San Antonio Areas
New Braunfels, San Marcos
& Seguin
The towns past Schertz and Cibolo, up I-35 and out I-10 East: three county seats, a handful of large master-planned communities around New Braunfels, and new homes around Seguin from the $180,000s. Randolph is the closest installation from every one of them.
Questions about New Braunfels, San Marcos or Seguin? Call or text me at (919) 800-9870
This is the outer ring northeast and east of San Antonio: New Braunfels and San Marcos up I-35, and Seguin out I-10 East, across Comal, Guadalupe and Hays counties. For all of it, the nearest gate open 24/7 is Randolph's Lindsey Gate, about 18 miles by road from New Braunfels City Hall, 24 from Seguin's and 35 from San Marcos'. Builder base prices start around $185,000, and 2026 tax rates run about $1.39 to $2.46 per $100.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Comal County Tax Office · Guadalupe County Tax Office · Lennar · OpenStreetMap routing (OSRM)- Most of the big new communities are outside city limits. Veramendi and Mayfair sit just past New Braunfels' city line, Meyer Ranch and Vintage Oaks are in unincorporated Comal County, and Navarro Ranch is outside Seguin. Solms Landing in New Braunfels and D.R. Horton's two Seguin communities are inside a city.
- Water districts, the special districts that pay off a subdivision's water and sewer lines, move the bill more than anything else. Taxes on the same $400,000 homestead run about $285 a month in Vintage Oaks for 2026, $575 in Mayfair, $600 in Meyer Ranch and $645 in Navarro Ranch, after the standard homestead exemptions.
- New-home base prices start at about $185,000 in Navarro Ranch and $201,000 elsewhere around Seguin, about $287,000 in Mayfair, $340,000 in Meyer Ranch and $410,000 in Veramendi. Vintage Oaks is mostly custom homes on lots of an acre or more.
- Five main independent school districts (ISDs) split the area: New Braunfels ISD (Veramendi and much of the city), Comal ISD (Mayfair, Solms Landing, Meyer Ranch, Vintage Oaks), San Marcos CISD, Seguin ISD, and Navarro ISD on Seguin's north side.
- Randolph's Lindsey Gate is about 18 to 35 driving miles from every community on this page. Fort Sam Houston's BAMC/I-35 Gate is next, at about 25 to 43. Camp Bullis and Lackland sit across the metro, at 35 miles and up.
Where are New Braunfels, San Marcos
and Seguin?
Past the cities that ring Randolph. Keep going up I-35 beyond Schertz and Garden Ridge and you reach New Braunfels, then San Marcos, the next city toward Austin. Head east on I-10 instead, past the Schertz exits, and you reach Seguin. All three are county seats: New Braunfels for Comal County, San Marcos for Hays and Seguin for Guadalupe.
SH 46 is the road that ties the area together. West of New Braunfels it carries you out to Meyer Ranch and Vintage Oaks, and east of town it runs toward Seguin. SH 123 heads north out of Seguin past Navarro Ranch, and Loop 337 circles New Braunfels, with Veramendi on its west side. Most addresses are in ZIP codes 78130 and 78132 (New Braunfels), 78155 (Seguin) and 78666 (San Marcos).
Schertz, Cibolo, Universal City, Garden Ridge and Marion are a different area, with shorter drives to Randolph; they're on my Northeast / Randolph page. Bulverde, Spring Branch and Canyon Lake, up US-281 and farther out SH 46, are on my Hill Country page.
Mailing addresses, county lines and the city's planning area
A New Braunfels address covers a lot of ground the city doesn't. Meyer Ranch and Vintage Oaks have New Braunfels addresses and sit miles outside the city. Veramendi and Mayfair are inside New Braunfels' extraterritorial jurisdiction, the band just outside the city where it reviews subdivision plans, but their homes pay no city tax. Navarro Ranch has a Seguin address and is outside Seguin's city limits.
