SAWS Returns to Stage 3 Water Restrictions: What San Antonio Homeowners Need to Know Right Now

If you have a SAWS water account, your outdoor watering schedule just got tighter. San Antonio Water System has moved customers back to Stage 3 drought restrictions after the Edwards Aquifer's 10-day average level fell below 640 feet. For most homeowners in the service area, that means one assigned watering day per week, with watering only permitted between 5 and 10 in the morning or between 9 at night and midnight.

The timing is significant. We are heading into the final stretch of a San Antonio summer, and lawns, landscaping, and irrigation systems are already under stress after months of heat. Stage 3 is not the most severe level SAWS can implement, but it is a meaningful step up in restrictions, and ignoring it can lead to fines.

Your assigned watering day is determined by the last digit of your street address. If you are not sure which day you are assigned, check directly with SAWS or look at the schedule posted on their website. The window is not flexible — watering outside your assigned day or outside those two time windows is a violation regardless of how dry your yard looks.

For homeowners in the SAWS service area — which covers San Antonio proper as well as portions of communities including Converse, Kirby, Windcrest, Leon Valley, and Balcones Heights — this affects every irrigated property. Newer master-planned communities on the far North Side, such as those in the 78023, 78260, and 78261 ZIP codes around Helotes, Stone Oak, and Bulverde Road, often have large lots with extensive landscaping and irrigation systems. Homeowners there may feel the restrictions more acutely than someone in a smaller, older neighborhood closer to the urban core.

The surcharge for heavy water use also kicks in under Stage 3. Households using 20,000 gallons or more in a single billing cycle will see an additional charge on their bill. SAWS says fewer than 2 percent of residential customers typically hit that threshold, so for most people, the surcharge is not the immediate concern — the watering window is.

If you are a homeowner right now, the most practical step is to audit your irrigation controller. Many programmable systems are still set to a schedule that was appropriate for a less restrictive stage, or that reflects a set-it-and-forget-it approach from earlier in the season. Check that your system runs only on your assigned day and only within the approved windows. An irrigation system that kicks on at the wrong hour can rack up violations quickly.

For people who are currently selling a home in San Antonio, water restrictions are worth mentioning proactively with buyers. A well-maintained yard is a selling point, and buyers will notice if landscaping looks stressed. Documenting that your irrigation system is properly programmed for Stage 3 compliance, and that the yard has been maintained within those limits, adds credibility. Buyers doing due diligence sometimes ask about utility history and outdoor water use, especially on properties with large lots or pools.

Buyers under contract or actively shopping should ask about the irrigation setup at any home they are considering. Does the system have a rain sensor? Is it Wi-Fi connected and easy to reprogram? A dated or poorly maintained irrigation system can be a hidden cost after closing, particularly in neighborhoods like Alamo Ranch, Sonterra, Rogers Ranch, or the Dominion area where mature landscaping is part of the appeal.

Renters should understand that even if the landlord manages the irrigation system, tenants can still be held responsible for water use on their account. If you are leasing a home with a yard, find out who controls the irrigation schedule and confirm it is set correctly. A violation notice comes to the address of record regardless of who set the timer.

The Edwards Aquifer is the sole drinking water source for the region, and its level fluctuates with rainfall patterns, demand, and recharge. Stage 3 is a direct reflection of where the aquifer stands today. San Antonio has navigated drought restrictions before, and the infrastructure and awareness to manage through them is well established here.

The practical message for anyone with a SAWS account is simple: know your watering day, stay within the approved hours, and check your irrigation controller before it runs again. If you are buying, selling, or renting a home in the area, factor current restrictions into your planning. Water is not an afterthought in San Antonio — it is a defining part of how this city manages growth in a semi-arid climate, and Stage 3 is a reminder that the aquifer sets the terms.