Cost & Schools
Cost of Living & Schools.
The two questions every relocating family asks first: what does it cost to live here, and what are the schools like?
New Braunfels has a cost-of-living index of 107 (about 1.1x national average), with median household income around $88,257. Texas charges 0% state income tax, and the typical in-city all-in property tax rate runs around ~1.79% (in-city) after the new $140,000 school homestead exemption. Comal ISD is rated A by Niche, and NBISD serves the city core.
Near National Avg
Cost of Living
What does it cost to live here?
The cost-of-living index is 107 (national average = 100), so New Braunfels runs about 1.1x national average. Median household income is $88,257, which keeps the income-to-cost ratio favorable for most relocating households. Groceries, utilities, and healthcare price out near or below the national average; housing is the line item that pulls the index slightly above 100, and even that remains dramatically lower than coastal California, the Northeast, or Chicago.
Median home prices range depending on source: $379,950 (Realtor.com) or $345,084 (Zillow). Average days on market is about 84, which is longer than peak-2021 levels and gives serious buyers real negotiating room. Luxury inventory in Vintage Oaks, Copper Ridge, and River Chase moves on its own timeline and typically ranges $700K to $2M-plus depending on lot size and finish level.
Source: HomeSnacks, Realtor.com, Zillow
Run the Numbers
0% Income Tax
Taxes
The Texas tax math. Spelled out.
Texas charges 0% state income tax. Sales tax is 6.25% state + local (max 8.25%), with New Braunfels city adding 1.0% New Braunfels city. For relocating households, the income-tax savings alone typically offset much of the higher Texas property tax bill, and after the homestead exemption and senior provisions the net comparison stays favorable for most buyers from California, Illinois, New York, and the Pacific Northwest.
For tax year 2025-26, the published rates per $100 of taxable value are: City of New Braunfels $0.408936 per $100, Comal County $0.305015 per $100, Comal County lateral road $0.0360 per $100, Comal ISD $1.0748 per $100, and NBISD $1.0377 per $100. Stacked together for an in-city home, the all-in effective rate lands near ~1.79% (in-city). Homes in unincorporated Comal County skip the city portion. Homes inside a Municipal Utility District add a separate MUD rate on top.
Texas's $140,000 state-mandated school district homestead (2026) dramatically reduces the school district portion of the bill on a primary residence. Local taxing units stack additional optional exemptions on top, typically the greater of $5,000 or 20% of value. Senior buyers get further protection: Additional $40K-$50K on school taxes for 65+, plus local options, and the school tax dollar amount is frozen at the level it was the year you turned 65. Disabled homeowners qualify for similar relief.
Sources: AARP Texas Tax Guide, City of New Braunfels, Comal County 2025 Tax Rates, Comal ISD, Texas Comptroller, Tax Estimator
Estimate Net Proceeds
A-Rated District
Schools
Comal ISD & NBISD. What parents need to know.
Comal ISD is rated A by Niche and serves about 35 schools. New Braunfels ISD serves the city core. Both districts have grade-level breakdowns, school-by-school ratings, and demographic profiles available through GreatSchools and Niche.
School zoning in New Braunfels splits along a clear pattern: the central city core falls inside NBISD, while the outer growth corridors and most of the luxury neighborhoods to the west and north sit inside Comal ISD. Vintage Oaks feeds Comal ISD high schools (Canyon or Smithson Valley depending on the section). Copper Ridge, River Chase, and Riverforest typically feed Canyon Lake HS or Davenport HS, also Comal ISD. Some edges of those communities border NBISD attendance, the Two Rivers HS area is one example. Always verify by exact address before making an offer.
Sources: Niche - Comal ISD, GreatSchools - NBISD
Browse Neighborhoods
Verify by Address
School Zones
Which school for which address?
The strongest Comal ISD elementaries by GreatSchools and Niche aggregation are Timberwood Park, Bill Brown, Hoffmann Lane, Clear Spring, Freiheit. Inside NBISD, the top campuses are Voss Farms, Carl Schurz, County Line, Klein Road, Walnut Springs. The Grove sits mostly in Comal ISD with some edge addresses in NBISD; Yalpen Loop area splits between districts. Because Comal County is one of the fastest-growing counties in Texas, attendance zones do shift every few years to balance enrollment as new schools open.