New Braunfels itself crosses from Comal County into Guadalupe County, so a home there is appraised by one district or the other. The appraisal record for the address settles both questions: it names every unit that taxes the home, and a record with no city on it means no city limits either.
Wondering whether the extra miles out here pay off?
The San Antonio Relocation Guide has a section on whether the Hill Country or I-35 is worth the longer drive, along with how Texas property taxes stack up against having no state income tax.
Get the Relocation GuideIs the I-35 and I-10 East ring right for you?
You'll probably like it out here if you're after:
- A town with its own downtown, river and county courthouse, rather than another San Antonio suburb
- Randolph or Fort Sam Houston as your installation, or a job up I-35 toward Austin
- New construction across a wide price range, from the $180,000s around Seguin to custom homes on an acre or more west of New Braunfels
- A pool, trails or a clubhouse in the neighborhood, as in Veramendi, Meyer Ranch, Vintage Oaks and Navarro Ranch
- A lower tax bill in the communities with no water district, in exchange for county services instead of a city's
Which communities are near New Braunfels and Seguin,
and who is building there?
Builders are selling new homes in all nine places in the table below: the three cities, five planned communities around New Braunfels, and Lennar's Navarro Ranch north of Seguin.
Every "from" price below is the cheapest plan a builder offers on a standard lot. Lot premiums and upgrades push a home above that number, and incentives can bring part of it back down. A "45-foot series" is a set of plans drawn for homesites about 45 feet wide; wider series cost more.
When the table says "unincorporated" or "outside city limits," the home belongs to no city. Its bill has no city line; Comal or Guadalupe County looks after the roads and the sheriff patrols, and in Comal County an emergency services district pays for fire and ambulance.
| Community | City or county | School district | Building now? |
|---|---|---|---|
| New Braunfels | City of New Braunfels | New Braunfels ISD or Comal ISD | Yes, in several subdivisions |
| Veramendi | Outside New Braunfels city limits | New Braunfels ISD | Yes, from about $410,000; age-restricted section from about $328,000 |
| Solms Landing | Inside New Braunfels | Comal ISD | Yes, from the $420,000s |
| Mayfair | Outside New Braunfels city limits | Comal ISD | Yes, from about $287,000 |
| Meyer Ranch | Unincorporated Comal County | Comal ISD | Yes, from about $340,000 |
| Vintage Oaks | Unincorporated Comal County | Comal ISD | Yes, mostly custom builds |
| San Marcos | City of San Marcos (Hays County) | San Marcos CISD; Hays CISD in part | Yes, in several subdivisions |
| Seguin | City of Seguin (Guadalupe County) | Seguin ISD; Navarro ISD in part | Yes, from about $201,000 |
| Navarro Ranch | Outside Seguin city limits | Navarro ISD | Yes, from about $185,000 |
New Braunfels
The city has a page of its own covering Gruene, downtown, the Comal and Guadalupe rivers and how its two school districts divide the map. The communities below are the big ones on its edges, and most of them are just outside the city line.
Veramendi
About 2,400 acres on the west side of New Braunfels, where Loop 337 meets SH 46, with homes from about 2019 on. Its amenity center, The Ledge, pairs a large pool with a splash pad, and the plan sets aside 480 acres of parks and open space with about 10 miles of trails. Veramendi Elementary is inside the community. Its homes are outside New Braunfels city limits, and some sections, not all, also pay a water improvement district.
Builders selling now: DRB Homes from about $410,000, Beazer Homes from about $460,000 on 40-foot homesites, Perry Homes from the $490,000s (45-foot), $540,000s (50-foot) and $630,000s (60-foot), Drees Homes from about $580,000, and Highland Homes from the $700,000s on 70-foot homesites and about $1.37 million on homesites of half an acre or more. Coventry Homes is building there too and quotes prices by phone. Del Webb New Braunfels at Veramendi is a 55-and-older age-restricted section, with homes from about $328,000.
