Del Webb at Veramendi
Del Webb's active-adult section inside Veramendi.
55+ living
Buy a new home in Veramendi and keep the commission
Veramendi builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $450,000 home in New Braunfels, Texas, that's about $8,500 back at closing.
Licensed Texas Realtors. Free private tours. No obligation.
Veramendi is
developed by
developed by
Your Veramendi savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $450,000 home
- +$8,500
- You keep both
- Builder deal + $8,500
What to know before buying in Veramendi
Veramendi is a master-planned community of more than 2,400 acres in New Braunfels, developed by ASA Properties in partnership with the Word-Borchers family. The City of New Braunfels executed its development agreement in 2013, the 2015 plan called for more than 5,000 homes, and home construction started in 2018. More than 1,000 homeowners live here today, and the plan includes 480+ acres of green space, five neighborhood parks, two planned regional parks including the 76-acre Word Park, four schools, and about 300 acres of commercial land.
The Ledge is the current amenity center, with a resort-style pool, a splash pad, and grills. A second amenity center, The Outlook, is projected to begin construction in late 2026. Trails run through the community, and Kora Kora Coffee doubles as the welcome center. Howard Payne University's New Braunfels center and a Goddard School are also inside Veramendi.
For buyers, nine builders sell here, including Del Webb's active-adult section, with homes from the high $300s to the $500s. Veramendi sits in the New Braunfels ETJ and inside Comal County Water Improvement District No. 1, so the combined tax rate runs about 2.18% to 2.24% depending on the subdistrict (our estimate from 2025 rates). A buyer's agent can compare builder offers, and you keep your TurboHome rebate on top.
- 2,400
- Acres
- 5,000
- Homes planned at build-out
- 2018
- Year homebuilding started
- High $300s to $500s
- New home prices
- School districts
- New Braunfels ISD
- Property tax
- About 2.18% to 2.24% (estimate from 2025 rates)
- HOA dues
- $61 a month master, billed quarterly; Vista Alta adds $115 a month
- Master developer
- ASA Properties
Stack your rebate on top of Veramendi builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Veramendi builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $8,500 on a $450,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $450,000
- Builder-paid commission (3%)
- $13,500
- TurboHome flat fee
- $5,000
- Your TurboHome rebate
- $8,500
Example at a 3% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $8,500 rebate at closing
Plan with 3% buyer-agent compensation. We credit you back and take a low flat fee.
$450,000
*Estimate based on 3% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$8,500
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $450,000 home price and 3% compensation assumption.
- Estimated compensation
- $13,500
- TurboHome flat fee
- $5,000
- Estimated rebate
- $8,500
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $450,000
$8,500
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with Veramendi builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Veramendi
- Beazer Homes
- Coventry Homes
- David Weekley Homes
- Del Webb
- DRB Homes
- Drees Custom Homes
- Highland Homes
- Perry Homes
- Scott Felder Homes
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Veramendi model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Veramendi
Each village has its own age, price point, and school zoning. Here is how they compare.
Vista Alta
A section with an added assessment of $115 a month on top of master HOA dues.
Added assessment
Builder sections near The Ledge
Beazer, Coventry, David Weekley, DRB, Drees, Highland, Perry, and Scott Felder sell homes from the high $300s to the $500s.
Active new builds
What our local agents check in Veramendi
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Ask for the WID tax, not a city rate
Veramendi is in the New Braunfels ETJ, so there is no city property tax. Each section sits in a WID subdistrict: 1A levied $0.79 per $100, and 1D and 1F planned $0.85 for 2025. Ask which subdistrict a lot is in before you compare payments.
Check whether a lot is in Vista Alta
Master dues are $61 a month, billed quarterly at $183. Vista Alta adds $115 a month, or $345 a quarter. Confirm the section before you compare monthly costs.
Ask when The Outlook will open
The second amenity center is projected to begin construction in late 2026. If amenity access matters, ask which center is closest to the lot you like.
Register us before your first model visit
Builders in Veramendi have separate sales offices. Tell us your shortlist and we register as your agent first, so builder-paid compensation and your TurboHome rebate stay in place.
Meet your Agents
Meet your Agents
Experience: 10+
No. of Transactions: 208+
“With a strong background in real estate development, I specialize in securing favorable terms like seller credits and repairs. I'm committed to clear communication, expert negotiation, and delivering results that align perfectly with my clients' goals and expectations.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Veramendi: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $450,000 home with 3% compensation, that is $13,500 minus a $5,000 flat fee, or a $8,500 TurboHome rebate. Your lender confirms how the credit is applied.
More San Antonio communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Written by Lucas Beard. Reviewed by Jake Shuler, Texas Realtor® License #674075. Updated October 2026.
Sources
- Veramendi: official community site
- Veramendi: about
- Veramendi: live here (builders)
- Veramendi: what's happening
- City of New Braunfels: Veramendi
- ASA Properties: Veramendi
- Comal County: 2025 tax rates for all taxing units
- Comal County Master WID: 2025 bond official statement (WID rates)
- Herald-Zeitung: Veramendi plan (2015)
- Community Impact: first Veramendi homes (2018)
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Veramendi?
Talk to a local Texas agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.