New Braunfels TX Housing Inventory & Sales Data 2026
Key Takeaways:
New Braunfels is the county seat of Comal County, Texas, located approximately 32 miles northeast of San Antonio along the Interstate 35 corridor — one of the fastest-growing cities in the United States by percentage growth for the past decade
The city's 3.8-month housing supply and 2,200 annual transactions create a high-volume market where new construction accounts for approximately 35% of all sales — the highest builder share in the San Antonio metro
New Braunfels' median home price of $365,000 sits in a sweet spot between San Antonio's urban market ($275,000) and Hill Country premium communities like Boerne ($445,000)
Comal ISD and New Braunfels ISD both serve the area, creating school-zone price differentials that informed agents leverage for competitive advantage
US Tech Automations helps agents navigate New Braunfels' high-growth, builder-active market with new construction tracking, inventory alert automation, and rapid-absorption campaign workflows
New Braunfels Housing Inventory Overview
New Braunfels is the county seat of Comal County, Texas, located approximately 32 miles northeast of downtown San Antonio along the Interstate 35 corridor in the San Antonio-New Braunfels metropolitan area. The city sits at the confluence of the Comal and Guadalupe Rivers — a geographic feature that drives tourism, lifestyle appeal, and property values in the riverfront areas, according to Comal County geographic records.
What is the housing inventory in New Braunfels TX? According to San Antonio Board of Realtors (SABOR) data, New Braunfels currently maintains approximately 3.8 months of housing supply — below the balanced-market threshold of 4-6 months despite significant new construction activity. The 2,200 annual residential transactions make New Braunfels the second-highest-volume market in the metro after San Antonio proper, reflecting the city's rapid population growth from approximately 36,000 (2010) to 105,000 (2025), according to Census Bureau and city records.
| Inventory Indicator | New Braunfels TX | Schertz TX | SA Metro | Texas |
|---|---|---|---|---|
| Active Listings (Avg.) | 520 | 180 | 5,200 | 95,000 |
| Months of Supply | 3.8 | 3.2 | 3.8 | 4.2 |
| New Listings/Month | 185 | 65 | 2,800 | 45,000 |
| Absorption Rate | 78% | 82% | 72% | 68% |
| New Construction % | 35% | 28% | 18% | 22% |
| Average DOM | 38 | 32 | 42 | 45 |
According to SABOR data, New Braunfels' 35% new construction share is the highest in the San Antonio metro — nearly double the metro average. This builder activity reflects the city's available land supply and rapid population growth, but creates a competitive dynamic where resale agents must understand builder economics to advise sellers on pricing against new-build alternatives, according to construction market analysis.
New Braunfels' population growth from 36,000 to 105,000 in 15 years — a 192% increase — has driven housing demand that even aggressive builder activity cannot fully satisfy, maintaining a supply deficit that supports ongoing price appreciation, according to Census Bureau growth data.
Inventory by Price Segment
| Price Range | Active Listings | Transaction Share | Avg. DOM | Builder % |
|---|---|---|---|---|
| Under $250,000 | 45 | 12% | 22 | 40% |
| $250,000–$325,000 | 110 | 25% | 28 | 45% |
| $325,000–$400,000 | 135 | 28% | 35 | 35% |
| $400,000–$550,000 | 120 | 22% | 42 | 30% |
| $550,000–$800,000 | 75 | 10% | 55 | 20% |
| $800,000+ | 35 | 3% | 80 | 15% |
Which segments have the tightest inventory in New Braunfels? According to SABOR inventory data, the sub-$325,000 market has the tightest supply (under 2.5 months) despite builders' focus on this price point — reflecting insatiable demand from first-time buyers and San Antonio metro relocators seeking affordable alternatives. The $550,000+ segment has the loosest supply (5+ months), where longer decision cycles and custom-build competition create a more balanced dynamic, according to segment supply analysis.
According to SABOR segment data, the sub-$325,000 market in New Braunfels maintains under 2.5 months of supply despite concentrated builder activity — the tightest segment in the entire San Antonio metro, reflecting insatiable demand from first-time buyers and relocators.
According to builder activity data, national builders (D.R. Horton, Lennar, Meritage, KB Home) dominate the sub-$400,000 segment while local and regional builders focus on the $400,000+ custom and semi-custom market. This builder segmentation means agents serving lower price points must compete with builder sales teams offering incentives (rate buydowns, closing cost credits), while higher-price-point agents face less direct builder competition, according to competitive landscape analysis.
