Drive FM 306 toward Canyon Lake and you pass two gated entrances within sight of each other. One belongs to Paradise on the Guadalupe, where the River Lounge clubhouse has been serving drinks to residents for years and the community's two riverfront parks are already mowed, trailed, and stocked with kayak racks. The other belongs to The Bluffs on the Guadalupe, a Pulte Homes project directly across the road from Whitewater Amphitheater and Camp Fimfo, where the amenities on the website, a lounge pool, a pergola with bar seating, a fire pit, still exist only as renderings.
If you're comparing a homesite on one side of that road to a homesite on the other, you're not just comparing acreage and view. You're comparing a seller who can tell you your exact carrying cost today against a seller who, as of late August 2026, still listed pricing as "coming soon." That gap is the actual story here, and it traces back to what happened on the Bluffs land before Pulte ever bought it.
The Bluffs site has a documented history that matters more than its current marketing. Back in 2022, a developer called TBOTG Development unveiled plans for the same 155 acres: 211 homesites, a hotel, conservation land, and commercial buildings, all wrapped around a promised 1.7-mile riverfront walking trail and nearly 2,700 feet of frontage on FM 306. The first phase released 23 riverfront lots priced from $1 million each, with 120 to 282 feet of waterfront per site.
"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."
That was developer Will Korioth describing the site to Community Impact in 2022. Two years later, in April 2024, TBOTG filed for Chapter 11 reorganization. Portions of the property went to a bankruptcy auction in October 2025, and PulteGroup emerged as one of the winning bidders, paying roughly $7.56 million for dozens of the estate lots before formally closing on the 11529 FM 306 address in November 2025.
The sequence shows how much can shift between a 2022 announcement and a 2026 relaunch, even on a parcel with long-standing demand.
What Pulte announced in March 2026 is not the same project TBOTG pitched in 2022. Instead of 211 homesites plus a hotel and commercial space, the relaunched plan calls for 53 one-acre-or-larger homesites, a reduction of roughly three-quarters from the original count. PulteGroup's San Antonio sales vice president, Brad Lacy, framed the redesign this way to Community Impact:
"We're designing this community to feel as exceptional as its setting."
The amenity list mirrors the ambition of the original plan in spirit: nature trails, a lounge-style pool deck, an outdoor gathering space, a covered pergola with bar seating, a fire pit. County environmental health filings from that same period showed septic permit applications tied to multiple Bluffs lots, a sign that site work was moving forward. Pulte targeted a grand opening in late third quarter or early fourth quarter of 2026, a window that, as of today, is essentially now.
As of late August 2026, though, the community's own listing page and third-party trackers still showed no published pricing, just "contact builder" and "coming soon." Whatever The Bluffs on the Guadalupe becomes, a buyer today cannot yet calculate what it will cost to own a lot there, let alone what tax district or utility structure will apply once homes are built.
| The Bluffs on the Guadalupe | Paradise on the Guadalupe | |
|---|---|---|
| Homesite count | 53 planned (down from 211 originally proposed) | Multiple builder phases, several already sold out |
| Amenities | Pool, pergola, fire pit, trails: planned, not yet built as of research | River Lounge and two riverfront parks: built and operating |
| Pricing | Not published as of August 2026 | Individual lots and resale homes actively listed with posted prices |
| Tax structure | Not yet disclosed | No city, MUD, or PUD tax per lot marketing materials |
| HOA | Not yet disclosed | Flat $900 per year |
Paradise on the Guadalupe sits on the other side of that same comparison, and its numbers are not projections. The community's riverfront parkland totals roughly 93 acres, split between a 12.69-acre park anchoring the River Lounge, which already has a kitchen, bar, restrooms, showers, a fireplace, and internet access, and an 80.75-acre Refuge River Park with trails, an outdoor shower, canoe and kayak racks, and a primitive outdoor amphitheater. A private river lodge and a separate riverfront parcel are reserved for future amenities, with no additional home construction planned in that section, so the acreage that's earmarked stays earmarked rather than becoming more lots to sell.
Homes built by one builder within the community, priced from roughly $500,000 to just over $1 million, have already sold out, while a newer builder phase in the same development lists homes starting near $1.1 million. Individual raw homesites continue to trade separately from those builder programs. Recent listings have included a 1.84-acre lot priced at roughly $141,000 per acre and a 5.23-acre riverfront parcel marketed as carrying the most river frontage of any lot in the community.
The community's architectural guidelines require a 2,600-square-foot minimum home size and 80 percent masonry exterior, and lot marketing materials note that owners pay no city, MUD, or PUD tax, only county tax plus a flat $900 annual HOA fee. There's no fixed timeframe to build, so a buyer can close on land now and bring their own builder on their own schedule rather than being tied to a developer's construction calendar.
Two developments on the same stretch of the Guadalupe are not necessarily running on the same timeline, and this stretch shows why that matters. The Bluffs site already slipped once, from a 2022 launch to a 2024 bankruptcy to a 2025 auction to a 2026 relaunch under new ownership with a smaller footprint. None of that reflects poorly on Pulte, which is building on land it acquired well after the original plan collapsed. It does mean the project's amenities, pricing, and tax structure are still working through disclosure at a point when Paradise on the Guadalupe's equivalent numbers have been public and stable for years.
A buyer weighing a homesite on either side of FM 306 is not choosing between two versions of the same product at different price points. One choice comes with a fully documented cost structure and amenities you can walk into today. The other comes with a design vision, a builder with decades of experience, and a set of numbers that haven't been published yet.
Does a builder's bankruptcy on one property affect land values on a neighboring, unrelated community? Not directly. TBOTG Development's 2024 Chapter 11 filing applied to its own project on FM 306. Paradise on the Guadalupe has a separate ownership and development history, and its lot values and resale activity have continued independent of what happened across the road.
Why does Paradise on the Guadalupe have no MUD tax when many newer Comal County communities do? Lot marketing materials for the community state that owners pay county tax plus the community's flat HOA, with no city, MUD, or PUD overlay. Whether a new development carries a MUD district typically depends on how that specific project financed its infrastructure, which is one more reason a published tax structure matters before you compare carrying costs.
Can you still buy land in Paradise on the Guadalupe, or is the community sold out? One builder's phase within the community has sold out its built homes, but individual homesites continue to list for resale, including larger acreage and riverfront-frontage lots, so land remains available even where a specific builder program has closed.
Understanding what's actually built versus what's still a rendering is exactly the kind of groundwork The Renfeld Group does before a client ever writes an offer on this stretch of the Guadalupe. If you're comparing lots along FM 306 and want the real numbers behind either side of that road, reach out and we'll walk through what's documented and what's still pending.
ADDRESS 453 W San Antonio St New Braunfels TX 78130
ADDRESS 453 W San Antonio St New Braunfels TX 78130
