spectrum and AT&T, with fiber available in most newer developments and established neighborhoods. A growing number of California relocator households work remotely full-time, and the remote work lifestyle in the Hill Country — with larger home offices, outdoor space, and lower costs — is a significant part of the relocation value proposition. For remote workers who need occasional access to a San Antonio office, the 30–40 minute drive via I-10 is manageable for weekly or biweekly visits.
What is the homestead exemption filing deadline in Texas?
You must file your homestead exemption application with the county appraisal district (Kendall County Appraisal District for Boerne properties) by April 30 of the year following the date you purchased and began occupying the home [16]. Missing this deadline means you forfeit the exemption for that entire tax year — there is no partial-year catch-up. The $140,000 school district exemption reduces your taxable value and saves most homeowners $1,500–$2,500+ annually. File early. This is one of the most commonly missed deadlines by new Texas homeowners, particularly those relocating from states without an equivalent process.
What does a typical California-to-Boerne relocation look like financially?
A family earning $250,000 who sells a $1.5M Los Gatos home and purchases a $650,000 Boerne home typically experiences a monthly housing cost reduction of approximately $2,940, eliminates ~$15,800/year in California state income tax, and retains ~$470,000 in surplus equity from the sale. Combined, the annual financial improvement is approximately $48,000 — on top of the freed-up capital. Over 10 years, the cumulative advantage exceeds $1.2 million when PITI savings, income tax elimination, and lower day-to-day expenses are combined. See the full representative case study for a detailed breakdown.
Written by
Bill Ross
Hill Country Homesteads Group, brokered by KW Boerne
Bill Ross is a Texas real estate agent with nearly four decades in high-tech sales and a network of 1,000+ California real estate agents for coordinated cross-state transactions. Recognized in USA Today and The Washington Post for his relocation expertise.
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Sources
- Los Gatos median sale price (~$2.2M) and market data — Redfin Housing Market data for Los Gatos, CA. redfin.com
- Los Gatos average sale price (~$2.96M), price per sq ft (~$1,000–$1,100), and housing stock description — Real Estate by Annette. realestatebyannette.com
- Los Gatos population (~33,230) and San Jose metro context — SV@Home. siliconvalleyathome.org
- Los Gatos median household income (~$222,682) — City-Data (2024 ACS). city-data.com
- Los Gatos typical lot sizes (8,000–15,000 sq ft) and home size ranges — Real Estate by Annette. realestatebyannette.com
- Los Gatos commute times to San Jose and San Francisco — Move2SiliconValley.com. move2siliconvalley.com
- Los Gatos property tax combined rate (1.24%–1.34%) — Ownwell, Santa Clara County. ownwell.com
- Los Gatos cost of living indices (Housing 750, Groceries 114, Health 124, Utilities 134, Transportation 128, Overall 236) — BestPlaces via HomeSnacks. homesnacks.com
- Boerne median sale price ($630,000–$660,000 range), market trends, and days on market — Weigand Real Estate (March/May 2026 market updates). weigandrealestate.com
- Boerne population (~21,800) and San Antonio metro context — BiggestUSCities.com. biggestuscities.com
- Boerne median household income (~$86,838) — American Community Survey via Neilsberg (2023). neilsberg.com
- Boerne price per square foot ($209–$236) — Redfin; Hard Hat Real Estate. redfin.com; hardhatrealestate.com
- Boerne typical lot sizes and neighborhoods — The Gahm Real Estate Team. thegahmrealestateteam.com
- Boerne commute to San Antonio (30–60+ min) — LivingInSATX; Perry Homes; Weigand Real Estate. livinginsatx.com; perryhomes.com
- Boerne property tax rates (Kendall County 1.8%–2.4%) — Ownwell; Kendall County Appraisal District. ownwell.com
- Texas homestead exemption ($140,000, Proposition 13 — November 2025) — Ballotpedia. ballotpedia.org
- Boerne cost of living indices (Housing 157, Groceries 93, Health 107, Utilities 85, Transportation 94, Overall 115) — BestPlaces via HomeSnacks. homesnacks.com
- Homeowner's insurance estimates (CA and TX averages) — SmartFinancial; NerdWallet; Insure.com. smartfinancial.com; nerdwallet.com; insure.com
- California state income tax rates (1%–12.3% + 1% surtax over $1M) — FTB.ca.gov; TurboTax. turbotax.intuit.com
- School district data (LGUESD and Boerne ISD ratings, proficiency scores) — Public School Review. publicschoolreview.com; publicschoolreview.com
- HOA fees (Boerne annual dues; Los Gatos monthly dues) — Weigand Real Estate; CommunityPay; LiveInLosGatosBlog. weigandrealestate.com; communitypay.us; liveinlosgatosblog.com
- California income tax brackets and estimated liability for $200K–$300K earners — FTB.ca.gov; Virtue CPAs. ftb.ca.gov; virtuecpas.com
- Kendall County effective property tax rate (Q4 2025) — Kendall County Times. kendallcountytimes.com
- Boerne ISD six consecutive "A" ratings — Boerne Star. boernestar.com
- California 2026 income tax brackets (married filing jointly) and standard deduction — California FTB; KD Advisory. kdainc.com; ftb.ca.gov
- Boerne lifestyle, Main Street, Cibolo Nature Center, and community events — City of Boerne; Visit Boerne. ci.boerne.tx.us
- Texas driver's license and vehicle registration requirements for new residents — Texas DPS. dps.texas.gov
Last updated: June 11, 2026. Market data reflects the most recently available figures at time of publication. Individual results vary by property, neighborhood, and market conditions. Verify all figures with current sources before making financial decisions.