New Construction in New Braunfels, Schertz, and Cibolo, What Buyers Need to Know Before They Sign

Last updated: June 7, 2026

The stretch of I-35 between San Antonio and Austin is one of the fastest-growing residential corridors in Texas, and the cities of New Braunfels , Schertz , and Cibolo are right in the middle of it. Builders like D.R. Horton, Lennar, KB Home, Perry Homes, Coventry Homes, Highland Homes, and others are actively building in multiple master-planned communities throughout this area. If you are thinking about buying new construction here, there are a few things you should know before you walk into that model home.

Bring Your Own Agent to the Builder

This is the single most important thing we tell every new-construction buyer: bring your own agent—before you visit the builder’s sales office. The on-site sales agents are friendly, knowledgeable, and professional. They also work for the builder, not for you. Having a dedicated buyer’s agent means someone is representing your interests throughout the entire process—from contract negotiation to final walkthrough. And when that agent is also a licensed Mortgage Loan Officer, like Jonathan, your financing and your purchase move together from day one instead of two separate conversations.

We have helped dozens of families navigate builder contracts in this corridor. We know which builders are delivering on time, which ones negotiate on upgrades, and how to read the fine print on HOA disclosures and Municipal Utility District (MUD) tax addenda. That kind of insight saves you real money and real headaches.

What’s Included vs. Upgrades

Every builder handles inclusions differently. Lennar , for example, uses an “Everything Included” model that bundles countertops, flooring, smart-home tech, and appliance packages into the base price. Other builders, like D.R. Horton and KB Home , offer a standard base package with a long list of upgrade options at the design center. That can be a good thing—but it also means the base price you see on the website is not always the final price you pay. We always recommend budgeting for upgrades and asking the builder to provide a full price sheet that itemizes what is standard and what costs extra.

Builder Incentives and How to Negotiate Them

In a competitive new-construction market, builders offer incentives to close deals. These can include interest-rate buydowns, closing-cost credits, free upgrade packages, or lot premiums waived. The catch is that incentives change frequently—sometimes monthly—and not every incentive is advertised. Having an agent who works with multiple builders in the area means we know what is currently on the table and how to negotiate beyond the standard offer. We are not afraid to ask for more on your behalf.

Yes, You Still Need an Inspection on a Brand-New Home

We hear this question all the time: “Do I really need an inspection if the home is brand new?” The answer is yes, absolutely. New construction is not immune to defects. Framing errors, plumbing issues, incomplete sealing, HVAC installation problems—these happen on new builds just as they do on older homes. A third-party inspection before your final walkthrough gives you leverage to get issues corrected before you close. We always encourage our buyers to invest in an independent inspector, even when the builder offers their own.

Warranty Coverage

One of the real advantages of buying new is the warranty. Most builders in the San Antonio area offer a tiered warranty structure: a one-year workmanship warranty covering cosmetic and finish items, a two-year systems warranty covering mechanical components like plumbing and electrical, and a ten-year structural warranty covering the foundation and load-bearing elements. Make sure you understand exactly what is covered, what is excluded, and how to file a claim—before you close. We walk our clients through this during the process so there are no surprises later.

Spec Home vs. Building from Scratch

Spec homes (also called inventory homes) are already built or near completion. The advantage is speed—you can close in 30 to 60 days instead of waiting six to nine months for a ground-up build. You also get to see exactly what you are buying instead of imagining it from a floor plan. The trade-off is less customization; you are choosing from what is available rather than picking every finish.

Building from scratch gives you full control over floor plans, lot selection, and design choices. It is a longer process, but for buyers who have a specific vision—or who want to be in a particular section of a community before lots sell out—it can be worth the wait. We can help you evaluate which approach makes sense based on your timeline, budget, and priorities.

Communities Worth Exploring

Here are a few of the active master-planned communities in the New Braunfels–Schertz–Cibolo corridor that we recommend buyers take a look at:

• Veramendi (New Braunfels) — A 2,500-acre master-planned community with builders including Highland Homes, Perry Homes, Coventry Homes, and Scott Felder. Homes typically start in the $400,000s. The community features nearly 480 acres of green space, 10 miles of trails, pools, sports courts, and on-site schools. A planned 65-acre regional park called Word Park will add even more amenities in the coming years.
• Turning Stone (Cibolo) — An established master-planned community with builders like D.R. Horton, Kindred Homes, and M/I Homes. Homes range from the mid-$300,000s to the low $500,000s. Amenities include a beach-entry pool, tennis and basketball courts, walking trails, and an on-site elementary school. Located in the acclaimed Schertz-Cibolo-Universal City ISD.
• Cibolo Canyons (Cibolo) — Located along the I-35 corridor, this community features homes from Empire Communities and Perry Homes, typically priced between $450,000 and $545,000. A standout amenity is the 1,100-foot lazy river—one of the most impressive residential water features in the area.
• Schlather Ranch (Cibolo) — A newer gated community from Perry Homes and Toll Brothers with 114 half-acre estate lots, with pricing starting in the mid-$600,000s. For buyers who want space, privacy, and premium construction.

The Bottom Line

Buying new construction in the New Braunfels–Schertz–Cibolo corridor is an exciting opportunity—but it comes with its own set of rules. Builder contracts are different from resale contracts. The process moves on the builder’s timeline. And without representation, you are negotiating with a team whose full-time job is selling homes.

We are here to make sure you understand every line of that contract, every upgrade choice, and every warranty detail. That is what we do. No smoke and mirrors. Just honest guidance from two people who actually care about where you end up.

If you are looking at new construction in this area, let us know. We work with every major builder along this corridor and would love to help you find the right fit.

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Talk Soon, Jonathan & Naomi Morris