I-35 NEX + FM 2252 Construction: What Garden Ridge, Live Oak, Selma & Schertz Homeowners Need to Know Through 2027

If you live in Garden Ridge, head through Selma on the way to I-35, commute from Schertz, or regularly use the Live Oak and Loop 1604 area, road construction has probably become part of the daily routine.

The concrete columns rising along I-35 are hard to miss. So are the changes happening along FM 2252 toward Garden Ridge.

What is easier to miss is that these are two separate transportation projects with different scopes and timelines.

TxDOT's I-35 NEX Central project covers 9.5 miles of I-35 from I-410 North to FM 3009 and is currently expected to finish in late 2027. The FM 2252 project runs from Evans Road to FM 3009, widening the road from two lanes to four while adding other transportation improvements; TxDOT currently estimates completion in spring 2027.

For homeowners and prospective buyers, the useful question is not simply, “Is there construction nearby?”

It is: How could the specific project, location, route, and phase of construction affect this particular property and the way I use it?

That distinction matters when you are deciding where to buy, preparing a home for sale, thinking about future marketability, or simply trying to understand what northeast San Antonio's changing road network will look like after the orange barrels eventually move.

What exactly is the I-35 NEX Central project?

I-35 NEX Central is the portion of TxDOT's broader I-35 Northeast Expansion program that most directly affects Live Oak, Selma, Schertz, and northeast San Antonio.

The Central project runs approximately 9.5 miles from I-410 North to FM 3009. TxDOT lists the design-build cost at approximately $1.5 billion, with construction beginning in June 2022 and an estimated completion date of late 2027. The improvements are non-tolled.

The most visible part of the project is the construction of three elevated lanes in each direction: two general-purpose lanes and one high-occupancy-vehicle lane. The project also includes direct elevated connections to I-410 North and Loop 1604 West, along with new connections between the existing I-35 mainlanes and elevated lanes and reconfigured entrance and exit ramps.

The larger I-35 NEX program eventually covers roughly 20 miles between North Walters Street in San Antonio and FM 1103 in Schertz. TxDOT describes it as a roughly $3.5 billion program intended to address safety, capacity, mobility, and regional connectivity.

That broader distinction is important for Schertz homeowners: the Central project ending in 2027 does not mean every planned I-35 NEX project north and south of it will also be complete.

TxDOT's current phasing schedule shows the North segment from FM 3009 to FM 1103 as under design, with an estimated 2028 construction start and 2032 completion. Other NEX South phases also extend beyond 2027.

In other words, “I-35 NEX finishes in 2027” is too broad. The more accurate statement is that I-35 NEX Central is currently scheduled for completion in late 2027.

What is happening on FM 2252 in Garden Ridge?

The FM 2252 work is a different project, although its northern end near FM 3009 makes it highly relevant to the same Garden Ridge–Selma–Schertz travel network.

TxDOT is widening FM 2252 from Evans Road to FM 3009 from an existing two-lane roadway to four lanes. The project also includes a raised median or continuous left-turn lane, bicycle lanes, sidewalks, a new railroad overpass at the Union Pacific Railroad crossing, and replacement of the bridge over Cibolo Creek.

As of TxDOT's current project update, crews are working on the second phase of bridge construction. The agency reports that bridge columns and caps have been completed, beams have been placed for several spans, retaining-wall work is underway, and the contractor is beginning to pave southbound lanes from the Arrowwood area southward. TxDOT currently lists spring 2027 as the project's estimated completion.

For Garden Ridge residents, this is not simply an I-35 story. FM 2252 is a direct local route, so the practical effects can involve everyday turning movements, construction staging, access to connecting roads, and travel to I-35.

Once work is finished, the road itself will also be physically different from the former two-lane configuration.

That is why someone considering a property near FM 2252 should look beyond today's temporary barrels and ask what the completed roadway configuration means for that property's usual routes.

When will the construction actually be over?

The most useful timeline as of October 2026 is:

These dates are TxDOT estimates, not guarantees.

Construction schedules can shift for weather, utilities, sequencing, engineering, traffic-control needs, or other project conditions. TxDOT also changes lane closures and traffic switches much more frequently than it changes a project's overall completion date. The NEX traffic-impact page is updated with upcoming closures and specifically advises motorists to use its live closure information and DriveTexas for current conditions.

TxDOT states that much of the NEX construction is planned for weeknights to reduce traffic disruption, but that does not mean daytime travel is unaffected; long-term traffic configurations and frontage-road conditions can remain in place between active work periods.

For a homeowner, the safest planning assumption is that traffic patterns may continue changing through the published project completion window.

