Published: March 15, 2026  |  By Christopher Beal, REALTOR® — Veteran Real Estate San Antonio: The Beal Group

Just Listed: Gated Single-Story Garden Home in Campanas at Cibolo Canyons — 22907 Grande Vista, San Antonio TX 78261 | $485,000

A single-story Sitterle garden home has become available in one of San Antonio's most prestigious gated communities. 22907 Grande Vista sits inside Campanas at Cibolo Canyons — the gated enclave within the larger Cibolo Canyons master-planned community — adjacent to the JW Marriott San Antonio Hill Country Resort & Spa and the championship TPC San Antonio golf courses.

Listed at $485,000 (MLS#1928375, reduced from $525,000), this 3-bedroom, 2-bath single-story residence offers 1,979 square feet of efficient, open-concept living — plus controlled access, resort-level community amenities, and the low-maintenance lifestyle of a Sitterle garden home design. VA loan eligible.

Interested in gated communities in the 78261 corridor? Call Christopher Beal at (210) 882-8583 or visit veteranrealestatesa.com for a full property search and community consultation.

What Is Campanas at Cibolo Canyons?

Campanas at Cibolo Canyons is a gated, Spanish-inspired residential community opened in 2008 by Sitterle Homes, one of San Antonio's most respected luxury builders. It sits within the larger Cibolo Canyons master-planned community — approximately 1,800 homes spread across 2,100 acres of rolling north San Antonio terrain in the 78261 zip code.

Campanas is designed specifically as a garden home community: single-story residences, Spanish-influenced architecture, lush native landscaping, and a gated streetscape that offers both privacy and a sense of resort living. The community will ultimately host 300 single-family homes at completion.

At the heart of Campanas is its 10,000 square-foot clubhouse — a genuinely impressive amenity package that includes:

• Fitness center
• Ballroom and multi-purpose rooms
• Library and billiards room
• TV and game room
• Catering kitchen with dining room
• Resort-style outdoor swimming pool
• Poolside gazebo and outdoor kitchen
• Pickleball court
• Tennis court
• Walking and biking trails

The community hosts an active social calendar: 4th of July parties, Memorial Day BBQs, holiday bazaars, National Night Out, poker nights, cooking classes, yoga, Zumba, water aerobics, and tennis leagues. For buyers who want a built-in social community alongside their home purchase, Campanas delivers at a level most HOA communities cannot match.

What Does 22907 Grande Vista Offer Inside?

The home at 22907 Grande Vista is a 2021-built Sitterle single-story with 3 bedrooms and 2 bathrooms in an open-concept layout designed for efficient, comfortable single-level living. Interior highlights include:

• Front home office — a dedicated workspace that doubles as a flex room
• Open living and dining areas with abundant natural light
• Functional kitchen with cabinet storage and workspace
• Primary suite with private bathroom
• Ceramic tile and carpet flooring
• Composition roof with slab foundation
• Central HVAC

The exterior features a covered patio and a patio slab — ideal for outdoor living, morning coffee with views of the community landscaping, or evening entertaining in San Antonio's mild climate. The 0.178-acre lot provides a manageable outdoor space without overwhelming maintenance requirements — consistent with the garden home philosophy that defines Campanas.

The single-story design is a deliberate feature, not a limitation. For buyers prioritizing no-stair living — whether due to aging in place planning, lifestyle preference, or physical considerations — single-story in a gated community at this location is a rare combination in the San Antonio market.

What Makes the Cibolo Canyons Location So Valuable?

The 78261 zip code in north San Antonio is anchored by the Cibolo Canyons development — and Cibolo Canyons is anchored by the JW Marriott San Antonio Hill Country Resort & Spa. The resort sits at 23808 Resort Parkway within the same master-planned development — meaning residents of Campanas live adjacent to a property that includes:

• A 9-acre water park with a 1,100-foot lazy river
• Six resort restaurants including Cibolo Moon
• A world-class spa
• Two championship TPC golf courses (Pete Dye's Canyons Course and Greg Norman's Oaks Course)
• 268,000 square feet of event space

TPC San Antonio is the host site of the Valero Texas Open on the PGA TOUR since 2010. Campanas residents live within the same gated corridor as this PGA TOUR venue — the type of location that simply doesn't exist at lower price points in San Antonio.

