How much can a Schertz TX landlord raise rent in 2026?

Schertz landlords can raise rent by any amount in 2026. There is no statutory percentage ceiling, no CPI-based guideline, and no administrative approval required. The only constraints are contractual and procedural: (1) During an active fixed-term lease, the rent amount is locked. A landlord cannot unilaterally raise rent mid-term without the tenant's written agreement. (2) For month-to-month tenancies, Texas Property Code §91.001 requires advance written notice equal to the rental period — at minimum 30 days for monthly tenancies. (3) The Fair Housing Act prohibits selectively applying increases based on protected class characteristics. (4) For servicemembers near JBSA-Randolph: SCRA (50 U.S.C. §3955) and Texas §92.016 military early-termination rights apply when a servicemember receives PCS orders or qualifying deployment orders — these are termination rights, not rent-increase limits. Schertz's market position on the I-35 growth corridor, combined with JBSA-Randolph adjacency and Caterpillar/logistics employment, produces rent growth that is generally above the San Antonio core average. 1BR market rents in Schertz range from approximately $1,000–$1,500 in 2026, with newer master-planned communities (Homestead, Live Oak Hills, Freeling Farms) at the higher end.

What counties cover Schertz TX, and which court handles evictions?

Schertz is one of only a handful of Texas cities that spans three counties simultaneously: Guadalupe County (the majority of Schertz's incorporated area, including City Hall at 1400 Schertz Pkwy), Bexar County (the southwestern portions of Schertz adjacent to Universal City and Converse), and Comal County (a small northeastern corner). This tri-county structure has critical implications for landlords: the correct eviction court (Justice of the Peace Court) depends on the address of the rental property, not the city name. For Guadalupe County addresses: Guadalupe County Justice of the Peace Precinct 1 (Green Valley Rd, Seguin, TX 78155 — county seat is Seguin). For Bexar County addresses: Bexar County JP Precinct 2 (covers Universal City and eastern Bexar County areas). For Comal County addresses (rare in Schertz): Comal County JP Precinct 1 (Seguin Ave, New Braunfels). Filing in the wrong county JP Court is a jurisdictional defect that will result in dismissal, wasting the filing fee and requiring refiling. Landlords should confirm the county of each rental property's address before filing. Guadalupe County JP Court small claims jurisdiction is $20,000 (same as all Texas JP courts). Guadalupe County Courthouse is at 101 N. Court St., Seguin, TX 78155 for appeals from JP Court decisions.

What are SCRA and Texas §92.016 rights for military tenants near JBSA-Randolph?

The Servicemembers Civil Relief Act (50 U.S.C. §§3901 et seq.) and Texas Property Code §92.016 give qualifying military servicemembers the right to terminate residential leases early without penalty in specific circumstances. These rights are practically critical in Schertz because JBSA-Randolph Air Force Base is located immediately to the west of Schertz, on the Bexar/Guadalupe county line. JBSA-Randolph is home to the Air Education and Training Command (AETC), the 502d Air Base Wing, and the 12th Flying Training Wing, housing approximately 6,000–8,000 active-duty military and 5,000+ civilian personnel. Under the SCRA (50 U.S.C. §3955): a servicemember may terminate a residential lease upon (a) entering military service after executing the lease, (b) receiving Permanent Change of Station (PCS) orders to depart 35+ miles from the leased premises, or (c) deployment for 90+ days. Termination is effective 30 days after the next rent due date following written notice plus a copy of orders. Under Texas §92.016: mirrors SCRA rights under Texas state law. Practical Schertz implications: AETC conducts a large percentage of all US Air Force pilot training at Randolph, creating a constant flow of new student pilots arriving and departing on 6–18 month training cycles. PCS-triggered lease terminations are especially frequent among Randolph student pilots who complete initial flight training programs. Schertz landlords should budget for higher annual turnover than civilian markets, offset by the reliability of military BAH-backed payments. 2026 Randolph/Universal City BAH rates: E-5 without dependents ~$1,257/month; O-3 with dependents ~$1,917/month.

What is the security deposit rule in Schertz TX?

Texas has no statutory security deposit cap. Texas Property Code §92.102 permits Schertz landlords to require any deposit amount the parties agree to. Market practice in Schertz is 1–2 months' rent. The return deadline is 30 days after surrender of possession (§92.103), with a written itemized statement of any deductions. Wrongful withholding (bad faith failure to return or itemize) triggers: $100 fixed penalty + 3× the amount wrongfully withheld + attorney fees under §92.109. On a $1,500 security deposit wrongfully retained, the tenant could recover $100 + $4,500 + attorney fees = $4,600 minimum before attorney fees. Texas does not require 'normal wear and tear' language in the itemization, but deductions must be for actual damages. Bexar County and Guadalupe County small claims (JP Court) handle most deposit disputes. SCRA note: if a servicemember terminates under SCRA §3955, the landlord may not retain any deposit or charge penalties based on the early termination; the deposit is subject to the standard 30-day return clock from the SCRA-effective termination date.