That is especially important when planning a move, scheduling contractors, giving directions to buyers, or estimating a commute based on a single trip.

What does this mean for Garden Ridge homeowners?

Garden Ridge sits in a particularly interesting position because residents can be affected by both projects even though the I-35 NEX Central elevated structures are primarily along the interstate corridor south of the community.

FM 2252 is the more direct local project. Its widening between Evans Road and FM 3009 changes a route that connects Garden Ridge toward Selma, northeast San Antonio, and I-35. The project's new railroad grade separation and Cibolo Creek bridge are also substantial permanent changes rather than short-term resurfacing work.

For homeowners, there are two timelines to consider.

During construction, the issue is temporary inconvenience: work zones, altered lanes, delays, and potentially unfamiliar turning patterns.

After construction, the question changes to permanent access: how quickly a property connects to FM 2252, which turns are practical, where medians and intersections are located, and how the road functions once the project is complete.

Because TxDOT's published scope allows for a raised median or continuous left-turn lane in portions of the corridor, homeowners should not assume that a particular driveway or intersection will retain exactly the same turning options without checking the plans applicable to that location.

That property-specific verification is especially important before purchasing a home whose appeal depends heavily on one particular route.

What should Live Oak and Selma homeowners watch?

Live Oak and Selma sit directly along the I-35 NEX Central project limits. TxDOT specifically identifies both municipalities among the communities traversed by the 9.5-mile project.

For residents here, the most relevant issue is often not just “traffic on I-35.” The Central project includes entrance- and exit-ramp reconfiguration, frontage-road work, and new connections between existing and elevated lanes.

That means today's familiar ramp pattern should not automatically be treated as the permanent one.

This can matter in real estate more than people expect. A home may be geographically close to I-35 while still having a very different practical route to the interstate depending on which frontage road, intersection, ramp, or turnaround serves it.

For buyers, that makes an actual test drive more valuable than looking only at the map.

For sellers, it makes accurate showing instructions more valuable than generic language such as “minutes from I-35.”

What should Schertz homeowners know?

Schertz sits at the northern end of the Central project around FM 3009, which makes the distinction between NEX Central and NEX North especially important.

Central currently ends at FM 3009 and is scheduled through late 2027. TxDOT currently shows the separate NEX North segment, from FM 3009 to FM 1103, as an under-design project expected to run from 2028 through 2032.

A homeowner or buyer in Schertz should therefore avoid assuming all nearby I-35 work will disappear at the end of the Central project.

The question should instead be: Which phase is closest to this property and the routes I actually use?

Someone living primarily south of FM 3009 may experience the timeline differently from someone whose daily route extends farther north toward FM 1103 or New Braunfels.

This is also a good example of why infrastructure research belongs in real estate due diligence. A property's address alone does not tell the full transportation story.

Will the I-35 NEX or FM 2252 projects affect home values?

There is no responsible way to say that these projects will automatically increase — or decrease — the value of every nearby home.

Location influences real estate, but the market evaluates location at the property level.

A buyer may value improved regional transportation access. Another may place more weight on distance from traffic, perceived noise, views, turning movements, or ease of entering and leaving a subdivision. Two homes in the same general area can therefore have very different exposure to the same highway project.

Formal appraisal practice reinforces this property-specific approach. Fannie Mae's current valuation guidance requires appraisers to consider market forces, including governmental and environmental influences, while comparable sales from the same market area are preferred because they reflect the positive and negative location characteristics buyers actually recognize.

So the most defensible answer is:

Road construction does not create a universal percentage adjustment for home values. The relevant question is whether buyers in that specific market are demonstrably paying more or less for the property's particular location characteristics.

For Correa Realty Group, that means avoiding both extremes:

“Your home will definitely be worth more when the road is finished” is not supportable.

So is “Nobody will buy near construction.”

The better approach is to study recent comparable sales, competing listings, days on market, buyer feedback, the home's precise orientation to the corridor, and its actual routes in and out.

What should buyers check before purchasing near either project?

A buyer considering Garden Ridge, Live Oak, Selma, or Schertz should investigate the finished project, not just tolerate the temporary construction.

That means visiting more than once.

Drive to the property during a normal morning commute. Return during the evening. Try the route toward I-35 or FM 2252 rather than relying entirely on a navigation app. If highway proximity matters to you, spend time outside the home and in the rooms where you would actually live.

Then ask practical questions:

• Which entrance and exit ramps will serve the property after NEX is complete?
• Could the FM 2252 median or lane configuration change the route used to make a left turn?
• Is your preferred commute dependent on one intersection?
• Is the property visually oriented toward an elevated roadway or another major transportation feature?
• Are you evaluating today's work-zone noise or the likely long-term condition?

