3965 Prairie Creek Crk · New Braunfels, TX 78132

$259,900

3 bd · 3.0 ba · 1,937 sqft · SingleFamily public records · 181 Days on market

Built 2021 7,840 sqft lot $134/sqft · 22% below area Est $331k · 22% under $38/mo HOA · 2% of rent ↓ 25% since listing

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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 +6.7/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.9/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

Key facts

• Move-in ready
• Designer cabinets
• Granite countertops

Tags

• DESIGNER CABINETS
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• LARGE FENCED BACKYARD
• WATER SOFTENER SYSTEM
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (30.9% below list).
• Recommended offer: $180k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in New Braunfels — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents soft (-2.3%/yr); 1096 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 16% of the median local income ($135k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 181 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $179,561 (30.9% below list)

Questions for the listing agent

1. 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?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 12.1

CMA / ARV

• ARV (median comp): $331,343
• List price: $259,900
• Delta: -21.56%
• 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
3840 Swift Fox Rd	0.12mi	4/2.5 (+1)	1,867 (-4%)	1mo	$238,999	$128	80
732 Horsetail Ln	0.16mi	4/2.0 (+1)	1,904 (-2%)	4mo	$250,000	$131	77
3840 Northaven Trl	0.23mi	4/2.0 (+1)	1,904 (-2%)	1mo	$245,000	$129	77
726 Bee Ridge Pt	0.22mi	4/2.0 (+1)	1,904 (-2%)	2mo	$250,000	$131	76
3812 Swift Fox Rd	0.17mi	4/2.5 (+1)	1,867 (-4%)	4mo	$230,000	$123	76
3832 Northaven	0.25mi	4/3.0 (+1)	2,024 (+4%)	3mo	$269,990	$133	74
3816 Northaven	0.28mi	4/3.0 (+1)	2,024 (+4%)	3mo	$265,000	$131	72
760 Opossum Trl	0.63mi	3/2.0	1,910 (-1%)	4mo	$274,900	$144	61
3848 Northaven Trl	0.22mi	4/3.0 (+1)	2,210 (+14%)	1mo	$290,000	$131	60
3828 Northaven Trl	0.26mi	4/3.0 (+1)	2,210 (+14%)	0mo	$294,000	$133	59
615 Lubbock	0.61mi	4/2.5 (+1)	2,146 (+11%)	0mo	$190,000	$89	46
3679 Archer Blvd	0.51mi	4/2.5 (+1)	2,224 (+15%)	1mo	$225,000	$101	44

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: -31.5%
• Equity multiple: -0.01×
• Total profit: $-73,652
• Equity at exit: $38,752

10-year hold

• IRR: -56.9%
• Equity multiple: -0.62×
• Total profit: $-118,168
• Equity at exit: $22,471

Cash invested: $72,772 (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.

Methodology + full state rankings →

ZIP-level market 78132

• Rents YoY: -2.3%
• Active inventory: 1096
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$323 /mo · $3,871/yr
• Insurance: −$108
• HOA: −$38
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-413

Break-even live

Break-even rent $2,319

Max offer price $186,887

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3939 Trail de Paris New Braunfels, TX	4.0	2.5	2356	$1,799	$0.76	12d	1	0.03mi
3939 Trail de Paris New Braunfels, TX	4.0	2.5	2356	$1,800	$0.76	43d	1	0.03mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	4d	1	0.12mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	16d	1	0.12mi
3889 Northhaven Trl Santa Clara, TX	3.0	2.5	1920	$1,680	$0.88	43d	1	0.15mi
3936 Northaven Trl New Braunfels, TX	4.0	2.5	2347	$1,897	$0.81	43d	1	0.16mi
4028 Northaven Trl New Braunfels, TX	4.0	2.5	2347	$2,100	$0.89	1d	1	0.26mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	14d	1	0.27mi
4019 Belden Trl New Braunfels, TX	4.0	2.5	2356	$1,870	$0.79	12d	1	0.30mi
3729 Wentz Hill Dr New Braunfels, TX	3.0	2.0	1550	$1,595	$1.03	16d	1	0.32mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	2d	1	0.33mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	2d	1	0.33mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	23d	1	0.35mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,550	$1.14	4d	1	0.38mi
4171 River Legacy Marion, TX	3.0	2.0	1305	$1,570	$1.20	23d	1	0.41mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	43d	1	0.42mi
906 Shady Holw New Braunfels, TX	4.0	2.5	2356	$1,875	$0.80	23d	1	0.46mi
914 Shady Holw New Braunfels, TX	4.0	2.5	2356	$1,900	$0.81	23d	1	0.47mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	43d	1	0.50mi
946 Shady Brk Marion, TX	4.0	2.5	2356	$1,875	$0.80	23d	1	0.50mi
950 Shady Brk Marion, TX	4.0	2.5	2356	$1,900	$0.81	43d	1	0.50mi
962 Shady Brk Marion, TX	4.0	2.5	2356	$1,875	$0.80	23d	1	0.52mi
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	23d	1	0.53mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	43d	1	0.56mi
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	43d	1	0.59mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,500	$1.20	1d	1	1.15mi
3161 Birch Bnd New Braunfels, TX	4.0	3.0	2622	$2,500	$0.95	1d	1	1.26mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	23d	1	1.47mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: waterpool

