A proposed 800-acre master-planned community called Purlsong is drawing widespread attention — and concern — near New Braunfels. Planned along Highway 46, the project could introduce thousands of new homes between San Antonio and New Braunfels, positioning itself within one of Texas’s fastest-growing real estate corridors. 

Yet as the region’s housing boom accelerates, so too does resistance. Local residents, environmental groups, and county officials are debating whether the area’s water supply, infrastructure, and flood control systems can sustain such rapid growth. 

While Guadalupe County commissioners acknowledge community concerns, they also note that state land-use laws give them limited authority to reject large-scale developments, leaving the future of Purlsong — and its impact on surrounding neighborhoods — hanging in the balance.

The Purlsong Proposal: Growth Meets Resistance 

According to News4SanAntonio.com, the Purlsong development is currently under review, following a pattern seen across suburban Texas — where demand for housing outpaces regulatory oversight. 

The plan envisions thousands of homes, green spaces, and potentially mixed-use areas designed to support residents working between San Antonio and Austin. But locals say the site’s proximity to flood-prone creeks and its reliance on existing roadways could spell problems if not carefully managed. 

Resident Concerns 

• Flooding: Residents fear the project could worsen runoff into nearby creeks during heavy rains. 

• Traffic: Highway 46 already experiences peak congestion due to regional commuting patterns. 

• Water Supply: Rapid residential expansion could stress the local aquifer and water districts. 

• Infrastructure: Schools and emergency services may struggle to keep pace with population increases. 

Despite objections, the project remains legally viable under Texas’s county development framework, which allows for flexible land use and limited environmental intervention compared to city-regulated zones. 

The Bigger Picture: Growth Pressure Between San Antonio and Austin 

The stretch of Highway 46 connecting New Braunfels and Seguin is quickly becoming one of the most active housing and development corridors in the state. 

The Texas Department of Transportation San Antonio District is improving SH 46 from I-35 to I-10 and I-35 from South Walnut Avenue to FM 306 in Comal and Guadalupe counties, Texas. Improvements to SH 46 are necessary to accommodate current and projected future traffic volumes and support regional population growth. The purpose of the project is to reduce congestion, improve mobility and increase safety along SH 46. TxDOT is proposing to expand SH 46 through a series of operational and corridor upgrades including additional lanes, overpasses and intersection improvements. The expansion also includes limited ramp reconstruction along I-35.

“The San Antonio–New Braunfels corridor is a growth powerhouse,” says Tami Price, Realtor®. 
“Developers are targeting it because it’s one of the last areas with large land tracts, job proximity, and highway access. But with that opportunity comes responsibility — managing roads, drainage, and water supply must evolve at the same pace as housing.” 

As the Austin–San Antonio “megaregion” continues to form, projects like Purlsong highlight the fine balance between economic growth and sustainable planning.

Local Development Trends: A Balancing Act 

Population and Job Growth 

According to Niche.com’s 2025 ranking, New Braunfels remains one of the Top 10 Best Suburbs to Live in Texas, praised for its schools, outdoor amenities, and small-town feel. Yet population growth — now exceeding 115,000 residents — is challenging local infrastructure. 

Meanwhile, Guadalupe County has seen a 6.4% year-over-year increase in new building permits, according to data from the Texas Real Estate Research Center (TRERC). These indicators point to sustained demand but also rising tension between growth and conservation. 

Housing and Inventory 

The region’s median home price sits around $365,000 (SABOR Q2 2025), slightly below Austin’s but rising faster than San Antonio’s year-over-year. Builders are under pressure to deliver affordable new construction while navigating environmental and regulatory hurdles.

Potential Real Estate Impacts 

Large-scale developments like Purlsong inevitably reshape nearby real estate — even before a single foundation is poured. 

For Homeowners 

Those living near Highway 46 and FM 758 could experience mixed outcomes. While property values may rise due to improved roads and new amenities, nearby residents may also see: 

• Increased traffic congestion 

• Noise during construction phases 

• Temporary infrastructure strain 

Long-term, the addition of schools, parks, and retail could stabilize appreciation rates once the project matures. 

For Buyers 

If approved, Purlsong could add hundreds of new-construction opportunities, providing relief to the tight resale market. 
However, buyers should: 

• Review floodplain maps before purchasing 

• Ask builders about drainage design and stormwater management systems 

• Consider resale potential once supply increases 

“For new-construction buyers, due diligence is key,” says Tami Price, Realtor®. 
“Always verify elevation certificates, water district details, and commute routes — especially in newly annexed or unincorporated areas.” 

