Journal

Field notes from the corridor.

Honest, plain English guides for the questions buyers, sellers, and the curious actually ask. New entries posted regularly.

Wide view of undeveloped Texas Hill Country land near New Braunfels with rolling terrain, live oak trees, and a clear blue sky

LAND BUYER GUIDENew

What Questions Should You Ask Before Buying Land in New Braunfels?

Before you make an offer on a raw lot in Comal County, there are four questions every buyer needs answered: utilities, zoning, buildability, and access. Here is how to get those answers.

July 9, 2026

Texas Hill Country rural road near New Braunfels with utility poles running alongside an unpaved lane through live oak trees and open ranchland

LAND BUYER GUIDENew

Are Utilities Available? What New Braunfels Land Buyers Need to Know

Utility availability is the single most overlooked factor in Comal County land purchases. Here is how to verify water, sewer, electric, and gas access — and what to do when they are not already there.

July 6, 2026

Aerial view of a New Braunfels residential neighborhood with well-kept homes and tree-lined streets under bright Texas summer sky

BUYER GUIDENew

New Braunfels Property Tax Guide for Homebuyers

Understand Comal County property tax rates, homestead exemptions, MUD districts, and how to calculate your real tax bill before buying in New Braunfels.

July 1, 2026

Gruene Hall's weathered wooden exterior surrounded by mature oak trees on a sunny afternoon in New Braunfels, Texas

NEIGHBORHOOD GUIDE

Gruene Historic District: Local Guide for Buyers and Visitors

Gruene is New Braunfels' most beloved historic district — here's what draws buyers, what real estate costs, and why the lifestyle is unlike anywhere else in Texas.

June 24, 2026

Aerial view of Canyon Lake shoreline with Hill Country homes nestled among cedar trees reflecting on clear blue water at golden hour

CANYON LAKE GUIDE

Canyon Lake Real Estate: Waterfront Living in Comal County

From true waterfront to water-access neighborhoods, here's what buyers need to know about Canyon Lake real estate — pricing, STRs, flood zones, and lifestyle.

June 17, 2026

Aerial view of Veramendi master-planned community in New Braunfels, Texas, showing tree-lined streets, resort-style pool, and Hill Country landscape at golden hour

NEIGHBORHOOD GUIDE

Veramendi New Braunfels: Master-Planned Community Guide

Everything you need to know about Veramendi — amenities, builders, price ranges, schools, and why families relocating from Austin and San Antonio are choosing it.

June 10, 2026

Rolling Hill Country landscape with mature oak trees and a custom limestone home on a large acreage lot near New Braunfels, Texas at golden hour

NEIGHBORHOOD GUIDE

Vintage Oaks at the Vineyard: Neighborhood Guide

Acreage lots, Hill Country views, and resort-style amenities — here's what buyers need to know about Vintage Oaks near New Braunfels.

June 3, 2026

Modern elementary school building in New Braunfels Texas with green landscaping and a bright blue sky, reflecting the growing community

BUYER GUIDE

New Braunfels School Districts: Comal ISD Buyer Guide

Everything relocating families need to know about Comal ISD schools, neighborhood school zones, ratings, and how districts shape home values in New Braunfels.

May 27, 2026

Young couple standing in front of a new home in New Braunfels, Texas, holding keys and smiling on a sunny afternoon

BUYER GUIDE

First-Time Homebuyer Guide for New Braunfels

Everything first-time buyers need to know about purchasing a home in New Braunfels — from pre-approval to closing day and beyond.

May 20, 2026

Aerial view of the Texas Hill Country showing the Guadalupe River winding through green cedar hills near New Braunfels, with neighborhood rooftops visible through the tree canopy on a clear summer morning

CITY COMPARISON

New Braunfels vs San Marcos: Which Texas Hill Country City Is Right for You?

Comparing New Braunfels and San Marcos side by side — home prices, schools, lifestyle, commutes, and long-term growth — so you can choose the right fit.

May 13, 2026

Tree-lined street in a master-planned New Braunfels neighborhood with well-maintained homes, a walking trail, and a community amenity center in the background

BUYER GUIDE

HOA Communities in New Braunfels: What Buyers Need to Know

From Veramendi to Vintage Oaks, HOA communities dominate New Braunfels real estate. Here's how to evaluate fees, rules, and docs before you sign.

May 6, 2026

Aerial view of the Comal River winding through New Braunfels, Texas, with residential neighborhoods and green riverbanks visible on a clear summer day

BUYER GUIDE

Flood Zones in New Braunfels: A Homebuyer's Guide

Before you buy near the Comal or Guadalupe River, here's what you need to know about FEMA flood zones, insurance costs, and how to protect your investment.

April 29, 2026

A remote worker with a laptop sitting at an outdoor café table near the Comal River in New Braunfels, Texas, surrounded by cypress trees and natural light

RELOCATION

Remote Workers Guide to Living in New Braunfels

New Braunfels offers remote workers a rare combination: Hill Country lifestyle, affordable cost of living, and the connectivity needed to do serious work from home.

April 22, 2026

A retired couple walks along the Comal River in New Braunfels, Texas on a sunny morning, with cypress trees lining the clear water and a Hill Country backdrop

RELOCATION

Retiring to New Braunfels: What Retirees Need to Know

From property tax exemptions to world-class healthcare nearby, here's why retirees are choosing New Braunfels, Texas as their next chapter.

