Edwards Aquifer Hits Lowest Level Since 1990 — What San Antonio Homeowners Need to Know Right Now

The Edwards Aquifer is in trouble, and if you own a home in San Antonio or the surrounding Hill Country communities, this affects you directly. As of this week, the J-17 index well — the standard gauge used to measure aquifer health — is reading 625.4 feet. That is the lowest level recorded since the summer of 1990. Records at J-17 go back to 1932, and the all-time low sits at 612.5 feet, set in August 1957. Right now, we are not at that historic bottom, but the Edwards Aquifer Authority has warned that Stage 5 restrictions are likely this summer unless the region receives significant rainfall. That is a serious statement worth paying attention to.

San Antonio Water System customers are currently operating under Stage 3 restrictions. If you live inside SAWS service boundaries — which covers most of the city from the South Side near Loop 410, through Midtown, Alamo Heights, the Medical Center corridor, Stone Oak, and out toward Helotes and Leon Valley — you are already required to limit outdoor watering. Stage 5 would tighten those limits considerably.

For homeowners, the most immediate and practical concern is your lawn and landscape. Neighborhoods across the North Side, including Stone Oak, Deerfield, and Rogers Ranch, are full of St. Augustine grass and mature live oak trees that require consistent moisture. If restrictions escalate, keeping that landscaping alive without violating water rules will take planning. Now is a good time to audit your irrigation system for leaks or inefficiencies, check your timer settings, and consider whether any of your landscaping can be transitioned to drought-tolerant native plants. Texas sage, agaves, and native grasses can carry a yard through a dry summer far better than thirsty turf.

Homeowners in areas served by private wells rather than SAWS should pay especially close attention. Parts of Boerne, Fair Oaks Ranch, Helotes, and unincorporated Bexar and Comal counties rely on well water drawn from the aquifer. When the aquifer drops this low, shallow wells can slow dramatically or go dry. If your home has a private well, it is worth having it inspected and tested now rather than waiting until mid-summer when demand peaks and pressure drops further.

If you are buying a home right now, water infrastructure deserves a spot on your due diligence checklist. Ask your agent and your inspector whether the property is on SAWS, a smaller utility district, or a private well. In fast-growing areas like New Braunfels, Cibolo, Schertz, and the far Northwest Side around Helotes and Lytle, newer subdivisions sometimes sit in areas served by smaller water providers whose supply security varies. Knowing your source matters.

For sellers, this drought is not a reason to panic, but it is a reason to be proactive. A yard that is brown and stressed because of watering restrictions is not going to help your listing photos or your open house. Focus on what you can control: clean up dead or dying plant material, mulch heavily around trees and beds to retain what moisture the soil holds, and be ready to explain the situation honestly to buyers who ask. Buyers in San Antonio understand drought — they live here too. Transparency goes a lot further than trying to hide a stressed yard.

Renters are somewhat insulated from the infrastructure decisions but not from the rules. If you live in a rental with a yard or shared common areas, Stage 3 and potentially Stage 5 restrictions apply to you just as they do to homeowners. Violating water restrictions can result in fines, and in some cases landlords pass those costs along. If you are unsure what watering days and times are allowed under your current stage, SAWS publishes that information and it is worth a quick look this week.

The broader real estate picture is worth considering honestly. San Antonio has grown rapidly over the past decade, with major development pushing into the Hill Country to the north and west. Growth in areas like Alamo Ranch, Westover Hills, and the communities along U.S. 281 toward Bulverde puts continuing pressure on a water supply that is already stretched. That pressure is not new, but a reading of 625.4 feet at J-17 on April 16 of a year that has barely started its hot months is a concrete reminder that water security is a real factor in the long-term value and livability of a home in this region.

There is no reason for alarm today, but there is every reason to be informed and prepared. Check your irrigation system, understand your water source, follow the current restrictions, and keep an eye on updates from SAWS and the EAA as the summer approaches. Water is the resource that shapes life in South Texas, and right now it deserves your attention.