What are major employers in Schertz TX driving rental demand?

Schertz's rental demand is anchored by three distinct employment sectors: (1) JBSA-Randolph Air Force Base (immediately to the west, in Universal City/Converse): approximately 6,000–8,000 active-duty Air Force and ~5,000 civilian employees at AETC headquarters, making it the dominant employer-employer for military households in Schertz. BAH payments for Randolph servicemembers represent a significant portion of Schertz rental revenue. (2) Caterpillar Inc. (2100 NW Loop 1604, near IH-35 interchange): Caterpillar operates a major distribution and assembly facility in the Schertz industrial corridor. The Guadalupe/Bexar I-35 corridor has attracted significant logistics and light-manufacturing operations, with Amazon also operating a delivery station in Schertz. (3) Schertz-Cibolo-Universal City Independent School District (SCUCISD): ~17,000 students, approximately 2,500 employees including teachers, administrators, and support staff earning $45,000–$85,000 — a stable, government-wage demand base. Additional employers include SWBC Insurance Services (regional office), Sysco (distribution), and multiple retail and service employers along FM 78 and the IH-35 commercial corridor. The combination of military BAH-backed demand, logistics/manufacturing wages, and SCUCISD employment creates a diversified rental demand profile in Schertz that is more resilient than bedroom-suburb markets with a single employer anchor.

What tenant protections exist in Schertz TX without rent control?

Texas Property Code Chapter 92 provides the framework of tenant protections in Schertz (applicable statewide). Key protections: Habitability and repair (§§92.052–92.061): landlords must make diligent efforts to repair conditions materially affecting health or safety within 7 days of written notice for urgent conditions; tenants may terminate, repair-and-deduct (up to 1 month's rent), or seek court orders. Security deposit protections (§§92.101–92.111): 30-day return deadline, bad-faith withholding = $100 + 3× withheld + attorney fees. Retaliation prohibition (§92.331): within 6 months of a government complaint or tenant rights exercise, landlords may not raise rent, cut services, or initiate eviction as retaliation. Lockout prohibition (§92.0081): landlords may not change locks without lawful eviction; violations = actual damages + 1 month's rent + $1,000 + attorney fees. Domestic violence early termination (§92.3515): victims with a protective order, police report, or physician's statement may terminate early. Military early termination (§92.016 + SCRA): described above. The Schertz city government's Code Enforcement Division (210-619-1000) handles property maintenance complaints. Guadalupe County Legal Services (Seguin) and the San Antonio Bar Association Lawyer Referral Service (210-227-1853) provide tenant legal resources. None of these protections limit the amount of a rent increase — tenants facing unaffordable increases have no administrative remedy in Texas.

Schertz TX Rent Increase 2026

Q: Does Schertz TX have rent control in 2026?

No. Schertz, Texas has no rent control ordinance and is expressly prohibited from enacting one by Texas state law. Texas Local Government Code §214.902 provides that a municipality may not adopt an ordinance that controls the amount of rents charged for residential rental property. This prohibition is absolute for all Texas municipalities regardless of population or charter type. Schertz is a home-rule city that spans three counties — Guadalupe, Bexar, and Comal — and has approximately 45,000–50,000 residents as of 2026. Schertz is one of the fastest-growing cities in the San Antonio metropolitan statistical area, driven by its position on the I-35 corridor between San Antonio (~25 miles southwest) and New Braunfels (~15 miles northeast), proximity to Joint Base San Antonio–Randolph Air Force Base, and significant master-planned residential development. The City of Schertz has no authority to enact rent caps, rent stabilization, just-cause eviction requirements tied to rent regulation, or any other form of residential price controls. Texas's statutory prohibition preempts any such local action without requiring a change in state law.

No rent control — Texas §214.902 preemption — JBSA-Randolph AFB — Guadalupe/Bexar/Comal tri-county

Quick Answer: Schertz, Texas has no rent control and Texas Local Government Code §214.902 prohibits any Texas city from enacting one. Landlords may raise rent to any amount with 30 days’ written notice for month-to-month tenancies. Schertz spans Guadalupe, Bexar, and Comal counties — the correct eviction court depends on the property’s county address. JBSA-Randolph is immediately adjacent; SCRA and Texas §92.016 military early-termination rights are critical for Schertz landlords.

