Stage 4 Edwards Aquifer Restrictions Are Here: What San Antonio Homeowners Need to Know Right Now

If you own, rent, or are shopping for a home in San Antonio right now, the Edwards Aquifer Authority's Stage 4 declaration is news you need to understand before you make another move in the yard or at the closing table.

The EAA announced Stage 4 restrictions for the San Antonio Pool after the J-17 index — the monitoring well in Bexar County that serves as the official gauge of aquifer health — hit a 10-day average of 629 feet. That number is the trigger point, and it means permit holders who draw directly from the aquifer must cut their permitted pumping volume by 40 percent. This is not a small adjustment. It reflects just how dry this August has been across the region.

For the vast majority of San Antonio homeowners who receive water through San Antonio Water System, the immediate impact looks a little different. SAWS customers remain under Stage 3 protocols, which means outdoor irrigation with sprinklers is allowed once per week, determined by your street address, and only during the hours of 5 to 10 in the morning or 9 at night through midnight. If you have been running your system outside those windows or more than once a week, stop now. Violations carry fines, and enforcement does happen.

Homeowners in areas served by smaller water providers or those with private wells connected to the Edwards Aquifer may feel the Stage 4 pinch more directly. If your property in the Hill Country corridor — including communities like Helotes, Grey Forest, or Leon Valley — relies on a provider that holds an EAA permit, contact your utility now to understand exactly how the 40 percent reduction affects your supply and pressure.

For homeowners in the heart of the city, from Alamo Heights and Terrell Hills to the Stone Oak area and Southside neighborhoods like Palo Alto and Pecan Valley, the practical message is straightforward: treat your once-a-week watering window as precious. Calibrate your irrigation controller, fix any broken heads that waste water, and consider hand-watering trees and established shrubs on off days since hand-held hoses are generally exempt from scheduling restrictions under SAWS rules. Check your specific provider to confirm what exemptions apply to you.

For new construction and recently planted landscaping, Stage 4 is a wake-up call. Buyers who closed on new homes in fast-growing ZIP codes like 78253 in far west San Antonio, 78245 near Lackland, or 78261 in the northeast near Cibolo Canyons often inherit young lawns and immature trees that need consistent moisture to establish. With only one permitted sprinkler day per week in this August heat, you may lose grass and young plants. Focus your limited watering time on trees first — they are far more expensive to replace than turf.

If you are currently selling a home, curb appeal matters, and drought stress is visible. Talk to your real estate agent about managing buyer expectations around lawn condition. Sellers throughout neighborhoods like Shavano Park, Boerne's city limits, and Schertz — which has its own water system and may have separate restrictions — should be transparent with buyers about the current watering calendar. A brown lawn in mid-August 2025 is not unique to your property; it is a regional reality, and informed buyers understand that.

For buyers, this is a smart time to ask detailed questions about any home's outdoor water use. Request irrigation system records, ask whether the property has any water features like fountains or pools that draw heavily on supply, and find out whether the home is on SAWS, a municipal utility district, or a private well. Homes in Bexar County's MUD districts or in Comal and Kendall counties may each operate under different restriction stages depending on their water source.

Renters are not off the hook either. Most lease agreements make tenants responsible for maintaining the landscaping within the rules of the local water authority. If your landlord has an irrigation system, make sure it is programmed correctly. An improperly set timer that runs outside approved hours could result in a fine that lands on you or creates friction with your landlord.

The broader point for anyone connected to the San Antonio real estate market is this: water is not a background issue here. The Edwards Aquifer is the foundation of life in this region, and Stage 4 is a clear reminder that the resource has limits. Whether you are buying your first home in Converse, managing a rental in Helotes, or selling a custom home in the Dominion, understanding how water restrictions work — and taking them seriously — protects your property, your investment, and your relationship with your neighbors.

Keep an eye on the J-17 index as summer continues. If fall rains arrive and the level recovers, restrictions will ease. Until then, water wisely, know your schedule, and ask questions before you assume anything about a property's water situation.