The objective is not to talk yourself into or out of a house.

It is to know what you are buying.

A good real estate decision separates temporary construction inconvenience from permanent location characteristics.

What should sellers do while construction is still underway?

Construction can create a marketing challenge, but pretending it is not happening is rarely helpful.

A seller near these projects can instead make the buying experience easier.

Start with accurate directions. If a closure or traffic switch has made the traditional route confusing, provide the route that works best for showings and open houses. Because TxDOT's NEX closure information changes regularly, check the official traffic-impact page before a major showing weekend rather than relying on old instructions.

Next, have current project information available.

A buyer may see concrete columns or roadwork and assume construction has no end date. Providing TxDOT's published completion estimates — spring 2027 for FM 2252 and late 2027 for NEX Central as of this writing — gives the buyer verified information without making promises about exactly when work will finish.

Most importantly, do not make unsupported predictions about future value, traffic, noise, or travel times.

Market the home's real strengths, answer known questions honestly, and distinguish documented facts from expectations.

Texas sellers should also complete applicable disclosure obligations accurately. TREC states that its Seller's Disclosure Notice is used to satisfy disclosure requirements under Texas Property Code Section 5.008 for covered previously occupied single-family residences, subject to applicable exceptions. It is not appropriate to turn a general blog into property-specific legal advice, so questions about what must be disclosed in a particular transaction should be addressed with the appropriate real estate and, when necessary, legal professionals.

Should homeowners wait until 2027 before buying or selling?

Not necessarily.

A transportation project is only one factor in a real estate decision.

For a seller, waiting may mean less visible construction — but it may also mean postponing a move that makes sense for work, finances, housing needs, or other personal reasons.

For a buyer, purchasing during construction can mean dealing with temporary inconvenience, but waiting does not guarantee that a particular house, price, interest-rate environment, or neighborhood opportunity will still be available.

The better question is:

Does the property and transaction make sense based on today's facts, with a realistic understanding of the construction still ahead?

Infrastructure should inform your decision, not automatically make it for you.

The biggest mistake is treating every property near construction the same

A Garden Ridge home a short drive from FM 2252 is not the same real estate situation as a house directly oriented toward an I-35 frontage road.

A property in Live Oak that depends on one ramp configuration is not identical to another property a few streets away with multiple practical routes.

A Schertz home south of FM 3009 does not necessarily face the same future project timeline as one whose daily travel depends on the future NEX North corridor.

This is why map-based assumptions are not enough.

The most useful analysis combines four things: the official TxDOT project plan, the property's exact location, how the owner or buyer actually travels, and current local market evidence. TxDOT's documented project scopes establish what is being built; market data and comparable sales are then needed before making claims about a particular home's value or marketability.

A practical homeowner checklist through 2027

For anyone living, buying, or selling around the projects, a few habits can reduce surprises:

Check closures close to your travel date. TxDOT maintains a live NEX traffic-impact resource and directs drivers to DriveTexas because construction closures and traffic switches can change frequently.

Separate the two projects. FM 2252 is currently targeted for spring 2027; I-35 NEX Central for late 2027.

Do not assume all NEX work ends in 2027. The current program schedule places the North segment from FM 3009 to FM 1103 in the 2028–2032 window.

Evaluate the actual property. Distance to a project, orientation, routes, ramps, intersections, and comparable sales are more useful than a broad “near I-35” label.

Document rather than speculate. If you are concerned about construction-related physical effects at your property, maintaining dated photos and records gives you a clearer factual baseline. For questions involving damage, access rights, right-of-way, or compensation, consult the agency or an appropriate qualified professional rather than relying on real estate assumptions.

How Correa Realty Group Can Help

Road projects like these are a reminder that buying or selling a home is about more than the house itself.

It is also about how that home fits into your everyday life.

At Correa Realty Group, our role is not to tell clients that a transportation project is automatically “good” or “bad” for real estate. It is to help you look at the facts that matter for your property and your plans.

For buyers, that can include reviewing a home's position relative to I-35, FM 2252, FM 3009, and major access routes; comparing nearby sales; talking through commute considerations; and identifying questions that deserve more research before you commit.

For sellers, it can mean pricing against the market that actually exists today, preparing clear showing directions, anticipating buyer questions about construction, and presenting official project information without overpromising what will happen after completion.

Correa Realty Group serves Garden Ridge, San Antonio, New Braunfels, Schertz, Cibolo, Live Oak, Selma, and surrounding communities across the San Antonio–New Braunfels corridor and Texas Hill Country.

Our guiding philosophy is simple: Serving people, honoring stories.