Rent Increase Rules: No Cap, No Limit

Schertz landlords face zero regulatory ceiling on rent increases. Texas Local Government Code §214.902 expressly prohibits all Texas municipalities from adopting ordinances that control residential rent amounts. The only exceptions are a narrow emergency authority during a declared Governor’s disaster (60-day cap, never applied to residential rents in San Antonio metro history).

For month-to-month tenancies, Texas Property Code §91.001 requires one rental period’s written notice — at minimum 30 days for monthly leases — before a new rent amount takes effect. For fixed-term leases, rent changes apply only at renewal. There is no notice threshold above which longer notice is required; a $500 increase requires identical notice to a $5 increase.

Schertz’s position on the I-35 growth corridor, sandwiched between San Antonio and New Braunfels, has produced above-average rent growth driven by master-planned residential development (Homestead at Schertz, Freeling Farms, Live Oak Hills), logistics industry expansion, and JBSA-Randolph military demand.

Rule	Schertz TX (2026)	Authority
Rent increase cap	None — unlimited	Tex. Local Gov. Code §214.902
Notice (month-to-month)	30 days written	Tex. Prop. Code §91.001
Security deposit cap	None	Tex. Prop. Code §92.102
Deposit return deadline	30 days after surrender	Tex. Prop. Code §92.103
Wrongful withholding penalty	$100 + 3× withheld + attorney fees	Tex. Prop. Code §92.109
Non-payment eviction notice	3-day Notice to Vacate	Tex. Prop. Code §24.005
Eviction court (Guadalupe Co.)	Guadalupe County JP Precinct 1	Tex. Prop. Code Ch. 24
Eviction court (Bexar Co.)	Bexar County JP Precinct 2	Tex. Prop. Code Ch. 24

Tri-County Structure: The Critical Court Trap

Schertz is one of the few Texas cities that spans three counties: Guadalupe County (majority of Schertz’s incorporated area; City Hall at 1400 Schertz Pkwy in Guadalupe County); Bexar County (southwestern Schertz, near Universal City and Converse); and Comal County (small northeastern corner). Filing an eviction case in the wrong county’s JP Court is a jurisdictional defect that will result in dismissal and loss of filing fees.

Guadalupe County JP Court: For properties in the Guadalupe County portion of Schertz (addresses with Schertz zip codes 78154 in Guadalupe County territory). Guadalupe County JP Precinct 1 at 101 N. Court St., Seguin, TX 78155 (county seat). Filing fee approximately $100–$150. Guadalupe County Courthouse for appeals: 211 W. Court St., Seguin.

Bexar County JP Court: For properties in the southwestern Bexar County portion of Schertz. Bexar County JP Precinct 2 serves this area. Bexar County Courthouse is at 100 Dolorosa, San Antonio, TX 78205 for appeals. Filing fee approximately $100–$150.

Identification tip: Guadalupe County properties in Schertz will typically have a Seguin ISD or SCUCISD school district designation; Bexar County properties in Schertz fall within SCUCISD but may have Universal City or Converse zip code overlap. Confirm via Guadalupe County Appraisal District (gcad.org) or Bexar County Appraisal District (bcad.org) property search.

JBSA-Randolph AFB and SCRA Military Early Termination

Joint Base San Antonio–Randolph Air Force Base sits immediately to the west of Schertz on the Bexar/Guadalupe county line. JBSA-Randolph is the headquarters of Air Education and Training Command (AETC), the Air Force command responsible for all recruiting, basic military training, and flight training for the U.S. Air Force. The base houses approximately 6,000–8,000 active-duty military and 5,000+ Department of Defense civilian employees.

AETC’s training mission creates a distinctive rental pattern for Schertz landlords: student pilots and aircrew trainees on 6–18 month training pipelines represent a significant tenant segment. These servicemembers arrive, complete their training at Randolph, and receive PCS orders to their next permanent duty station — triggering SCRA early-termination rights mid-lease. Schertz landlords should expect materially higher annual turnover than civilian bedroom-suburb markets.

2026 JBSA-Randolph/Universal City area BAH rates: E-4 without dependents ~$1,137/month; E-5 with dependents ~$1,590/month; O-3 with dependents ~$1,917/month. Most JBSA tenant rents are priced to capture the servicemember’s BAH rate, creating a segmented demand floor independent of civilian wage growth.

