New Braunfels Mortgage Broker
By Dustin Edwards, Founding Partner / MLO, NMLS 577050 · CapFi Lending
CapFi Lending is a Central Texas mortgage broker that helps New Braunfels buyers compare home loans from more than 50 wholesale lenders, from conventional, FHA and VA to DSCR, bank statement and other non-QM loans. We’re based in Austin and licensed to make loans anywhere in Texas, so Comal County and Guadalupe County addresses are part of our everyday work. Call or text (512) 593-1336 to start.
- 50+ wholesale lenders
- Rated 4.9 on Google (79 reviews)
- Licensed to make loans anywhere in Texas
Call or text (512) 593-1336, Mon–Sat 9–7.
Why New Braunfels buyers work with a broker
New Braunfels sits between Austin and San Antonio, and the people buying here reflect that. Some commute north toward San Marcos and Austin, some commute south to San Antonio or Joint Base San Antonio, some are buying a second home or a rental near the rivers, and plenty are self-employed. A bank offers its own loan menu. As a broker, I compare options across more than 50 wholesale lenders and match the loan to the file, not the other way around.
I’m Dustin Edwards (NMLS 577050). My partner Clay Wilson (NMLS 1849979) and I run CapFi Lending from our Austin office. We’re Rated 4.9 on Google (79 reviews), and you can reach us directly at (512) 593-1336.
New Braunfels at a glance
Every fact here is tied to a source listed at the bottom. Boundaries and tax lines are set parcel by parcel, so always check the specific address.
- Where it is. New Braunfels is the county seat of Comal County, at the confluence of the Guadalupe and Comal rivers along Interstate 35, about thirty miles northeast of San Antonio and forty-five miles southwest of Austin (Handbook of Texas).
- Founded. German immigrants under the Adelsverein, led by Nicolaus Zink, founded the town on March 21, 1845 (Handbook of Texas).
- Two counties. By 1990 the city extended into Guadalupe County (Handbook of Texas). Comal County parcels are appraised by the Comal Appraisal District and Guadalupe County parcels by the Guadalupe Appraisal District. Your title commitment and tax certificate will show which applies.
- Part of the San Antonio metro. Comal County became part of the San Antonio Metropolitan Statistical Area in 1973 (Handbook of Texas).
- Tourism and lake country. The Guadalupe River and, after 1964, Canyon Lake drive a long-running tourism economy, along with Wurstfest and Natural Bridge Caverns (Handbook of Texas). For borrowers, that means second homes, vacation rentals and resort-style condos are part of this market.
- Population. 122,492, per the Census Bureau’s July 1, 2025 estimate (Vintage 2025), up from 90,403 in the 2020 Census.
- Median home value. $339,400 for owner-occupied homes, per the Census Bureau’s 2020–2024 American Community Survey. That’s a survey of owners’ estimated values, not a current sale price.
- School districts. More than one district serves New Braunfels-area addresses, including New Braunfels ISD and Comal ISD. Confirm the district for the exact address with the district’s own lookup tool.
Loan programs that fit New Braunfels
Program terms vary by lender. Use this table to start a conversation, not as a final answer.
| Your situation | Loan types we usually compare | What we check first |
|---|---|---|
| First home or move-up in a newer subdivision | Conventional, FHA, VA | HOA dues, special-district taxes and the full tax bill |
| Commuting to JBSA, veteran or active duty | VA | Certificate of Eligibility and entitlement |
| Self-employed or business owner | Bank statement, P&L | Deposits, ownership and write-offs |
| Buying a rental or vacation rental | DSCR, Texas DSCR | Expected rent vs full payment, and whether short-term rental use is allowed at the address |
| Retiree or buyer with large savings | Asset depletion | Account statements and how assets are held |
| Resort-style or river condo | Non-warrantable condo if the project doesn’t meet agency rules | HOA budget, rental concentration, questionnaire |
| Higher-priced home | Jumbo | Price vs conforming limit, assets |
| ITIN borrower | ITIN mortgage | Income docs and credit history |
| Buyer living outside the U.S. | Foreign national | Source of funds and intended use |
Non-QM loans for New Braunfels borrowers
This is where a broker earns its keep. New Braunfels has contractors, small-business owners, river-area investors and early retirees whose income doesn’t fit a W-2 box. Non-QM loans qualify you on something other than tax-return income:
- DSCR loans qualify a rental on its rent, not your income. Vacation rentals near the rivers and Canyon Lake are a natural fit, but city, county and HOA rules on short-term rentals decide what income a lender will count. Check them for the specific address.