Inventory by Area
| Area/Subdivision | Active Listings | Median Price | Builder Activity | Annual Sales |
|---|---|---|---|---|
| Vintage Oaks | 45 | $550,000 | Moderate (custom) | 120 |
| Veramendi | 65 | $380,000 | Heavy (production) | 250 |
| Mission del Lago area | 40 | $320,000 | Heavy (production) | 180 |
| Downtown/River area | 30 | $425,000 | Limited (infill) | 85 |
| Gruene area | 25 | $480,000 | Minimal | 65 |
| FM 306 corridor | 55 | $340,000 | Heavy (production) | 200 |
| Solms Road area | 45 | $295,000 | Moderate | 150 |
According to SABOR area-level data, Veramendi and the FM 306 corridor dominate builder activity with production homes in the $320,000-$400,000 range. Vintage Oaks and Gruene area command premium pricing due to established character and limited new supply. Downtown/River area inventory is constrained by geography and zoning, creating the tightest supply-to-demand ratio in the city, according to area comparison analysis.
According to Comal County building permit data, the Veramendi master-planned community alone is permitted for 3,800+ residential units at full buildout — enough inventory to sustain a decade of construction activity and establish an entirely new New Braunfels neighborhood, according to development planning records.
New Construction Pipeline
| Builder | Price Range | Annual Deliveries | Market Strategy |
|---|---|---|---|
| D.R. Horton | $250,000–$380,000 | 200-250 | Volume, affordability |
| Lennar | $280,000–$420,000 | 150-180 | Everything's Included |
| Meritage Homes | $300,000–$450,000 | 100-130 | Energy efficiency |
| KB Home | $260,000–$380,000 | 80-100 | Personalization |
| Scott Felder Homes | $350,000–$550,000 | 40-60 | Semi-custom Texas |
| Custom Builders (various) | $450,000–$1.5M+ | 60-80 | Full custom |
According to Comal County permit data, the top 5 production builders deliver approximately 600-700 homes annually in New Braunfels — representing the majority of the 35% new construction share. This concentrated builder activity means resale agents must track builder pricing, incentive changes, and inventory levels as actively as they track MLS resale inventory, according to builder market analysis.
Should buyers choose new construction or resale in New Braunfels? According to comparative analysis, new construction offers predictable pricing, builder warranties, and modern floor plans but typically sits in newer subdivisions farther from downtown and rivers. Resale homes offer established neighborhoods, mature landscaping, and proximity to New Braunfels' character areas (downtown, Gruene, river access) at comparable or lower per-square-foot costs, according to buyer decision analysis. US Tech Automations buyer matching workflows compare resale and new construction options side-by-side, ensuring clients see the full market picture.
Absorption Rate Analysis
| Month | New Listings | Closed Sales | Absorption Rate | Net Inventory Change |
|---|---|---|---|---|
| January | 150 | 145 | 97% | -5 |
| March | 210 | 200 | 95% | -10 |
| May | 230 | 220 | 96% | -10 |
| July | 195 | 175 | 90% | +20 |
| September | 180 | 170 | 94% | +10 |
| November | 160 | 155 | 97% | -5 |
According to SABOR monthly data, New Braunfels maintains absorption rates above 90% year-round — the market absorbs nearly every home that enters inventory. The slight July dip (90%) reflects seasonal listing increases without corresponding buyer activity increases, but even this "low" point exceeds most Texas markets' peak absorption, according to absorption trend analysis.
Historical Inventory Trends
| Year | Annual Sales | Avg. Monthly Inventory | Months Supply | New Const. % |
|---|---|---|---|---|
| 2021 | 2,400 | 280 | 1.4 | 38% |
| 2022 | 2,100 | 380 | 2.2 | 36% |
| 2023 | 1,900 | 520 | 3.3 | 34% |
| 2024 | 2,050 | 540 | 3.2 | 35% |
| 2025 | 2,200 | 520 | 2.8 | 35% |
According to SABOR historical data, New Braunfels' inventory has normalized from the extreme scarcity of 2021 (1.4 months) to a more functional but still below-balanced 2.8-3.8 months of supply. Annual transactions are recovering toward the 2021 peak of 2,400, indicating that the demand fundamentals remain strong — the 2022-2023 slowdown was interest-rate-driven rather than demand-driven, according to volume trend analysis.
Is New Braunfels overbuilt? According to supply-demand analysis, despite the 35% new construction share, New Braunfels' sub-4-month supply indicates the market is absorbing new inventory as fast as it arrives. The city's continued population growth (3-5% annually) creates demand that builder activity struggles to satisfy, particularly in the sub-$325,000 segment, according to equilibrium modeling.