Listing history 50 events

1. 2026-04-12
   price $260,000 552-char remark

   Show marketing remark (552 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

2. 2026-04-11
   price $260,000 558-char remark

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

3. 2026-04-11
   price $260,000

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

4. 2026-04-02
   price $277,350 552-char remark

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

5. 2026-04-02
   price $277,450 552-char remark

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

6. 2026-04-02
   price $277,350 558-char remark

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

7. 2026-04-02
   price $277,350

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

8. 2026-04-01
   status Active 558-char remark

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

9. 2026-03-31
   historical 558-char remark

   Show marketing remark (558 chars)

   HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

10. 2026-02-16
    price $277,400 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

11. 2026-02-16
    price $277,400

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

12. 2026-02-12
    price $277,500 552-char remark

    Show marketing remark (552 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

13. 2026-02-11
    price $277,500 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

14. 2026-02-03
    price $277,500
15. 2026-01-20
    price $277,600 552-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

16. 2026-01-20
    price $277,600 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

17. 2026-01-20
    price $277,600

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

18. 2026-01-13
    price $279,600 552-char remark

    Show marketing remark (552 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

19. 2026-01-12
    price $279,600

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

20. 2026-01-12
    price $279,600 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

21. 2025-12-24
    price $279,700 552-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

22. 2025-12-24
    price $279,700

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

23. 2025-12-24
    price $279,700 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

24. 2025-12-16
    price $279,800 552-char remark

    Show marketing remark (552 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

25. 2025-12-15
    price $279,800
26. 2025-12-11
    price $279,900 552-char remark

    Show marketing remark (552 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

27. 2025-12-10
    price $279,900 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

28. 2025-12-10
    price $279,900

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

29. 2025-11-26
    listed $280,000 New 552-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

30. 2025-11-26
    listed $280,000 Active 558-char remark

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

31. 2025-11-26
    listed $280,000 Active

    Show marketing remark (558 chars)

    HUGE PRICE IMPROVEMENT! Modern 2021-built 3BD/2.5BA home with 1,937 sq ft of open-concept living in desirable New Braunfels. Bright kitchen features granite countertops, designer cabinetry & breakfast bar flowing into living/dining-ideal for entertaining. Spacious primary suite with dual walk-in closets, garden tub & separate shower. Large fenced backyard (~0.18 acre) offers room for outdoor living or future pool. 2-car garage + water softener. Prime location between Austin & San Antonio-move-in ready and priced to sell! WELCOME HOME!

32. 2025-11-06
    historical
33. 2025-08-27
    price $285,000
34. 2025-07-18
    price $298,000
35. 2025-04-11
    listed $320,000 New
36. 2024-01-09
    historical
37. 2023-12-12
    price $290,000
38. 2023-11-29
    price $295,000
39. 2023-11-01
    price $308,000
40. 2023-10-01
    price $312,000
41. 2023-08-29
    listed $314,900 New
42. 2022-12-30
    historical
43. 2022-12-29
    soldstatus Sold
44. 2022-10-24
    status Pending
45. 2022-09-29
    status Back on Market
46. 2022-09-16
    historical
47. 2022-08-27
    price $329,900
48. 2022-08-20
    price $339,900
49. 2022-08-15
    status Back on Market
50. 2022-08-12
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,871 · $323/mo
• Projected year-2 tax: $4,756 · $396/mo
• Expected delta: +$885/yr (+$74/mo · 22.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,547
• − Mortgage interest: −$14,558
• − Property taxes: −$3,871
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$456
• − Depreciation: −$7,561
• Taxable loss: −$9,646
• Est. tax savings @ 24.0%: +$2,315
• After-tax cash flow: $-2,645/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.