- Bank statement loans use your business or personal deposits.
- P&L loans use a profit-and-loss statement.
- Asset depletion turns savings and investments into qualifying income.
- Interest-only can lower early payments where the lender allows.
- ITIN and foreign national loans serve borrowers without an SSN or living abroad.
- After bankruptcy or foreclosure, some lenders write their own rules.
Down payment, credit and reserve requirements vary by lender, which is exactly why shopping more than 50 wholesale lenders helps.
Agency loans: conventional, FHA and VA
Conventional, FHA and VA loans fit most primary-residence buyers with documented W-2 or retirement income. If you’re commuting to Joint Base San Antonio or you’re a veteran, a VA loan is often the first thing we price.
No lender fees on agency loans (conventional, FHA, VA). Third-party costs may apply.
Property taxes in New Braunfels
I don’t quote tax rates here because they change every year and differ by parcel. Pull the taxing units for the specific address from the Comal Appraisal District or Guadalupe Appraisal District, and we’ll build the real number into your payment.
- Homestead exemption. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value, plus an additional $60,000 for owners 65 or older or disabled under §11.13(c) (Texas Comptroller). File with the appraisal district for your county once you live there.
- 10% homestead cap. Under §23.23, a homestead’s appraised value for tax purposes can’t rise more than 10% a year, plus new improvements, starting the year after you qualify.
- Rentals and second homes don’t get the homestead exemption, so price taxes on a DSCR purchase without it.
How buying in New Braunfels works
- First conversation. Call or text (512) 593-1336. We cover price range, down payment, income type and where you’ll commute.
- Documents and credit. W-2s and pay stubs, bank statements or a P&L, VA eligibility, or rent estimates for a rental.
- Pre-approval. We compare options across more than 50 wholesale lenders and match the pre-approval to the loan you’ll actually use.
- Address check before you offer. County, appraisal district, school district, HOA and any short-term rental rules for the parcel.
- Under contract. Lock when ready, order the appraisal and work with the title company.
- Underwriting. We tell you what’s needed and why.
- Closing. Sign, get keys, and file your homestead exemption if it’s your residence.
Already own here? We compare a refinance, cash-out refinance or HELOC. For a rental, a DSCR second mortgage can tap equity without touching the first.
What makes CapFi different
- More than 50 wholesale lenders, shopped for your file.
- Non-QM is a core part of what we do, not an afterthought.
- Locally owned in Austin.
- Rated 4.9 on Google (79 reviews).
- Direct line to your broker: (512) 593-1336, Mon–Sat 9–7. Office visits by appointment.
First-time buyer? See first-time buyer options. Down payment assistance can sometimes help as a supporting piece, through participating lenders.
Nearby areas we serve
New Braunfels mortgage FAQs
Is my New Braunfels home in Comal County or Guadalupe County?
It depends on the parcel. New Braunfels is the Comal County seat, but the city also extends into Guadalupe County. Look up the address with the Comal Appraisal District or Guadalupe Appraisal District, and check your title commitment. The county decides where you file your homestead exemption and which taxing units appear on the bill.
Can I get a DSCR loan for a vacation rental in New Braunfels?
