What is a perc test and do I need one?

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.

From land purchase to move-in, a typical custom home in Comal County takes 12 to 24 months when you factor in permitting, utility connections, site preparation, and construction. The timeline stretches when utility infrastructure requires extensions, when rock excavation is needed, or when permitting backlogs at the city or county level slow approvals. Buyers who are working against a deadline — a lease expiration, a school year start, a job relocation — should build significant schedule buffer into their land-to-home plan.

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.

FHA's general minimum is around 580 for the lowest 3.5% down payment, with a larger down payment, roughly 10%, required for scores from 500 to 579. In practice many lenders set their own higher minimums, so the score you actually need depends on the lender.