Solms Landing
A smaller mixed-use development off FM 1101 on New Braunfels' east side, inside the city limits, with homes from about 2021 on. City services come with it. The whole development sits in the Solms Landing public improvement district, which can bill an assessment on top of property taxes; get the yearly figure in writing before you sign. Perry Homes is building its 45-foot series from the $420,000s, with plans of about 1,600 to 2,600 square feet.
Mayfair
SouthStar's community of about 1,900 acres on I-35, on the northeast side of New Braunfels. The plan calls for more than 300 acres of parks and 35 miles of trails, and a commercial district, Midtown Mayfair, is taking shape. Its home sections are just outside the city limits, inside a water improvement district. Comal ISD opened Mayfair Elementary inside the community, and a Comal ISD middle school is slated for fall 2027. The first homes were finished around 2024.
Builders selling now: Scott Felder Homes from about $287,000, D.R. Horton from about $309,000, David Weekley Homes from the $370,000s and $390,000s, Perry Homes from the $470,000s (50-foot) and $600,000s (60-foot), and Highland Homes from the $500,000s, with larger series from the $660,000s and $920,000s.
Meyer Ranch
More than 700 acres on SH 46 west of New Braunfels, in unincorporated Comal County behind a gated entrance. The Haus, its amenity center, covers about 2.5 acres with a resort-style pool, splash pad, fitness center and four-hole putting green, and homesites come in 45-, 50-, 55- and 60-foot widths. The whole community is in the Meyer Ranch Municipal Utility District. DRB Homes is building from about $340,000 in its Enclave series and $365,000 in its Premier series, Chesmar Homes from about $382,000, David Weekley Homes from about $417,000 and Scott Felder Homes from about $480,000.
Vintage Oaks
SouthStar's 3,900-acre community west of New Braunfels, where every homesite is an acre or more, in both gated and non-gated sections. More than 800 owners have built there. The amenities run big: a Tuscan-style clubhouse, four pools, a lazy river, a fitness club and about five miles of trails. Most buyers purchase a homesite and build with one of the custom builders working in the community; Perry Homes also builds on one-acre homesites from about $1 million. It's in unincorporated Comal County, with no MUD or water district on the tax bill.
San Marcos
The Hays County seat and home of Texas State University, the farthest city up I-35 on this page. My San Marcos page walks through La Cima, Blanco Vista, Trace and the streets around campus and the river.
Seguin
Guadalupe County's seat, on I-10 East, and one of the faster-growing towns around San Antonio: an estimated 41,048 people in July 2025, up from about 29,500 in 2020. Central Seguin is in Seguin ISD, while D.R. Horton's two communities on the north side, inside the city, are in Navarro ISD.
Those two are Swenson Heights, off Cordova Road, from about $231,000, and Navarro Fields, off SH 123 near I-10, from about $249,000. Lennar sells in Seguin as well as in Navarro Ranch: Guadalupe Heights, on Wolf Crest Boulevard, from about $201,000, and Ridge View Estates, near downtown, from about $208,000.
Navarro Ranch
Lennar's master-planned community north of Seguin, reached by SH 123, with a clubhouse, a pool and a park. It has a Seguin address but sits outside the city limits, inside the Lone Oak Farm Municipal Utility District. Lennar sells seven collections here, with base prices from about $185,000 up to about $420,000. Nobody else on this page starts that low.
Every planned community above has an HOA, and few builders publish the dues. Before you commit, get three numbers: the monthly or yearly dues, the transfer fee at closing, and the rate of any water district or PID assessment on that particular lot.
Because builders are still selling in every community above, a house you resell within a few years would sit on the market next to their brand-new homes, often with incentives attached. Buy with a longer hold in mind, or with a plan to lease it out when you leave.
Call me before you set foot in a builder's sales office. I arrange the model visits and come along, I do the negotiating, and the builder is the one who pays my commission. For everything that happens after the contract, see my new construction page.
Touring models in Veramendi, Mayfair or Meyer Ranch soon?