Often, yes. Many DSCR lenders finance short-term rentals, but they count the income differently, and some use long-term rent no matter how well the home books. City, county and HOA rules on short-term rentals also matter, so confirm the property can legally operate as planned. Terms vary by lender, and we compare several.
Can I commute from New Braunfels to Joint Base San Antonio on a VA loan?
Yes. A VA loan can finance a primary residence in New Braunfels while you work at JBSA, as long as you meet VA occupancy rules and have eligibility. We start with your Certificate of Eligibility and entitlement, then compare VA lenders. See our VA home loan page for program detail.
I’m self-employed in New Braunfels. Can I qualify without tax returns?
Often, yes. Bank statement loans use your deposits, and P&L loans use a profit-and-loss statement, instead of tax returns. These are non-QM loans, and down payment, credit and reserve requirements vary by lender. We compare several lenders and tell you plainly which path fits your income and timeline.
Can I finance a condo near the rivers or Canyon Lake?
Usually, but the project matters. Condos with heavy rental use or resort features may not meet Fannie Mae or Freddie Mac guidelines, which makes them non-warrantable. Some non-QM lenders still finance those units, with terms that vary by lender. Send us the HOA questionnaire early and we’ll check which lenders will look at the building.
Do I have to use a San Antonio lender to buy in New Braunfels?
No. CapFi is licensed to make loans anywhere in Texas, and lenders look at the property and your file, not where your broker’s office is. We work with title companies across Central Texas and can handle your loan by phone, text and online uploads, with in-person meetings by appointment.
Can a retiree buy in New Braunfels using savings instead of income?
Often, yes. Asset depletion programs convert eligible savings, brokerage and retirement balances into a qualifying income figure. How assets are counted varies by lender, so the same balances can qualify differently at two lenders. We compare asset depletion options and conventional loans using retirement income side by side.
Can I buy a second home in New Braunfels?
Yes. Second-home financing is available through conventional and some non-QM programs, and occupancy rules differ from rentals. If you plan to rent it out regularly, a DSCR loan may fit better. Lender rules on second homes vary, so tell us how you’ll use the home and we’ll match the program.
Ready to buy in New Braunfels?
Call or text (512) 593-1336, Mon–Sat 9–7, or tap Get Started for your pre-approval. We’ll compare more than 50 wholesale lenders and line up the loan before you write the offer.
- CapFi Lending
- Dustin Edwards, NMLS 577050
- Clay Wilson, NMLS 1849979
- Office visits by appointment
- Rated 4.9 on Google (79 reviews).
Program availability and terms vary by lender. Equal Housing Opportunity.
Sources
Checked October 24, 2026.
- Handbook of Texas Online, “New Braunfels, TX” (county seat, rivers, I-35, distances, March 21, 1845 founding, Zink/Adelsverein, extends into Guadalupe County by 1990, Comal County joined San Antonio MSA in 1973, Canyon Lake, Wurstfest, Natural Bridge Caverns, tourism): https://www.tshaonline.org/handbook/entries/new-braunfels-tx
- Comal Appraisal District: https://www.comalad.org/
- Guadalupe Appraisal District: https://www.guadalupead.org/
- New Braunfels ISD: https://www.nbisd.org/ · Comal ISD: https://www.comalisd.org/
- Texas Comptroller, Property Tax Exemptions: https://comptroller.texas.gov/taxes/property-tax/exemptions/
- Texas Tax Code §11.13 and §23.23: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.11.htm · https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
- U.S. Census Bureau QuickFacts (https://www.census.gov/quickfacts/fact/table/newbraunfelscitytexas,killeencitytexas,templecitytexas,harkerheightscitytexas,beltoncitytexas/HSG495223), accessed Oct 24, 2026
- U.S. Census Bureau 2024 Gazetteer Files, Texas places (https://www2.census.gov/geo/docs/maps-data/data/gazetteer/2024_Gazetteer/2024_gaz_place_48.txt), accessed Oct 24, 2026