Del Webb New Braunfels at Veramendi

Independent Assessment

Del Webb New Braunfels at Veramendi is a real, currently selling, new-construction single-family community — not a rental or continuing-care facility — built and marketed directly by Del Webb/PulteGroup with individually deeded home sites and its own dedicated sales center at 642 Roark Drive. As a national Del Webb-branded active-adult community, it carries the brand's well-documented, consistently HOPA-compliant age-restriction policy, which supports higher confidence in its legal age-restriction status than the region's smaller, regional-builder communities. Some general senior-housing aggregator sites mischaracterize the community under 'independent living' or 'assisted living' categories; a direct check of Del Webb's own listings, Zillow, and Redfin confirms it is unambiguously a for-sale, age-restricted single-family subdivision with no rental or care-services component. Reported total planned home-count figures for the Del Webb section vary modestly across sources (650, 695, and 700 have each been reported), which is attributed to the community's still-early, actively phasing construction rather than to any inconsistency in its real, in-market status.

Who May Find This Community Appealing

Buyers who want a brand-new, still-building Del Webb community with a full menu of new floor plans and the ability to buy directly from the builder — while still being close to Historic Downtown New Braunfels' shops, dining, and river recreation — are the best fit for Del Webb New Braunfels at Veramendi. Its position within the larger Veramendi master plan also suits buyers who want eventual access to a bigger master-planned community's town center, retail, and resort-hotel amenities as those phases develop.

Homes, Builders & Development History

Del Webb New Braunfels at Veramendi is developed by Del Webb, a national PulteGroup brand and pioneer in age-restricted active-adult communities, within the Veramendi master-planned community in New Braunfels. Del Webb broke ground on the age-restricted section in Q4 2023, began building a model-home park in September 2024, and opened the community to residents in early 2025. The community is organized into the Scenic, Distinctive, and Echelon Series, each offering four floor plans ranging from roughly 1,223 to 2,758 square feet with two to four bedrooms. Reported planned home-count figures for the Del Webb section vary across sources, ranging from approximately 650 to 700 lots.

Current Pricing & Market Positioning

Reported new-construction pricing at Del Webb New Braunfels at Veramendi starts around $327,990 and runs up to roughly $599,990 depending on collection, floor plan, and homesite, for homes ranging from about 1,223 to 2,758 square feet. As an actively selling, still-early-phase community, current base pricing, available incentives (Del Webb has reported a $2,000 incentive for select buyer groups including teachers, nurses, first responders, and military), and lot availability should be confirmed directly with the Del Webb sales team, since production-builder pricing typically shifts by phase and release.

New Construction vs. Resale Considerations

As a newly opened community actively releasing new phases as of the last update, current purchase activity is overwhelmingly new construction directly from Del Webb, with standard Del Webb/PulteGroup new-home warranty coverage. A resale market has not yet meaningfully developed given the community's early 2025 opening. Buyers should confirm current phase availability, lot releases, and pricing directly with the Del Webb sales team.

Taxes, Insurance & Special Assessments

Homes here are subject to Comal County property tax and applicable New Braunfels-area school district taxes at current local rates. As with most large Central Texas master-planned communities, homes may also sit within a Municipal Utility District (MUD) or similar special taxing district tied to Veramendi's infrastructure; buyers should confirm the specific district and its current rate for the Del Webb section, which could not be independently confirmed. Texas has no state income tax, and homeowners age 65 or older can apply for Texas's additional homestead exemption and school-tax freeze once they reach that age, separate from this community's 55+ HOA eligibility. Buyers should confirm current county, MUD, and any special-district rates directly with the Comal Appraisal District and the Veramendi HOA.

Community Layout & Lifestyle

Del Webb New Braunfels at Veramendi pairs a dedicated, age-restricted amenity center exclusive to its own residents with proximity to the much larger, mixed-age Veramendi master plan's evolving trail network, parks, and planned town center. As a newly opened community still in its early construction phases, its social infrastructure and resident-club roster are still developing relative to more established 55+ communities in the broader San Antonio/Hill Country region.

Shopping, Healthcare & Airport Access

The community is located at 642 Roark Drive within the Veramendi master plan, between Highway 46 and River Road, roughly 8 miles northwest of downtown New Braunfels and its Historic Downtown shops, dining, and river recreation. The location provides access to the Guadalupe and Comal Rivers and Canyon Lake, with Highway 46 and I-35 providing primary routes toward the broader San Antonio and Austin metro areas.

Age Qualification & Material Ownership Restrictions

Del Webb New Braunfels at Veramendi is treated as a legally age-restricted 55-and-older community, consistent with the national Del Webb brand's standard HOPA-compliant structure, which requires at least one resident age 55 or older in at least 80% of occupied homes under the federal Housing for Older Persons Act (HOPA). The specific recorded Comal County deed or covenant language for this community has not been independently pulled. Buyers should confirm current occupancy rules and age-verification procedures directly with Del Webb or the community's HOA (Del Webb at Veramendi Homeowners Association, Inc.).

Tradeoffs & Limitations

Because Del Webb New Braunfels at Veramendi sits inside the much larger, mixed-age Veramendi master plan (ultimately planned for more than 6,000 homes across roughly 2,400 acres), buyers should expect to pay into both the Del Webb-specific 55+ section's HOA and the broader Veramendi master-community assessment, and confirm both current dollar amounts directly rather than assuming the reported roughly $50/month Del Webb figure is the total carrying cost. As a still-early, actively phasing community that opened in 2025, buyers should also expect ongoing construction activity, phase releases, and shifting available floor plans and pricing between the last update and any purchase decision. Reported total planned home-count figures for the Del Webb section are not fully reconciled across sources.

Comparison With Nearby Communities

Within the San Antonio/Hill Country active-adult cluster, Del Webb New Braunfels at Veramendi is the newest community and the only one in Comal County, offering brand-new construction directly from a national active-adult builder — a contrast to Hill Country Retreat in San Antonio's Bexar County, an older Del Webb community that is now sold out and resale-only. It is also jurisdictionally and geographically distinct from Toll Brothers' Regency at Esperanza in Boerne (Kendall County), the other major national-brand active-adult community in this cluster; buyers comparing the two should note the different builders, collections, and HOA fee structures.

Current Listings

A connected local agent or the Del Webb sales team can provide current available floor plans, home-site releases, and pricing for Del Webb New Braunfels at Veramendi.

Is Del Webb New Braunfels at Veramendi a rental or independent-living facility?

No. It is confirmed as a for-sale, new-construction single-family subdivision built and marketed directly by Del Webb/PulteGroup, with individually deeded homes. Some general senior-housing aggregator sites mischaracterize it under 'independent living' categories, but Del Webb's own listings, Zillow, and Redfin confirm it has no rental or care-services component.

How many homes are planned at Del Webb New Braunfels at Veramendi?

Reported figures vary between approximately 650 and 700 homes for the Del Webb 55+ section, within the much larger Veramendi master plan that is ultimately planned for more than 6,000 homes across roughly 2,400 acres. Confirm the current exact figure with Del Webb's sales team.

When did Del Webb New Braunfels at Veramendi open?

Del Webb broke ground on the age-restricted section in Q4 2023, began building model homes in September 2024, and opened the community to residents in early 2025. It continues active new-home sales as of the last update.

What amenities does the Del Webb section at Veramendi include?

The centerpiece is an 11,000-square-foot amenity center with a ballroom for group dancing, a fitness studio offering yoga and pilates, a resort-style pool, basketball courts, and eight pickleball courts.