New Homes AustinNew Construction · Builder-Paid Representation
A wooded community amenity setting near water at sunset in the Austin area

San Marcos · Hays County · Age-restricted

Kissing Tree

Brookfield's active-adult community on the west side of San Marcos: an 18-hole course, a 20-acre amenity campus, and about 3,150 homes at build-out. The purchase price is the least interesting number here. What decides this buy is what it costs every month, and two homes listed within $10,000 of each other can differ by $172 a month for as long as you own them.

Live inventory and association dues from the ACTRIS feed, read October 5, 2026. Tax rates are the adopted 2025 figures.

Prefer to talk now? Call or text 254-718-2567

Get the real monthly number first

Dues here vary by nearly $180 a month between two products that look alike from the street, and the community's own published tax rate is out of date. Luke Allen will price a specific home all in before you tour, and the builder pays his fee in most cases.

Step 1 of 2. No spam, Luke replies personally, and your information is never sold.

The short version

Kissing Tree is an age-restricted community developed by Brookfield Residential since 2016, with 29 homes for sale from $372,654 to $680,167, at a median near $442,990 and about $256 a square foot. The amenity campus and the golf course are built and operating, not promised.

The occupancy rule, in the community’s own words: the primary occupant must be 55 or older, and additional occupants may be 19 or older. That second half is more permissive than most people expect and is worth knowing before you rule the place in or out.

Two things that will cost you money if nobody mentions them. The dues here run about $187 a month apart between the two product lines, and the dearer one is not the more expensive house. And the tax rate published on the community’s own FAQ is from an earlier year; the current adopted rates are about $818 a year higher.

The number that decides it

Two products, and $172 a month between them

Kissing Tree sells detached homes and attached homes, and the MLS files the attached ones as condominiums. They sit on the same streets, use the same amenities and pay the same tax rate. Their dues are not close. Every figure below is computed from the live listings and the currently adopted tax rates, so it moves with the market.

Detached homes

The Traditional product. You keep your own yard, and the dues are the base figure.

For sale
23
Median price
$450,000
Median size
1,744 sq ft
Per square foot
$253
Association dues
$255 a month
Property tax, estimated
$775 a month
Dues and tax, together
$1,030 a month

Attached homes

The villa and cottage product, filed in the MLS as condominium. Lawn service is included, and that is what the extra dues buy.

For sale
6
Median price
$441,021
Median size
1,663 sq ft
Per square foot
$270
Association dues
$442 a month
Property tax, estimated
$760 a month
Dues and tax, together
$1,202 a month

Read that carefully. The attached homes list for less than the detached ones and cost $172 a month more to carry, before a mortgage payment. Over a ten-year hold that is $20,640. The extra is not a markup: it buys lawn service, which for a buyer who is downsizing specifically to stop maintaining a yard is exactly the right trade. It is only a problem if you compare the two on sticker price and never see the dues.

Every home for sale

Kissing Tree on the map

Each pill is a live listing with its asking price. Hover a home on the right to find it on the map, or click a pill to jump to it.

