Carriage Hills: Established, Oak-Shaded and Close to Town

Carriage Hills is one of those neighborhoods locals quietly love. It's established, it's just north of Main Street, and it has something newer neighborhoods can't buy — big, mature live oaks. Wide streets, very little traffic, and lots that feel generous for being in town.

Quick facts

Where is Carriage Hills?

Carriage Hills is inside the city limits on the north side of town, a few blocks from Fredericksburg Elementary and about two miles from downtown. Streets include Edgewood, Tanglewood, Ridgewood, Driftwood, Woodway and Briarwood.

What kind of homes are in Carriage Hills?

Mostly homes built in the 1970s and 1980s — brick and stone ranch styles, many beautifully updated, and a handful of newer custom builds on the few remaining lots. Lots are typically a quarter acre to just under half an acre, which is a big reason people love it. If you like a home with good bones that you can make your own, this is a great place to look.

Does Carriage Hills have an HOA?

No HOA showed up on the homes sold here in the MLS record. That means more flexibility — but always check the recorded deed restrictions for the specific section.

Can you do a short-term rental in Carriage Hills?

Some homes do — 8 of the 82 homes sold here had a city STR permit. But it's primarily a full-time residential neighborhood, and new STRs are restricted in many residential zones. If a home doesn't already have a permit, don't count on getting one. I'll check the zoning and permit status on any home you're considering.

Is Carriage Hills a good investment?

In my experience, established in-town neighborhoods with big lots and mature trees hold their value well, because you simply can't recreate them. Updated homes here sell well; homes that need work can be a real opportunity if you're willing to put some love into them.

Thinking about Carriage Hills?

Carriage Hills homes don't come up often, and the good ones go fast. Let me know what you're looking for and I'll keep watch. Call or text me at (830) 456-8115. And if you're still comparing areas, my full Fredericksburg neighborhood guide covers all 132 neighborhoods with STR, HOA and lot-size data.

Data source: Central Hill Country Board of Realtors MLS (Navica) sold records. Short-term rental rules and HOA dues change — always verify a specific property with the City of Fredericksburg, Gillespie County and the HOA before you buy. I'm happy to do that legwork for you.