The New Construction Buyer Guide breaks down the builder's purchase agreement, the incentives you can ask for, and why a brand-new house still gets inspected at each stage.
Get the New Construction GuideSources
How far are New Braunfels, San Marcos and Seguin from Randolph,
the Medical Center and downtown?
Every place on this page is nearer to Randolph than to any other installation: its Lindsey Gate, which never closes, sits 18 to 35 miles away by road. Fort Sam Houston comes next. Camp Bullis and Lackland are across the metro, 35 miles or more. Both tables below round to the nearest mile.
| Community | Randolph (Lindsey Gate) | Fort Sam Houston (BAMC/I-35 Gate) | Camp Bullis (main gate) | Lackland (Luke East Gate) |
|---|---|---|---|---|
| New Braunfels (City Hall) | 18 mi | 25 mi | 37 mi | 42 mi |
| Veramendi | 19 mi | 27 mi | 38 mi | 44 mi |
| Solms Landing | 21 mi | 29 mi | 40 mi | 45 mi |
| Meyer Ranch | 21 mi | 29 mi | 35 mi | 45 mi |
| Vintage Oaks | 22 mi | 29 mi | 35 mi | 45 mi |
| Seguin (City Hall) | 24 mi | 30 mi | 51 mi | 44 mi |
| Mayfair | 24 mi | 32 mi | 43 mi | 49 mi |
| Navarro Fields | 26 mi | 32 mi | 53 mi | 46 mi |
| Swenson Heights | 27 mi | 33 mi | 47 mi | 48 mi |
| Navarro Ranch | 29 mi | 37 mi | 48 mi | 51 mi |
| San Marcos (City Hall) | 35 mi | 43 mi | 55 mi | 60 mi |
Three routes cover nearly all of it. From New Braunfels, Veramendi, Solms Landing, Mayfair and San Marcos, you head south on I-35 to FM 3009, then take FM 78 to the gate. Meyer Ranch and Vintage Oaks skip I-35 entirely: SH 46 to FM 3009, then FM 78. From Seguin and its newer subdivisions, it's I-10 West, then FM 1518 to FM 78. Navarro Ranch is the exception, heading over to SH 46 and I-35 instead. For each installation's gates, visitor center and on-base housing, see my Randolph page and my Fort Sam Houston page.
How far are New Braunfels, San Marcos and Seguin from the Medical Center and the airport?
Of the three cities, New Braunfels has the shortest drives: about 34 miles to the Medical Center, 32 to downtown and 27 to the airport. From Seguin, downtown is the easier trip, about 35 miles, while the Medical Center is closer to 45. If the job is in one of the three cities instead, New Braunfels City Hall is about 20 miles from San Marcos City Hall and about 17 from Seguin's.
| Community | Medical Center (University Hospital) | Downtown (City Hall) | Airport (SAT) |
|---|---|---|---|
| New Braunfels (City Hall) | 34 mi | 32 mi | 27 mi |
| Veramendi | 36 mi | 34 mi | 28 mi |
| Meyer Ranch | 37 mi | 36 mi | 31 mi |
| Vintage Oaks | 37 mi | 36 mi | 31 mi |
| Solms Landing | 37 mi | 35 mi | 30 mi |
| Mayfair | 40 mi | 38 mi | 33 mi |
| Swenson Heights | 45 mi | 38 mi | 37 mi |
| Seguin (City Hall) | 45 mi | 35 mi | 40 mi |
| Navarro Ranch | 46 mi | 42 mi | 38 mi |
| Navarro Fields | 47 mi | 37 mi | 42 mi |
| San Marcos (City Hall) | 52 mi | 50 mi | 45 mi |
Right below this section I put live listings from New Braunfels, San Marcos and Seguin, so you can see what houses are actually asking this week, not just where a builder's plans start.
(SEP 27, 2026 - OCT 27, 2026)
What are property taxes in New Braunfels,
San Marcos and Seguin?
