New Braunfels’ rise in housing developments pushes its infrastructure, services

As New Braunfels continues to expand, large-scale master-planned development projects, such as Veramendi and Mayfair, are working to meet the housing demand brought on by rapid population growth.

However, as New Braunfels nears full build-out within the city limits, more developments like these are emerging on the city’s outskirts, raising questions about where infrastructure—including water supply—will come from to accommodate these new homes.

The city’s population has increased by 18.7% from 2019 to 2022, according to U.S. Census Bureau data.

New Braunfels Utilities and Green Valley Special Utility District are currently in Stage 2 water restrictions, which means residents are required to limit outdoor water use.

Texas Water Co. customers are in Stage 4 water restrictions and have been in those conditions for nearly three years. Stage 4 imposes more stringent limitations, including a ban on most outdoor water use, such as lawn watering, and stricter controls on nonessential water usage to address severe supply shortages.

Texas Water Co. supplies water to newer New Braunfels subdivisions such as Vintage Oaks out farther west into Comal County along Hwy. 46.

Other developments on the edge of or just outside the city limits—such as Meyer Ranch, Waldsanger and the proposed 800-acre, 2,000-home Purlsong development—would rely on Texas Water Co. for water supply. The company did not return calls from Community Impact for clarification as of press time.

Both Veramendi and Mayfair have taken steps to manage their own infrastructure, creating water improvement districts to oversee roads and utilities.

Veramendi, currently in its third phase of construction, plans to add 550 new lots, with some homesites near Blieders Creek spanning almost an acre. Around 800 homes have been completed so far, with 400 more in progress, said Garrett Mechler, vice president of operations for Veramendi developer ASA Properties. Mechler said Veramendi coordinates with NBU on the infrastructure needs of residents within the water improvement district.

“We have been working with NBU for over a decade now on capacity and infrastructure to ensure that the development of Veramendi provides the needed capacity for Veramendi and New Braunfels,” Mechler said. “Veramendi wants to be a part of the solution to smart, manageable and sustainable growth in the New Braunfels community.”

Similarly, the 1,900-acre Mayfair development, located just north of New Braunfels, broke ground in 2022 and is expected to add thousands of homes along with parks, schools, retail and medical spaces.

Zooming in

County Engineer Boyd said accounting for rising population levels from ongoing development allows the county to adequately size water and wastewater infrastructure capacity.

“We’re working closely with developers and other agencies to ensure we’re addressing the infrastructure needs that come with this level of expansion,” Boyd said.

Recent U.S. Census Bureau data shows New Braunfels grew 18.7% from 2019 to 2022. During that three-year span, the city grew by 20,000 residents for a total population of 128,661, according to the census data.

Boyd highlighted that recent developments are expected to contribute substantially to the population, prompting a critical examination of infrastructure needs. Boyd said population projections suggest the city could see tens of thousands more residents. Reviewing those projections is key so infrastructure planning can meet long-term demands as full build-out of developments is realized, Boyd said.

The conditions

NBU currently reports its water supply is more than 50,000 acre-feet of water, NBU CEO Ryan Kelso said. Projections indicate NBU can adequately support growth well into the 2050s and 2060s.

New Braunfels Utilities is currently operating under Stage 2 water restrictions, allowing residents to water once a week. Kelso noted that the utility’s diversified water sources, which include surface water as well as the Edwards and Trinity aquifers, enable them to manage drought conditions more flexibly compared to entities like Green Valley Special Utility District and Texas Water Co., which are more dependent on aquifers.

Both Green Valley Special Utility District and Texas Water Co. are also facing drought challenges, with Green Valley under Stage 2 restrictions and Texas Water Co. under Stage 4 restrictions. Texas Water Co. implemented Stage 4 after water consumption exceeded 85% of production capacity.

“Maintaining affordability is probably going to be the biggest challenge,” Kelso said.

What to expect

As New Braunfels approaches full build-out, the balance between growth and infrastructure sustainability will be pivotal. Mechler said Veramendi has adopted native landscaping practices throughout the community to reduce water usage.

With proactive planning and collaboration among developers, city officials and utility providers, there is potential for a sustainable future.

“Roadway networks and water are the two biggest challenges we’ll continue to face, but we’ll enforce what we can enforce and continue to do that,” Boyd said.