Loading the Kissing Tree map
29 homes for sale in Kissing Tree
104 Maceo Way #102
$372,654
104 Maceo Way #102
3 bd · 3 ba · 2,040 sf
112 Mountain Sorrel Ct
$414,990
112 Mountain Sorrel Ct
2 bd · 2 ba · 1,480 sf
133 Antoinette Way #101
$418,990
133 Antoinette Way #101
2 bd · 2 ba · 1,372 sf
212 Wild Honeysuckle Way
$420,990
212 Wild Honeysuckle Way
2 bd · 2 ba · 1,719 sf
120 Desert Zinnia Cv
$426,990
120 Desert Zinnia Cv
2 bd · 2 ba · 1,480 sf
226 Wild Honeysuckle Way
$429,990
226 Wild Honeysuckle Way
2 bd · 2 ba · 1,573 sf
232 Wild Honeysuckle Way
$434,990
232 Wild Honeysuckle Way
2 bd · 2 ba · 1,719 sf
218 Wild Honeysuckle Way
$439,990
218 Wild Honeysuckle Way
2 bd · 2 ba · 1,761 sf
128 Desert Zinnia Cv
$439,990
128 Desert Zinnia Cv
2 bd · 2 ba · 1,573 sf
153 Antoinette Way #102
$439,990
153 Antoinette Way #102
2 bd · 2 ba · 1,594 sf
124 Antoinette Way #101
$442,052
124 Antoinette Way #101
2 bd · 2 ba · 1,796 sf
236 Wild Honeysuckle Way
$442,990
236 Wild Honeysuckle Way
2 bd · 2 ba · 1,761 sf
105 Antoinette Way #103
$450,945
105 Antoinette Way #103
2 bd · 2 ba · 1,594 sf
112 Desert Zinnia Cv
$452,533
112 Desert Zinnia Cv
2 bd · 2 ba · 1,719 sf
127 Antoinette Way
$454,990
127 Antoinette Way
2 bd · 2 ba · 1,731 sf
1528 Dancing Oak Ln
$473,890
1528 Dancing Oak Ln
2 bd · 2 ba · 1,504 sf
119 Wild Sage Cv
$522,288
119 Wild Sage Cv
2 bd · 2 ba · 1,797 sf
1851 Dancing Oak Ln
$629,990
1851 Dancing Oak Ln
2 bd · 3 ba · 2,160 sf
109 Mountain Sorrel Ct
$380,000
109 Mountain Sorrel Ct
2 bd · 2 ba · 1,568 sf
244 Wild Honeysuckle Way
$389,882
244 Wild Honeysuckle Way
2 bd · 2 ba · 1,568 sf
117 Mountain Sorrel Ct
$390,000
117 Mountain Sorrel Ct
2 bd · 3 ba · 1,649 sf
245 Wild Honeysuckle Way
$450,000
245 Wild Honeysuckle Way
2 bd · 3 ba · 1,745 sf
109 Silver Lupine Cv
$525,916
109 Silver Lupine Cv
2 bd · 2 ba · 2,075 sf
123 Yellowcress Ln
$530,000
123 Yellowcress Ln
2 bd · 2 ba · 2,109 sf
223 Wild Honeysuckle Way
$537,815
223 Wild Honeysuckle Way
2 bd · 3 ba · 1,744 sf
119 Yellowcress Ln
$552,000
119 Yellowcress Ln
2 bd · 3 ba · 2,207 sf
105 Silver Lupine Cv
$565,975
105 Silver Lupine Cv
3 bd · 3 ba · 2,207 sf
105 Beebalm Cv
$569,749
105 Beebalm Cv
2 bd · 3 ba · 2,271 sf
412 Spanish Clover Trl
$680,167
412 Spanish Clover Trl
3 bd · 3 ba · 2,707 sf

The nine most affordable homes in Kissing Tree right now

Sorted from the bottom of the community up. Check whether each one is detached or attached before you compare them, because that single fact is worth more than $172 a month.

104 Maceo Way #102New Construction
$372,654
104 Maceo Way #102, San Marcos 78666
3 bd · 3 ba · 2,040 sfKissing Tree

Courtesy of HOMEROCK REALTY

109 Mountain Sorrel CtBuilt 2026
$380,000
109 Mountain Sorrel Ct, San Marcos 78666
2 bd · 2 ba · 1,568 sfKissing Tree

Courtesy of David Weekley Homes

244 Wild Honeysuckle WayBuilt 2026
$389,882
244 Wild Honeysuckle Way, San Marcos 78666
2 bd · 2 ba · 1,568 sfKissing Tree

Courtesy of David Weekley Homes

117 Mountain Sorrel CtBuilt 2026
$390,000
117 Mountain Sorrel Ct, San Marcos 78666
2 bd · 3 ba · 1,649 sfKissing Tree

Courtesy of David Weekley Homes

112 Mountain Sorrel CtNew Construction
$414,990
112 Mountain Sorrel Ct, San Marcos 78666
2 bd · 2 ba · 1,480 sfKissing Tree

Courtesy of HOMEROCK REALTY

133 Antoinette Way #101New Construction
$418,990
133 Antoinette Way #101, San Marcos 78666
2 bd · 2 ba · 1,372 sfKissing Tree

Courtesy of HOMEROCK REALTY

212 Wild Honeysuckle WayNew Construction
$420,990
212 Wild Honeysuckle Way, San Marcos 78666
2 bd · 2 ba · 1,719 sfKissing Tree

Courtesy of HOMEROCK REALTY

120 Desert Zinnia CvNew Construction
$426,990
120 Desert Zinnia Cv, San Marcos 78666
2 bd · 2 ba · 1,480 sfKissing Tree

Courtesy of HOMEROCK REALTY

226 Wild Honeysuckle WayNew Construction
$429,990
226 Wild Honeysuckle Way, San Marcos 78666
2 bd · 2 ba · 1,573 sfKissing Tree

Courtesy of HOMEROCK REALTY

Compare Austin’s 55+ communities

Based on information from Unlock MLS (the Austin Board of REALTORS, ACTRIS) for the period through the most recent sync. Listing data is provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties. All information is deemed reliable but is not guaranteed and should be independently verified. Properties may be listed by brokerage firms other than Austin Marketing + Development Group; the listing broker is shown with each home where the MLS provides it.

The tax bill

No MUD, and a published rate from an earlier year

The good news first: Kissing Tree is inside San Marcos city limits with no municipal utility district and no public improvement district, which is genuinely unusual for a master plan of this size.