For Sellers 

Existing homeowners in nearby established neighborhoods can maintain competitive advantage by highlighting: 

• Mature landscaping and larger lot sizes 

• Lower HOA fees or taxes 

• Proximity to established schools and shopping 

As new homes enter the market, resale properties will need to differentiate based on quality, character, and convenience. 

Infrastructure and Environmental Considerations 

County planners and residents alike stress that development must coincide with upgrades to water systems, storm drainage, and transportation networks. 

Key Challenges 

• Flood Mitigation: The Guadalupe River basin’s flood zones require careful grading and detention design. 

• Traffic Flow: Highway 46 already serves as a major east-west connector between San Antonio and Seguin, and capacity expansions are years away. 

• Water Supply: Rapid suburban growth is straining regional groundwater resources, particularly those serving Green Valley SUD and surrounding districts. 

Environmental experts argue that without robust conservation plans, the corridor risks “overbuilding ahead of sustainability.” 

Economic Context: Why Developers Are Pushing Forward 

While local resistance is strong, the economic incentives are undeniable. 

Texas continues to lead the nation in net domestic migration, adding more than 473,000 new residents in 2024 alone (U.S. Census Bureau). Guadalupe and Comal Counties are capturing a sizable share of that growth. 

Developers see an opportunity to meet housing demand where land costs remain 30–40% lower than in neighboring counties. Combined with San Antonio’s expanding job base and the Austin tech sector’s southern sprawl, the area is becoming a logical midpoint for dual-city professionals and telecommuters. 

Expert Insight from Tami Price, Realtor® 

“Smart growth is key,” says Tami Price, Realtor®. 
“Developers and residents both want progress, but sustainable infrastructure — roads, water, and schools — must grow at the same pace. Buyers looking in this corridor should work with a Realtor® who understands floodplain maps, zoning, and long-term planning trends.” 

Price adds that transparency will be crucial for maintaining buyer confidence as more large-scale projects come online. 
“As someone who works with both relocation buyers and military families, I can say clients want reassurance that they’re buying in areas built for the future, not just the next few years.” 

Market Snapshot: San Antonio–New Braunfels Corridor (Q3 2025) 

Market Area	Median Home Price	YOY Change	Avg. DOM	Key Drivers
New Braunfels	$385,000	+5.1%	37 days	Employment growth, schools, tourism
Seguin	$329,000	+4.6%	40 days	Land availability, affordability
Guadalupe County (Rural)	$312,000	+5.3%	42 days	New construction, proximity to I-10
Northeast San Antonio	$365,000	+3.8%	36 days	Infrastructure, suburban expansion

These numbers suggest stable, sustained appreciation — a trend likely to continue even with new inventory introductions, provided infrastructure keeps up. 

Practical Takeaways 

• Check floodplain and elevation maps before buying near the Highway 46 corridor. 

• Monitor Guadalupe County Planning & Zoning updates for project milestones or environmental hearings. 

• Ask builders about conservation strategies, such as water-efficient systems and permeable pavements. 

• Sellers and investors should track comparable sales within a 10-mile radius to adjust pricing ahead of new supply releases. 

• Long-term investors may find value in land banking or rental development near Seguin or McQueeney as infrastructure expands. 

The Bottom Line

The Purlsong development symbolizes the challenges — and opportunities — of growth along one of Texas’s most dynamic real estate corridors. While residents raise valid concerns about sustainability, infrastructure, and water resources, the project underscores the continued momentum of the San Antonio–New Braunfels region as a magnet for population and economic expansion. 

Whether the project moves forward or undergoes revision, its impact is already being felt. For buyers, it’s a reminder to balance opportunity with caution. For sellers and investors, it’s proof that regional growth is inevitable — but smart planning remains essential for long-term success. 

Frequently Asked Questions

Q: Where will the Purlsong development be located? 
A: Along Highway 46 between New Braunfels and Seguin, covering roughly 800 acres of Guadalupe County land. 

Q: How many homes could it include? 
A: Early estimates suggest several thousand homes across multiple construction phases. 

Q: What are the biggest environmental concerns? 
A: Flood risk and water capacity are top priorities, along with road safety and school crowding. 

Q: Is this considered part of the San Antonio housing market? 
A: Yes. The San Antonio–New Braunfels metro is recognized as a single housing region by SABOR and TRERC, meaning developments like Purlsong affect pricing, traffic, and housing demand across both cities. 

For expert guidance on buying, selling, or investing along the San Antonio–New Braunfels corridor, contact Tami Price, Realtor®. 

Tami Price | Broker Associate | Real Broker, LLC 
Greater San Antonio Realtor®