Free Guide
The New Braunfels Relocation Guide.
The complete relocation guide for buyers moving from out of state, Austin, or San Antonio.
The Case
Why New Braunfels.
New Braunfels grew from 91,683 to 128,874 since 2020, a 40.56% increase that placed it among the top-five fastest-growing cities in the United States. The broader metro sits at 2.813 million (San Antonio–New Braunfels metro, 2025).
This growth is in-migration driven, not births. Roughly two-thirds of new residents arrive from out of state. California, Illinois, the Pacific Northwest, and the Northeast lead the pack. They bring equity, remote incomes, and a clear preference for lower taxes and more space.
Unlike boom towns that skew toward a single price bracket, New Braunfels has seen balanced growth across price points from $300K starter homes to $2M+ luxury estates. That diversity keeps the economy stable and the community layered.
Geography
Location between two metros.
New Braunfels sits on I-35 between Austin and San Antonio. The Austin-Bergstrom airport is ~52 miles, ~53 minutes from town. San Antonio International is roughly the same distance south.
It is the only city in the corridor where neither commute is brutal. Hybrid and remote workers get access to two major job markets without living in either metro's traffic or price premium. Hill Country wineries, lakes, and trails are equidistant in every direction.
For relocators keeping a job in Austin or San Antonio, the reverse commute from New Braunfels is consistently faster than intra-city commutes in either metro.
The Numbers
Cost of living.
The composite cost-of-living index for New Braunfels is 107 (national average = 100), about 1.1x national average. Median household income sits at $88,257.
Groceries, utilities, and healthcare all come in at or below the national average. Housing is the single category that pulls the index slightly above 100, but even so, it remains far below coastal California, the Northeast corridor, and metro Chicago.
For relocators selling a home in a high-cost market, the arbitrage is significant. A median-priced home in San Francisco or Brooklyn buys a luxury property here with equity left over.
Tax Math
Texas tax savings.
Texas has 0% state income tax. A California relocator earning $200K saves roughly $15K-$25K per year in state income tax alone. Movers from Illinois, New York, and New Jersey typically save $8K-$20K.
Sales tax runs 6.25% state + local (max 8.25%) plus 1.0% New Braunfels city. The effective property tax rate in New Braunfels is approximately ~1.79% (in-city). The state-mandated homestead exemption is $140,000 state-mandated school district homestead (2026).
Seniors 65 and over qualify for an additional exemption: Additional $60K on school taxes for 65+ (total $200K school exemption), plus local options, plus a school tax freeze that locks the rate at the year they turn 65. When you run the full tax math, income tax elimination minus higher property tax, most relocators net ahead, often by five figures annually.
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Schools, neighborhoods, lifestyle, home prices, job market, and a week-by-week relocation timeline. One email, instant access.
Housing
Home prices and market.
The current median home price is $394,000 (Realtor.com) and $307,000 (Zillow). Average days on market: 108.
The luxury segment, $700K to $2M+, concentrates in Vintage Oaks, Copper Ridge, River Chase, and Riverforest. These communities offer acreage, custom builds, gated access, and Hill Country views that do not exist in Austin suburbs at comparable prices.
Dollar for dollar, New Braunfels delivers more square footage and more land than any Austin suburb. Relocators from the coasts regularly gain 1,000+ square feet and a half-acre or more while reducing their monthly payment.
Education
Schools.
Comal ISD holds an A rating on Niche and operates 35 schools across the district. New Braunfels ISD (NBISD) serves the city core.
School zones are determined by address. Central neighborhoods fall under NBISD; outer and luxury communities, including Vintage Oaks, feed into Comal ISD high schools like Canyon and Smithson Valley.
Zone boundaries shift as the population grows. Always verify the assigned schools by exact address before making an offer. Glen confirms zones directly with each district during the search process.
Where to Live
Neighborhoods at a glance.
Luxury gated communities: Vintage Oaks, Hill Country acreage, resort-style amenities, Comal ISD. Copper Ridge, established gated community with mature landscaping and strong resale. River Chase, riverfront and hill-view lots, custom homes. Riverforest, private, wooded homesites along the Guadalupe.
New construction: Mayfair, master-planned with builder variety and walkable amenities. Havenwood, newer community with competitive pricing and quick move-ins. Veramendi, large mixed-use development with parks, trails, and multiple builders.
Historic and established: John Newcombe Estate, mature, tree-lined neighborhood near downtown. Manor Creek, established homes on generous lots with easy access to I-35.
Nearby communities: Canyon Lake, 15 minutes north, lake life with boat access and lower density. Garden Ridge, upscale suburb between New Braunfels and San Antonio, large lots, top-rated schools.
For a deeper breakdown of each area, see the Neighborhoods page.
Lifestyle
The Hill Country lifestyle.
The Comal River holds a steady 70 degrees year-round and claims the title of shortest navigable river in the world. The Guadalupe River runs parallel, offering tubing, kayaking, and fly fishing. Schlitterbahn, 65 acres of waterpark built into the Comal, is a local institution, not just a tourist draw.
Gruene Hall, operating since 1878, is the oldest continually running dance hall in Texas. Canyon Lake sits 15 minutes north with boating, cliff diving, and lakeside dining. Dozens of Hill Country wineries are within a 30-minute drive. Wurstfest in November draws hundreds of thousands for a 10-day German heritage festival.
Climate: average highs around 79°F, lows around 56°F, with 33.97 inches of rain across 75 days. That translates to roughly nine months of outdoor living, pools, patios, and porches get used here.
Employment
Job market.
Top employers include CHRISTUS Santa Rosa, City of New Braunfels, Comal County, Comal ISD, New Braunfels ISD, New Braunfels Utilities. The economic backbone is healthcare, public sector, and manufacturing, providing stable year-round employment independent of tourism cycles.
Hospitality accounts for approximately 31% of local jobs, driven by Schlitterbahn, the rivers, and the Gruene Historic District. That sector is seasonal but growing.
The biggest shift in the last five years: remote work. Software engineers, finance professionals, and marketing executives are keeping their coastal salaries and relocating for the tax savings and quality of life. The city is investing in fiber internet and coworking spaces to accelerate this trend.
Week by Week
Your relocation timeline.
Weeks 1-2: Research and connect
Research neighborhoods and price points online. Connect with Glen for a remote consultation. Get pre-approved with a Texas-licensed lender so you can move fast when the right property appears.
Weeks 3-4: Virtual tours and school zones
Glen walks properties via FaceTime or Zoom so you can narrow the list from anywhere. Identify your top two or three neighborhoods. Verify school zone assignments by exact address for every contender.
Week 5: Visit in person
Fly in for an area orientation drive with Glen: neighborhoods, schools, commute routes, grocery stores, the rivers. Tour your top picks in person. Most serious relocators confirm their favorite on this trip.
Week 6: Make an offer
Submit your offer, enter contract, and schedule inspections. Glen negotiates repairs and credits. Option period in Texas is typically 7-10 days, use it to confirm everything checks out.
Weeks 7-8: Close and move
Appraisal, underwriting, and final walkthrough. Close at a Texas title company, you can sign remotely if needed. File your homestead exemption immediately to lock in your tax savings for the following year.
Ready to Relocate?
Talk to Glen.
Glen helps relocators from out of state navigate the New Braunfels market remotely and in person.