Taxing entityOn the community FAQAdopted for 2025
San Marcos CISD0.9915%1.0152%
City of San Marcos0.6030%0.6515%
Hays County0.2875%0.3999%
Combined1.8820%2.0666%

What the gap is worth

$818

a year, on the $442,990 median home

The three entities on the community’s FAQ are the right three. The figures attached to them are simply from an earlier tax year, and all three have since gone up. Nobody is hiding anything, but a buyer who budgets from that page will be about $68 a month short.

Rates change every year. Pull the current one for the specific property from the Hays Central Appraisal District before you commit.

The dues

What the base buys, and what the extra buys

The community explains the structure clearly. A base figure covers the amenity campus, the guarded entry and common-area landscaping for everybody. The villa and cottage products then add a lawn-service charge on top. Here is what Kissing Tree publishes against what the live listings are actually carrying.

ProductPublishedWhat it covers
Traditional$263Base dues. No lawn service.
Villa$413Base $263 plus $150 for lawn service.
Cottage$423Base $263 plus $160 for lawn service.

The live listings run above those figures on the attached product, at roughly $442 a month rather than the $413 to $423 published. Dues rise; published pages lag. Get the current schedule for your specific home in writing, and ask what the association’s reserve position looks like while you are at it.

Built and operating

The Mix

A 20-acre amenity campus, open rather than planned

  • An 18-hole semi-private golf course, with green fees charged separately from the dues
  • A 9-hole putting course
  • Eight pickleball courts, bocce, and horseshoes
  • A two-storey fitness centre
  • An indoor lap pool and a separate outdoor resort-style pool
  • Roughly 18 miles of trails
  • Twenty-four-hour guarded entry, included in the base dues

Development started in 2016, so unlike most of the communities on this site you are buying into something that already exists, with residents and a running social programme. In an active-adult community that maturity is most of the product.

Who is building

Two builders, three listing brokerages

Brookfield's homes reach the MLS through two different brokerages, which makes the community look like it has more builders than it does. Grouped properly, and computed live.

BuilderFor saleLowestMedianHighestMedian sizePer sq ft
Brookfield Residential18$372,654$439,990$629,9901,719 sf$275
David Weekley Homes11$380,000$530,000$680,1672,075 sf$251

Brookfield is the developer as well as a builder here, which is worth knowing when you negotiate: it controls the lot release, the amenity programme and the association, and it is also selling you the house. David Weekley is the independent builder in the community and brought four series and twenty-two plans. With only two builders, the leverage is in timing and inclusions rather than in playing a long roster against each other.

The honest part

The age rule is the product, and it is also the resale risk

Everything people like about Kissing Tree follows from the restriction. The quiet, the programming, the fact that the amenity campus is full of people with time to use it on a Tuesday morning, the neighbours who are at the same stage of life. You cannot buy that in an ordinary subdivision at any price, and it is the reason the homes here trade at about $256 a square foot in a metro where new construction runs nearer $194.

The same rule narrows your exit. Every future buyer of your home has to satisfy it too, so you are selling into a smaller pool than the house next door in an unrestricted neighbourhood. That is not a reason to avoid the place. It is a reason to buy it because you want to live in it, rather than as a trade, and to think carefully about how long you intend to stay.

One upside of the restriction nobody mentions: the school district genuinely does not matter here. It is the only community guide on this site where that is true, and it frees you to spend that attention on the dues schedule, the reserve study and the governing documents, which are what actually determine what this costs you.

Before you tour

Six things to settle first

None of these are reasons to stay away. They are the things that cost buyers money here, because the sales office is not paid to raise them.

01

Price the monthly carry, not the house

Two homes here can list within $10,000 of each other and differ by more than $170 a month in dues for as long as you own them. Over a ten-year hold that is north of $20,000. Ask for the dues schedule for the specific home, in writing, before you compare it to anything.

02

The community's published tax rate is out of date

Kissing Tree's own FAQ lists the three taxing entities at figures that sum to about 1.88 percent. The currently adopted 2025 rates sum to about 2.07 percent. On the median home here the difference is roughly $800 a year. The entities are right and there is no MUD; the numbers are simply from an earlier year.

03

Golf is not included

The course is a real amenity and a real reason people buy here, but green fees are charged separately from the association dues. If golf is part of why you are moving, get the current membership and fee structure from the club and add it to the monthly number before you decide what you can afford.

04

Understand what the extra dues actually buy

The higher dues on the attached and cottage product cover lawn service, which is precisely the point of that product for a buyer who does not want to maintain a yard. That is a fair trade and for many people it is the right one. It is only a problem if nobody told you the figure before you fell for the floor plan.

