Market Updates
SCUC Bond Approval: What Schertz Homebuyers Need in 2026
SCUC bond approval matters for Schertz homebuyers because it changes the local tax and facility conversation, not just the headline....
Cody Posey Real Estate Blog
Insights on buying, selling, and living in the New Braunfels area
Lifestyle Change
Garden Ridge Schools: What New Braunfels Movers Check
Garden Ridge schools usually mean Comal ISD, but buyers need an address-level boundary check before making an offer near New Braunfels....
Neighborhood Spotlight
River Chase vs Gruene Area: New Braunfels Buyer Fit
River Chase vs Gruene Area comes down to space, setting, and daily rhythm. Compare which New Braunfels fit matches how you actually live....
Neighborhood Spotlight
Crossvine vs Cibolo Valley Ranch: Cibolo Buyer Fit
Crossvine vs Cibolo Valley Ranch comes down to payment, home age, commute pattern, and how much planned-community polish you want....
Neighborhood Spotlight
Johnson Ranch MUD Tax: Is It Worth It in Bulverde?
Johnson Ranch MUD tax adds real monthly cost in Bulverde. Here is how to compare the tax rate, amenities, infrastructure, and buyer fit before you cho...
Market Updates
SCUC ISD VATRE: What Schertz Homebuyers Need in 2026
SCUC ISD VATRE could change Schertz-area payment math in 2026. Here is what buyers and sellers should verify before pricing or writing an offer....
Neighborhood Spotlight
Cibolo Valley Ranch MUD Tax: Schertz Buyer Guide
Cibolo Valley Ranch MUD tax questions usually come down to parcel-level verification, not neighborhood rumors. Here's what Schertz-area buyers should ...
Veterans
Using a VA Loan in Live Oak: 2026 JBSA PCS Guide
Using a VA loan in Live Oak can fit a 2026 JBSA PCS if you line up entitlement, payment, appraisal timing, and commute reality before orders get tight...
Market Updates
Dittlinger Mill Redevelopment: New Braunfels Impact
Dittlinger Mill redevelopment could reshape downtown New Braunfels buyer demand, seller positioning, and pricing conversations near the river....
Veterans
VA Loan Timeline Before PCS to Converse: 2026 Guide
VA loan timeline planning before a PCS to Converse should start with your report date, appraisal timing, and a lender file ready before you shop....
Selling Strategically
Sell My House in Seguin: Spring 2026 Pricing Lessons
Sell my house in Seguin is a pricing question first. Spring 2026 rewarded prepared sellers, but soft value signals punished overreach....
Lifestyle Change
Relocating to Schertz From California: 2026 Move Plan
Relocating to Schertz from California in 2026 takes a Texas-specific plan for location, taxes, utilities, commute, and closing timing....
Lifestyle Change
Moving From California to New Braunfels: 2026 Plan
Moving from California to New Braunfels works best as a 6-9 month plan built around total monthly cost, area fit, timing, and Texas paperwork....
Buyers Corner
Win a Bidding War in Cibolo TX: 2026 Buyer Guide
Win a bidding war in Cibolo by making the seller trust your offer, not just by raising price. Here is what makes a 2026 buyer look ready....
Market Updates
Comal ISD Bond 2026: New Braunfels Housing Impact
Comal ISD Bond 2026 matters for New Braunfels housing because buyers and sellers will ask about tax bills, capacity, and timing before November....
Neighborhood Spotlight
Canyon Lake Waterfront HOA: 2026 Texas Buyer Check
Canyon Lake waterfront HOA checks start with the exact POA, flood exposure, lake access, and resale documents tied to the property....
Selling Strategically
Seller Concessions vs Builder Incentives in Comal
Seller concessions matter in Comal County when builders offer rate buydowns, closing-cost help, and move-in deals near your resale listing....
Hill Country
Canyon Lake Commute: I-35 Traffic and Hill Country Fit
Canyon Lake commute decisions come down to I-35 timing, FM 306 access, and where you actually work. The right Hill Country fit depends on your weekly ...
Lifestyle Change
Moving to Garden Ridge: 2026 Comal ISD Buyer Guide
Moving to Garden Ridge usually means planning around Comal ISD, commute patterns, lot style, and timing before you choose a home....
