If you are eyeing a fresh start in the Texas Hill Country, a model‑home tour in Bulverde can make your decision much easier. The terrain, lot sizes, and HOA rules can vary a lot from one community to the next, so walking two or three in a single day gives you a clear picture. You want a home that fits your lifestyle and your budget, without surprises after you move in.
This guide walks you through a practical tour plan from Johnson Ranch to Ventana, what to compare side by side, the exact questions to ask builder reps, and the documents to collect. You will also find reliable local resources to verify schools, flood maps, and taxes before you write an offer. Let’s dive in.
Bulverde new‑home basics
Bulverde sits in Comal County on the northern edge of the San Antonio metro. You will see classic Hill Country features like rolling hills and limestone rock, which can affect lot grading, drainage, and views. Many buyers compare commute routes toward San Antonio and New Braunfels, and weigh that against larger lots and a more relaxed pace.
New‑home options are usually grouped by lot size and amenities. Some communities focus on larger, view‑oriented lots, while others favor smaller, lower‑maintenance yards with robust amenities. Much of Bulverde falls within Comal Independent School District. Always verify the specific school assignments for a given address using the district’s tool before you decide.
- You can confirm zoning with the district’s official tool at the Comal ISD school finder.
- You can check flood risk by address through the FEMA Flood Map Service Center.
Both steps help you avoid surprises later and give you a head start on due diligence.
Plan your tour: Johnson Ranch to Ventana
Set aside half a day to see two communities back to back. Touring Johnson Ranch and Ventana in the same window lets you compare lot feel, model finishes, and HOA structure while details are still fresh in your mind.
- Arrive with a short‑list of must‑haves: single‑level living, a home office, yard size, and outdoor living space.
- Ask each sales center for the community map and the builder’s “included features” sheet before you walk the model.
- Take photos of lot markers, streets, and interior details so you can compare later.
What to compare side by side
Use the same lens in each neighborhood so your notes line up.
- Lot size and orientation. Look at width, depth, slope, and which way the backyard faces. Afternoon sun, view corridors, and privacy can vary by street.
- Floor plans and flexibility. Note single‑story availability, owner suite location, storage, and whether a plan can add a study or third garage bay.
- Price and incentives. Ask for today’s base prices, lot premiums, and any closing cost or rate incentives tied to preferred lenders.
- HOA and amenities. Compare pools, trails, parks, and gate details. Ask for the CC&Rs and budget to see rules and what dues cover.
- Utilities and services. Confirm water and sewer providers, internet options, and trash service. Hill Country terrain can impact infrastructure.
Build your short‑list
Before you tour, narrow your choices to 3 to 6 communities based on your top priorities.
- Commute and access to daily needs.
- Lot size range and community vibe.
- Price band and tax rate context.
- School assignment for the specific lot or section.
- Amenities that fit your lifestyle.
If Johnson Ranch and Ventana both make the cut, plan to see them the same day to get an apples‑to‑apples comparison.
Pre‑tour prep checklist
- Schedule appointments with each sales center.
- Request a PDF of the community map and the builder’s “included features” list.
- Bring a tape measure, phone for photos and video, and a notepad.
- Make a written list of “must‑have, nice‑to‑have, not necessary.”
- Print the questions and document list below so you do not miss anything.
On‑site visual checklist
Walk the streets and the model with a critical eye. Photograph what you see.
- Lots: markers, dimensions, slope, and any drainage or utility easements.
- Streets: paving quality, curbs, storm drains, and lighting.
- Proximity: distance to amenities, entry gates, or potential noise sources.
- Grading: observe how water would flow away from the future home.
- Exterior build: masonry, siding, window flashing, roofing, and gutters.
- Interior finish: cabinet quality, countertop seams, storage, and HVAC vent placement.
- Mechanical: locations of HVAC, water heater, electrical panel, and gas lines.
- Energy features: insulation type, low‑E windows, thermostat, and HVAC specs.
- Model upgrades: ask what is standard versus an upgrade in the model.
Questions to ask every builder
Group your questions so you get comparable answers in each community.
Residence and construction
- What is included in the base price, and can you provide the included features list in writing?
- What are the base square footage options and common structural upgrades?
- Are there soil or grading reports available for typical lots here?
- What foundation type do you use, and what does the foundation warranty cover?
Lot and site
- What lot sizes are available today, and what are the lot premiums for specific lots?
- Are there view easements, drainage easements, or preserve areas that affect this lot?
- Has this lot been surveyed, and can I see the recorded plat?
Timeline, pricing, and incentives
- What current incentives are available, and are they tied to a preferred lender or title company?
