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New Braunfels Hard Money and Investor Loans

Two counties, two tax bills, one lender who checks which side you're on.

USA Mortgage funds investors across Comal, Guadalupe, and Hays counties. New Braunfels straddles a county line that moves tax bills. Cash flow and growth sit in different counties here. Business-purpose loans only, and every structure is set in underwriting.

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Your file gets read by the people who decide it, not a queue.

One city, two counties, two tax bills

New Braunfels straddles Comal and Guadalupe counties, and the county line moves the total. A Comal County parcel with New Braunfels ISD runs 1.751651 per $100, while the same house on the Guadalupe side runs 1.777036, a spread worth about $76 a year on a $300,000 basis. Swap in Comal ISD instead of New Braunfels ISD and the top of the range is 1.814136, about $187 a year above the cheapest version. The city rate is identical on both sides; the county and school district lines are what change.

The cash-flow county and the appreciation county are different counties

Guadalupe County ran a 6.85% gross rental yield in July 2026 against Comal County's 4.25%, on the same Zillow value and rent index. Schertz topped the corridor at 7.38%. A DSCR deal that doesn't clear in Comal County can clear in Guadalupe at the same leverage, which is why the parcel's county matters as much as its price.

Short-term rentals are settled law here, and it cuts against most of the city

New Braunfels bars short-term rentals in every residential zoning district, allowing them only in C-4, C-4A, C-4B, or with a special use permit elsewhere. The Fifth Circuit affirmed the ordinance against a constitutional challenge in June 2026 in Marfil v. City of New Braunfels. San Marcos, by contrast, permits short-term rentals by registration with no zoning ban, but requires every long-term rental in city limits to register as well.

Loan programs in New Braunfels

Acquisition through exit, all funded or arranged by one lender.

Fix and Flip in New BraunfelsRental / DSCR in New BraunfelsGround-Up Construction in New BraunfelsCRE Bridge in New BraunfelsTransactional Funding in New BraunfelsBank Statement / No-Doc in New BraunfelsConventional Investment in New BraunfelsPortfolio Loans in New BraunfelsCRE Permanent in New BraunfelsSBA Financing in New Braunfels

New Braunfels lending questions

Do you lend in the New Braunfels area?
Yes, across Comal, Guadalupe, and Hays counties. We're a direct lender headquartered in Bee Cave, Texas, and we fund deals in New Braunfels, San Marcos, Seguin, Canyon Lake, Schertz, Cibolo, Bulverde, and Kyle. Every loan is business-purpose only, on investment property, and terms are subject to underwriting. See how we lend across Texas or talk to us.
Why does my New Braunfels tax bill depend on which county the house is in?
Because New Braunfels sits in both Comal and Guadalupe counties, and only the city rate is shared. The city levies the same 0.408936 per $100 on both sides, but Comal County's rate is 0.305015 while Guadalupe County's is 0.330400, and the school district can differ too. A Comal County parcel in New Braunfels ISD totals 1.751651 per $100, about $5,255 a year on a $300,000 basis; the same house in Guadalupe County and New Braunfels ISD totals 1.777036, about $5,331. A Comal ISD parcel runs higher still, up to 1.814136 in Guadalupe County. Always pull the parcel's own account before quoting a total, and talk to your CPA about your own tax position.

Sources: comptroller.texas.gov

Can I run a short-term rental in New Braunfels?
Not in a residential zoning district. New Braunfels Code of Ordinances section 144-5.17 prohibits short-term rentals in every residential district and in the floodway; they're allowed only in the C-4, C-4A, and C-4B districts, or elsewhere with an approved special use permit. The Fifth Circuit affirmed the ordinance on June 18, 2026 in Marfil v. City of New Braunfels, rejecting due process and equal protection challenges, so this is settled rather than pending. San Marcos runs the opposite regime: short-term rentals are allowed by permit with no zoning ban and no density cap, but San Marcos also requires every long-term rental in city limits to register with the city. Check the zoning map before you underwrite short-term income anywhere in this corridor. DSCR rental loans. Subject to underwriting.

Sources: newbraunfels.gov, ca5.uscourts.gov

Is New Braunfels a good rental market right now?
It depends on which county you're buying in. New Braunfels itself ran a 5.35% gross rental yield in July 2026 on a $351,190 mid-tier home value, but Guadalupe County submarkets run hotter: Schertz hit 7.38%, Seguin 6.59%, and the Guadalupe County average was 6.85% against Comal County's 4.25%. New Braunfels is also the fifth fastest-growing city among the roughly 800 U.S. cities that had 50,000 or more residents in 2020, up 35.5% to 122,492 by mid-2025, and Comal County ranks seventh among counties over 20,000. That growth is migration, not births, which makes demand here more rate-sensitive than a birth-driven market. See the DSCR program.

Sources: www2.census.gov

How long does it take to sell a property in the New Braunfels area right now?
Longer than it used to, and it's still stretching. Comal County ran a median 77 days on market in July 2026, the longest of the corridor's four counties, with 28.1% of listings carrying a price cut and the median list price down 6.2% year over year. Guadalupe County was faster at 65 days on market. A flip or bridge loan underwritten on a 60-day marketing period is underwritten to the wrong county here; build in a longer exit window and confirm the current numbers for the specific submarket before you set the term. Our fix and flip loan runs a 6-month interest-only term for exactly that reason.

Sources: econdata.s3-us-west-2.amazonaws.com

What credit score do I need to borrow on a New Braunfels investment property?
It depends on the program, and on the asset-based ones there is no minimum. Fix and flip, ground up construction and commercial bridge are underwritten on the New Braunfels property itself, so credit is run but weighted far less than at a bank, and a weaker file usually means lower leverage rather than a decline. DSCR and bank statement loans start at 640, conventional investment at 580, and transactional funding has no credit check at all. No hard credit pull to start. Subject to underwriting.
How much do I need to put down on a New Braunfels investment property?
Anywhere from nothing to about 20%, depending on the program. Fix and flip funds up to 90% of purchase and up to 100% of rehab, so on a $300,000 New Braunfels flip that is $30,000 from you (300,000 x 90% = 270,000). DSCR and conventional investment run up to 80% LTV, about 20% down; ground up construction runs up to 85% of cost. Then add the escrow, which here depends on the county line: a Comal County, New Braunfels ISD parcel runs 1.751651 per $100 against 1.814136 on a Guadalupe County, Comal ISD parcel. Subject to underwriting.

Sources: comptroller.texas.gov

What is the smallest loan you will write in the New Braunfels area?
$100,000 on most residential investor programs. Fix and flip, DSCR and bank statement loans all start there. Portfolio blanket loans start at $500,000 and need five or more properties, and SBA files start at $350,000. If a parcel in New Braunfels or Seguin comes in under the floor, the usual fix is to package it with other doors rather than shrink the loan. Subject to underwriting.
Can I borrow in New Braunfels if this is my first investment property?
Yes. First-time flippers are welcome, and on the asset-based programs there is no minimum credit score to clear first. A first file typically gets a little less leverage than a repeat borrower's, which prices the experience rather than gating it. Start where the exit is honest: Comal County ran a median 77 days on market in July 2026, so underwrite a real marketing period. Subject to underwriting.

Sources: econdata.s3-us-west-2.amazonaws.com

Serving New Braunfels and nearby
New BraunfelsSeguinCanyon LakeSchertzCiboloBulverde
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-22.

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