Raw land, infill lots and teardowns in Comal County, Texas, bought for cash by a builder who builds luxury homes here. Written offer, or our questions, within one business day.
Including New Braunfels, Bulverde, Spring Branch, Canyon Lake, Garden Ridge, Gruene.
ReStar data: population 2024, net migration year to July 2025, typical single-family value (Zillow ZHVI) August 2026, household income ACS 2024, single-family permits July 2026.
We buy land for cash across Comal County, Texas: raw acreage, infill lots and teardowns in New Braunfels, Bulverde, Spring Branch, Canyon Lake and the rest of the county. Send the address or parcel number and you get a written offer, or our questions, within one business day. There is no commission, we cover standard closing costs and we pay for our own survey and soil work. What your land is worth depends mostly on the ZIP it is in and how buildable it is, and both are laid out below.
One difference from most cash land buyers you will find for Comal County: they buy vacant land to resell it, often to someone like us. We build on it, so we price your acreage or lot from the home that will stand on it, not from a resale discount.
The top-scoring county in our screen. Comal's population is about a quarter the size of Collin's, yet it added a net 7,466 people in a year, about 4.1% of its population and second only to St. Johns County FL among our markets, and it issues building permits at a higher rate per resident than any of them. It is Hill Country between two metros, San Antonio and Austin, on the I-35 corridor.
Land is worth what the homes built on it can sell for, less what it costs to build them. So the quickest honest read on land value in Comal County is the value of the homes around it, ZIP by ZIP. Across the 6 ZIP codes centered in the county, the typical single-family home ranges from $387k in 78133 (Canyon Lake) to $575k in 78070 (Spring Branch). The fastest-rising over the last year is 78163 (Bulverde), at +0.7%.
The last column is a benchmark, not an offer. The National Association of Home Builders' 2024 cost survey found the finished lot averaged 13.7% of a new home's sales price nationally. Apply that share to the typical home in each ZIP and you get a rough ceiling on what a builder budgets for a finished lot there, one that already has road access, utilities and approvals. Raw land sells below it by whatever it costs to get there, which is why a parcel with sewer at the road and a parcel that needs a septic system can draw very different offers in the same ZIP.
| Town | ZIP | Typical home | 1-yr | 5-yr | Finished-lot benchmark (13.7%) |
|---|---|---|---|---|---|
| Spring Branch | 78070 | $575k | -0.1% | +20.8% | $79k |
| San Antonio | 78266 | $572k | -0.9% | +18.4% | $78k |
| New Braunfels | 78132 | $560k | -1.8% | +13.9% | $77k |
| Fischer | 78623 | $487k | +0.4% | +20.0% | $67k |
| Bulverde | 78163 | $468k | +0.7% | +10.8% | $64k |
| Canyon Lake | 78133 | $387k | -2.4% | +9.5% | $53k |
ReStar platform data: Zillow Home Value Index, single-family, 2026-08-31. ZIPs assigned to the county by their center point; a ZIP that straddles a county line is listed where most of it sits. Town is the USPS place name.
Hill Country acreage west of New Braunfels toward Bulverde, Spring Branch and Canyon Lake, where views, live oaks and water frontage are the whole reason a luxury buyer pays, and larger tracts that can be divided into a few estate lots.
Our full buy box is on the sell my land page. It is loose on purpose: send the parcel even if it misses a line, and we will tell you straight if it is a pass.
Two parcels the same size, a mile apart, can be worth very different amounts because of rules that never show up in a listing. These are the ones we check first in Comal County.
Much of Comal County lies on the Edwards Aquifer recharge, transition or contributing zones, and the Texas Commission on Environmental Quality regulates building there under 30 TAC Chapter 213. On a regulated site, a Water Pollution Abatement Plan can be needed before construction, which adds time and cost that a buyer has to account for. It does not stop a sale; it shapes the price and the due-diligence period.
Source: TCEQ Edwards Aquifer Protection Program
In unincorporated Comal County, land division follows the Comal County Subdivision Regulations (adopted Sept. 3, 2020), which the County Engineer's Office administers. Generally every division must be approved and platted. A division is exempt from platting when all resulting lots are more than 10 acres and no public road is laid out, but those lots must still meet the minimum lot sizes in the Comal County On-Site Sewage Facility Order.
Source: comalcounty.gov
Qualifying land is appraised on its agricultural productivity value instead of market value; it generally must have been in agricultural or timber use for at least five of the past seven years. If the use changes to a non-agricultural use, a rollback tax is imposed equal to the difference between the taxes paid on the productivity value and the taxes that would have been paid on market value for each of the three years before the year of the change (Tax Code 23.55(a)). For a change of use on or after June 15, 2021, no interest is added to 1-d-1 rollback: HB 3833 deleted the former 5% interest (the interest the Comptroller mentions applies to the separate 1-d program). A sale alone is not the trigger: the Comptroller says the property owner who changes the use owes the rollback, and a tax lien attaches to the land on the date of the change. Who bears it when the buyer will develop is negotiated in the purchase contract.
If your land is taxed at a farm or open-space value, raise it at the start. Who pays any rollback is a term of the contract, and it belongs in the price conversation, not at the closing table.
Source: comptroller.texas.gov · tcss.legis.texas.gov
Texas has no assessment ratio: taxing units generally tax property at its current market value as appraised by the county appraisal district, with constitutional exceptions such as productivity (agricultural/timber) valuation.
