Veramendi is New Braunfels’s largest and most ambitious master-planned community — 2,400 acres on the city’s northwest edge with 475+ acres of parks and open space, 10 miles of trails, a 25,000 sq ft amenity center, on-site Veramendi Elementary, a planned 32-acre medical campus, and an expanding commercial district that is turning what started as a builder community into a self-contained small city. Multiple national and regional builders are active simultaneously — Coventry Homes, Scott Felder, Del Webb (55+), and others — across price points from $406,990 to $700,000+. School district is New Braunfels ISD (NBISD) throughout, with on-site Veramendi Elementary and students feeding to Oakrun Middle and New Braunfels High School. The tax structure has a critical nuance that most buyers don’t know before they sign: Veramendi is in the New Braunfels ETJ and does not pay City of New Braunfels tax — but it is in a Water Improvement District that collects a comparable tax, and 2026 HOA assessments run $61–$176/month depending on section. Understanding the full carrying cost before falling in love with a floor plan is the most important financial step Veramendi buyers can take. This guide covers every variable.
Brock Bremmer | Real Estate Agent | eXp Realty | San Antonio Metro Area
New Braunfels and I-35 Corridor Specialist
Also see: Living in New Braunfels | How to Buy in New Braunfels | Best Agent New Braunfels
Veramendi at a Glance — 2026
| Location | Northwest New Braunfels, Comal County — New Braunfels ETJ (not city limits) |
| Size | ~2,400 acres total; 475+ acres parks and open space |
| Active builders (2026) | Coventry Homes, Scott Felder Homes, Del Webb (55+), and additional builders active — verify current roster at veramenditx.com |
| Price range | $406,990 (Coventry entry) to $700,000+ (Scott Felder premium sections) |
| School district | New Braunfels ISD (NBISD) throughout — on-site Veramendi Elementary, Oakrun Middle, New Braunfels High School |
| 2026 HOA — standard section | $61/month ($183/quarter) — Residential Master Community Assessment |
| 2026 HOA — Vista Alta section | $176/month ($528/quarter) — Residential Master + Vista Alta Special Common Area Assessment |
| Tax structure | Comal County + NBISD + Water Improvement District (WID) — no City of New Braunfels tax. WID collects comparable to city tax through Utility Tax Service (UTS) |
| Trails | 10 miles of hike and bike trails |
| Amenity center | 25,000 sq ft — pool with sun deck, splash pad, shaded pavilion, poolside kitchen with built-in grills |
| Commercial district | Expanding on-site — shopping, dining, services planned |
| Medical campus | 32 acres planned — under development |
| 55+ community | Del Webb Veramendi — opened 2025, active adult section within the master plan |
| I-35 access | Via Loop 337 — San Antonio approximately 35–45 minutes, Austin approximately 45–60 minutes |
The Builder Lineup — Who’s Building What at What Price
Coventry Homes
Available units range in price from $406,990 to $629,990. Sizes range from 1,724 to 3,234 square feet. Coventry is Veramendi’s entry-to-mid-range builder — priced over 10% below the area’s average of $500,233, making it the most accessible new construction entry point in the community. Floor plans include office/study/flex room, covered patio, and water softener loop. Quick move-in homes available. HOA fees through Coventry’s section run $650 annually ($54/month) plus the master community assessment — verify total assessment stack with the builder’s sales team before signing.
Scott Felder Homes
New homes in Veramendi are priced from $563,990 — a premium choice offering exclusivity above the area’s average. Scott Felder represents Veramendi’s move-up and premium tier — larger lots, more architectural detail, and higher finish levels than the entry-tier builders. HOA fees through Scott Felder’s section run $600 annually ($50/month) plus the master assessment. Buyers comparing Coventry and Scott Felder within Veramendi are choosing between entry-level pricing with standard finishes and premium pricing with elevated finish packages — not between fundamentally different communities, since both access the same master amenities, schools, and trail system.
Del Webb Veramendi (55+ Active Adult)
Del Webb’s active adult community opened within Veramendi in 2025 — a separate gated section within the master plan serving buyers 55 and older. Del Webb operates its own amenity programming and HOA structure within the broader Veramendi master community. Buyers interested in Del Webb Veramendi should contact Del Webb directly for current pricing, floor plans, and section-specific HOA fees — the 55+ section has its own assessment structure separate from the standard residential master assessment.
