10 Reasons NOT to Move to New Braunfels, TX

What Are the Real Downsides of Moving to New Braunfels, TX?

Drake and Michelle Carter love New Braunfels — they live and work here, and they'll tell you exactly why it's a great place to be. But they're also not going to pretend it's perfect. Before you make a move, there are 10 things you need to know that don't always make it into the highlight reel. If these are dealbreakers, New Braunfels might not be the right fit. If they're manageable, you'll at least be prepared.

By Drake and Michelle Carter | April 15, 2026

Too many people move to New Braunfels without doing the full research and end up blindsided by the things they should have known about. This video is their attempt to fix that. No hype, no oversell — just the real picture.

If you want the flip side — all the reasons people love it here — here's the full guide to communities in New Braunfels to balance the picture.

1. The Summer Heat Is Brutal

Drake and Michelle start here at 0:31 because it's the one that surprises people the most. We're talking 100-degree days from June through September — and it's not dry heat. It's humid too. If you're relocating from California or the Northeast, that combination is a genuine shock to the system. The good news is the winters are mild. The tradeoff is real summers.

2. Property Taxes Are High

Texas has no state income tax, which sounds great until you see the property tax bill. See the full tax breakdown at 1:21. In New Braunfels, you're paying roughly 1.5% to 2.8% of your home's assessed value per year. On a $400,000 home, that's $6,000 to $11,000 annually — up to $900 a month on top of your mortgage. And as values rise, so does the bill. Homestead exemptions help, and homeowners over 65 can qualify for additional breaks, but the number still catches people off guard. Drake and Michelle always walk buyers through their full estimated payment — principal, interest, taxes, and insurance — so nothing is a surprise at closing.

3. Tourist Crowds in Summer

Schlitterbahn, the Guadalupe and Comal rivers, Gruene Hall — New Braunfels draws hundreds of thousands of visitors every summer, and they all arrive at once. Watch the crowd breakdown at 2:05. Memorial Day, Fourth of July, and Labor Day weekends turn I-35 into a parking lot. Locals learn the workarounds — alternate routes, off-peak errand runs, arriving early to events — but it's a real adjustment if you're used to having the roads and parks to yourself on weekends.

4. Flooding Is a Real Concern

This one matters more than most people realize. Drake and Michelle cover flooding at 3:17 — and they're direct about it. Parts of New Braunfels sit in FEMA-designated flood zones because of the Guadalupe and Comal rivers. The city has experienced major floods in the past. Even areas outside designated zones can see flash flooding during heavy Hill Country storms, which can dump significant rain in a short window. The fix: check FEMA flood maps before you buy, talk to your insurance agent about flood coverage, and ask neighbors about flooding history on the specific street you're considering. Most of New Braunfels is fine — but certain pockets are not, and you need to know which category your home falls into.

5. Limited Local Job Market

New Braunfels is not a major employment hub. See the job market discussion at 4:07. Local employment is concentrated in hospitality, retail, healthcare, education, and manufacturing. If your career is in tech, finance, or corporate sectors, you'll likely be commuting to Austin or San Antonio — which means adding an hour or more to your daily routine. This works for a lot of people, especially those who work remotely or have flexible schedules. But it's worth knowing before you assume you can find local work easily.

Still want to explore New Braunfels despite the tradeoffs? Drake and Michelle know the neighborhoods, the flood zones, and the commute patterns personally. Schedule a free call and they'll help you figure out whether it's the right fit.

6. Traffic and Infrastructure

The I-35 corridor through New Braunfels can be a genuine headache. Watch the traffic segment at 5:40. Crossing from one side of I-35 to the other during peak hours can take 15 to 30 minutes. Highway 46 toward Seguin isn't much better. Drake and Michelle commute on these roads daily and are transparent about it: if you work an 8-to-5 in town, you'll need to leave early. The saving grace is that compared to Austin and San Antonio, it's still relatively manageable — and people relocating from California in particular tend to find it a non-issue.

7. Hill Country Wildlife

At 6:16, Drake and Michelle address the critters: snakes, scorpions, spiders. This is the Hill Country. If you grew up in the South or rural Texas, this is just background noise. If you've spent your life in a city apartment, it's an adjustment. It's manageable — people live here happily with proper awareness — but it's not something to discover after move-in.

8-9. Rapid Growth Is Changing the Character

New Braunfels has been one of the fastest-growing cities in the U.S. for several years, and that growth is visible everywhere. See the discussion at 7:50. Chain restaurants, large-scale developments, significantly more traffic, and — Drake and Michelle laugh about this — paid parking downtown. The city is more convenient and more developed than it was a decade ago, but if you were drawn here by the idea of a quiet, classic small-town Texas vibe, that picture needs an update. It's still much smaller than Austin or San Antonio. But it's not the small town it used to be, and it's still growing.

10. It's Not That Cheap Anymore

Drake and Michelle close with this at 8:25 — and it's worth being honest about. Home prices in New Braunfels have risen significantly. If you're relocating from a high-cost city like Austin or Los Angeles, it may still feel like a deal. But if you were expecting a small Texas town with bargain prices, the current market will surprise you. Factor in property taxes on top of a higher purchase price, and the monthly cost of homeownership here is genuinely higher than a lot of buyers anticipate.

The bottom line: New Braunfels is a genuinely great place to live — Drake and Michelle chose it themselves. But it's not the right fit for everyone, and knowing what you're signing up for makes the move better if you do decide to come. If you have questions about any of these factors, want to understand which neighborhoods avoid certain issues, or just want a real conversation about whether New Braunfels fits your life, reach out to The Carter Team here.

About Drake and Michelle Carter Drake and Michelle Carter are licensed Texas real estate agents and the founders of The Carter Team at Keller Williams Heritage in New Braunfels. They specialize in helping buyers and sellers navigate the South and Central Texas Hill Country, serving New Braunfels, San Marcos, Canyon Lake, Seguin, Spring Branch, Bulverde, and North San Antonio. Follow along on their YouTube channel for honest, no-fluff advice on living and buying in the Hill Country.