The SCRA (50 U.S.C. §3955) termination procedure: (1) servicemember provides written notice + copy of PCS or deployment orders; (2) termination is effective 30 days after the next rent due date following the notice; (3) landlord may not charge early-termination fees or forfeit the deposit on the basis of the SCRA termination. Texas Property Code §92.016 provides an identical right under state law, ensuring the servicemember has dual federal and state protection.

Major Employers and Rental Demand Drivers

JBSA-Randolph AFB (Universal City/Schertz border): AETC HQ, 502d Air Base Wing, 12th Flying Training Wing — ~6,000–8,000 active-duty military and ~5,000 civilian personnel. The dominant demand anchor for Schertz military-adjacent housing.

Caterpillar Inc. (IH-35 corridor, Schertz): Caterpillar operates a major distribution and equipment facility in the Schertz industrial corridor near the I-35/Loop 1604 interchange. Caterpillar employees and suppliers contribute to the blue-collar/skilled-trades rental demand segment ($900–$1,400/month range).

Amazon Delivery Station (Schertz): Amazon operates a last-mile delivery station in the Schertz logistics corridor, employing several hundred delivery associates and warehouse staff. Combined with other logistics/distribution tenants along the I-35 industrial strip (Sysco, Penske, VIA/trucking companies), the logistics sector represents a growing segment of Schertz rental demand.

Schertz-Cibolo-Universal City ISD (SCUCISD): ~17,000 students; approximately 2,500 employees. Consistent, government-wage demand base for teachers and support staff earning $45,000–$80,000 annually.

Retail and service sector (FM 78 / Schertz Pkwy corridors): Schertz’s growing commercial base (Target, H-E-B, Home Depot, numerous restaurants and services) provides a local retail/service employment layer. Combined with nearby employment in Converse, Universal City, and Live Oak, Schertz offers a diversified demand profile unusual for a suburb of its size.

2026 Rent Ranges by Submarket

Submarket / Neighborhood	1BR	2BR	3BR SFH
Homestead at Schertz (new construction)	$1,300–$1,600	$1,600–$2,100	$2,000–$2,800
Randolph-adjacent corridor (Bexar Co. portion)	$1,000–$1,350	$1,200–$1,700	$1,600–$2,200
Freeling Farms / Live Oak Hills	$1,100–$1,450	$1,400–$1,900	$1,800–$2,400
FM 78 / Schertz Pkwy established areas	$900–$1,200	$1,100–$1,500	$1,400–$2,000
Cibolo (adjacent, Guadalupe Co.)	$1,100–$1,500	$1,400–$1,900	$1,700–$2,400

Frequently Asked Questions

Does Schertz TX have rent control in 2026?

No. Texas Local Government Code §214.902 prohibits all Texas municipalities from enacting rent control. Schertz has no rent stabilization ordinance and cannot enact one without a change in Texas state law.

Which JP Court handles Schertz TX evictions?

It depends on which county the property is in. Most Schertz addresses are in Guadalupe County — file at Guadalupe County JP Precinct 1 (101 N. Court St., Seguin). Southwestern Schertz addresses in Bexar County use Bexar County JP Precinct 2. Confirm via gcad.org or bcad.org property search before filing.

Can a JBSA-Randolph servicemember break a Schertz lease early?

Yes. The SCRA (50 U.S.C. §3955) and Texas Property Code §92.016 give servicemembers the right to terminate a lease early upon receiving PCS orders requiring relocation 35+ miles away, or upon qualifying deployment orders for 90+ days. Termination is effective 30 days after the next rent due date following written notice with a copy of the orders. No penalty, early-termination fee, or deposit forfeiture may be charged for SCRA/§92.016 terminations.

What is the security deposit law in Schertz TX?

Texas has no deposit cap. The deposit must be returned within 30 days of surrender of possession. Wrongful bad-faith withholding triggers $100 + 3× the amount withheld + reasonable attorney fees under Tex. Prop. Code §92.109.

How fast are Schertz TX evictions?

Texas evictions are among the fastest in the US. After a 3-Day Notice to Vacate (Tex. Prop. Code §24.005), the landlord files an FED petition at the appropriate county JP Court. A hearing is set within 10 days. If uncontested and the tenant does not appeal, a Writ of Possession is available after the 5-day appeal window — total timeline approximately 3–5 weeks from notice to lockout.

Related Resources

San Antonio TX rent increase 2026 — Bexar County, JBSA, statewide rules
Universal City TX rent increase 2026 — JBSA-Randolph main gate city
Converse TX rent increase 2026 — Bexar County military suburb
New Braunfels TX rent increase 2026 — Comal County, fastest-growing TX city
San Marcos TX rent increase 2026 — Hays County, Texas State University
Texas landlord-tenant law: statewide guide

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