05

Check the occupancy rule against your actual household

The primary occupant must be 55 or older, but additional occupants may be 19 or older, which is more flexible than many age-restricted communities. Guests aged 18 and under are limited to 45 days a year and 30 consecutive days. If an adult child or a grandchild might live with you, or stay for a long stretch, read the governing documents on this point rather than relying on a summary.

06

Resale here is a smaller pool, by design

Every future buyer of your home must also meet the age rule. That cuts both ways: it protects the character of the place, which is what you are paying for, and it narrows the market when you sell. It is the single biggest structural difference between buying here and buying an ordinary new home, and it deserves a conversation rather than a footnote.

Builder-paid representation

Price it monthly, then decide

At Kissing Tree the dues, the tax and the golf fees move the real number far more than the sticker does, and two of those three are published somewhere out of date. Luke Allen will put the all-in monthly figure for a specific home in front of you, read the governing documents with you on the occupancy rule, and tell you honestly how the resale pool works in an age-restricted community. He represents you, not the builder, and the builder pays his fee in most cases, disclosed in writing before you tour.

Luke Allen, licensed Texas REALTOR and Austin new construction buyer's agent

Luke Allen

Licensed Texas REALTOR, TREC #788149

Austin Marketing + Development Group

Call 254-718-2567Text Luke

Step 1 of 2. No spam, Luke replies personally, and your information is never sold.

Good to know

Kissing Tree questions, answered

What is the age requirement at Kissing Tree?
The community publishes it plainly: the primary occupant of the home must be 55 or older, and additional occupants may be 19 or older. Guests aged 18 and under may visit up to 45 days a year, with a maximum stay of 30 consecutive days. That 19-and-over rule for other household members is more permissive than many active-adult communities, which matters if a younger spouse or an adult child might live with you. Read the governing documents for the binding wording before you rely on any summary, including this one.
How much do homes at Kissing Tree cost?
Active listings run from about $373,000 to $680,000 at a median near $443,000, on homes of roughly 1,372 to 2,707 square feet, as of early October 2026. That works out to about $256 a square foot, which is a premium to the wider metro, where new construction runs nearer $194. Twenty-six of the twenty-nine homes for sale are two-bedroom plans, which is the shape of the product rather than a limitation. Live listings are on this page.
What are the HOA dues at Kissing Tree?
It depends which product you buy, and the spread is wide. The live listings show about $255 to $263 a month on the single-family homes and about $438 to $442 a month on the attached homes, which is a difference of roughly $180 a month. The community's own FAQ explains the structure: a $263 base for everyone covering the amenity campus, guarded entry and common-area landscaping, with an extra $150 to $160 on the villa and cottage products for lawn service. The live figures are running a little above those published numbers, so confirm the current amount for the specific home in writing.
What is the property tax rate at Kissing Tree?
There is no MUD and no PID here, which is unusual for a master plan of this size and is a real advantage. The bill is three entities: San Marcos CISD, the City of San Marcos and Hays County. At the currently adopted 2025 rates those sum to about 2.07 percent. Note that Kissing Tree's own FAQ still lists older figures that sum to about 1.88 percent, which understates the current bill by roughly $800 a year on the median home here. Confirm the rate for the specific property with the Hays Central Appraisal District.
Who builds at Kissing Tree?
Brookfield Residential, which is also the master developer and has been building here since 2016, and David Weekley Homes, which brought four series and twenty-two floor plans to the community. Brookfield's homes appear in the MLS through two listing brokerages, which is why the community can look like it has more builders than it does. Both builders' live pricing is broken out on this page, computed from the feed.
Is the golf course included in the HOA dues?
No. The 18-hole semi-private course is part of the community, but green fees are charged separately from the association dues. The base dues cover the amenity campus known as The Mix, which includes the fitness centre, the indoor and outdoor pools, pickleball, bocce, the putting course and the trail network, plus 24-hour guarded entry and common-area landscaping. If golf is a central reason for buying, get the current club fee structure and add it to your monthly figure.
How big will Kissing Tree be?
The community estimates about 3,150 homes at completion. Development began in 2016, so this is a mature master plan rather than a new one: the amenity campus is built and operating, the golf course is open, and there is an established resident community rather than a rendering of one. For an active-adult buyer that maturity is worth real money, because the thing you are buying is the programme and the people, not just the house.
Does the school district matter at Kissing Tree?
Practically, no, and this is the one community guide on this site where that is true. The MLS lists Hernandez Elementary and San Marcos High School, but in an age-restricted community where the primary occupant must be 55 or older and every future buyer must meet the same rule, the school assignment affects neither your household nor your resale pool. Spend the attention you would normally give to school ratings on the dues schedule and the governing documents instead.

Related

Keep comparing

Call LukeText 254-718-2567