Comal ISD offers "High Schools of Choice" by application (Hill Country College Prep, Memorial Early College). NBISD is zone-based. Texas allows inter-district transfers when approved. For families who prioritize private options, New Braunfels Christian Academy (K-12), Sts. Peter and Paul, John Paul II Catholic High, Living Rock Academy. Tuition typically $6,265-$13,900/year. Glen recommends every relocating family pull the current zone from the Comal ISD or Comal County GIS lookup tool before committing to a neighborhood, it's a five-minute step that prevents an expensive surprise.
Notice of Appraised Value mails out around April each year. The protest deadline is May 15 or within 30 days of Notice of Appraised Value. The Comal Appraisal District takes protests online, by mail, or in person, with informal review followed by a formal Appraisal Review Board hearing between May and July. Appeal options beyond the ARB include SOAH, binding arbitration, and district court. The Comal County tax estimator is the fastest way to model a specific address.
Sources: Comal ISD Attendance Zones, Comal County GIS
Ask Glen About SchoolsSchools & Taxes FAQ
What Relocating Families Ask Most
Which elementary schools are considered the best in Comal ISD?
The most consistently top-rated Comal ISD elementaries are Timberwood Park, Bill Brown, Hoffmann Lane, Clear Spring, Freiheit. These campuses tend to land 9/10 or 10/10 on GreatSchools and earn A or A- grades on Niche. Because Comal ISD covers a large geographic footprint, attendance zones move every few years as new neighborhoods come online, always verify the current zone for a specific address before making an offer.
Sources: Comal ISD Attendance Zones , Comal County GIS
What are the top NBISD elementary schools?
Inside the city of New Braunfels, NBISD's strongest elementary campuses by Niche grades are Voss Farms, Carl Schurz, County Line, Klein Road, Walnut Springs. NBISD is zone-based with no broad open enrollment, so address dictates the campus. Voss Farms and Carl Schurz both consistently grade B+ or better and serve much of the desirable central and west-side neighborhoods.
Which high school will my luxury neighborhood feed into?
Vintage Oaks, Copper Ridge, River Chase and Riverforest typically feed Comal ISD high schools (Canyon, Smithson Valley, Canyon Lake, or Davenport). Central New Braunfels feeds NBISD. Because zones do shift, especially around growth corridors, Glen verifies the current high school assignment for every address as part of the buying process.
Sources: Comal ISD Attendance Zones , Comal County GIS
What is the actual all-in property tax rate in New Braunfels?
For an in-city home, the typical effective rate is roughly ~1.79% (in-city). That stacks city of New Braunfels ($0.408936 per $100), Comal County ($0.305015 per $100), the Comal County lateral road tax ($0.0360 per $100), and one of the two school districts, Comal ISD at $1.0748 per $100 or NBISD at $1.0377 per $100. Homes inside MUDs add a district rate on top.
Sources: Comal County 2025 Tax Rates , City of New Braunfels Taxes , Comal ISD Tax Rate
How does the Texas homestead exemption work for relocators?
Texas now offers a $140,000 state-mandated school district homestead (2026). That means the first $140,000 of your home's appraised value is exempt from school district taxes on your primary residence. Local taxing units add additional optional exemptions (typically the greater of $5,000 or 20% of value). You file once with the Comal Appraisal District after closing, Glen walks every buyer through the form.
Sources: Texas Comptroller Exemptions , Comal Appraisal District
What if I am buying as a senior or qualifying disabled buyer?
Texas adds an additional school tax exemption for homeowners age 65+ (Additional $40K-$50K on school taxes for 65+, plus local options). Just as importantly, the school tax bill is "frozen" at the dollar amount it was the year you turned 65, so future rate or appraisal increases on the school portion can't push the bill higher. Disabled homeowners qualify for similar protections. Both apply only to the primary residence.
Sources: Comal Appraisal District