Neighborhood Spotlight
Indian Springs Bulverde: What Buyers Need to Check
Indian Springs Bulverde buyers should check commute patterns, resale value, HOA rules, taxes, and Hill Country due diligence before writing an offer....
Buyers Corner
Guadalupe County Homestead Deadline: 2026 Buyer Guide
Guadalupe County homestead exemption deadline guidance for 2026 buyers: file with the appraisal district before May 1 after you own and occupy the hom...
Veterans
PCS to Cibolo From California: VA Loan Timeline Guide
PCS to Cibolo from California with a VA loan usually works best when you build the timeline around orders, lender prep, appraisal, and commute reality...
Market Updates
Interest Rate Impact New Braunfels Buyers Face in 2026
Interest rate impact in New Braunfels is changing what buyers can afford, how sellers price, and where negotiation matters most in 2026....
Veterans
VA Loan New Construction Texas: 2026 PCS Roadmap
VA loan new construction Texas buyers can use in 2026 works best when PCS timing, builder terms, VA appraisal rules, and occupancy are lined up early....
Buyers Corner
Competitive Offer New Braunfels: 2026 Buyer Guide
Competitive offer New Braunfels buyers need in 2026 means strong financing, clean terms, smart timing, and protection where it matters....
Veterans
VA Loan Inspection Requirements Texas Buyers Need in 2026
VA loan inspection requirements in Texas are really appraisal, MPR, termite, and option-period questions. Here's what VA buyers should know before off...
Buyers Corner
What Credit Score to Buy a House in Texas 2026
What credit score to buy a house in Texas depends on loan type. Many buyers aim for 620+, but FHA, VA, USDA, and assistance programs vary....
Veterans
VA IRRRL Refinance Texas: New Braunfels PCS Guide
VA IRRRL refinance Texas rules can help eligible VA borrowers lower payments or move to a fixed rate before a New Braunfels PCS move....
Hill Country
Hill Country Acreage Buying: 2026 Texas Checklist
Hill Country acreage buying in 2026 takes more than liking the view. Water, septic, access, taxes, and restrictions decide whether land works....
Market Updates
Comal County Tax Rate 2026: New Braunfels Impact
Comal County tax rate 2026 changes raise the county rate to 30.5015 cents per $100, adding another cost variable for New Braunfels moves....
Lifestyle Change
Retirement Housing Texas Hill Country: 2026 Options
Retirement housing Texas Hill Country options in 2026 range from patio homes to 55+ communities and care campuses. Here's how to compare the fit....
Hill Country
Flood Zone Questions Hill Country Buyers Should Ask
Flood zone questions matter for Hill Country buyers because FEMA maps, river behavior, insurance, and elevation can all change the real cost of a home...
Selling Strategically
Home Staging ROI New Braunfels: 2026 Seller Guide
Home staging ROI in New Braunfels depends on what objections you remove before buyers tour. Focus spending on photos, light, repairs, and pricing....
Hill Country
Well Water Testing Texas: Hill Country Buyer Guide
Well water testing in Texas is a buyer due diligence step, not a city utility guarantee. Know what to test before buying Hill Country acreage....
Selling Strategically
Texas Seller Disclosure Form 2026: New Braunfels Guide
Texas seller disclosure form rules in 2026 affect New Braunfels sellers before pricing, inspections, and buyer negotiations begin....
Veterans
Texas VLB Home Loan 2026: New Braunfels VA Guide
Texas VLB home loan benefits in 2026 can help eligible New Braunfels veterans compare VA, FHA, or conventional financing with a VLB participating lend...
Market Updates
Comal County Housing Inventory 2026: NB Market Read
Comal County housing inventory in 2026 is giving buyers more room and sellers less margin for pricing mistakes across New Braunfels....
Lifestyle Change
Relocating to Garden Ridge From Out of State in 2026
Relocating to Garden Ridge from out of state works best with a 90-day plan that coordinates lender timing, tours, Texas paperwork, and moving logistic...
Selling Strategically
Best Time to Sell a House in Cibolo: 2026 Guide
Best time to sell a house in Cibolo is usually mid-April through May, but price, prep, and builder competition matter more than the calendar....
