3116 Dispatch Dr · New Braunfels, TX
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
Why this score? — see what drove the D+ grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- ARV discount +15.0/15.0
- Cash flow +11.3/30.0
- Condition / age +5.0/5.0
- Schools +4.9/10.0
- Livability +4.2/5.0
- 1% rule +3.8/10.0
- DSCR +3.3/10.0
- Rent growth +2.0/5.0
- Appreciation +0.0/10.0
$240,999
3116 Dispatch Dr · New Braunfels, TX 78130
4 bd · 2.5 ba · 1,891 sqft · SingleFamily
· 131 Days on market
Built 2026
4,791 sqft lot
2-car garage
$127/sqft
· 28% below area
Est $334k · 28% under
$100/mo HOA · 5% of rent
↓ 17% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.
Key facts
- Central game room
- Attached bathroom
- Walk-in closet
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $241k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $228k (5.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (12.0% below list).
- Recommended offer: $212k (12.0% below list) — sets the bar for 1% rule.
- Cap rate 5.8% vs local median 3.3% in New Braunfels — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 83/100 on livability (#9 in TX, #925 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
- Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Freiheit El (math 37% / reading 43%, grade F, #1,514 of 4,322 statewide, top 36%, 910 students, 55% FRL); Canyon Middle (math 48% / reading 44%, grade D+, #462 of 1,662 statewide, top 28%, 1,175 students, 47% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL).
- Market conditions: Rents soft (-2.0%/yr); 2782 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
- This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
- Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 131 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Recommended offer
$212,065
(12.0% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.
Investment metrics
- 1% rule
- 0.88% ✗
- Cap rate
- 5.84%
- Cash-on-cash
- -1.60%
- DSCR
- 0.93
- GRM
- 9.5
CMA / ARV
- ARV (median comp)
- $334,010
- List price
- $240,999
- Delta
- -27.85%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1340 Apron Trl | 0.13mi | 4/3.0 | 2,024 (+7%) | 4mo | $262,999 | $130 | 77 |
| 3132 Dispatch Dr | 0.00mi | 4/2.0 | 1,667 (-12%) | 2mo | $224,999 | $135 | 76 |
| 3105 Climb Dr | 0.07mi | 4/2.0 | 1,667 (-12%) | 0mo | $226,499 | $136 | 75 |
| 3016 Trumpet Vine | 0.44mi | 4/2.0 | 1,937 (+2%) | 1mo | $355,820 | $184 | 72 |
| 968 Heartseed Ave | 0.47mi | 4/2.0 | 1,937 (+2%) | 3mo | $328,920 | $170 | 69 |
| 967 Bluegrass Pt | 0.49mi | 4/2.0 | 1,937 (+2%) | 3mo | $354,820 | $183 | 68 |
| 924 Heartseed Ave | 0.55mi | 4/2.5 | 1,824 (-4%) | 3mo | $299,520 | $164 | 66 |
| 953 Heartseed Ave | 0.48mi | 4/3.0 | 2,029 (+7%) | 4mo | $335,690 | $165 | 60 |
| 963 Bluegrass Pt | 0.50mi | 3/2.0 (-1) | 1,776 (-6%) | 2mo | $304,910 | $172 | 58 |
| 942 Bluegrass Pt | 0.55mi | 4/3.0 | 2,029 (+7%) | 4mo | $344,730 | $170 | 57 |
| 3137 Mountain Mint | 0.48mi | 4/3.0 | 2,081 (+10%) | 4mo | $297,000 | $143 | 56 |
| 949 Heartseed Ave | 0.49mi | 4/3.0 | 2,081 (+10%) | 3mo | $323,500 | $155 | 56 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -22.5%
- Equity multiple
- 0.25×
- Total profit
- $-50,917
- Equity at exit
- $35,934
10-year hold
- IRR