April 15, 2026

A cypress-lined river with a limestone home nestled along the bank in the Texas Hill Country, afternoon light filtering through the trees

WATERFRONT GUIDE

Waterfront Homes in New Braunfels: Comal River vs Canyon Lake

Thinking about waterfront living near New Braunfels? Here's how Comal River homes and Canyon Lake properties actually compare — prices, lifestyle, and what buyers miss.

April 8, 2026

Side-by-side view of a freshly finished new construction home and a mature tree-lined resale home on a quiet New Braunfels street

BUYER GUIDE

New Construction vs Resale Homes in New Braunfels: How to Decide

Builders or existing homes? Here's an honest breakdown of the trade-offs every New Braunfels buyer should understand before signing anything.

April 1, 2026

A well-staged New Braunfels home exterior with manicured lawn, warm afternoon light, and a wooden privacy fence typical of Texas Hill Country neighborhoods

SELLER GUIDE

Selling Your Home in New Braunfels: A Complete Seller's Guide

From pricing strategy to closing day, here's everything New Braunfels homeowners need to know to sell smarter and walk away with more money.

March 25, 2026

Aerial view of IH-35 corridor near New Braunfels, Texas at dawn with light traffic and rolling Hill Country landscape in the background

RELOCATION

Commuting from New Braunfels to Austin and San Antonio

Real commute times, traffic patterns, toll roads, and neighborhood tips for New Braunfels residents driving to Austin or San Antonio for work.

March 18, 2026

Aerial view of a New Braunfels neighborhood with Hill Country terrain, mature trees, and residential homes with pools visible from above on a clear Texas afternoon

BUYER GUIDE

What $400K, $500K, and $600K Buys in New Braunfels in 2026

A concrete breakdown of what each budget realistically gets you in New Braunfels — neighborhoods, square footage, features, and the trade-offs buyers actually face in 2026.

March 11, 2026

Charming vacation rental cottage near the Comal River in New Braunfels, Texas, with a wraparound porch and lush green yard on a sunny afternoon

INVESTOR GUIDE

Short-Term Rental Investment in New Braunfels: What Investors Need to Know

From Gruene's historic charm to the Comal River corridor, New Braunfels STR investing offers real upside — if you know the rules before you buy.

March 4, 2026

Quiet residential street in New Braunfels, Texas at golden hour with limestone homes and mature oak trees.

Relocation guide

Cost of Living in New Braunfels vs Austin vs San Antonio

How housing costs, property taxes, utilities, groceries, and everyday expenses compare across three of the most popular Texas cities for relocation.

February 25, 2026

Aerial view of a Texas Hill Country neighborhood in spring with rolling green hills and winding roads.

Market guide

Best Time to Buy or Sell a Home in New Braunfels

How seasons, interest rates, inventory cycles, and local demand patterns affect your timing — and what a New Braunfels agent sees that the national headlines miss.

February 18, 2026

Aerial view of New Braunfels Hill Country residential corridor at soft afternoon light.

Market report

2026 New Braunfels Real Estate Market Report

Home prices, key trends, neighborhood insights, and a forecast for the rest of the year from a local agent who lives and works here.

February 11, 2026

Cinematic editorial photograph of a New Braunfels neighborhood street at golden hour.

About Todd

How Todd Spencer Differentiates His Real Estate Services

Hyperlocal guides, real-time market data, relocation support, and honest communication. Here is what working with Todd actually looks like.

February 4, 2026

Wide editorial photograph of New Braunfels Hill Country at golden hour with river bend in foreground.

Relocation guide

Moving to New Braunfels: A Complete Relocation Guide

Neighborhoods, real estate trends, cost of living comparisons, moving checklists, commute times, and community connection strategies.

January 28, 2026

Welcome packet

New Braunfels Relocation Welcome Packet

Everything you need to know about neighborhoods, housing market conditions, schools, lifestyle, and cost of living before your move.

January 21, 2026

Aerial editorial photograph of River Chase neighborhood in New Braunfels with Hill Country terrain and oak canopy.

Neighborhood guide

River Chase Neighborhood Guide

Real estate trends, community amenities, local events, commuting convenience, and everything else you need to know about living in River Chase.

January 14, 2026

Scenic view of River Chase green space and natural landscape in New Braunfels Hill Country.

Deep dive

What Makes River Chase Unique in New Braunfels

Guadalupe River access, Hill Country trails, competitive real estate, and a community that genuinely knows its neighbors. A close look at what sets River Chase apart.

January 7, 2026

Evergreen guides

Wide editorial photograph of New Braunfels skyline at golden hour with river bend in foreground.

Moving guide

Moving to New Braunfels

Schools, commute math, the parts of town that work for which season of life.

Editorial flat lay of New Braunfels home keys, a coffee, and a small notebook on warm paper.

Numbers

Cost of living

Housing, taxes, utilities, and the small line items that quietly add up here.

Editorial photograph of soft morning light over the Comal River with cypress trees.

Lifestyle

River rituals and weekend rhythm

Float seasons, supper hours, market mornings, and the slow part of Sunday.

Aerial editorial photograph of Hill Country residential corridor in soft afternoon light.

Market trends

Real estate trends

What is moving, what is sitting, and where the next chapter of the corridor is being written.