New Braunfels and San Marcos have outfitters, restaurateurs, vacation-rental hosts, builders and remote workers. Bank statement programs can document that income from 12 or 24 months of deposits, where the program allows.
A corridor between two metros
New Braunfels and San Marcos sit between Austin and San Antonio on I-35, and growth in both directions has fueled home building and services. River tourism along the Comal and Guadalupe supports tubing outfitters, guides, lodging and restaurants. Texas State University adds a student and faculty community, and a big outlet center draws shoppers. Many residents work remotely or commute.
Neighborhoods and Hill Country edges
New Braunfels has the historic downtown around Landa Park, Gruene is known for its dance hall and shops, and Canyon Lake offers lake living. San Marcos has older houses close to the university and newer subdivisions along the highway. West of the interstate, Hill Country properties may use wells or septic systems and sit on greater lots.
Floods and river properties
Rivers here can rise quickly, and houses around the water need a flood review. Mortgage lenders ask for elevation or flood determinations, and insurance cost can be a large factor. Short-term rentals close to the river are common, and some cities restrict them, so confirm local rules before relying on that income.
Outfitters, hosts and builders
An outfitter's deposits busy in summer and fall to around zero in winter. A host earns through booking platforms. A builder collects draws on projects. A 24 month period shows these swings fairly, and a short note on the seasonal calendar makes the review easier.
Who works for themselves here
Of the about 53,900 employed people living in the city of New Braunfels, approximately 6,133 work for themselves, which is 11.4 percent of the workforce. Compared with the state, the local share is a bit above the 10.7 percent statewide share. Of all workers, 8.3 percent are unincorporated business owners and 3.1 percent own incorporated companies. That distinction shapes the paperwork. Proprietors of corporations and LLCs taxed as corporations are paid through the entity, while sole operators tend to deposit all of it into one account.
By headcount, the largest groups of self-employed residents work in professional and business services (1,190 people), construction (1,144 people), and finance, insurance and real estate (928 people). Relative to the size of the industry, construction stands out: roughly 26 percent of its workers are self-employed. Since their costs are often small, professionals can find that paperwork of actual expenses beats a default factor, where the program allows it. Construction deposits mix customer payments with material reimbursements, which is why a loan analyst splits out what the job paid from what simply passed through.
What the local payrolls show
BLS payroll records for Comal County list around 5,066 private establishments and 67,910 jobs, with average annual pay of $58,120 (about the national average). Private employment grew by 3.8 percent over the year. Measured by jobs, the largest sectors are retail trade (10,358 jobs, 15.3 percent), accommodation and food services (9,499 jobs, 14.0 percent), and construction (8,173 jobs, 12.0 percent).
Specialization shows up in construction (location quotient 2.04) and arts, entertainment and recreation (location quotient 1.61); a quotient above 1.0 signals a bigger share of local jobs than the country as a whole. Construction deposits mix customer payments with material reimbursements, which is why an underwriter separates what the job paid from what simply passed through. Pay is highest among the higher sectors in wholesale trade, averaging about $104,355.
Homes, values and ownership
Houses in the city of New Braunfels have a median value of around $339,000, roughly 20 percent above the Texas median of $284,000, and 65 percent of households own where they live. Renters pay a median of approximately $1,654 a month in gross rent, a number many self-employed purchasers compare with owning.
The median home was built in 2006. Much of the housing is newer, which can mean fewer repair items but more neighborhood association rules and dues. Detached single family homes make up 68 percent of housing units, with 17 percent in buildings of ten or more units. Single family detached homes lead the market, which suits business owners who need a garage, shop or room for equipment. The median real estate tax bill is approximately $4,500 a year for homeowners with a mortgage, and a mortgage lender includes it as part of housing costs.
Home offices and the workforce
Census commute data show 15.6 percent of workers working at home, around the Texas average of 14.4 percent. A high or low home-office share changes what buyers want from a house, from a quiet room to a garage for equipment. About 39 percent of adults aged 25 and older hold a bachelor's degree or higher, and the median age is 37. Median household income is close to $86,000.
