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Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages · Last updated: October 13, 2026
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A New Braunfels mortgage broker compares many lenders for the conventional, FHA, VA and investor loans used along the I-35 corridor between San Antonio and Austin. iQRATE Mortgages (NMLS 1862492) is licensed in Texas and shops more than 100 lenders on complex files. New Braunfels sits in Comal and Guadalupe counties, in HUD's San Antonio area, with 2026 limits of $832,750 conforming and $557,750 FHA. The 2025 city rate is $0.408936 per $100, and Comal ISD's is $1.0748.
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5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com
New Braunfels is one of the fastest-growing cities in Texas. Buyers include Joint Base San Antonio families, San Antonio and Austin commuters, retirees and investors drawn to the Comal and Guadalupe rivers. Much of the growth is new construction in master-planned communities with MUD taxes.
Part of our Texas mortgage broker coverage. We're licensed in Texas under company NMLS 1862492 and work New Braunfels files from our Las Vegas office, closing with local escrow and title.
Areas and ZIPs we lend in: downtown and Gruene (78130), west New Braunfels and Highway 46 (78132), Canyon Lake (78133), Garden Ridge (78266), Schertz and Cibolo (78108, 78154) and Seguin (78155).
New Braunfels addresses can be zoned to Comal ISD (2025 rate $1.0748 per $100) or New Braunfels ISD ($1.0377). MUDs and water districts in newer communities add more. We price escrow using the actual districts for your address.
Homes along the Comal and Guadalupe rivers can sit in high-risk flood zones, and Canyon Lake properties may have shoreline and septic issues. Get a flood quote and check elevation certificates early.
River tubing season creates strong vacation-rental demand, and the city regulates short-term rentals by zoning and permit. A DSCR loan can qualify on rental income, but only for rentals the city allows.
Illustrative only, not a quote or offer. On a $400,000 home in Comal ISD, the 2025 city rate of $0.408936 per $100 is about $1,636 a year, and the Comal ISD rate of $1.0748 applied after the $140,000 school homestead exemption is about $2,794 a year. County, emergency services and any MUD tax are added on top. Your actual bill depends on the appraised value and exemptions.
New Braunfels sits between two large job markets, so many households have one earner in each city. Lenders don't care where you work, but they do care about job gaps and new-job start dates. If you're relocating with a signed offer letter, many lenders can close before your first paycheck.
Master-planned communities on the west side and along FM 1101 often sell homes before they're built. Ask how long the builder will hold your rate lock; long locks cost more.
The historic Gruene district and the neighborhoods around Landa Park and downtown's Main Plaza have homes from the early 1900s through the 1970s. Some sit within mapped floodplains along the Comal, which is short but fed by springs and flooded badly in past decades. Hill Country lots west of town toward Canyon Lake may rely on wells and septic systems and can have limestone and slope issues. Ask the seller for flood history and permits before you remove your option period.
Texas basics that apply here: Texas has no transfer tax and no state income tax, and title insurance premiums are set by the Texas Department of Insurance. Property taxes are high and billed each October and paid in arrears, so lenders usually collect about 2–6 months of taxes into escrow at closing, depending on the closing month; the seller's prorated tax credit for the months they owned the home offsets part of that. Owner-occupants get the homestead exemption and a 10% cap on yearly appraisal increases after the first year. A cash-out loan on a homestead is limited to 80% of value under Section 50(a)(6). Statewide down payment help includes TSAHC (Homes for Texas Heroes, Home Sweet Texas) and TDHCA (My First Texas Home).
Closing costs are what it costs you to get the loan: origination, discount points, appraisal, and escrow and title. Cash to close also includes your prepaids (first-year homeowners insurance, daily interest to month-end, and an escrow deposit for your own future property taxes and insurance) plus your down payment. Prepaids aren't a cost of the loan; they're your own bills paid ahead. In New Braunfels, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids; homes near the Comal and Guadalupe rivers may also need flood insurance. Your actual closing costs depend on county, price and loan type, so we don't quote a one-size range: every line is itemized on your Loan Estimate, and our Bare Bones guarantee means we add no fees of our own. Compare states on our closing costs by state page.
Comal and Guadalupe counties: conforming $832,750 and FHA $557,750 for a one-unit home (FHFA and HUD).
Conventional (as little as 3% down for eligible first-time buyers), FHA (3.5% down, 580+ score), VA (no down payment for eligible veterans with full entitlement), jumbo above the conforming limit, DSCR loans that qualify on rent, bank statement loans for self-employed borrowers, asset-based and 1099 loans, and rate-and-term or cash-out refinances. As a broker we compare wholesale lenders, more than 100 on complex files, instead of one bank's menu.
Terms for each are on its own page; see all iQRATE guarantees.
$557,750 for a one-unit home. The conforming limit is $832,750.
For 2025, the city is $0.408936 and Comal ISD $1.0748 per $100, plus county and district rates.
It depends on the address, and the rates differ.
If the home is in a high-risk flood zone, lenders require it.
In some zones with a permit; check before you buy.
Yes, with no down payment for eligible borrowers.
Closing costs depend on the price, loan type and county, so yours are itemized on your Loan Estimate rather than quoted as a range. Closing costs are what it costs to get the loan (origination, points, appraisal, escrow and title). Cash to close also includes prepaids and your down payment; in New Braunfels, property-tax escrow (often 2–6 months, partly offset by the seller's prorated tax credit) and the first year of homeowners insurance are the main prepaids; homes near the Comal and Guadalupe rivers may also need flood insurance.
Most of our loans close in under 30 days. For eligible full-documentation conventional, FHA and VA purchases, our goal is 17 calendar days from signing initial disclosures.
Get My Custom Rate Now · or call (702) 766-3744
iQRATE Mortgages · NMLS 1862492 · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in Nevada, California, Texas and Florida. David Ghazaryan, Mortgage Broker, NMLS 1486726. Verify us on NMLS Consumer Access. Equal Housing Opportunity. Programs, rates and terms change and are subject to credit, property and underwriting approval; local facts on this page come from the public sources below and are not legal or tax advice.
More: Texas mortgage broker · DSCR loans · Bank statement loans · Our guarantees · Closing costs by state