- -27.8%
- Equity multiple
- -0.12×
- Total profit
- $-75,371
- Equity at exit
- $20,837
Cash invested: $67,480 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 87 Strongly Landlord-Friendly
- State Texas
- 87 Strongly Landlord-Friendly · R+5
- County
- — inherits STATE
- City
- — inherits STATE
3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 57 active · 46 under contract
- Months of supply
- 7.6 mo (13%/mo absorbed)
- Median asking
- $330,490 ($166/sqft)
- Median days on market
- 94 d
- This list price
- 9% of active listings are priced below it
- ARV vs active asking
- +6.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78130
- Rents YoY
- -2.0%
- Active inventory
- 2782
- Price-to-rent
- 9.5×
Monthly cashflow live
↻
- Estimated rent
- $2,121 high interval (Pro) →
- Mortgage (P&I)
- −$1,264
- Tax est. 1.5%
- −$301 /mo · $3,615/yr
- Insurance
- −$100
- HOA
- −$100
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$445
- Net cashflow
- $-90
Break-even live
Break-even rent
$2,235
Max offer price
$227,950
Occupancy floor
99%
Sensitivity live
| Price | -10% $76 | -5% $-7 | +0% $-90 | +5% $-173 | +10% $-257 |
|---|---|---|---|---|---|
| Rent | -10% $-258 | -5% $-174 | +0% $-90 | +5% $-6 | +10% $77 |
| Rate | -1.0pp $31 | -0.5pp $-29 | base $-90 | +0.5pp $-153 | +1.0pp $-216 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $60,250
- Closing costs
- $7,230
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 37 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1304 Apron Trl New Braunfels, TX | 4.0 | 3.0 | 2024 | $2,200 | $1.09 | 3d | 1 | 0.17mi |
| 1304 Apron Trl New Braunfels, TX | 4.0 | 3.0 | 2024 | $2,300 | $1.14 | 40d | 1 | 0.17mi |
| 1033 Windflower New Braunfels, TX | 4.0 | 2.5 | 2335 | $2,300 | $0.99 | 40d | 1 | 0.32mi |
| 940 Windflower New Braunfels, TX | 4.0 | 2.5 | 2335 | $2,495 | $1.07 | 24d | 1 | 0.45mi |
| 956 Heartseed Ave New Braunfels, TX | 4.0 | 2.5 | 2284 | $2,200 | $0.96 | 117d | 1 | 0.46mi |
| 945 Heartseed Ave New Braunfels, TX | 4.0 | 2.5 | 1824 | $2,100 | $1.15 | 139d | 1 | 0.46mi |
| 3128 Prairie Smoke New Braunfels, TX | 3.0 | 2.0 | 1689 | $1,495 | $0.89 | 43d | 1 | 0.48mi |
| 951 Bluegrass Pt New Braunfels, TX | 3.0 | 2.0 | 1512 | $1,775 | $1.17 | 139d | 1 | 0.49mi |
| 936 Heartseed Ave New Braunfels, TX | 4.0 | 2.0 | 1776 | $2,000 | $1.13 | 139d | 1 | 0.49mi |
| 946 Bluegrass Pt New Braunfels, TX | 4.0 | 2.0 | 1776 | $1,895 | $1.07 | 112d | 1 | 0.51mi |
| 946 Bluegrass Pt New Braunfels, TX | 4.0 | 2.0 | 1776 | $1,895 | $1.07 | 139d | 1 | 0.51mi |
| 942 Bluegrass Pt New Braunfels, TX | 4.0 | 3.0 | 2029 | $2,350 | $1.16 | 86d | 1 | 0.52mi |
| 942 Bluegrass Pt New Braunfels, TX | 4.0 | 3.0 | 2029 | $2,350 | $1.16 | 112d | 1 | 0.52mi |
| 3237 Hyacinth New Braunfels, TX | 4.0 | 2.5 | 2559 | $2,245 | $0.88 | 29d | 1 | 0.65mi |
| 819 Bluegrass Pt New Braunfels, TX | 4.0 | 2.5 | 1824 | $1,995 | $1.09 | 0d | 1 | 0.66mi |
| 3224 Blue Lobelia New Braunfels, TX | 3.0 | 2.0 | 1513 | $1,850 | $1.22 | 0d | 1 | 0.67mi |
| 755 Steeplebush New Braunfels, TX | 3.0 | 2.0 | 1627 | $1,795 | $1.10 | 77d | 1 | 0.70mi |
| 759 Crested Iris New Braunfels, TX | 3.0 | 2.0 | 1512 | $2,300 | $1.52 | 84d | 1 | 0.74mi |
| 759 Crested Iris New Braunfels, TX | 3.0 | 2.0 | 1670 | $2,300 | $1.38 | 42d | 1 | 0.74mi |
