Del Webb New Braunfels at Veramendi: A Straight-Talk Guide to the 55+ Community

Del Webb New Braunfels at Veramendi is one of the nicest — and, frankly, one of the premier — 55+ communities in our home market. It sits minutes from downtown New Braunfels, the Gruene Historic District, and real Guadalupe River recreation, and the model homes are drop-dead gorgeous. We're still going to give you the version you won't get on a sales tour: the real monthly carrying cost, the tax line nobody mentions, and an honest accounting of what's built versus still under construction. If you're weighing this against Sun City or Kissing Tree, that mix of place quality and detail is what actually decides it.

Del Webb New Braunfels at Veramendi is Pulte's 55+ active-adult community tucked inside the larger, all-ages Veramendi master plan — close enough to feel like New Braunfels living, not a far-flung retirement pod. It opened for sales in 2025, and as of publication in 2026 it's early in its build-out, which is both the opportunity and the catch: you can buy in with today's incentives and first pick of lots, but the resort amenity center that anchors the brochure is still under construction. The setting and the homes are already first-rate; we'll be specific about what that means day-to-day.

The homes: 13 floor plans across three series

Walk the models first if you can — they are drop-dead gorgeous, and they set the tone for how polished this community already feels even this early in build-out. Del Webb builds three series here, all released and selling as of publication in 2026, spanning single-story, low-maintenance homes from the high $320,000s into the high $500,000s. Square footage runs from 1,229 to 2,758. Here's the current lineup with base pricing effective May 2026 — confirm today's numbers with the sales center, because new-construction pricing moves.

A few things the price sheet doesn't shout. Lot premiums are real and wide — anywhere from $10,000 to $130,000 depending on location, size, and elevation, so a greenbelt or view lot is a genuinely different budget than the "from" price. Homes are built on engineered post-tension slabs with Borate termite pre-treatment and 30-year dimensional shingles, come ENERGY STAR certified with a smart-home base package, and carry Del Webb's 10-5-2-1 transferable warranty. Build time on a to-be-built home runs about six to seven months from contract to close.

Amenities: what's built versus what's promised

This is where we part ways with the marketing, because it matters. The 12,428-square-foot resort amenity center that headlines every Del Webb Veramendi brochure — the one with the resort-style pool, fitness center, pickleball and bocce courts, and yoga lawn — does not exist yet. It's under construction, with completion projected for the second or third quarter of 2027. Every rendering you see of a pool or clubhouse is exactly that: a rendering.

What is here today, and genuinely active:

• Open now  The Lifestyle Haus, a temporary community clubhouse, plus a full-time on-site lifestyle director running a real calendar of events — walking groups most mornings, chair yoga, line dancing, Mah Jong, Bunco, a wine group, men's and ladies' lunch groups, and bus trips. The building isn't the resort center yet, but the community around it is already up and running.
• 2027  The full Del Webb amenity center — pool, fitness center, pickleball, bocce, yoga lawn — targeting Q2/Q3 2027.

Here's the part no one else will tell you, and it's the real answer to "but there's no pool yet": Del Webb residents get full access to the wider Veramendi master-plan amenities, including The Ledge — the master community's existing 25,000-square-foot amenity center with a resort-style pool, sun deck, and splash pad, open and in use right now. So the interim isn't "no pool." It's "drive five minutes to the master pool while your own is being built." (The planned Word Park is often mentioned too, but be clear-eyed: it's a public regional park, so access to it isn't a Del Webb perk — everyone in New Braunfels gets that.)

The real cost: HOA dues and what they cover

Del Webb Veramendi has its own sub-association layered inside the Veramendi master association, which trips up a lot of buyers who see the master's lower number online and assume that's the bill. It isn't. According to Del Webb, the all-in HOA assessment is about $256 per month (roughly $3,072 per year), billed quarterly — and that figure already includes both the Del Webb sub-association dues and the Veramendi master assessment, plus 1 GB internet service. That's the as-of-April-2026 figure from Del Webb; before you close, confirm it against the association's resale certificate, since a sales figure and a certified figure aren't the same thing.