- What is the estimated build time for a spec home versus build‑to‑order?
- Are prices quoted base only or a move‑in ready price with options?
HOA, rules, and fees
- What are the HOA dues, and what do they cover? Any planned increases?
- Can you provide CC&Rs and the current HOA budget or reserve information?
- Are there rental restrictions or minimum owner occupancy periods?
Utilities and services
- Who provides water, sewer, electric, and internet? Are utilities stubbed to the lot?
- Are there any active or planned special assessments or utility district obligations?
Warranties and service
- What is the warranty coverage for structural and non‑structural items, and how long does each last?
- How do I submit warranty requests, and who performs repairs?
- Is the warranty transferable to a subsequent buyer, and for how long?
Builder reputation and quality control
- How many homes has your company completed in Comal County and Bulverde?
- Can you provide references or recent owners willing to share their experience?
- How do you handle punchlist items at closing and after move‑in?
What to collect before you leave
- Community plat and current lot map with dimensions and easements.
- Builder “included features” list, dated and in writing.
- Sample purchase contract and standard addenda.
- HOA package: CC&Rs, bylaws, current budget, and recent meeting notes if available.
- Warranty sample document and a description of the claim process.
- A list of recent comparable sales or a sales sheet for the community if provided.
After the tour: due diligence
These steps help you confirm the details behind what you saw on site.
- Verify school boundaries for the exact lot address using the Comal ISD school finder. This ensures you have the most current assignment information.
- Check the property’s flood status by address through the FEMA Flood Map Service Center. Ask the builder about known drainage history and grading for your chosen lot.
- Review tax context and parcel data at the Comal County Appraisal District to understand assessments and estimated taxes.
- Look up recorded plats and CC&Rs through the Comal County Clerk records to see final rules and easements in writing.
- Confirm whether the property is within city limits or an extraterritorial jurisdiction, and review plat or permitting context via City of Bulverde planning and permitting resources. This helps you understand roads, utilities, and future phases.
- Plan for an independent home inspection prior to closing, even on new construction. This gives you a third‑party checklist for punchlist items.
- If you have questions about contract terms or warranty standards, consult consumer information through the Texas Real Estate Commission. For insurance questions like wind or hail coverage, review guidance from the Texas Department of Insurance.
You can find these resources here:
- Verify zoning at the Comal ISD school finder.
- Check flood risk at the FEMA Flood Map Service Center.
- Review parcel data at the Comal County Appraisal District.
- See recorded plats and CC&Rs via the Comal County Clerk records.
- Explore planning context through City of Bulverde planning and permitting.
- Learn about contracts and warranties at the Texas Real Estate Commission consumer resources.
- Review Texas homeowners insurance basics via the Texas Department of Insurance.
How a local guide makes it easier
A focused tour and a clear checklist can save you time and money, especially when communities look similar on paper but feel different in person. A local agent can line up back‑to‑back appointments, confirm school assignments for your exact lot choices, request HOA budgets, and track incentives so you can compare real numbers.
With trusted local relationships across Bulverde and the Hill Country, you get early heads‑up on new sections and a smoother path from model tour to contract. The right guidance helps you negotiate with confidence, protect your timeline, and avoid surprises after closing.
Ready to map your Johnson Ranch‑to‑Ventana tour and build your short‑list? Reach out to Unknown Company for concierge new‑construction guidance, from first tour to final walkthrough.
FAQs
How do Bulverde commutes affect a new‑home choice?
- Your route toward San Antonio or New Braunfels affects drive times. Compare access to major roads during your tour and weigh that against lot size, views, and amenities.
What should I know about utilities in Bulverde?
- Utilities can vary by community. Confirm who provides water, sewer, electric, and internet, and ask if services are at the lot line. Some areas may use utility districts or septic.
How do I verify school zoning for a Bulverde address?
- Use the Comal ISD school finder to check the exact lot address and confirm current school assignments.
Why does the lot’s slope matter in the Hill Country?
- Slope affects yard usability, drainage, and sometimes foundation design. Photograph slopes and ask the builder for grading notes and any soil reports.
What HOA items should I review before I buy?
- Review CC&Rs, bylaws, budgets, and recent meeting notes. Ask about rental rules, fencing guidelines, and planned amenity expansions or dues changes.
Can I check a lot’s flood status myself?
- Yes. Search the address on the FEMA Flood Map Service Center. Ask the builder about drainage plans and how water moves across the lot after heavy rain.
Are prices and incentives negotiable on new construction?
- Incentives can be seasonal and vary by builder. Ask about preferred lender credits, closing cost help, and lot premium flexibility, and compare written quotes across communities.
