PulteGroup is betting big on river life in New Braunfels, rolling out plans for The Bluffs on the Guadalupe, a gated, 155‑acre community that promises one‑acre estate lots, direct river access and shared resort‑style amenities. The builder says the project will lean hard into indoor‑outdoor living and wide‑open views of the Guadalupe River.
The company purchased the property at 11529 FM 306 in November 2025 and plans to carve out 53 homesites of one acre or larger. According to Community Impact, the master plan calls for direct river access, scenic walking trails and a lounge‑style pool overlooking the water. A covered pergola with bar seating and an outdoor fire pit is also on the amenity list. Pulte expects the community to open in late third quarter or early fourth quarter of 2026.
Pulte's listing for "The Bluffs" highlights gated access, Guadalupe River frontage, a lounge pool and deck, plus an outdoor gathering space with a covered pergola, bar seating and a fire pit. The builder's page also pegs the address as 11529 FM306. Prospective buyers can hop onto the VIP interest list while pricing and specific release dates are still being finalized on Pulte Homes.
From Bankruptcy Auction to a Pulte Build
The Bluffs site did not arrive on Pulte's plate without drama. The land was originally promoted by TBOTG Development, which filed for Chapter 11 bankruptcy in 2024. Portions of the property were then sold off at a bankruptcy auction in October 2025. The San Antonio Express‑News reported that Pulte Homes of Texas was among the winning bidders, paying roughly $7.56 million for dozens of estate lots at that sale, effectively clearing the way for the new build program.
Permits, Timeline And Site Work
Pulte says the neighborhood is expected to open in late third quarter or early fourth quarter 2026, with the schedule ultimately tied to infrastructure progress and sales pace. Comal County environmental health filings show septic permit applications and related records tied to multiple Bluffs lots, indicating permitting and early site work are underway. Those county documents list subdivision and lot numbers for the project, suggesting the community is moving beyond the planning phase and into execution (Comal County Environmental Health).
What It Means For The Area
The Bluffs is another sign that demand for Hill Country riverfront living is not slowing down, as buyers keep looking for more space and outdoor access just outside major Texas cities. New Braunfels and the broader megaregion have logged brisk growth, with population increasing roughly 17.2 percent between 2020 and 2023, a trend that helps explain why developers are circling riverfront estate sites, The Real Deal reported.
Pulte has not posted detailed pricing yet, and the community page still reads "Price Coming Soon." The company says floorplans are being drawn up to complement the Texas Hill Country setting and support indoor‑outdoor living. "We're designing this community to feel as exceptional as its setting," Brad Lacy, vice president of sales for PulteGroup San Antonio, said in an emailed statement, per Community Impact.
Buyers and nearby residents can expect a steady stream of updates as the project advances, from model‑home openings to local permitting milestones and any public hearings tied to access, floodplain protections and conservation. For now, Pulte's arrival marks the latest chapter for the long‑planned Bluffs site along the Guadalupe.