At resale, budget for HOA-related transfer costs — the resale certificate fee, account transfer fee, and any community capitalization fee — which Del Webb reports run roughly $2,700 to $3,000. (Note: Texas has no real estate transfer tax; these are association fees, not a government levy.) Confirm the exact figures on the resale certificate through the association before closing.

The tax line nobody breaks out: the Water Improvement District

This is the single biggest cost difference between Del Webb Veramendi and a community like Sun City Texas, and almost no listing explains it. Veramendi sits in the New Braunfels ETJ and pays no city tax — but it lies inside a Water Improvement District. The Del Webb section is in Comal County WID No. 1F, and that district levies its own tax, collected separately by Utility Tax Service, on top of your county and school taxes.

Here's the actual 2025 stack for a completed Del Webb home, built from the county's adopted rates and the WID's published rate — per $100 of taxable value:

So the roughly 2.24% "all-in" rate a sales office might quote is real — but notice what's inside it. The school district is the largest single piece, and the WID adds a full $0.85 that a comparable Sun City home simply doesn't pay. On a $450,000 home, that WID line alone is about $3,825 a year.

Age rules, occupancy, and leasing

Del Webb Veramendi operates as an age-restricted community under the federal Housing for Older Persons Act. But the age rule is more nuanced than a flat "55 and up," and the recorded declaration spells it out. The requirement is that at all times at least 80% of the homes must be occupied by at least one person 55 or older — so the standard is "primarily 55+," not a hard 55 floor on every single home. Del Webb itself reserves the right to sell to buyers as young as 50 as original purchasers. No one under 19 may stay overnight more than 90 calendar days in any 12-month period, and no one under 19 may be a permanent resident. On leasing, rentals are allowed but the declaration requires a minimum term of six months, in writing, for the whole home — which effectively rules out short-term and vacation rentals next door.

Build-out status: why timing is the real decision

Del Webb Veramendi is planned for about 695 homes on roughly 190 acres, with full build-out targeted for 2031. As of publication in 2026, about 92 homes have closed with another 40 to 45 under construction — call it early days, roughly 13% closed. It is not a gated community. According to the sales team, buyers have been coming largely from within Texas — Austin, Dallas, Houston, and San Antonio — and a good share are what the industry cheerfully calls "baby chasers": buyers relocating to be closer to grandchildren, a pattern we dug into in our guides on moving to Central Texas near grandchildren and relocating to Texas as a senior.

The honest framing is this: early build-out is a trade. You get today's incentives and first pick of lots, but you'll live through a couple of years of construction traffic and use the master pool while your own amenity center gets finished. Buy later and the resort center is open — but the price and the incentive picture will look different. Neither is wrong; it depends on whether you'd rather save money now or have the pool on day one.

The New Braunfels advantage

Location is where Del Webb Veramendi separates itself as a premier 55+ choice in this corridor. You're about ten minutes from historic downtown New Braunfels — shops, restaurants, and the German-Texan festival calendar — and a short hop to the Gruene Historic District for live music, the old dance hall, and riverside evenings. True proximity to Guadalupe River recreation matters here too: tubing, floating, and river days aren't a long drive; they're part of the lifestyle that makes New Braunfels feel special. The Comal is close as well. San Antonio is roughly 30 minutes south; Austin is about an hour north; San Antonio International Airport is around half an hour away. For a 55+ buyer, that's rare — a polished active-adult community with small-town Hill Country pace, real river access, two major metros, and an airport inside an easy drive, with grandkids reachable without a plane ticket. And because the Del Webb section sits inside the larger, all-ages Veramendi master plan, you're not isolated in a retirement pod; you're part of a full community with parks, trails, and a mix of ages around you.

How Del Webb Veramendi fits the bigger 55+ picture

This is one of the stronger premier options in a wider Central Texas 55+ landscape we cover in depth. If you're comparison-shopping, read it alongside the others before you commit — and put the models and the location on your shortlist early.

Figures on pricing, inventory, incentives, HOA dues, and tax rates are current as of publication in 2026 and change frequently; verify all numbers with the Del Webb sales center, the community association, Comal Appraisal District, and Utility Tax Service before making any decision. Texas Home Talk is an independent media company; this is editorial coverage, not a paid placement, and we are not a party to any home sale or financing.