For 2026, about $1.39 to $2.46 per $100 of taxable value across the communities on this page. The county, the city (if any), the school district and any water district on the subdivision set the number for a given house. These terms come up on almost every bill out here:
- Homestead: a house you own and occupy as your primary home. Texas lets each taxing unit exempt part of a homestead's value; investment and vacation properties don't qualify.
- ESD (emergency services district): outside a city, this line pays for fire protection and ambulances in place of a city tax. Some areas pay two, one for fire and one for EMS. The Comal County ESDs on these bills (ESD 2, 3 and 7) give no homestead exemption.
- MUD (municipal utility district) and WID (water improvement district): districts formed under the Texas Water Code that repay the cost of a development's water lines, sewer and drainage. Each taxes the full value of the home, with no homestead exemption, so a $0.95 district adds about $3,800 a year on a $400,000 house. The City of New Braunfels line on that same house, after its 20% exemption, comes to about $1,330.
- PID (public improvement district): a district that bills an assessment, separate from the tax rate, to pay for improvements in one development. Solms Landing has one.
Comal ISD also gives a local 20% homestead exemption on top of the $140,000 every district gives, so its rows below come out lower than the rate alone would suggest.
Here's the same $400,000 house, taxed as a homestead in each setting.
| Where the home is | 2026 rate per $100 | Where you'll see it | Yearly tax, $400,000 homestead | Per month |
|---|---|---|---|---|
| Unincorporated Comal County, Comal ISD, ESD 2 and ESD 3 | $1.506080 | Vintage Oaks | About $3,410 | About $285 |
| Outside New Braunfels, New Braunfels ISD, ESD 7 | $1.391153 | Veramendi sections with no water district | About $3,870 | About $320 |
| City of New Braunfels, Comal ISD | $1.795428 | Solms Landing (its PID assessment comes on top) | About $4,240 | About $355 |
| City of New Braunfels, New Braunfels ISD | $1.758328 | Downtown and much of central New Braunfels | About $5,000 | About $415 |
| City of Seguin, Seguin ISD | $1.961500 | Central Seguin | About $6,310 | About $525 |
| City of San Marcos, San Marcos CISD | $1.951400 | Most of San Marcos | About $6,440 | About $535 |
| City of Seguin, Navarro ISD | $2.047400 | Swenson Heights, Navarro Fields | About $6,530 | About $545 |
| Outside New Braunfels, Comal ISD, ESD 7, WID No. 3A | $2.378253 | Mayfair | About $6,900 | About $575 |
| Outside New Braunfels, New Braunfels ISD, ESD 7, WID No. 1A | $2.181153 | Veramendi sections in WID No. 1A | About $7,030 | About $585 |
| Unincorporated Comal County, Comal ISD, ESD 2 and ESD 3, Meyer Ranch MUD | $2.456080 | Meyer Ranch | About $7,210 | About $600 |
| Outside Seguin, Navarro ISD, Lone Oak Farm MUD | $2.348000 | Navarro Ranch | About $7,740 | About $645 |
The monthly figures cover property tax only. Homeowners insurance and HOA dues come on top, so ask for an insurance quote as soon as a house makes your list.
The yearly column assumes each unit's general homestead exemption. Comal County takes 20% off, its road fund 20% plus $3,000, the City of New Braunfels 20%, New Braunfels ISD $140,000 and Comal ISD 20% plus $140,000. In Guadalupe County, Seguin ISD and Navarro ISD take $140,000, the county takes $5,000 at this price and its road fund $8,000, and the City of Seguin offers no general homestead exemption. In San Marcos, the school district takes $140,000, the city $15,000 and Hays County $5,000. The ESDs, MUDs and WIDs take nothing off.
Keep the house as a rental once you move and live somewhere else, and those exemptions drop away. In Mayfair, the same $400,000 house would go from about $6,900 a year to about $9,510.