Market Updates
Interest Rate Impact on Seguin Home Buyers in 2026
Interest rate impact in Seguin is changing what buyers can afford, but 2026 inventory and negotiation room may help offset higher payments....
Lifestyle Change
Moving From Austin to Hill Country: 2026 Cost Guide
Moving from Austin to Hill Country can lower your housing pressure in 2026, but the real savings depend on commute, taxes, utilities, and town choice....
Neighborhood Spotlight
Vintage Oaks vs Mystic Shores: New Braunfels Guide
Vintage Oaks vs Mystic Shores comes down to lifestyle fit: resort-style New Braunfels acreage or a larger Canyon Lake setting with river and lake acce...
Veterans
Texas Disabled Veteran Tax Exemption in Guadalupe County
Texas disabled veteran tax exemption rules can change your Guadalupe County payment plan. Know the rating tiers, 100% exemption, and filing steps....
Selling Strategically
Builder Competition: Sell in Comal County in 2026
Builder competition in Comal County means resale sellers need sharper pricing, cleaner prep, and a net-cost strategy buyers can compare with new homes...
Hill Country
Texas Hill Country Septic System Disclosure Guide
Texas Hill Country septic disclosure should identify the system, known defects, permits, and maintenance history before you finish buyer due diligence...
Market Updates
New Construction vs Resale Prices in New Braunfels
New construction vs resale prices in New Braunfels shows a real 2026 tradeoff: resale often wins on sticker price, while builders compete on payment....
Neighborhood Spotlight
Indian Springs Bulverde New Construction Guide 2026
Indian Springs Bulverde new construction is limited in 2026. Buyers should compare resale options, sold-out phases, and nearby 281 corridor inventory....
Lifestyle Change
Bridge Loan Texas: New Braunfels Move Plan 2026
Bridge loan Texas options can help New Braunfels homeowners buy before selling, but the right plan depends on equity, timing, risk, and payment comfor...
Buyers Corner
Texas Inspection Requests: New Braunfels 2026 Guide
Texas inspection requests should focus on defects, safety, and cost exposure, not cosmetic wish lists. Here is how New Braunfels buyers should negotia...
Selling Strategically
Seller Closing Costs Texas: New Braunfels 2026 Guide
Seller closing costs Texas homeowners pay in 2026 usually depend on commissions, title costs, concessions, taxes, payoff timing, and strategy....
Buyers Corner
Texas Buyer Agent Commission Rules in New Braunfels
Texas buyer agent commission rules now require clearer written agreements, fee terms, and negotiation planning before New Braunfels buyers tour homes....
Market Updates
Texas Hill Country Home Price Trends: 2026 Forecast
Texas Hill Country home price trends point to a flatter 2026 market, with more inventory, longer selling times, and stronger pressure on sellers to pr...
Lifestyle Change
Downsizing in Texas Hill Country: Your 30-Day Plan
Downsizing in Texas Hill Country works best with a 30-day plan that coordinates your home sale, next-home search, moving costs, and firm decision date...
Hill Country
Canyon Lake Short-Term Rental Rules: 2026 Buyer Guide
Canyon Lake short-term rental rules are parcel-specific in 2026. Buyers should verify taxes, deed restrictions, septic capacity, insurance, and local ...
Buyers Corner
New Construction vs Resale in Cibolo: Buyer Guide
New construction vs resale in Cibolo comes down to total monthly cost, timeline, condition, and location. Compare the tradeoffs before choosing....
Buyers Corner
FHA vs Conventional Loan Texas: New Braunfels Guide
FHA vs conventional loans in Texas come down to credit, cash, mortgage insurance, and the home itself. Compare the payment and approval tradeoffs befo...
Market Updates
New Braunfels Buyer or Seller Market? 2026 Outlook
New Braunfels is buyer-leaning in 2026: Comal County has 7.3 months of inventory, 106 days on market, and homes closing at 92.5% of original list pric...
Neighborhood Spotlight
Bindseil Farms New Construction: Cibolo 2026 Guide
Bindseil Farms new construction is sold out in 2026, so Cibolo buyers should watch resale inventory and compare nearby builder options....
