Selling in 2026: How New Braunfels vs. Schertz Property Taxes Really Impact Your Bottom Line

Thinking about selling your home in the Texas Hill Country? Listen up. As of the 2025 tax notices, New Braunfels’ city tax rate is about $0.41 per $100 valuation while Schertz’s city rate is $0.5118 per $100 valuation, yet Schertz homeowners often face a higher combined local property tax burden—around 1.12% vs. 0.86% in New Braunfels when city and overlapping jurisdictions are added—creating a real affordability spread buyers are now factoring into their offers. Don't let property tax differences blindside your sale. It's time to get strategic. This isn't about "feeling" like one city is better than another. This is about data, dollars, and cents.

Understanding the Property Tax Landscape: New Braunfels vs. Schertz

The first step to maximizing your sale price is understanding the property tax picture in both New Braunfels and Schertz. It's more than just looking at the city rate. You need to factor in the combined rates including school districts, county, and other special districts. Here's the breakdown:

• New Braunfels: While the city tax rate is lower, the overall rate typically hovers around 0.86%. This is a crucial selling point.

• Schertz: The city tax rate is higher, pushing the combined rate to approximately 1.12%. This difference, while seemingly small, has a significant impact on buyer affordability.

These percentages translate directly into the buyer's monthly mortgage payment. Buyers are sharp, and they're comparing these numbers. Ignoring them is leaving money on the table.

The Buyer's Perspective: Affordability Matters

Let’s be clear: today’s buyers are scrutinizing every dollar. Higher interest rates have already tightened budgets. Property taxes are now a key line item they're hyper-focused on. When comparing homes in New Braunfels vs Schertz, the tax burden is a major decision factor.

Here's a hypothetical example:

Imagine two identical homes priced at $400,000.

• New Braunfels Home: With a 0.86% property tax rate, the annual property tax would be approximately $3,440, or $286.67 per month.

• Schertz Home: With a 1.12% property tax rate, the annual property tax would be approximately $4,480, or $373.33 per month.

That's an $86.66 difference per month. Over the life of a 30-year mortgage, that adds up to over $31,000! Buyers see this and factor it into their offers. The perceived affordability spread between New Braunfels vs Schertz is tangible and affects demand.

Seller's Net Sheet Showdown: New Braunfels vs. Schertz

The best way to understand the impact of these property taxes is through a comparative seller's net sheet. Here's how we can do it:

1. Hypothetical Sale Price: Let's assume both homes are listed at $450,000.

2. Calculate Closing Costs: Factor in standard closing costs like title insurance, recording fees, and agent commissions (around 6% total).

3. Subtract Property Taxes: This is where the difference shines. Use the current tax rates for each city to calculate the estimated property taxes to be paid at closing.

4. Factor in HOA Fees: Account for Homeowner Association (HOA) fees, which can vary in both cities, though Schertz is generally considered a city with more and higher HOA fees.

The net sheet will clearly show how much you, as the seller, will receive after all expenses are paid. The Schertz property, due to its higher property taxes, will likely require a slightly lower sale price to achieve the same net proceeds as the New Braunfels property.

Strategic Pricing: Bridging the Affordability Gap

Okay, so Schertz has higher property taxes. What can you do about it? The key is strategic pricing and positioning.

• Acknowledge the Difference: Don't ignore the higher taxes. Be upfront with potential buyers and acknowledge the reality of the Schertz tax burden.

• Highlight Other Advantages: Focus on what Schertz offers that New Braunfels might not – proximity to San Antonio, specific neighborhood amenities, newer construction, etc.

• Price Competitively: Your asking price needs to reflect the tax difference. Look at comparable sales in both cities and price your home accordingly. You might need to list slightly lower than a comparable New Braunfels property to attract the same level of interest.

Think of it this way: you're giving buyers a "discount" upfront to offset the higher ongoing tax costs. This makes your property more attractive and increases the likelihood of a quick sale.

Tax Legislation and Future Implications

It's also important to keep an eye on any potential changes to property tax legislation. The Texas legislature is constantly debating property tax reform, and any changes could impact the rates in New Braunfels and Schertz. Stay informed and adjust your strategy accordingly.

For instance, recent legislation has focused on increasing the homestead exemption and providing additional tax relief to homeowners. While these changes can help offset some of the burden, they don't eliminate the fundamental difference between the tax rates in the two cities. I constantly monitor this legislation for my clients.

Beyond Property Taxes: Other Factors to Consider

While property taxes are a major factor, they're not the only consideration. Other factors that influence home values include:

• Location: Proximity to schools, parks, shopping, and major employers.

• Condition: The overall condition of the home and any recent renovations.

• Market Trends: The current supply and demand in the local real estate market.

• Interest Rates: Higher interest rates generally lead to lower home values, and vice versa.

A well-maintained home in a desirable location will always command a premium, regardless of the property taxes. Focus on maximizing your home's appeal in all areas to attract the best possible offers. Remember, a sparkling clean house is always a great selling point.

Positioning Your Home for Success: Actionable Takeaways

1. Get a Comparative Market Analysis (CMA): Understand how your home compares to similar properties in both New Braunfels and Schertz.

2. Run Net Sheets: Compare estimated net proceeds under different pricing scenarios, considering the property tax differences.

3. Consult with a Local Real Estate Expert: I can help you navigate the complexities of the local market and develop a strategic pricing plan.

4. Be Transparent with Buyers: Address the property tax issue head-on and highlight the other advantages of your home and neighborhood.

5. Stay Informed: Keep up-to-date on any changes to property tax legislation.

Don't let property taxes be a source of uncertainty. With the right knowledge and strategy, you can confidently navigate the market and maximize your sale price. I’ve seen countless scenarios where a seller was able to recoup additional money by knowing their market and pricing strategically.

Ready to run the numbers on your situation? Let's talk.