| 753 Heartseed Ave New Braunfels, TX | 3.0 | 2.0 | 1501 | $1,795 | $1.20 | 4d | 1 | 0.76mi |
| 753 Heartseed Ave New Braunfels, TX | 3.0 | 2.0 | 1501 | $1,825 | $1.22 | 10d | 1 | 0.76mi |
| 2951 Water Lotus New Braunfels, TX | 3.0 | 2.0 | 1512 | $1,775 | $1.17 | 4d | 1 | 0.76mi |
| 735 Bluegrass Pt New Braunfels, TX | 3.0 | 2.0 | 1576 | $1,775 | $1.13 | 70d | 1 | 0.81mi |
| 2900 Farm to Market Road 1101 Unit 1101 New Braunfels, TX | 4.0 | 2.5 | 1874 | $1,649 | $0.88 | 80d | 1 | 0.82mi |
| 3162 Wild Iris New Braunfels, TX | 3.0 | 3.0 | 2029 | $1,900 | $0.94 | 7d | 1 | 0.83mi |
| 3146 Wild Iris New Braunfels, TX | 4.0 | 3.0 | 1916 | $1,895 | $0.99 | 5d | 1 | 0.83mi |
| 2985 Sweetroot Rd New Braunfels, TX | 3.0–4.0 | 2.0 | 1446 | $2,399 | $1.66 | 0d | 6 | 0.88mi |
| 3019 Farm to Market Road 1101 Unit 4x New Braunfels, TX | 4.0 | 2.0 | 1665 | $1,723 | $1.03 | 64d | 1 | 0.89mi |
| 3025 Farm to Market Road 1101 Unit 28NB-4-2 New Braunfels, TX | 4.0 | 2.0 | 1667 | $1,925 | $1.15 | 64d | 1 | 0.89mi |
| 3025 Farm to Market Road 1101 Unit 1101 New Braunfels, TX | 4.0 | 2.5 | 1665 | $1,699 | $1.02 | 119d | 1 | 0.89mi |
| 677 Creekside Way New Braunfels, TX | 1.0–4.0 | 1.0–4.0 | 1234 | $2,571 | $2.08 | 0d | 37 | 1.32mi |
| 1275 Grace Park Rd New Braunfels, TX | 4.0 | 2.0 | 1874 | $1,639 | $0.87 | 98d | 1 | 1.34mi |
| 686 Creekside Way New Braunfels, TX | 4.0 | 2.0 | 1875 | $1,635 | $0.87 | 87d | 1 | 1.36mi |
| 1216 Grace Park Rd New Braunfels, TX | 3.0–4.0 | 2.0–2.5 | 1673 | $1,995 | $1.19 | 0d | 12 | 1.43mi |
| 2980 Creek Bend Dr New Braunfels, TX | 3.0 | 1.0–2.0 | 1026 | $1,749 | $1.70 | 0d | 1 | 1.48mi |
| 625 Creekside Way Unit 314 New Braunfels, TX | 3.0 | 2.0 | 1537 | $2,181 | $1.42 | 29d | 1 | 1.50mi |
| 625 Creekside Way Unit 3294 New Braunfels, TX | 3.0 | 2.0 | 1537 | $2,224 | $1.45 | 93d | 1 | 1.50mi |
Property features AI
Finance
- Financial info
- Down payment resources available
- HOA & community
- Mandatory HOAHOA fee $300 quarterlyAssociation transfer fee $450
Exterior
- Parking
- 2-car garage
- Utilities
- Water system (Frontier)Sewer system (Frontier)Electric service (NBU)Gas service (Centric)Garbage service (Frontier)
- Home design
- Single-family home (new, builder: Lennar)Entry level: Lower-level masterSubdivision: Sky Ranch
- Construction
- Cement fiber exteriorComposition roofSlab foundationNew construction (approximate age 0)
- Exterior features
- Privacy fencePool access in communityPark/playground in communityOther community amenities
Interior
- Kitchen
- Stove/RangeDishwasherBreakfast barKitchen dimensions 7 x 6
- Bedrooms
- Master bedroom on lower level with walk-in closet and full bathBedroom 2: 11 x 11Bedroom 3: 11 x 11Bedroom 4: 11 x 13Master bedroom: 15 x 16
- Flooring
- CarpetingVinyl flooring
- Bathrooms
- Two full bathroomsOne half bathroomMaster bath with shower only (8 x 6)
- Heating & cooling
- Central heating (electric)Central air conditioning
- Interior features
- Two living areasOpen floor planBreakfast barGame roomUtility room insideCable TV availableLaundry on main levelWalk-in closets
- Laundry & utility
- Washer connectionDryer connectionLaundry on main levelUtility room inside
Listing history 50 events
-
2026-08-25days on market $240,999 Active 131 DOM
-
