How long does it take to build on raw land in New Braunfels once I own it?

It depends entirely on where the land is. Inside New Braunfels city limits, manufactured homes are generally not permitted in standard residential zones. In unincorporated Comal County, manufactured homes may be restricted by deed restrictions even where zoning allows them. Modular homes — built to the same IRC code as site-built homes — are more broadly accepted. Always verify both zoning and deed restrictions before assuming either type is allowed.

Yes, always. A current boundary survey from a licensed Texas land surveyor confirms the exact dimensions and location of the parcel, identifies any encroachments from neighboring structures or fences, and locates any existing easements crossing the property. Many lenders require a survey for land loans. Even when not required, a survey is one of the best investments you can make in a land purchase — the cost runs $800 to $2,500 depending on parcel size and complexity, which is a small amount relative to the risk of a boundary dispute after closing.

A percolation test — perc test — measures how quickly soil absorbs water, which determines whether a conventional septic system can be installed on a parcel. In Texas, the Texas Commission on Environmental Quality regulates on-site sewage facilities, and a site evaluation including a soil analysis is required before an OSSF permit is issued. If you are buying land that will not be connected to city sewer, making your offer contingent on a passing perc test and a confirmed OSSF permit application is essential. Land that fails a perc test cannot legally have a traditional septic system installed — which in practice means it cannot have a home on it.

Using the 28/36 rule as a general guide, a buyer would typically need gross household income in the range of $95,000 to $110,000 to comfortably afford a $400,000 home in New Braunfels, depending on the interest rate, down payment, property tax rate, insurance cost, and existing debt. This is a planning estimate, not a loan approval — a lender will calculate your exact number based on your full financial picture.