If I-35 NEX, FM 2252, or another local development project is part of your buying or selling decision, contact Correa Realty Group for thoughtful local guidance grounded in the property, the market, and the facts.

Frequently Asked Questions

What is the I-35 NEX Central project?

I-35 NEX Central is a 9.5-mile, non-tolled expansion of I-35 between I-410 North and FM 3009 through northeast San Antonio, Live Oak, Selma, and Schertz. TxDOT's $1.5 billion design-build project adds three elevated lanes in each direction — two general-purpose lanes and one HOV lane — plus direct connections to I-410 North and Loop 1604 West and changes to ramps and other roadway connections. Construction began in June 2022, and TxDOT currently estimates completion in late 2027.

When will I-35 NEX construction in Live Oak, Selma, and Schertz be finished?

The I-35 NEX Central project is currently scheduled for completion in late 2027. That date applies to the section between I-410 North and FM 3009, including the corridor through Live Oak, Selma, and part of Schertz. It does not mean the entire I-35 NEX program ends in 2027. TxDOT currently schedules the separate North segment from FM 3009 to FM 1103 for 2028–2032, while other NEX phases south of Central also extend beyond 2027.

When will the FM 2252 construction in Garden Ridge be completed?

TxDOT currently estimates spring 2027 completion for the FM 2252 project between Evans Road and FM 3009. The work widens the existing two-lane roadway to four lanes and includes a median or continuous left-turn lane, bicycle lanes, sidewalks, a railroad grade separation, and a replacement bridge over Cibolo Creek. Construction schedules are estimates and can change, so homeowners should recheck TxDOT's project page when timing is important to a move or real estate transaction.

What will be different on FM 2252 after construction?

FM 2252 between Evans Road and FM 3009 will become a four-lane roadway instead of the previous two-lane configuration. TxDOT's project scope also includes a raised median or continuous left-turn lane, bicycle lanes, sidewalks, a new overpass at the Union Pacific Railroad crossing, and replacement of the Cibolo Creek bridge. Because turning and access conditions can be property-specific, a Garden Ridge buyer should verify the planned configuration closest to a property rather than assume every current turn or approach will remain unchanged.

Will I-35 NEX or FM 2252 construction increase my home's value?

There is no reliable universal percentage by which either project will raise or lower nearby home values. Real estate markets can value improved accessibility while also reacting to property-specific factors such as proximity to traffic, noise, views, ramps, frontage roads, and turning movements. Fannie Mae appraisal guidance emphasizes market evidence and comparable properties that reflect similar location characteristics. The more useful analysis is therefore based on recent comparable sales and the exact property's relationship to the completed roadway — not a blanket prediction based on distance to the project.

How does I-35 NEX affect northeast San Antonio-area commuters?

During construction, commuters should expect changing lane closures, traffic switches, ramp conditions, and occasional detours along the corridor rather than one static construction pattern. TxDOT says the majority of NEX construction occurs on weeknights to reduce disruption, and its traffic-impact page is updated with upcoming closures and directs motorists to DriveTexas for current statewide conditions. Once complete, Central will add elevated capacity and direct elevated connections to I-410 North and Loop 1604 West.

What should I check before buying a house near I-35 NEX or FM 2252?

Start by testing the property's real-world access during the hours you expect to travel. Check the routes to I-35, FM 2252, FM 3009, Loop 1604, or other regular destinations; notice the home's orientation to major roadways; and distinguish temporary construction conditions from the planned final configuration. Because NEX includes ramp reconfiguration and FM 2252 includes roadway and median changes, an old route should not automatically be assumed to represent future access. Property-specific project plans and current market comparable sales can provide better information than generalized claims about living “near construction.”

Is it better to wait until construction ends before selling a home?

Not automatically. TxDOT currently expects FM 2252 work to reach completion in spring 2027 and NEX Central in late 2027, but a seller's decision should also reflect personal timing, finances, current competition, pricing, and the property's specific exposure to construction. A well-prepared listing can address present construction honestly, give buyers current route information, and point them toward official project sources without promising future value or a guaranteed completion date.

When should I talk with a real estate professional about one of these projects?

Professional guidance becomes particularly useful when a road project is affecting the way you evaluate one specific property — its price, access, comparable sales, marketing strategy, commute, or resale considerations. A local real estate professional can help separate regional infrastructure information from property-level market evidence. Legal questions involving right-of-way, damages, compensation, or disclosure requirements may require an attorney or the responsible government agency rather than a real estate opinion. Texas disclosure requirements for covered transactions are governed in part by Texas Property Code Section 5.008 and applicable TREC forms.