2026-08-24days on market $240,999 Active 130 DOM
-
2026-08-23days on market $240,999 Active 129 DOM
-
2026-08-22days on market $240,999 Active 128 DOM
-
2026-08-21days on market $240,999 Active 127 DOM
-
2026-08-20days on market $240,999 Active 126 DOM
-
2026-08-19days on market $240,999 Active 125 DOM
-
2026-08-18days on market $240,999 Active 124 DOM
-
2026-08-16days on market $240,999 Active 122 DOM
-
2026-08-15days on market $240,999 Active 121 DOM
-
2026-08-14statusdays on market $240,999 Active 120 DOM
-
2026-08-13days on market $240,999 Price Change 119 DOM
-
2026-08-12days on market $240,999 Price Change 118 DOM
-
2026-08-11days on market $240,999 Price Change 117 DOM
-
2026-08-10days on market $240,999 Price Change 116 DOM
-
2026-08-09days on market $240,999 Price Change 115 DOM
-
2026-08-08days on market $240,999 Price Change 114 DOM
-
2026-08-06days on market $240,999 Price Change 112 DOM
-
2026-08-05days on market $240,999 Price Change 111 DOM
-
2026-08-04days on market $240,999 Price Change 110 DOM
-
2026-08-03pricestatusdays on market $240,999 Price Change 109 DOM
-
2026-07-31days on market $241,999 Active 106 DOM
-
2026-07-30days on market $241,999 Active 104 DOM
-
2026-07-28days on market $241,999 Active 103 DOM
-
2026-07-26days on market $241,999 Active 101 DOM
-
2026-07-24statusdays on market $241,999 Active 99 DOM
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2026-07-23days on market $241,999 Price Change 98 DOM
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2026-07-22days on market $241,999 Price Change 97 DOM
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2026-07-21days on market $241,999 Price Change 96 DOM
-
2026-07-20days on market $241,999 Price Change 95 DOM
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2026-07-18days on market $241,999 Price Change 93 DOM
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2026-07-18days on market $241,999 Price Change 92 DOM
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2026-07-16days on market $241,999 Price Change 91 DOM
-
2026-07-15days on market $241,999 Price Change 90 DOM
-
2026-07-14days on market $241,999 Price Change 89 DOM
-
2026-07-14price $241,999 Price Change 88 DOM
-
2026-07-13days on market $241,499 Price Change 88 DOM
-
2026-07-13days on market $241,499 Price Change 87 DOM
-
2026-07-11days on market $241,499 Price Change 86 DOM
-
2026-07-10days on market $241,499 Price Change 85 DOM
-
2026-07-10price $241,499 Price Change 84 DOM
-
2026-07-09days on market $240,499 Price Change 84 DOM
-
2026-07-08price $240,499 Price Change 82 DOM
-
2026-07-07days on market $239,499 Price Change 82 DOM
-
2026-07-06days on market $239,499 Price Change 81 DOM
-
2026-07-05days on market $239,499 Price Change 80 DOM
-
2026-07-03days on market $239,499 Price Change 78 DOM
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2026-07-02price $239,499 Price Change 77 DOM
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2026-07-02days on market $242,499 Price Change 77 DOM
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2026-07-01days on market $242,499 Price Change 76 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,448
- − Mortgage interest
- −$13,500
- − Property taxes
- −$3,615
- − Insurance
- −$1,205
- − Repairs & maintenance