Market Updates
Comal County Home Prices and DOM: June 2026 Market Update
Comal County's median sale price sits around $464K–$470K mid-2026 with 96+ days on market and over half of listings failing to sell. Here's what that ...
Neighborhood Spotlight
Mystic Shores Bulverde HOA Fees: What to Know in 2026
Mystic Shores Bulverde HOA fees in 2026 aren't published online. Here's what's public, what you'll have to request from the POA, and what to ask befor...
Lifestyle Change
Moving to Garden Ridge After Retirement: 2026 Guide
Moving to Garden Ridge after retirement means planning for larger lots, property taxes, car-dependent routines, and access to New Braunfels and San An...
Veterans
Texas VLB Home Loan Benefits 2026 in New Braunfels
Texas VLB home loan benefits in 2026 can stretch your buying power in New Braunfels. Here’s what the $832,750 max means, who qualifies, and how to use...
Hill Country
River vs Lake Property in Texas Hill Country (2026)
River vs lake property in Texas Hill Country comes down to flood risk, access, and the lifestyle you actually use. Here is how I help buyers compare t...
Market Updates
Comal County Median Sale Price and DOM: Spring 2026
Comal County median sale price and days on market are key timing signals. Here’s what Spring 2026 numbers suggest for New Braunfels buyers and sellers...
Selling Strategically
Best Time to Sell a House in New Braunfels (2026)
Best time to sell a house in New Braunfels depends on your price band, builder competition, and timing. Here’s how to pick your strongest 30–90 day wi...
Veterans
VA Loan in Schertz TX (2026): PCS Checklist for JBSA
VA loan in Schertz TX in 2026 can be a strong JBSA PCS move, but the timeline matters. Here’s a step-by-step checklist from COE to keys so you avoid s...
Buyers Corner
Student Loans and Mortgage Approval in New Braunfels
Student loans can change your mortgage approval in New Braunfels by shifting the payment lenders count in DTI, especially with IDR, deferment, or $0 r...
Lifestyle Change
Moving to Garden Ridge TX from California: 2026 Plan
Moving to Garden Ridge TX from California in 2026? Here is a practical plan for budgeting, timing, taxes, and the Texas buying process so you move wit...
Hill Country
Living in Canyon Lake Year Round: Texas Hill Country
Living in Canyon Lake year round is less “vacation mode” and more about water, roads, utilities, and taxes. Here’s what day-to-day really feels like [...
Lifestyle Change
Buying a Second Home in Texas Hill Country: 2026 Guide
Buying a second home in Texas Hill Country in 2026 can work if you price the total monthly cost, taxes, and STR rules first. Here's a practical plan f...
Buyers Corner
Texas Earnest Money Rules 2026: New Braunfels Buyers
Texas earnest money rules 2026 can protect New Braunfels buyers, but only if your deadlines and notices are clean. Here’s how to keep your deposit ref...
Neighborhood Spotlight
Crossvine PID assessment in Cibolo: what buyers pay
Crossvine PID assessment in Cibolo can add a second line item beyond normal property taxes. Here’s how it affects 2026 payments, resale, and offers....
Selling Strategically
Choose a Listing Agent in New Braunfels, TX (2026)
Choose a listing agent in New Braunfels, TX in 2026 by comparing pricing skill, negotiation, and a clear net-proceeds plan, not just commission or pro...
Buyers Corner
Comal County Homestead Exemption Deadline (2026)
Comal County homestead exemption deadline for 2026 was April 30. If you missed it, you may still have options, but timing and paperwork matter....
Selling Strategically
Staging a House for Sale in New Braunfels (2026)
Staging a house for sale in New Braunfels in 2026 is about photos, light, and a clean layout. In a slower market, it helps you avoid price cuts and ne...
Market Updates
New Braunfels Housing Market: March 2026 Stats Now
New Braunfels housing market update: March 2026 Comal County stats show higher prices, more listings, and longer timelines. Here’s what to do next....
Buyers Corner
Home-Sale Contingency Offers in Texas: New Braunfels
Home-sale contingency offers can work in New Braunfels, but only when the dates, backup-offer terms, and proof of sale are tight. Here’s how to negoti...