Demographic Growth Context
| Growth Indicator | New Braunfels TX | Comal County | SA Metro |
|---|---|---|---|
| Population (2025) | 105,000 | 185,000 | 2,650,000 |
| Population (2010) | 36,000 | 108,000 | 2,150,000 |
| 15-Year Growth Rate | +192% | +71% | +23% |
| Median Household Income | $78,000 | $82,000 | $58,200 |
| Median Age | 36.5 | 38.2 | 34.2 |
| College Degree or Higher | 35% | 38% | 28% |
According to Census Bureau data, New Braunfels' 192% population growth dwarfs every other San Antonio metro community — and most Texas cities regardless of metro. This growth pace means the city adds approximately 4,000-5,000 new residents annually, requiring 1,500-2,000 housing units per year (including apartments) to maintain pace with demand, according to population projection analysis.
Why is New Braunfels growing so fast? According to demographic analysis, New Braunfels benefits from a convergence of growth drivers unavailable to any single competitor: I-35 corridor dual-metro access (San Antonio and Austin), Hill Country lifestyle and river recreation, strong school districts (both Comal ISD and NBISD), and relative affordability versus Austin ($365,000 vs. Austin's $500,000+ median). No other Texas community combines all five factors, according to comparative growth analysis.
Commission and Agent Economics
| Commission Metric | New Braunfels TX | Comal County | SA Metro |
|---|---|---|---|
| Average Commission Rate | 5.15% | 5.1% | 5.2% |
| Agent-Side Commission | 2.58% | 2.55% | 2.6% |
| Commission per Transaction | $9,417 | $9,100 | $7,150 |
| Licensed Agents (Area) | 220 | — | 8,500 |
| Agents Closing 6+/Year | 55 (25%) | — | 25% |
According to SABOR and TREC data, New Braunfels' $9,417 median commission and 2,200 annual transactions create a $20.7 million total commission pool — the deepest among San Antonio's suburban markets outside Stone Oak. The 55 productive agents (25% of licensed) indicate a professional, competitive market where expertise and systems differentiate successful agents, according to agent economics analysis.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Single Area Focus (800 homes) | $900 | 5–8 | $47,085–$75,335 |
| Multi-Area (2,500 homes) | $2,200 | 15–22 | $141,255–$207,170 |
| New Braunfels Dominant | $4,000 | 30–40 | $282,510–$376,680 |
Property Tax Context
| Taxing Entity | Rate per $100 | Annual Tax on $365,000 Home |
|---|---|---|
| City of New Braunfels | $0.4480 | $1,635 |
| Comal County | $0.3150 | $1,150 |
| Comal ISD / NBISD | $1.1500–$1.2200 | $4,198–$4,453 |
| ESD #4 | $0.1000 | $365 |
| Total Effective Rate | $2.01–$2.08 | $7,348–$7,603 |
According to Comal County Tax Assessor records, New Braunfels' $2.01-$2.08 effective rate is among the lowest in the San Antonio metro — a competitive advantage versus San Antonio proper ($2.35+) that agents should quantify in buyer consultations. The split between Comal ISD and New Braunfels ISD creates zone-specific tax variations that affect property values, according to tax comparison analysis.
Rental Market and Investment Context
| Rental Indicator | New Braunfels TX | SA Metro | Texas |
|---|---|---|---|
| Median Rent (3BR SFH) | $1,850 | $1,650 | $1,800 |
| Rent YoY Change | +4.0% | +3.2% | +3.5% |
| Rental Vacancy Rate | 4.8% | 6.0% | 6.5% |
| Rent-to-Price Ratio | 0.61% | 0.72% | 0.71% |
| Short-Term Rental Activity | Significant | Low | Moderate |
According to rental market data, New Braunfels' tourism economy (Schlitterbahn, river tubing, Gruene Hall) creates a short-term rental dynamic that most San Antonio suburbs lack. Guadalupe River and downtown properties generate significant Airbnb/VRBO revenue that affects pricing, investor interest, and HOA regulation discussions. Agents who understand both long-term and short-term rental economics advise investor clients more completely, according to rental market analysis.
Is New Braunfels good for Airbnb investment? According to short-term rental data, properties within walking distance of the Comal River, Gruene, or downtown can generate $35,000-$55,000 in annual gross rental revenue — but city regulation, HOA restrictions, and seasonal demand variations create risk that agents should honestly communicate. Year-round long-term rentals offer more predictable returns at lower management intensity, according to STR comparison analysis.
USTA Platform Comparison for New Braunfels
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| New Construction Tracking | Builder price/incentive alerts | No | No | No |
| Absorption Rate Dashboards | Monthly supply visualization | Basic | No | No |
| Builder vs. Resale Comparison | Side-by-side buyer tool | No | No | No |
| Rapid-Growth Market Alerts | Population-driven demand signals | No | No | No |
| School District Zone Mapping | Comal ISD vs. NBISD zones | No | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
How to Farm New Braunfels TX Effectively
Track builder pricing and incentives as rigorously as MLS inventory. According to market data, 35% of New Braunfels transactions are new construction — agents who ignore builder activity miss one-third of the market. US Tech Automations monitors builder price adjustments and incentive changes for automated client alerts.