- −$2,036
- − Management
- −$2,036
- − HOA
- −$1,200
- − Depreciation
- −$7,011
- Taxable loss
- −$5,154
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,237
- After-tax cash flow
- $155/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 12 photos
100/100
None rehab
This home is move-in ready with excellent condition and modern features, making it an attractive investment opportunity.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
- Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
F
Composite school gradezoned avg 49/100
Zoned Schools
Elementary
Freiheit El
F
TX #1,514/4,322
Nat'l #19,354/41,679
Middle
Canyon Middle
D+
TX #462/1,662
Nat'l #4,433/14,009
High
Canyon H S
B-
TX #237/1,632
Nat'l #3,220/17,239
Schools (NCES district)
- District
- Comal ISD
- NCES district ID
- 4814730
- Math proficiency
- 57% ▼ -9.00%
- Reading proficiency
- 59% ▼ -2.00%
- Median HH income
- $74,792
- Composite
- 51.79/100
- National rank
- #1671
- State rank
- #58 of 826 in TX
A
Composite livability gradescore 83/100
Livability — New Braunfels
- Score
- 83/100
- State rank
- #9
- US rank
- #925
Category grades
Amenities A+
Commute F
Cost of living A
Crime A-
Employment B+
Housing A+
Health & safety A+
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Comal County · 175,637 people
- City population
- 144,962
- Metro
- San Antonio-New Braunfels, TX
- Population (ZIP)
- 104,009
- Household income
- $83,064
- Rent vs Own
- Severe rent burden
- 10% of renters
Population outlook (Comal County) Hauer SSP2
- Today (2025)
- 175,637 people
- By 2030
- 199,911 · +13.8%
- By 2040
- 249,436 · +42.0%
- By 2050
- 299,430 · +70.5%
- By 2075
- 423,857 · +141.3%
- By 2100
- 512,048 · +191.5%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Majority White (58%)
- Race & ethnicity
- White 58% Hispanic / Latino 37% Two or more races 19% Black 2%
- Hispanic origin (detail)
- Mexican 32%
- Common ancestry
- Romanian 2% Lithuanian 2% Slovak 2%
- Foreign-born
- 7% · Canada
- Languages at home
- 78% English-only · Spanish 20% German/W. Germanic 1%
Political lean MEDSL · Comal
- 2024 margin
- Solid R (+45.5) · D 26.8% · R 72.2%
- 2008→2024 swing
- +1.9pp toward D · 2008: -47.4pp · 2024: -45.5pp
- All cycles
- 2024: R+45.5 2020: R+42.7 2016: R+50.1 2012: R+54.1 2008: R+47.4
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -190.61%
- Current HPI
- 173.7128
- Rent YoY
- ▼ -1.97%
- Metro
- San Antonio-New Braunfels, TX
- State GDP YoY
- ▲ 3.95%
- F500 in state
- 110
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-17.0% since first listed15 events — show timeline
- 2026-06-30 Price Changed $242,499 LERA
- 2026-06-29 Price Changed $242,499 Zillow
- 2026-06-23 Price Changed $241,999 LERA
- 2026-06-22 Price Changed $241,999 Zillow
- 2026-06-16 Price Changed $241,499 LERA
- 2026-06-13 Price Changed $241,499 Zillow
- 2026-06-09 Price Changed $240,999 Zillow
- 2026-06-09 Price Changed $240,999 LERA
- 2026-06-08 Price Changed $241,999 Zillow
- 2026-06-04 Price Changed $238,999 LERA
- 2026-06-03 Price Changed $238,999 Zillow
- 2026-05-01 Listed $237,999 Zillow
- 2026-04-30 Price Changed $237,999 LERA
- 2026-04-18 Price Changed $263,999 LERA
- 2026-04-16 Listed $291,999 LERA
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…