More about the taxing units on these bills
Every Comal County home pays Comal County ($0.273000) and its lateral road fund ($0.032015). Guadalupe County homes pay the county ($0.296400) and its lateral road fund ($0.052900). San Marcos homes pay Hays County ($0.409700). School districts for 2026: New Braunfels ISD $1.037700, Comal ISD $1.074800, San Marcos CISD $0.890200, Hays CISD $1.140000, Seguin ISD $1.082800 and Navarro ISD $1.168700. Cities: New Braunfels $0.415613, San Marcos $0.651500 and Seguin $0.529400.
Outside the cities, Comal County ESD 7 is $0.048438, ESD 2 is $0.059030 and ESD 3 is $0.067235. The water districts: Comal County WID No. 1A $0.790000, WID No. 3A $0.950000, Meyer Ranch MUD $0.950000 and Lone Oak Farm MUD $0.830000. Some of Veramendi's newer sections sit inside other Veramendi water districts that levy nothing for 2026 but can start later.
Seguin ISD's 2026 rate of $1.082800 is pending a voter-approval election on November 3, 2026. If voters turn it down, the district's rate drops to its lower voter-approval rate, so check the result for any Seguin ISD home.
Lakefront homes on Lake Dunlap, Lake McQueeney and Lake Placid, between New Braunfels and Seguin, also pay a lake water district: $0.200000, $0.363000 and $0.999000 for 2026.
To see every unit on a specific home, with this year's rates, search the address on the county's truth-in-taxation site: Comal, Guadalupe or Hays. For a lot too new to have a record, get the builder to list the districts in writing before you sign.
Buying a house the builder just finished? Its first tax bill may be based on a bare lot or a partial build as of January 1, so it can look low. Use the full rate on the full price when you plan your payment.
More about homestead and disabled veteran exemptions
After you move in, send Form 50-114 to the appraisal district for that county: Comal Appraisal District, Guadalupe Appraisal District or Hays Central Appraisal District.
The start date hinges on what the seller claimed. A seller's homestead exemption normally rides out the calendar year, and yours takes over the next January; file by April 30. A builder, or any seller without one, leaves that year open, so your exemption can apply from closing through December if the form is in within a year of the purchase.
Beginning with your second homestead year, the appraised value may rise 10% a year at most, not counting improvements you make. At 65, or with a disability, the school district exemption rises by another $63,750 in New Braunfels ISD and another $60,000 in Comal ISD, San Marcos CISD, Seguin ISD and Navarro ISD.
A disabled veteran can file Form 50-135 to exempt part of one property's value, in steps tied to the VA rating: $5,000 (10 to 29%), $7,500 (30 to 49%), $10,000 (50 to 69%) or $12,000 (70 to 100%). With 100% disability compensation and a 100% or individual unemployability rating, the homestead is fully exempt, and the exemption continues for a surviving spouse who hasn't remarried.
Data current as of October 2026 · Sources: Comal County, 2026 tax rates for all taxing units · Comal County Truth in Taxation (WID No. 1A 2026 rate and property units) · Comal Appraisal District exemption schedule · Guadalupe County, 2026 tax rates · Guadalupe County Truth in Taxation (property units) · Guadalupe Appraisal District residential exemptions · Seguin ISD 2026 tax rate resolution · Hays Central Appraisal District, rates and exemptions · City of New Braunfels GIS (Solms Landing PID) · Texas Water Code · Texas Comptroller, exemptions · Texas Tax Code, Chapter 11 · Texas Tax Code §23.23 · Texas Comptroller, disabled veteran exemptions
A water district, a school district line or a city limit can sit between two houses on the same road out here. Confirm all three for the address before you make an offer.
Which school districts serve New Braunfels,
San Marcos and Seguin?
Five main districts, plus Hays CISD on San Marcos' north side. The city name on an address won't tell you which one: New Braunfels splits between two districts, and so does Seguin. Look up the street address before you fall for a house.
- New Braunfels ISD has 9,779 students, with three high schools (Long Creek, New Braunfels and Two Rivers) and two middle schools (New Braunfels and Oak Run). Its attendance zones page covers the current boundaries.