Segment your farming by area and price tier rather than treating New Braunfels as one market. According to SABOR data, a $255,000 spread between Solms Road ($295,000) and Vintage Oaks ($550,000) means fundamentally different buyer profiles and marketing approaches.
Develop expertise in Comal ISD versus New Braunfels ISD zone boundaries and quality differences. According to TEA data, school district zoning affects property values and buyer decisions — agents who master zone maps gain competitive advantage.
Build a relocation pipeline targeting San Antonio and Austin metro buyers seeking value. According to buyer origin data, I-35 corridor accessibility makes New Braunfels the primary affordable alternative to both metros — cross-market marketing captures relocators early.
Create resale vs. new construction comparison content for buyer education. According to buyer survey data, the new construction decision is the most common buyer confusion point in New Braunfels — agents who clarify this decision build trust.
Monitor Schertz and Cibolo buyers who may consider New Braunfels for lifestyle and Hill Country character. Adjacent-community relationships expand the buyer pipeline.
Leverage river and recreation access in lifestyle marketing for downtown and Gruene-area properties. According to tourism data, the Comal and Guadalupe Rivers are New Braunfels' most distinctive lifestyle amenities — unique to this market versus suburban alternatives.
Track absorption rates monthly to advise sellers on pricing strategy and market timing. According to SABOR data, even small changes in monthly absorption (90% vs. 97%) signal pricing adjustments that data-informed agents communicate before competitors notice.
Develop relationships with production builder sales teams for buyer referrals when builder inventory doesn't match client needs. Builder teams frequently have qualified buyers whose requirements don't fit available floor plans — these are warm leads for resale agents.
Frequently Asked Questions
What is the median home price in New Braunfels TX?
According to SABOR data, New Braunfels' median home price is approximately $365,000, ranging from $250,000 production homes to $1 million+ custom Hill Country estates.
How much inventory is available in New Braunfels?
According to SABOR data, New Braunfels maintains approximately 520 active listings at any given time, representing 3.8 months of supply — below the balanced-market threshold, particularly in the sub-$325,000 segment.
What percentage of New Braunfels sales are new construction?
According to building permit and SABOR data, approximately 35% of New Braunfels residential transactions involve new construction — the highest builder share in the San Antonio metropolitan area.
How does New Braunfels compare to Schertz for housing?
According to comparative data, New Braunfels offers more diverse housing options (river properties, Hill Country estates, production homes) than Schertz, with a slightly higher median ($365,000 vs. $325,000) but stronger lifestyle amenities and character neighborhoods.
Is New Braunfels still growing?
According to Census Bureau data, New Braunfels has grown from 36,000 to 105,000 residents in 15 years (192% increase) and continues adding 3-5% population annually — sustaining housing demand that outpaces even aggressive builder activity.
What school districts serve New Braunfels?
According to TEA records, both Comal ISD and New Braunfels ISD serve different portions of the city, creating school-zone price differentials that informed agents communicate to buyers.
What are property taxes in New Braunfels TX?
According to Comal County records, New Braunfels' effective tax rate ranges from $2.01 to $2.08 per $100 depending on school district zone, producing annual taxes of $7,348-$7,603 on a $365,000 home.
How long do homes take to sell in New Braunfels?
According to SABOR data, the average days on market is 38 for resale homes, with sub-$325,000 properties selling in 22-28 days and $550,000+ properties averaging 55+ days.
Which New Braunfels neighborhoods are most desirable?
According to SABOR data, Gruene area, downtown/river area, and Vintage Oaks command the highest prices and lowest inventory — reflecting lifestyle premiums for river access, walkability, and Hill Country setting.
Is New Braunfels overbuilt?
According to supply-demand analysis, despite 35% new construction share, New Braunfels maintains below-balanced inventory (3.8 months supply) and 78%+ absorption rates — the market absorbs new inventory faster than most Texas communities of comparable size.
Conclusion: New Braunfels' High-Growth Inventory Opportunity
New Braunfels represents the San Antonio metro's highest-growth housing market — a city where 192% population growth over 15 years has created sustained demand that even 35% new construction share cannot fully satisfy. The 2,200 annual transactions, diverse price tiers, and multiple area sub-markets create farming opportunities for agents at every experience level.
The combination of below-balanced inventory (3.8 months), strong absorption (78%+), and ongoing population growth indicates that New Braunfels' housing supply deficit will persist through 2027. Agents who understand the builder competitive landscape and can advise buyers across both resale and new construction capture the full market opportunity.
US Tech Automations provides the new construction tracking, absorption rate monitoring, and builder-competitive marketing automation that New Braunfels' high-growth market demands. Start farming New Braunfels' expanding inventory opportunity today.
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