How New Braunfels and San Marcos compares
Among the 22 Texas areas on this site, New Braunfels and San Marcos ranks 6th for share of workers who are self-employed. Its median home value ranks 10th among them. For a comparison, San Marcos shows 7.5 percent self-employment, a median home value of about $310,000 and 31 percent homeownership.
Putting it together for New Braunfels and San Marcos borrowers
With roughly one worker in 9 self-employed, a buyer in New Braunfels and San Marcos who uses bank statements is far from unusual. Professional and business services leads local self-employment, so have invoices and engagement letters on hand to describe your larger deposits. Since so many people work from home, keeping business deposits in their own account makes your file easier to read. Greater home values usually mean bigger loan balances, which puts extra weight on reserves and on how long the business has operated.
New Braunfels and San Marcos at a glance
| Measure | New Braunfels | Texas |
|---|---|---|
| Employed residents | 53,900 | 14,431,125 |
| Self-employed share of workers | 11.4 percent | 10.7 percent |
| Unincorporated owners | 8.3 percent | 7.1 percent |
| Incorporated owners | 3.1 percent | 3.6 percent |
| Median home value | $339,000 | $284,000 |
| Owner-occupied homes | 65 percent | 63 percent |
| Median gross rent | $1,654 | $1,403 |
| Median year built | 2006 | 1992 |
| Workers who work at home | 15.6 percent | 14.4 percent |
| Median household income | $86,000 | $78,000 |
Self-employed residents of New Braunfels by industry
| Industry | All workers | Self-employed | Self-employed share |
|---|---|---|---|
| Professional, management and administrative services | 5,782 | 1,190 | 20.6 percent |
| Construction | 4,332 | 1,144 | 26.4 percent |
| Finance, insurance and real estate | 4,185 | 928 | 22.2 percent |
| Arts, entertainment, lodging and food service | 5,676 | 757 | 13.3 percent |
| Education, health care and social assistance | 12,628 | 620 | 4.9 percent |
| Transportation, warehousing and utilities | 3,914 | 527 | 13.5 percent |
| Other services | 2,105 | 504 | 23.9 percent |
Largest private sectors in Comal County
| Sector | Jobs | Share of private jobs | Average annual pay | Location quotient |
|---|---|---|---|---|
| Retail trade | 10,358 | 15.3 percent | $43,955 | 1.36 |
| Accommodation and food services | 9,499 | 14.0 percent | $26,194 | 1.37 |
| Construction | 8,173 | 12.0 percent | $71,456 | 2.04 |
| Health care and social assistance | 8,122 | 12.0 percent | $57,859 | 0.74 |
| Administrative and support services | 4,831 | 7.1 percent | $46,746 | 1.07 |
| Transportation and warehousing | 4,603 | 6.8 percent | $55,631 | 1.42 |
| Manufacturing | 4,206 | 6.2 percent | $64,639 | 0.67 |
Sources: American Community Survey (2020 to 2024) and BLS Quarterly Census of Employment and Wages (2024). Details are on the data sources page.
Nothing about the income review changes at the city line. Texas guidance and the proof checklist cover history, expenses and ownership for any address in New Braunfels and San Marcos.
General information only. Programs vary, and a lender must verify your income and ability to repay. This is not a commitment to lend.
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Buying or refinancing around New Braunfels and San Marcos?
Apply online or call and tell us about the property.
Frequently asked questions
Are short-term rental rules the same everywhere here?
No. Cities and counties set their own rules, so check the one for your address.
Does being near a river change my loan?
It affects flood review and insurance. The income documentation stays the same.
What share of New Braunfels and San Marcos workers are self-employed?
About 11.4 percent of employed residents of the city of New Braunfels work for themselves, against 10.7 percent for Texas as a entire (American Community Survey, 2020 to 2024).
Which industries employ the most self-employed people in New Braunfels and San Marcos?
Professional and business services comes first with around 1,190 self-employed residents, followed by construction at 1,144. Other fields qualify too, so ask about your own work.
Is a bank statement loan different on a New Braunfels and San Marcos property?
The income examine works the same way, but property type, age and association rules shape the rest of the file. Census data show a median home value near $339,000, a median build year of 2006 and 65 percent owner-occupied residences. Your mortgage loan officer can look at the actual property.