- Comal ISD is the big one, with about 30,000 students in 36 schools and a map that stretches across 589 square miles. Start from its school information page, which links the attendance zones and bus routes.
- San Marcos CISD serves most of San Marcos, and Hays CISD serves some neighborhoods on its north side. My San Marcos page lists the campuses.
- Seguin ISD serves central Seguin and the land around it, and posts a find-your-address map for its elementary zones.
- Navarro ISD, with its offices on SH 123 north of Seguin, has one elementary, one intermediate, one junior high and one high school, so for now, knowing the district tells you the campuses. A second elementary, Navarro South, is slated to open in August 2027 (navarroisd.us).
Texas posts a report card for every public campus at tea.texas.gov; look up the ones the district assigns to the address.
Data current as of October 2026 · Sources: New Braunfels ISD district profile · New Braunfels ISD schools · Comal ISD · Seguin ISD elementary boundaries · Navarro ISD · Comal County and Guadalupe County property records (district by address)
What is daily life like in New Braunfels,
San Marcos and Seguin?
Each of the three has its own center. Seguin's is the courthouse square on Court Street, with the Guadalupe River running just south of downtown. New Braunfels has downtown, Gruene and the spring-fed Comal River, and San Marcos has the Texas State campus and its own spring-fed river. From the planned communities outside town, most errands are a drive back in on SH 46, SH 123 or I-35.
Weekends lean toward the water. Between New Braunfels and Seguin, the Guadalupe River backs up into a chain of small lakes built between 1928 and 1932 and run by the Guadalupe-Blanco River Authority. New spillgates have brought Lake Dunlap, Lake McQueeney and Lake Placid back to their normal levels.
Shopping and groceries
- Seguin H-E-B, 1340 E. Court St., with a True Texas BBQ on site
- The shops and restaurants in New Braunfels and San Marcos, covered on my New Braunfels page and my San Marcos page
Parks and outdoors
- Max Starcke Park, Seguin, along the Guadalupe River: a golf course, pool, ball fields, pickleball courts, a dog park, walking trails, and a rodeo arena and coliseum
- Pools, splash pads and trails in the planned communities, which vary by HOA
Campus and culture
- Texas Lutheran University, 1000 W. Court St., Seguin
More about utilities
New Braunfels Utilities provides electric service in New Braunfels and in Veramendi, Solms Landing and Mayfair, and water and wastewater in the city, Veramendi and Solms Landing. Mayfair sits outside NBU's water service area, so confirm its water provider. In Seguin, San Marcos and the unincorporated communities, providers depend on the street; find out who serves the house from the builder or the listing, and line up service with each one before closing.
Data current as of October 2026 · Sources: H-E-B, Seguin · City of Seguin, Max Starcke Park map · Guadalupe-Blanco River Authority, Guadalupe Valley Lakes · Texas Lutheran University · City of New Braunfels GIS, NBU service areas · New Braunfels Utilities
Before you tour New Braunfels, San Marcos or Seguin
Settle these before you spend a weekend driving between New Braunfels, San Marcos and Seguin.
- The monthly payment once taxes are in. A pre-approval caps the loan; only you can say what payment feels right each month. On the same $400,000 house, taxes alone run from about $285 a month to about $645, depending mostly on whether a water district is on the lot.
- The school district at the exact address. If schools figure into your choice, look up the street, not the city name on the address.
- The HOA rule that would end it for you. Maybe it's a cap on leasing, no spot for the boat or RV, or a rule about fences or pets. Give me the list, and I'll get answers on each community before you spend a Saturday touring it.
- What the house must have, and what rules it out. An acre with room for a shop, or a smaller lot a short walk from the pool? One story or two? Sort the true deal-breakers from the nice-to-haves before the first showing.
- Your commute, timed for real. I-35 through New Braunfels and Schertz and I-10 out of Seguin carry a lot of traffic. Drive from the neighborhood to your gate or office on a weekday at the hour you'd really leave, then do the return trip at the end of the workday.