Source: comptroller.texas.gov
Parts of Comal County lie on the Edwards Aquifer Recharge Zone, which has protective development regulations; the county subdivision rules direct developers to TCEQ (San Antonio) for them. (comalcounty.gov)
Comal County runs a voluntary Regional Habitat Conservation Plan for complying with the federal Endangered Species Act. Under it, clearing woody vegetation in golden-cheeked warbler habitat must stop from March 1 to July 31, and in black-capped vireo habitat from March 16 to August 31. (comalcounty.gov)
Comal County is TCEQ's authorized agent for OSSF permits. A site evaluator must do a soil evaluation, and a permit with approved plans is required before a septic system is built, altered or operated. (comalcounty.gov)
County subdivision platting fees are $100 per resulting lot or tract, plus $3,000 per plat with road construction. (comalcounty.gov)
We start from the house we would build and work backward. Take a home that would sell at the county's typical value of $436,000. At the national 13.7% lot share, the finished lot behind it is budgeted at about $60k. If the land already has a paved road, water and sewer or an approved septic site, most of that budget can go to the land. If a driveway has to be cut, power brought in and a septic system engineered, those costs come out first, and so does the time it takes to get approvals. That is the whole reason two owners in the same ZIP can get very different numbers, and why we would rather tell you which line is costing you than just quote a figure.
The full method, with the arithmetic and what happens when build costs move, is in how much is my land worth. If you want to take the unknowns off the table before you sell to anyone, start with is my land buildable.
Tell us where it is. We reply within one business day with a written offer or the questions we need answered, and we cover standard closing costs.
No obligation. We reply within one business day with a written offer or the questions we need answered. We call or email; we do not text.
Texas closings are typically handled by a title company escrow officer. The Texas Department of Insurance sets title premium rates, the premium covers the title search, examination and closing, and the buyer and seller may negotiate who pays it. An attorney is not required, though either party may bring one to the closing.
| Cost | Selling to us | Listing the land |
|---|---|---|
| Agent commission | None | Negotiated with your agent; land listings often carry a higher percentage than houses |
| Standard closing costs | We cover them | Seller's share per local custom and the contract |
| Deed transfer or recording tax | Follows state custom; set out in the contract | Texas has no state deed transfer tax. Article VIII, Section 29 of the Texas Constitution (added Nov. 3, 2015) bars any law enacted after January 1, 2016 that imposes a transfer tax on a transaction conveying fee simple title to real property. The county clerk charges ordinary recording fees to record the deed. |
| Survey, soil or perc tests | We pay for our own | Often requested from the seller |
| Farm-use rollback, if any | Negotiated in the contract | Negotiated in the contract |
| Liens, back taxes, mortgage payoff | Paid from your proceeds | Paid from your proceeds |
Sources: transfer tax · closing practice
Where to check the facts yourself, most of it free. These are the same sources we use.
Send the address or parcel number to a buyer who pays cash and does not need a lender: we reply within one business day with a written offer or our questions, and the due-diligence period is written into the contract. Listing can bring more if the parcel is clearly buildable and you have months to wait.
Hill Country acreage west of New Braunfels toward Bulverde, Spring Branch and Canyon Lake, where views, live oaks and water frontage are the whole reason a luxury buyer pays, and larger tracts that can be divided into a few estate lots.
It depends on the ZIP and on how buildable the parcel is. Typical home values in Comal County range from $387k to $575k by ZIP, and at the national 13.7% lot share that implies finished-lot budgets from about $53k to $79k. Raw land sells below a finished lot by the cost of access, utilities and approvals.
No. We make a written offer from public records, maps and land sales, and do the survey, soil and title work ourselves during the due-diligence period, at our cost.
Yes. Qualifying land is appraised on its agricultural productivity value instead of market value; it generally must have been in agricultural or timber use for at least five of the past seven years. If the use changes to a non-agricultural use, a rollback tax is imposed equal to the difference between the taxes paid on the productivity value and the taxes that would have been paid on market value for each of the three years before the year of the change (Tax Code 23.55(a)). For a change of use on or after June 15, 2021, no interest is added to 1-d-1 rollback: HB 3833 deleted the former 5% interest (the interest the Comptroller mentions applies to the separate 1-d program). A sale alone is not the trigger: the Comptroller says the property owner who changes the use owes the rollback, and a tax lien attaches to the land on the date of the change. Who bears it when the buyer will develop is negotiated in the purchase contract. Who pays is agreed in the contract, so raise it before you agree a price.
Texas has no state deed transfer tax. Article VIII, Section 29 of the Texas Constitution (added Nov. 3, 2015) bars any law enacted after January 1, 2016 that imposes a transfer tax on a transaction conveying fee simple title to real property. The county clerk charges ordinary recording fees to record the deed.
Yes to all three. Back taxes and liens are paid from the proceeds at closing, we work with the executor or every heir on title, and a landlocked parcel is priced around the easement work rather than turned down.
Other counties where we buy land: Collin County, TX · Williamson County, TN · St. Johns County, FL · Delaware County, OH · Hamilton County, IN · Forsyth County, GA · Washington County, UT
Guides for landowners: How to Sell Land: By Owner, With an Agent, or to a Cash Buyer · How Much Is My Land Worth? Three Methods, With Real Math · Is My Land Buildable? A Seller's Checklist Before You Price It · Selling Land to a Developer: How Builders Price It and What to Ask · Selling a Teardown: How to Sell a House for Its Land Value · Selling Inherited Land: Taxes, Title and Your Real Options