Market Updates
Builder incentives in New Braunfels: Spring 2026 guide
Builder incentives in New Braunfels are shifting fast in spring 2026. Here’s how to compare rate offers, credits, and upgrades so you don’t overpay or...
Selling Strategically
Selling in Comal County: Beating Builder Incentives
Selling in Comal County against new construction means matching the builder’s total deal, not just price. Here’s how to price, package, and negotiate ...
Veterans
VA Funding Fee Rates 2026 in Texas (New Braunfels)
VA funding fee rates 2026 in Texas range from 1.25% to 3.30% of the loan amount. Here’s how to estimate your cost in New Braunfels and plan your offer...
Hill Country
Canyon Lake Water Levels 2026: Real Estate Impact
Canyon Lake water levels in 2026 are hovering around 59% full. Here’s what that changes for dock access, views, insurance questions, and pricing near ...
Market Updates
Comal County property tax rate changes 2026
Comal County property tax rate changes 2026 can shift your monthly housing cost. Here’s how to verify adopted rates and estimate your real payment bef...
Neighborhood Spotlight
Veramendi MUD taxes 2026: New Braunfels monthly cost
Veramendi MUD taxes can change your monthly payment in New Braunfels. Here’s how the Veramendi WID/MUD line items work in 2026 and what to verify befo...
Veterans
VA loan seller credits: 4% rule in New Braunfels
VA loan seller credits can lower your cash to close in New Braunfels, but the VA’s 4% seller-concession rule can trip up contracts if it’s written wro...
Selling Strategically
New Braunfels Seller Concessions: Win First-Time Buyers
New Braunfels seller concessions are back in 2026. Learn how to use closing-cost credits to attract first-time buyers without accidentally giving away...
Hill Country Living
Is Hill Country Living Right for You? A Practical Guide
Hill Country living near New Braunfels sounds ideal, but the right fit depends on commute, schools, city services, property type, and daily routine....
Lifestyle Change
New Braunfels Move Plan for Life Changes
A practical New Braunfels move plan for downsizing, relocating, divorce, retirement, or a fresh start, with clear next steps for Hill Country buyers a...
Veterans
Texas Veteran Home Buying Plan
Texas veteran home buying plan for PCS and military families: VA loan strategy, cash-to-close expectations, commute fit, and smarter next steps....
Buyers Corner
Hill Country home buying plan (New Braunfels)
Hill Country home buying starts with a plan. Here’s the step-by-step roadmap I use with New Braunfels buyers to finance smart, inspect fast, and offer...
Selling Strategically
New Braunfels Home Pricing Strategy (2026)
New Braunfels home pricing strategy in 2026 starts with today’s comps, not last year’s headlines. Here’s how to price, position, and negotiate to prot...
Hill Country Living
Hill Country Living Near New Braunfels: River or Lake
Hill Country living near New Braunfels isn’t one lifestyle. It’s river-town energy, lake-country quiet, and acreage space, each with different day-to-...
Market Updates
New Braunfels Market Update: Spring 2026 Signals
New Braunfels market update for spring 2026: buyers have more leverage, pricing is decided by pocket, and timing matters. Here’s what the latest pace ...
Neighborhood Spotlight
Cibolo & Schertz 2026: Neighborhood Spotlight Guide
Cibolo and Schertz offer SCUCISD schools, JBSA-Randolph access, and mid-$300K price points in 2026 — here's what buyers need to know about both Hill C...
Veterans
Texas VA Home Buying Guide for Veterans
Texas VA home buying guide for veterans moving to New Braunfels and the Hill Country: VA loan steps, PCS timelines, taxes, and benefit protection in T...
Buyers Corner
Hill Country Home Buying Checklist (2026)
Hill Country home buying checklist for New Braunfels buyers: financing, tours, TREC contracts, inspections, and offer strategy to avoid costly mistake...
Market Updates
New Braunfels Market Update: April 2026
New Braunfels housing market update for April 2026: pricing shifts, buyer leverage, and timing strategy across San Antonio and the Hill Country....
Veterans
Texas Veteran Home Tax Benefits (2026)
Texas veteran property tax exemption and VA loan tips for New Braunfels & Hill Country buyers, to file on time, protect benefits, and plan payments co...