The Tax Structure — Veramendi’s Most Important Financial Nuance
Veramendi’s tax structure requires specific understanding before any budget calculation:
- Not in New Braunfels city limits: Veramendi is located in the New Braunfels ETJ and does not collect City Tax. This sounds like a tax savings — but the next sentence explains why it isn’t quite that simple
- Water Improvement District (WID): It is located within a Water Improvement District that does collect a comparable tax through Utility Tax Service (UTS). The WID tax replaces the city tax at a comparable rate — buyers should not assume ETJ status means a lower total tax bill without verifying the WID rate specifically
- Comal County rate: Comal County’s effective tax rate is approximately 1.21% — the lowest in the San Antonio metro. This is Veramendi’s primary tax advantage versus in-city New Braunfels properties (approximately 1.81% combined with city tax)
- The year-two new construction tax trap: Year-one taxes on Veramendi new construction are assessed on land value only — dramatically understating ongoing tax cost. Year-two taxes assess the full improved value for the first time. On a $500,000 Veramendi home, the year-one to year-two tax adjustment can represent a $6,000–$8,000 annual increase. Ask your lender to calculate the year-two estimate using the full purchase price and applicable Comal County + WID + NBISD rate before establishing escrow. See our New Braunfels property tax guide
- Verify at Comal County Appraisal District: comalad.org — confirm the complete tax entity stack for any specific Veramendi address including WID rate before finalizing budget calculations
The HOA Structure — Two Assessment Tiers
The association fees for 2026 are: Veramendi Residential Master Community Assessment: $61 per month, billed quarterly ($183 per quarter). Vista Alta Special Common Area Assessment: $115 per month, billed quarterly ($345 per quarter) plus the Residential Master Assessment ($183 per quarter).
What this means in practice:
- Standard Veramendi sections: $61/month master assessment + builder-specific HOA (typically $50–$54/month) = approximately $111–$115/month total HOA
- Vista Alta section: $176/month ($61 master + $115 Vista Alta special) + builder-specific HOA = approximately $226–$230/month total HOA
- What Vista Alta gets you: Access to the Vista Alta special common area amenities — verify current amenity package with the builder’s sales team and Veramendi’s HOA management company (Cohere) before purchasing in this section. The $115/month premium should be evaluated against the specific amenities it delivers
- Budget impact: At $111–$230/month, Veramendi’s HOA costs are meaningful — they add $1,332–$2,760 annually to carrying costs compared to non-HOA communities. Factor this into your full PITI calculation before comparing Veramendi against non-HOA alternatives
Schools — NBISD Throughout, On-Site Elementary
The journey starts at Veramendi Elementary, serving Elementary grades just 0.5 mi from the neighborhood. From there, students advance to Oakrun Middle, a public campus for Middle grades located roughly 0.9 mi away. Education culminates at New Braunfels High School, supporting High grades within 0.6 mi and holding a rating of 8.
Key school facts for Veramendi buyers:
- Veramendi Elementary: On-site campus — walkable/bikeable for most Veramendi sections. A significant lifestyle convenience that few new construction communities offer. A new elementary campus was under construction within the community for 2025 as enrollment grows
- Oakrun Middle School: 0.9 miles from the community — accessible and highly regarded within NBISD
- New Braunfels High School: Rated 8/10 — strong academic and extracurricular programs. The on-site school proximity gives Veramendi a genuine daily quality-of-life advantage over communities where students require longer bus routes
- NBISD vs Comal ISD distinction: Veramendi feeds NBISD — not Comal ISD. Some buyers specifically targeting Comal ISD (9/10) should note this distinction. NBISD is an excellent district — but buyers who have specifically researched Comal ISD schools and assumed Veramendi feeds Comal ISD need to verify before committing. See our New Braunfels agent guide for the full school district breakdown
Amenities — What $61–$176/Month Actually Delivers
Veramendi spans about 2,400 acres with over 475 acres dedicated to green spaces, parks, and natural amenities, including miles of walking trails, pools, playgrounds, and community events.
- 25,000 sq ft amenity center: A large pool with sun deck, splash pad, shaded pavilion and poolside kitchen with built-in grills. One of the largest community amenity centers of any new construction community in the New Braunfels market
- 10 miles of trails: Hike and bike trails throughout the 2,400-acre master plan — Hill Country terrain with genuine trail character rather than flat suburban sidewalks
- 475+ acres of parks and open space: The most significant open space allocation of any comparable master-planned community in the NB market — buffers between neighborhoods and provides genuine Hill Country character
- Dog-friendly areas: Dedicated dog areas throughout the community
- Community events programming: Active community events calendar through the HOA and community management
- Commercial district: Expanding on-site retail, dining, and services — reduces the need to drive to Loop 337 or downtown NB for daily errands as the commercial build-out progresses
- Proximity to Hill Country attractions: Close to historic Gruene Hall, Schlitterbahn Waterpark, and Landa Park. Comal River tubing access minutes away
The Full Monthly Carrying Cost — Veramendi Buyer’s Budget Reality
Standard section — $475,000 Coventry home, 10% down, 6.5% rate
- Principal and interest: ~$2,686/month
- Comal County taxes + WID + NBISD (verify exact rate at comalad.org — est. ~1.4%–1.6% combined): ~$554–$633/month
- Homeowner’s insurance: ~$150–$200/month
- HOA (master + builder section): ~$111–$115/month
- Total PITI + HOA: ~$3,501–$3,634/month
- Suggested household income for comfort: ~$115,000–$130,000+
Vista Alta section — $550,000 Scott Felder home, 10% down, 6.5% rate
- Principal and interest: ~$3,108/month
- Taxes (est. ~1.4%–1.6% combined): ~$641–$733/month
- Insurance: ~$170–$220/month
- HOA (master + Vista Alta + builder): ~$226–$230/month
- Total PITI + HOA: ~$4,145–$4,291/month
- Suggested household income for comfort: ~$135,000–$155,000+
Critical reminder: These estimates use approximate combined tax rates — verify the exact WID + Comal County + NBISD rate for your specific Veramendi address at comalad.org before finalizing your budget. And ask your lender to calculate year-two taxes on the full improved value — not the year-one land-only assessment.