Beyond the immediate community, the 78261 area provides access to:

• Village at Stone Oak: approximately 15–20 minutes — major retail and dining hub
• The Shops at La Cantera: approximately 20–25 minutes — luxury retail and entertainment
• Canyon Springs Golf Club: additional golf nearby
• CHRISTUS Santa Rosa Hospital — Stone Oak: world-class healthcare minutes away
• Downtown San Antonio: approximately 30 minutes via Hwy 281
• San Antonio International Airport: approximately 30 minutes

What Schools Serve 22907 Grande Vista?

22907 Grande Vista is served by Northside Independent School District (NISD), one of the largest school districts in Texas with a consistently strong academic and extracurricular reputation. Assigned schools include:

• Kitty Hawk Middle School
• Veterans Memorial High School — a school with particular significance for the military community, named to honor the veterans of San Antonio and surrounding communities

Northside ISD's programs, athletics, and college preparation resources make it a consistently preferred district for families relocating to the north San Antonio corridor. Veterans Memorial High School's name itself reflects the deep military heritage of the 78261 community.

Is 22907 Grande Vista a Good Fit for Military Buyers?

Campanas at Cibolo Canyons has historically attracted senior military officers, defense contractors, and military retirees seeking a premium lifestyle without the maintenance demands of a full-sized estate. The community's profile — gated, single-story, resort amenities, north San Antonio location — aligns with the priorities of O-5 and O-6 level buyers and senior NCOs approaching retirement.

JBSA proximity from 78261:

• JBSA-Fort Sam Houston: Approximately 25–30 minutes via Hwy 281 South
• JBSA-Lackland: Approximately 35–40 minutes via Loop 1604 West
• JBSA-Randolph: Approximately 30–35 minutes via Hwy 281 and IH-35
• Camp Bullis: Approximately 20–25 minutes via Hwy 281 North

For military retirees who have completed their final tour in San Antonio, this community provides the lifestyle upgrade that service members often defer for years. The proximity to BAMC (Brooke Army Medical Center) at Fort Sam for continued VA healthcare access is also a meaningful practical consideration.

At $485,000, this home is fully VA loan eligible under the 2026 limit of $832,750. Zero down payment for qualifying veterans and active-duty service members. Christopher Beal's Serve & Save program also reduces closing costs for veterans based on years of service. Learn about Serve & Save here.

For more on VA home loans for premium properties like this, visit veteranrealestatesa.com/va-home-loans or the official VA.gov home loan resource center.

How Does $485,000 Compare to the 78261 Market?

Based on LERA MLS data as of March 2026, the 78261 zip code market shows:

Source: Based on LERA MLS data as of March 2026

At $485,000, this home sits above the zip median but below the zip average — consistent with Campanas pricing. The 78261 market features just 3.3 months of inventory, one of the tighter markets in the north San Antonio corridor. The 98.2% list-to-sale ratio reflects a market where well-positioned properties are transacting close to asking.

This listing at $485,000 represents a $40,000 price reduction from its original $525,000 — presenting an opportunity for buyers who have been watching the Cibolo Canyons corridor. For sellers evaluating your own 78261 or Campanas property, request a free home evaluation from Christopher Beal here.

Interested in 22907 Grande Vista or gated communities in the 78261 area? Call Christopher Beal at (210) 882-8583. Veterans: use the Serve & Save program to reduce your closing costs. Review your VA loan benefits here.

About Your Listing Agent — Christopher Beal

22907 Grande Vista is listed by Christopher Beal, founder of Veteran Real Estate San Antonio: The Beal Group at eXp Realty. Christopher has extensive experience in the Cibolo Canyons and north San Antonio luxury corridor, including gated communities, military retirement purchases, and VA loan transactions in the $400K–$800K range.

Christopher is a U.S. Army veteran, Military Relocation Professional (MRP), and member of the Veterans Association of Real Estate Professionals (VAREP). He has served 293+ families and closed $112M+ in career volume.

Awards and recognition:

• San Antonio Business Journal Top 25 Real Estate Teams: #13 (2024), #14 (2025)
• Platinum Top 50 Agent: 3× winner
• eXp ICON Agent: 6× winner
• Five Star Professional Award recipient

Read client reviews | Learn more about Christopher

Property Details at a Glance — MLS#1928375

Frequently Asked Questions

Ready to see 22907 Grande Vista in Campanas at Cibolo Canyons? Call Christopher Beal at (210) 882-8583 or visit veteranrealestatesa.com/about-us. Veterans: the Serve & Save program reduces your closing costs based on years of service.