Buyer Representation
Buying a Home in New Braunfels.
Glen Robison is a REALTOR with Popby Realty in New Braunfels, helping buyers find homes across Canyon Lake, Garden Ridge, and the Texas Hill Country.
Ten years in New Braunfels. 160+ closed sales. 65 five-star Zillow reviews. Whether you're buying your first home in the $300s or a Hill Country estate north of $1M, you get a REALTOR who tells you the truth, picks up the phone, and knows the streets you're shopping on.
"Glen was great. I was coming from out of state so 90% of this process was done virtually. Glen was eager to help and very patient throughout the whole process."
Out-of-state buyer · Relocation, virtual process
The Process
How does buying a home in New Braunfels work?
Discovery
A real call about what you want, where, and what you can comfortably afford. Glen connects you with two or three lenders so you can compare rates and get pre-approved on real numbers.
The Search
Tailored MLS search, in-person and virtual tours, full CMA on every home you like, and an offer engineered around your priorities, price, terms, repair credits, contingencies that actually protect you.
Closing
Glen quarterbacks the option period, inspections, repair amendments, appraisal, survey, and walkthrough. Conventional loans close in 30-45 days. Cash deals can close in two weeks.
10 Years Local
What You Get
Why do you need a buyer's agent in New Braunfels?
Buying a home in New Braunfels is a big decision. There are inspectors who actually find things, lenders who close on time, neighborhoods where the prices hold, and homes that look great in photos but fall apart in person. Glen has been doing this for ten years. He knows which is which.
He'll walk every property with you, pull the comps that matter, and tell you when to push, when to wait, and when to walk. The goal is simple: help you find the right home and pay a fair price for it.
More About Glen
Local Knowledge
The Market
Twelve markets. Not one.
New Braunfels is not one market. Comal ISD versus NBISD changes property values block to block. Vintage Oaks plays by different rules than Mayfair, and Riverforest is a different animal than Garden Ridge.
Glen has lived and worked this market for ten years and closed 160+ sales. He has the neighborhood-level pricing data, builder relationships, inspector network, and lender bench to keep you out of the wrong house and into the right one at the right price.
Browse Neighborhoods
Relocators Welcome
Out of State
Moving to New Braunfels?
A significant share of Glen's clients are relocating from California, Colorado, the Pacific Northwest, and the Northeast. He runs full virtual tours over FaceTime or Zoom, builds custom area-orientation drives when you visit, and walks you through how Texas does things differently.
Homestead exemptions, the option period, MUD and PID districts, the IABS form, the 1-2-10 builder warranty. The goal is simple: you arrive on closing day already feeling at home.
Unlock Relocation GuideFirst-Time Buyers
What programs help first-time buyers in New Braunfels?
If you are buying your first home in New Braunfels, the main practical options are state-level programs through TDHCA and TSAHC, plus FHA and USDA loan paths. There is no dedicated Comal County or City of New Braunfels down payment assistance program at this time.
FHA Loans
The most common low-down-payment option. Minimum 3.5% down with a credit score of 580 or higher. Borrowers with scores from 500 to 579 generally need 10% down. Mortgage insurance (MIP) is required on almost all FHA loans, including an upfront premium and a monthly premium.
USDA Loans
0% down payment if the property is in a USDA-eligible area near New Braunfels. Designed for low- to moderate-income households. Whether a specific address qualifies depends on the USDA property eligibility map, and eligibility can vary even within Comal County.
TDHCA My First Texas Home
A statewide program pairing a 30-year mortgage with down payment and closing cost assistance of up to 5% of the loan amount. The assistance is structured as a deferred loan due when you sell, refinance, or pay off the mortgage. Requires first-time buyer status, homebuyer education, and income/purchase-price limits that vary by county.
TSAHC Programs
Statewide homebuyer assistance available as either a grant or a deferred second lien, up to 5% of the loan amount. TSAHC also offers programs for certain targeted occupations. Income and purchase-price limits apply by county and household size.
If your credit is 580 or better and you want the lowest cash needed upfront, FHA plus TDHCA or TSAHC assistance is usually the most accessible route. If the home is in a USDA-eligible area and your income fits the cap, USDA can be even better because it requires no down payment.
Ask Glen About First-Time Buyer OptionsBuyer FAQ
What New Braunfels Buyers Ask Most.
Straight answers to the questions Glen hears every week, from financing to closing day.
How much home can I afford on a $150K household income in New Braunfels?
Most lenders will qualify a $150K household for roughly $400K to $500K, assuming 20-30% down, a debt-to-income ratio under 43%, and current rates in the mid-6% range. Comal County's median sale price sits near $394K (Redfin, Feb 2026), so that range lines up with the upper end of the current market. Plan on a monthly payment of $2,800 to $3,500 once Texas property taxes and homeowner's insurance are folded in.
What closing costs should a buyer budget for in Texas?
Buyer closing costs in Texas typically run 2-5% of the purchase price. On a $400,000 home that works out to roughly $8,000 to $20,000, covering lender fees, title insurance, the appraisal, the survey if required, and prepaid taxes and insurance set aside in your escrow account. Glen reviews the lender's loan estimate with every client so there are no surprises at the table.
Are Texas property taxes really that much higher?
Yes. Texas has no state income tax, so property taxes do more of the work. The state's effective rate sits around 1.6% to 1.8% versus a national average near 0.99%. Comal County effective rates land between 1.06% and 1.25% depending on the taxing entities for your specific address. Always run the numbers using the actual tax rate for the property, not a county average.
What is the IABS form my agent keeps mentioning?
IABS stands for Information About Brokerage Services. Texas requires every agent to deliver this disclosure at the first substantive communication. It explains the difference between representing a buyer, a seller, and acting as an intermediary. It is not a contract and it does not commit you to anything.
How are buyer agent fees handled after the NAR settlement?
Buyer compensation is now negotiated up front in a written buyer representation agreement before you tour homes. In practice, sellers in this market still frequently offer a 2-3% concession toward the buyer's agent. Glen writes the buyer rep agreement so you know exactly what you would owe in any scenario.
What does a home inspection cost in New Braunfels?
A standard single-family inspection in New Braunfels runs $259 to $314 on average, with a wider range of $174 to $392 depending on square footage and age. Specialty inspections like wood-destroying insect, foundation, septic, or pool typically add $50 to $200 each. Plan on a $400+ inspection budget for most homes.
How long does closing take from contract to keys?
Conventional financing usually closes in 30 to 45 days. FHA and VA tend to run 71 to 77 days. Cash purchases can close in 10 to 14 days. The Texas option period, typically 7 to 10 days at the start of the contract, is your protected window for inspections.
Should I ever waive the inspection to win a house?
No. Even in competitive situations there are better tools, informational-only inspections, pre-offer inspections, or shortened option periods, that let you stay aggressive without giving up your protection. Glen will not advise a client to walk away from the option period.
Next Steps
Keep Exploring.
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Luxury Homes
Gated communities, acreage estates, and riverfront properties in New Braunfels.
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All Neighborhoods
The 9 neighborhoods and 2 nearby communities Glen knows inside out.
Tool
Mortgage Calculator
Estimate your monthly payment with taxes and insurance.
Relocation
Why Move to New Braunfels
Growth, taxes, lifestyle, and why families are moving here.
Ready?
Let's Find Your New Braunfels Home.
Call, text, or send a note and Glen will get back to you the same day.