Builder Lender vs Outside Lender in Veramendi
Every major Veramendi builder has a preferred lender offering incentive packages — typically $10,000–$20,000 in closing cost credits, design center allowances, or rate buydowns tied to preferred lender use. The same analysis applies here as in any SA new construction community:
- Get a full loan estimate from the builder’s preferred lender — rate, APR, all fees
- Get a competing estimate from an outside lender at identical terms
- Calculate the monthly payment difference and multiply by your expected ownership period
- Compare the total interest difference against the builder’s incentive dollar amount
At Veramendi’s $475,000–$600,000 price points, a 0.50% rate difference represents approximately $135–$170/month — $1,620–$2,040 annually. A $15,000 builder incentive at this rate difference recovers its cost in approximately 7–9 years. Buyers planning to own fewer than 7–9 years may find the incentive genuinely valuable. Buyers planning long-term ownership should run the full comparison before accepting the preferred lender’s terms. See our New Construction Financing Guide.
What to Know Before Visiting the Model Home
- Register Brock as your buyer’s agent before visiting any Veramendi model home — once you interact with the builder’s sales representative without agent registration, that buyer representation is gone. This costs you nothing — builder pricing is the same with or without a buyer’s agent
- Bring your full budget calculation — PITI including the correct WID + county + NBISD tax rate and the applicable HOA tier (standard or Vista Alta), not the builder’s payment estimate which typically uses favorable assumptions
- Ask specifically about year-two tax estimate — any builder’s sales rep should be able to provide a year-two tax estimate at full improved value. If they can’t or won’t, calculate it yourself using the full purchase price and verify the combined tax rate at comalad.org
- Ask about current builder incentive structure — incentives change monthly. Get the current incentive package in writing and compare against an outside lender before committing
- Ask about estimated completion timeline and timeline penalty provisions — Veramendi is an active construction community with multiple builders operating simultaneously. Completion timelines can vary; buyers with hard deadline requirements (lease expiration, PCS orders) should verify the specific build timeline and push for timeline penalty provisions in the contract
Frequently Asked Questions: Veramendi in New Braunfels
What school district is Veramendi in?
New Braunfels ISD (NBISD) — with on-site Veramendi Elementary (0.5 miles), Oakrun Middle (0.9 miles), and New Braunfels High School (0.6 miles, rated 8/10). NBISD is an excellent district — but buyers specifically targeting Comal ISD should note that Veramendi feeds NBISD, not Comal ISD. Verify school assignment at nbisd.org before going under contract. See our New Braunfels property tax guide for the full school district tax rate breakdown.
What are the HOA fees at Veramendi in 2026?
Two assessment tiers. Standard sections: $61/month ($183/quarter) for the Residential Master Community Assessment, plus builder-specific HOA typically $50–$54/month — total approximately $111–$115/month. Vista Alta section: $176/month ($61 master + $115 Vista Alta Special Common Area Assessment), plus builder-specific HOA — total approximately $226–$230/month. HOA is managed by Cohere. Fees are billed quarterly and updated annually — verify current 2026 fees at veramenditx.com before finalizing budget calculations.
Does Veramendi pay City of New Braunfels property taxes?
No — Veramendi is in the New Braunfels ETJ (extraterritorial jurisdiction), not city limits, and does not pay the City of New Braunfels tax rate. However, Veramendi is in a Water Improvement District (WID) that collects a comparable tax through Utility Tax Service (UTS). The combined tax rate including Comal County, NBISD, and WID should be verified at comalad.org for any specific address before finalizing budget calculations. The year-two new construction tax adjustment — when full improved value is assessed for the first time — can represent a significant escrow increase. See our New Braunfels property tax guide.
What builders are active in Veramendi?
Active builders in 2026 include Coventry Homes (entry to mid-range, from $406,990), Scott Felder Homes (premium tier, from $563,990), and Del Webb (55+ active adult, opened 2025). Additional builders may be active — verify current builder roster at veramenditx.com. Each builder has its own model home, sales team, preferred lender, and incentive structure. Register your buyer’s agent before visiting any model home. See our New Construction Financing Guide for the builder lender vs outside lender comparison.
Ready to Buy in Veramendi?
Brock Bremmer with eXp Realty registers as buyer’s agent before the first model home visit, verifies the complete tax entity stack at comalad.org, calculates year-two tax estimates, reviews builder contracts before signing, facilitates the builder lender vs outside lender comparison, and coordinates independent inspections throughout the construction process.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
- 📅 Schedule a free consultation
Also see: Living in New Braunfels | How to Buy in New Braunfels | Property Taxes in NB | New Construction Financing | NB VA Loan Guide