- Water, in and out of the house. Near the Comal, Guadalupe or San Marcos rivers or the lakes, check the address against FEMA's Flood Map Service Center before you offer. On an acre-plus lot, ask whether the home is on septic; if it is, plan a septic inspection.
What working with me looks like
in New Braunfels, San Marcos and Seguin.
My name is Tiffany Reed: REALTOR® at Real Broker, Military Relocation Professional (MRP), and someone who once bought a home without ever stepping inside it. That's why I'm particular about what a long-distance buyer sees and hears from me.
- Resales get vetted first. Before you see a resale, I collect the seller's disclosure and any inspection reports past owners ordered, and I pin down the age of the roof, the air conditioning and the water heater.
- Video tours. Can't get here yet? I'll take you through each house live on a video call.
- Builder homes. Bring me in before your first stop at any model. I book and attend those visits, take on the price, incentive, closing-cost and upgrade negotiation, follow construction, and attend every walkthrough with the inspection report, reviewing it in full with you. If you've toured a builder without me, say so; I'll find out whether the builder will still add me to your purchase.
- A future rental. If you expect to lease the house when orders come, I'll run rental comps on your top choices so the probable rent sits next to the mortgage payment.
- Financing. Need a lender, or one who handles VA loans? I'll make the introduction.
- From offer to keys. I draft the offer and handle the negotiation, set up whatever inspections the house calls for, and meet you at the house for one last look before closing day.
Questions buyers ask about
New Braunfels, San Marcos and Seguin
How many miles is New Braunfels from Randolph AFB?
Measured from New Braunfels City Hall, the drive to Randolph's Lindsey Gate is about 18 miles; from Veramendi it's about 19, and from Mayfair about 24. The BAMC/I-35 Gate at Fort Sam Houston is roughly 25 miles from City Hall. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Is Veramendi inside New Braunfels city limits?
Its homes aren't. They sit just outside the city line, so there's no city tax; Comal County ESD 7 covers fire and EMS, and New Braunfels ISD serves the schools. Some sections also pay Comal County WID No. 1A, $0.79 per $100 for 2026, and some don't, so check the lot.
Is Del Webb at Veramendi a 55+ community?
Yes. Del Webb New Braunfels at Veramendi is 55-and-older age-restricted housing, with homes from about $328,000. The other builders in Veramendi sell homes without an age restriction.
What school district is Mayfair in?
Comal ISD. Mayfair Elementary is inside the community, and Comal ISD has a middle school slated to open there in fall 2027. Confirm the campuses for the specific address with the district.
How much are property taxes in Meyer Ranch?
$2.456080 per $100 for 2026, including the Meyer Ranch MUD at $0.95. On a $400,000 home you live in, that works out to about $7,210 a year, or about $600 a month, after the homestead exemptions.
How far is Seguin from San Antonio?
About 35 miles by road from Seguin City Hall to San Antonio City Hall, by way of I-10. For military drives, Seguin sits about 24 miles from Randolph's Lindsey Gate and about 30 from the BAMC/I-35 Gate at Fort Sam Houston. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Should I buy near New Braunfels or Seguin on a short assignment?
Often, yes. Owning a house you can lease out after your next PCS is one real upside. Whatever VA entitlement you haven't used travels with you for the next purchase; at that point the lender may ask for money down, based on the entitlement remaining and that county's limit. Where it tends to go wrong is a sale two years in, because the costs of buying plus the costs of selling usually outrun what the house has gained. Builders are also still selling new homes in every community on this page, and your listing would be measured against their inventory and incentives. Plan on a longer hold, or on being a landlord for a while. Every situation is different, so talk it through with me before you decide.
Data current as of October 2026 · Sources: Comal County Truth in Taxation · Del Webb · Comal ISD, Mayfair Elementary · D.R. Horton, Mayfair (middle school timing) · U.S. Department of Veterans Affairs, VA loan limits and entitlement
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