Paradise on the Guadalupe's Original Builder Inventory Is Sold Out. What's Opening Next Door Has a Different Plan.

"This has been the most desired Guadalupe riverfront parcel in all of Comal County for the last 20 years, and this is a 15-year negotiation in the making."

— Will Korioth, as quoted by the Herald-Zeitung.

That was developer Will Korioth in 2022, announcing a 155-acre riverfront resort community along FM 306 near Canyon Lake called The Bluffs on the Guadalupe. The plan called for more than 200 homesites, a hotel, conservation land, commercial buildings, a natural spring swimming lagoon, and fishing access stocked with rainbow trout. It was, by the developer's own account, the culmination of a decade and a half of trying to get this specific stretch of river under one roof.

Four years later, a version of The Bluffs on the Guadalupe is finally moving toward construction. It is not the community Korioth described. PulteGroup purchased the land in November 2025 and is now developing 53 homesites of one acre or larger, no hotel, no commercial component, expected to open late in the third quarter or early in the fourth quarter of 2026. The acreage is the same. Almost everything else about the plan is different.

If you're shopping riverfront lots on this part of the Guadalupe, that gap matters more than any single price you'll see quoted. Here's why, and what to check before you treat old marketing material as current fact.

Why buyers are even looking here

Paradise on the Guadalupe, the gated community just up the river from The Bluffs site, is the reason a lot of this search traffic exists in the first place. Both Journey Homes and MidCentury Custom Homes, the two builders who developed lots inside Paradise, now list their inventory there as sold out. The community's 93 acres of riverfront parks, its River Lounge clubhouse with a kitchen and bar, and its private access to the Guadalupe are still there. What's gone is the ability to walk in and buy a new-construction lot directly from either original builder.

That doesn't mean nothing is for sale. It means the market inside Paradise has shifted from builder inventory to resale and land. A handful of oversized lots, some over two acres, still trade hands through private and MLS listings, and the last builder-marketed new home in the community was priced from $1,099,900. That number is worth sitting with for a second, because if you pull a generic average price for homes in Paradise on the Guadalupe from a listings aggregator, you'll see figures closer to $490,000 to $510,000. Those averages blend decades-old construction with the handful of newer, larger homes still trading. A brand-new build today, if you can find a buildable lot, is going to price much closer to that $1.1 million floor than to the blended average. If you're comparing "median price" numbers across river communities, make sure you know which side of that gap you're actually looking at.

That's the practical reason buyers who want a new build on this river end up looking at The Bluffs. To compare it fairly with Paradise, start with what is actually planned.

The plan that was announced versus the community that's opening

Here's the side-by-side, using the developer's own numbers from each period.

The land didn't shrink. The plan on top of it did, by a factor of roughly four. Divide 155 acres by the low end of the original homesite count and you get something close to three-quarters of an acre per homesite, before you even subtract the footprint that would have gone to a hotel and commercial buildings. Divide the same 155 acres by 53 and you land close to three acres per homesite. The key difference is density: the current plan divides the same acreage among far fewer homesites.

What happened in between

The project's history includes a publicly documented legal dispute. Comal County court records show Whitewater Investment Partners sued Korioth and several related entities, including Guadalupe 306 and WTK Development, over the Bluffs project, alleging breach of fiduciary duty, fraud, and conspiracy, and seeking to have Korioth removed from his role in the affiliated businesses. The dispute is also described in Texas Court of Appeals records. By the time PulteGroup closed on the property in November 2025, the land had passed through a different ownership structure than the one that made the original announcement.

The multi-year gap separates a press release describing a resort with a hotel from a builder's site plan showing 53 residential lots. Comal County environmental health filings tied to the project as of March 2026 show septic permit applications already underway for multiple Bluffs lots, which is a reasonable signal that construction is genuinely moving rather than sitting in a renderings folder. But the plan those permits support is the 2026 plan, not the 2022 one.

What this actually means if you're comparing lots on this stretch of river

If you're cross-shopping Paradise on the Guadalupe against The Bluffs, the comparison only works if you're pricing both against what's real today, not what a builder or developer said years ago.

For Paradise, that means treating the community as a resale and land market first. Ask what's actually recorded and available, not what the original marketing packet promised when lots were still being released. For The Bluffs, that means treating anything published before Pulte's late 2025 purchase as history, not a current offering. A hotel and a natural swimming lagoon were part of a plan that no longer exists in its original form. Public reporting from Community Impact confirms Pulte's current plan is 53 homesites with residential amenities only, and pricing for those lots hasn't been released publicly as of this writing.

The broader lesson travels beyond these two communities. A boutique developer's vision can change after a lawsuit, a land sale, or a change in ownership, but those events alone don't establish why a project stalled or why its final plan differs. National builders optimize for homesites they can permit, build, and sell on a predictable timeline. Hotels and commercial anchors add regulatory complexity that doesn't fit that model. If a lot or a community you're considering has a history that includes a stalled timeline, a change in developer, or a multi-year gap in coverage, it's worth asking directly what's actually been platted and permitted this year, not what a four-year-old press release said the finished product would include.

A few questions worth asking before you write an offer

Is Paradise on the Guadalupe still selling new construction? Not from either of the two builders who originally developed it. What's available today is resale homes and remaining land parcels, some of them over two acres, through private and MLS listings.

Is the hotel still part of The Bluffs on the Guadalupe? No. The current plan under PulteGroup is residential only: 53 homesites of one acre or larger, with a shared pool, walking trails, and a pergola with bar seating. There's no hotel or commercial component in the current plan.

When will lots actually be available at The Bluffs? Pulte has indicated an opening in late Q3 or early Q4 2026, with the timeline tied to infrastructure progress and sales pace rather than a fixed date. Comal County permitting activity as of early 2026 suggests site work is underway, but pricing has not been published.

Riverfront inventory on this stretch of the Guadalupe changes ownership and shape faster than most listing sites update. If you want a read on what's actually buildable, permitted, and priced today, rather than what was announced years ago, The Renfeld Group can walk you through both communities side by side and request a custom market plan built around what's real right now.