What is the rental yield in Town Creek, New Braunfels, Texas?

The gross yield in Town Creek, New Braunfels, Texas is 6.0. That sits alongside prices that are in line with New Braunfels and about 6% below Texas, plus a 8.2% decline over the past year. The Red Flag score is 70.

How has Town Creek in New Braunfels, Texas performed over the past year?

Prices in Town Creek, New Braunfels, Texas have moved down 8.2% over the past year. The neighborhood is priced in line with New Braunfels and about 6% below Texas, with gross yield of 6.0. The Red Flag score is 70.

How does Town Creek compare with New Braunfels and Texas?

Town Creek in New Braunfels, Texas is priced in line with New Braunfels and about 6% below Texas. It also shows gross yield of 6.0, walkability of 60, and education in the 71st percentile. The Red Flag score is 70, which is the main caution in the numbers.

Neighborhood

Town Creek

New Braunfels, Texas US

Town Creek in New Braunfels, Texas offers a mixed investment profile with gross yield of 6.0 and a Red Flag score of 70. Prices are in line with New Braunfels and about 6% below Texas, while values have moved down 8.2% over the past year. Walkability is 60 and education is in the 71st percentile, which supports day-to-day usability and school-score positioning, but the higher Red Flag score points to elevated overall risk.

AI Summary•Updated May 2026

Area

8.72 mi²

ZIP Code

78130

County

Comal County

State

Texas

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$313,757

YoY-8.2%

Gross Rental Yield

6.0%

Listed rent · ZORI annualized

Red Flag Index

High

70 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

71 / 100

Excellent · better than 71% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Good

DistrictScore attractiveness · national model

Town Creek Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Town Creek, New Braunfels.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$313,757	-8.2%
Price / Sq Ft (Verified)	$159/sqft	-2.1%
Asking Rent (Median)	$1,572/mo	-1.2%
Gross Rental Yield	6.0%	—
Liquidity Score	78 / 100	High
Homes Sold (Period)	587	+5.6%

Is Town Creek Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Texas crime context.

Red Flag Breakdown

70 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Hail100Very High

Flood80Very High

Wildfire80Very High

Tornado80Very High

Heat80Very High

Strong Wind80Very High

Hurricane60High

Earthquake20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Texas averaged 24.3 crimes and 3.9 violent per 1,000 residents (-6.2% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Above-average gross rental yield at 6.0%

Liquid resale market — liquidity 78/100

Active transaction volume — 587 homes sold last period

Hail risk is Very High (100/100)

Flood risk is Very High (80/100)

Insights are generated from Town Creek's live DistrictScore metrics.

Town Creek Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Texas-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

8.4 µg/m³ Meets EPA, above WHO guideline+34.9% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Town Creek centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 97% of U.S. neighborhoods.

Texas Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	24.3	3.9	-6.2%
2023	26.4	4.1	-1.7%
2022	27.4	4.4	+6.3%
2021	26.3	4.5	-1.8%
2020	26.9	4.5	-3.6%
2019	28.3	4.2	—

Reported at the state level — the finest official US crime aggregation; Town Creek inherits the Texas figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Town Creek

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor6 nearbyVery High

Point-source screening near Town Creek: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Town Creek

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

60

Somewhat Walkable

Walkability Score

16

Grocery

22

Dining

16

Schools

0

Universities

4

Hospitals

2

Pharmacies

13

Parks

1

Rail Transit

0

Coworking

POI counts are amenities within Town Creek's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Town Creek vs New Braunfels vs Texas

How Town Creek benchmarks against its city and state medians.

Benchmark vs City & State

In Town Creek, the median sale price sits in line with the median for New Braunfels neighborhoods and about 6% below the statewide median. Gross rental yield is 6.0%, against 6.0% for New Braunfels neighborhoods and 5.4% statewide. Over the past 12 months, prices fell 8.2%. Transaction liquidity sits in line with the median for New Braunfels neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Town Creek	$159/sqft	6.0%	78
New Braunfels	$159/sqft	6.0%	78
Texas	$169/sqft	5.4%	39

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Buying Property in the US as a Foreigner

Federal & Texas tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.25% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

Homestead assessed value capped at +10%/yr (20% for some non-homestead property, through 2026).

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

Homestead: unlimited protection from most creditors (acreage-limited) and a large school-tax exemption.

Senior & Veteran Exemptions

Full property-tax exemption for 100%-disabled veterans; a school-tax freeze for seniors aged 65+.

Foreign buyers (non-residents)6

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Foreign Ownership Restrictions

SB 17 (Sept 2025) bars buyers tied to China, Russia, Iran, or North Korea from acquiring any real property. Verify first.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Texas property-tax guidance for foreign buyers

Town Creek Real Estate FAQ

Town Creek in New Braunfels, Texas presents a mixed profile. Gross yield is 6.0, prices are in line with New Braunfels and about 6% below Texas, and values are down 8.2% over the past year. The Red Flag score is 70, so risk is elevated relative to the other metrics.

Neighborhoods near Town Creek

Compare Town Creek with nearby neighborhoods in New Braunfels.

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