Buyers Corner
Hill Country Offer Strategy (2026 Buyer Guide)
Hill Country offer strategy for New Braunfels buyers: write a strong Texas offer, manage option period inspections, and handle appraisal risk with con...
Buyers Corner
Seguin Homes for Sale: Neighborhood Spotlight
Seguin homes for sale offer Hill Country value near New Braunfels, with fast growth, new subdivisions, and I-10 access. Here’s what buyers should know...
Selling Strategically
Selling Strategically in New Braunfels (2026)
Selling strategically in New Braunfels, Texas? Learn pricing, timing, prep, and negotiation moves that protect your net in today’s balanced 2026 marke...
Veterans
Texas VA Loan + PCS Guide (2026)
Texas VA loan and PCS move tips for New Braunfels and the Hill Country: timelines, seller credits, appraisal basics, and benefit-protection steps....
Buyers Corner
Hill Country Home Buying Roadmap
Hill Country home buying guide for New Braunfels: financing, tours, contracts, inspections, and offer strategy so you avoid mistakes and buy confident...
Buyers Corner
Bulverde TX Neighborhood Spotlight: Prices & Life
Bulverde TX homes offer Hill Country space with Comal ISD access and a US‑281 commute. See prices, lifestyle, schools, and what buyers should know in ...
Selling Strategically
Sell With Confidence: New Braunfels Strategy
Selling a house in New Braunfels, Texas? Learn smart pricing, timing, prep, and negotiation moves to protect equity and attract strong offers in 2026....
Hill Country Living
Hill Country Living: Find Your Fit
Hill Country living near New Braunfels, Texas: community vibes, lake/river access, commute reality, and how to choose the right area with confidence t...
Lifestyle Change
Lifestyle Change: New Braunfels Relocation Plan
New Braunfels relocation plan for downsizing, upsizing, or starting fresh—timing, pricing, and a practical strategy so you can move with confidence....
Buyers Corner
New Braunfels Offer Strategy (2026)
New Braunfels offer strategy for 2026: financing, option period, inspections, and terms that win in the Hill Country—without costly mistakes....
Neighborhood Spotlight
Canyon Lake Real Estate: Neighborhood Spotlight
Canyon Lake real estate guide for 2026: pricing ranges, lifestyle, Comal ISD schools, growth trends, and why buyers keep moving to the lake....
Hill Country Living
Hill Country Living: Best Areas Near New Braunfels TX
Hill Country living near New Braunfels blends river days, lake views, and small-town charm. See which communities fit your commute, budget, and vibe....
Buyers Corner
Hill Country Homebuying Roadmap
Hill Country home buying guide for New Braunfels buyers: step-by-step financing, touring, inspections, and clean offers that avoid mistakes and win in...
Hill Country Living
Gruene Neighborhood Spotlight (New Braunfels, TX)
Quick answer: Gruene is one of the most desirable pockets of New Braunfels because it combines Hill Country lifestyle (Guadalupe […]...
Buyers Corner
New Braunfels Property Taxes: Estimate Your Monthly Payment
A practical guide to New Braunfels property taxes in 2026: how the tax rate stack works, what changes your bill, and how to estimate monthly escrow ac...
Hill Country Living
Hill Country Living: Communities & Lifestyle
Is Hill Country living actually the lifestyle you’re picturing? If you’ve ever spent a Saturday floating the Guadalupe, grabbed tacos […]...
Hill Country Living
New Braunfels Property Taxes: Homestead & Protests
How do New Braunfels property taxes work—and what can you do to keep them from jumping? Quick Answer For most […]...
Veterans
PCS Season 2026: Should You Buy a Home in San Antonio / New Braunfels — or Wait?
PCS orders don’t wait for the “perfect market.” You get a timeline, a budget, and a moving truck—whether the headlines […]...
Buyers Corner
Texas Homestead Exemption (2026): NB Buyers
How does the Texas homestead exemption work in 2026 if you buy (or already own) a home in New Braunfels? […]...
Strategic Selling
New Braunfels Home Pricing in 2026
Should you price your New Braunfels home lower in 2026 to get it sold—or hold firm and wait for the […]...