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

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 · 206,262 people
• City population: 144,962
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 40,953
• Household income: $135,315
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 264.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 13% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 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: ▼ -139.57%
• Current HPI: 202.432
• Rent YoY: ▼ -2.32%
• 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-25.3% since first listed

56 events — show timeline

• 2026-04-12 Price Changed $260,000 LERA
• 2026-04-11 Price Changed $260,000 CTXMLS
• 2026-04-11 Price Changed $260,000 Unlock MLS
• 2026-04-02 Price Changed $277,350 LERA
• 2026-04-02 Price Changed $277,450 LERA
• 2026-04-02 Price Changed $277,350 CTXMLS
• 2026-04-02 Price Changed $277,350 Unlock MLS
• 2026-04-01 Relisted — CTXMLS
• 2026-03-31 Listing Removed — CTXMLS
• 2026-02-16 Price Changed $277,400 CTXMLS
• 2026-02-16 Price Changed $277,400 Unlock MLS
• 2026-02-12 Price Changed $277,500 LERA
• 2026-02-11 Price Changed $277,500 CTXMLS
• 2026-02-03 Price Changed $277,500 Unlock MLS
• 2026-01-20 Price Changed $277,600 LERA
• 2026-01-20 Price Changed $277,600 CTXMLS
• 2026-01-20 Price Changed $277,600 Unlock MLS
• 2026-01-13 Price Changed $279,600 LERA
• 2026-01-12 Price Changed $279,600 Unlock MLS
• 2026-01-12 Price Changed $279,600 CTXMLS
• 2025-12-24 Price Changed $279,700 LERA
• 2025-12-24 Price Changed $279,700 Unlock MLS
• 2025-12-24 Price Changed $279,700 CTXMLS
• 2025-12-16 Price Changed $279,800 LERA
• 2025-12-15 Price Changed $279,800 Unlock MLS
• 2025-12-11 Price Changed $279,900 LERA
• 2025-12-10 Price Changed $279,900 CTXMLS
• 2025-12-10 Price Changed $279,900 Unlock MLS
• 2025-11-26 Listed $280,000 LERA
• 2025-11-26 Listed $280,000 Unlock MLS
• 2025-11-26 Listed $280,000 CTXMLS
• 2025-11-06 Listing Removed — LERA
• 2025-08-27 Price Changed $285,000 LERA
• 2025-07-18 Price Changed $298,000 LERA
• 2025-04-11 Listed $320,000 LERA
• 2024-01-09 Listing Removed — LERA
• 2023-12-12 Price Changed $290,000 LERA
• 2023-11-29 Price Changed $295,000 LERA
• 2023-11-01 Price Changed $308,000 LERA
• 2023-10-01 Price Changed $312,000 LERA
• 2023-08-29 Listed $314,900 LERA
• 2022-12-30 Listing Removed — LERA
• 2022-12-29 Sold (MLS) — LERA
• 2022-10-24 Pending — LERA
• 2022-09-29 Relisted — LERA
• 2022-09-16 Listing Removed — LERA
• 2022-08-27 Price Changed $329,900 LERA
• 2022-08-20 Price Changed $339,900 LERA
• 2022-08-15 Relisted — LERA
• 2022-08-12 Listing Removed — LERA
• 2022-06-14 Listed $397,900 LERA
• 2022-06-10 Listing Removed — LERA
• 2022-05-14 Price Changed $397,900 LERA
• 2022-05-13 Relisted — LERA
• 2022-01-08 Listing Removed — LERA
• 2022-01-06 Listed $347,900 LERA

Property tax history

+15.1%/yr

Latest (2026): $3,871 · -0.2% YoY. Source: county tax records.