CRE Bridge in New Braunfels

Tourism-driven hospitality and entertainment assets, and industrial and flex space in Guadalupe County, are the two property types with a real local logic for bridge debt here. Comal County's recreation economy is essentially two economies in one calendar year: private arts, entertainment and recreation employment ran from 1,075 jobs in December 2025 to a peak of 3,336 in June and 3,217 in July, a 3.1 times swing across roughly 90 to 95 establishments. A hotel, RV park, outfitter or entertainment property refinancing off a slow quarter's trailing numbers needs a bridge term built around that swing, not a bank's twelve-month average, one structured to land the takeout to permanent debt in a strong quarter or to carry comfortably through a weak one. If the owner occupies the building rather than leasing it out, our SBA financing can be the better fit for the purchase. On the other side of the corridor, Guadalupe County manufacturing runs at a 2.41 location quotient and transportation and warehousing at 2.01, the tenant base behind a Seguin or Cibolo flex or small-bay lease-up. Both are structural stories; no metro-level vacancy or cap-rate data exists to size them further. See the Texas bridge and foreclosure rules for structure.

It is its own economy, and the numbers back it. Guadalupe County private manufacturing employment ran 9,560 jobs in December 2025 at a location quotient of 2.41, meaning manufacturing is roughly two and a half times as concentrated there as in the national economy, at an average weekly wage of $1,477. Transportation and warehousing adds another 4,464 jobs at a 2.01 location quotient. That is a genuinely different tenant base from the tourism economy that drives Comal County, and it is the underlying demand for a Seguin or Cibolo flex or small-bay lease-up or reposition bridge. No metro-level industrial vacancy or asking-rent figure was sourced for this corridor, so size the deal on the tenant, not on a published market rent. See the Texas bridge and foreclosure rules for structure.

Because the pipeline behind a merchant build has gone to zero. Comal County permitted zero units in structures of five or more apartments in 2025, down from 1,164 in 2024 and 1,835 in 2022, even as the county added roughly 7,680 residents in the same year, most of it from people moving in. Hays County's multifamily pipeline also slowed, to 436 units in 2025. A bridge on an existing, already-built multifamily asset is financing into a supply gap that new construction is not filling right now, which is a different risk than betting on lease-up of ground-up units into an uncertain market. Once that asset stabilizes, the next step is permanent financing sized to the trailing rent roll. No metro-level apartment vacancy or rent figure was sourced for this corridor. See the Texas bridge and foreclosure rules for structure.

Yes, and it is worth checking before you underwrite a New Braunfels area commercial asset. The City of New Braunfels levies one city rate on both sides of its Comal-Guadalupe county line, but the county rate itself differs: 0.305015 per $100 in Comal County versus 0.330400 in Guadalupe County, and the school district component can differ too depending on the parcel. That is a real swing on a commercial basis, not just a residential one, and it stacks with any municipal utility district or water district rate that applies to the parcel. Pull the parcel's own tax account before setting a stabilized NOI or a takeout number. See the Texas bridge and foreclosure rules for structure.

Start with what the market actually collects, not a nightly-rate guess. New Braunfels lodging generated $4.45 million in hotel occupancy tax in fiscal year 2025 at the city's 7% rate, implying roughly $63.5 million in taxable lodging receipts citywide; San Marcos generated $3.32 million at 7% plus a further $952,105 under its 2% venue tax, implying roughly $47.4 million. Those are market-sizing inputs for a permanent-debt or refinance takeout on a hotel or short-term lodging asset, not a projection of any single property's revenue, and Comal County's own county-level collections were not available. Bring the asset's trailing operating statement and we will size the bridge term against the season, not the annual average.

About a quarter of value, plus closing costs. Leverage runs up to 75% LTV, so on a $4,000,000 valuation that is up to $3,000,000 from us and $1,000,000 from you (4,000,000 x 75% = 3,000,000). On a seasonal hospitality asset, which quarter the trailing statement comes from matters as much as the ratio: Comal County private recreation employment runs 3,336 jobs in June against 1,075 in December. Bring the full twelve months. Subject to underwriting.

Up to $10 million, on a term of up to 24 to 36 months, interest-only. That covers what actually trades in this corridor: hospitality and entertainment assets on the Comal County side, industrial and flex space around Seguin and Cibolo. The term is as much the point as the size. A seasonal asset needs enough runway to land its takeout in a strong quarter, not whenever a twelve-month bank term happens to expire. Subject to underwriting.