Why It May Not Have Sold

The following is speculative analysis based on publicly available market data. There are many reasons a home may not sell that aren't reflected in MLS data, including personal circumstances, property condition, title issues, or simply a change of plans. This analysis looks only at market positioning factors.

$775,000 Ed's Estimate: $1,285,750 $1,949,000
Lowest Comp Recommended List: $1,260,000 to $1,311,000 Highest Comp

Listing History

$1,125,000 List Price
$1,506,828 Comp Value
0 Price Reductions

This property was listed at $1,125,000 and withdrawn after 28 days on market. This listing activity factors into the valuation.

This home was listed at $1,125,000 and was on the market for 28 days before being withdrawn. Based on comparable sales, the market data suggests a value closer to $1,285,750. Here are some factors that may have played a role: At $260/sqft, the asking price was 18% above the area median, though there may have been upgrades or features not captured in the data. The larger floor plan (405 sqft compared to the average comp) is a meaningful differentiator in this price range. The 1.02 acre lot (smaller than the 1.09 acre average) is reflected in the estimate. Based on 4 relevant data points in 78132, I'm comfortable with this estimate. Without stepping inside, I can only go by what the data shows. An in person look would tell the full story. Ed Neuhaus, Neuhaus Realty Group | Austin, TX
5 Beds
5 Baths 4 Full, 1 Half
4,332 Sq Ft
1.02 Acres
2020 Built
3 Garage

About This Property

Located in the highly sought-after community of Vintage Oaks, this stunning 2020 Perry Home offers 4,332 square feet of thoughtfully designed living space with 5 bedrooms and 4.5 bathrooms. A grand double-door entrance welcomes you into a breathtaking living room featuring two-story ceilings, a dramatic wall of windows, and a floor-to-ceiling stone fireplace that fills the home with natural light and warmth. The chef's kitchen is designed for both everyday living and entertaining, complete with a large center island, double ovens, walk-in pantry, wine refrigerator, and a generous workspace which includes a butler's pantry. The first-floor primary suite provides a private retreat with a spacious ensuite bathroom featuring separate vanities, a garden tub, walk-in shower, and large walk-in closets. A dedicated office creates the perfect work-from-home environment, while additional living spaces including a game room and media room offer plenty of room for relaxation and entertainment. Step outside to the covered patio where you can unwind and enjoy beautiful Texas Hill Country views. The backyard also features a firepit area ideal for gatherings under the stars. Residents of Vintage Oaks enjoy resort-style amenities including pools, lazy river, fitness center, clubhouse, sports courts, and miles of scenic walking trails. Experience the best of Hill Country living just minutes from New Braunfels, Canyon Lake, and all the charm the area has to offer.

Features

  • Ceiling Fan(s)
  • High Ceilings
  • Stone Counters
  • Double Vanity
  • Dry Bar
  • Electric Dryer Hookup
  • Eat-in Kitchen
  • Entrance Foyer
  • High Speed Internet
  • Interior Steps
  • Kitchen Island
  • Multiple Dining Areas
  • Multiple Living Areas
  • Open Floorplan
  • Pantry
  • Primary Bedroom on Main
  • Recessed Lighting
  • Smart Thermostat
  • Soaking Tub
  • Storage
  • Study/Home Office
  • Walk-In Closet(s)
  • Washer Hookup
  • Wired for Data

Location

Schools

School District Comal ISD
Elementary Bill Brown
Middle School Smithson Valley
High School Smithson Valley

Property Details

Property Type Residential
Flooring Carpet, Tile
Cooling Ceiling Fan(s), Central Air, Dual, Electric, Zoned
Heating Central, Electric, Fireplace(s), Zoned
Exterior Gutters Partial, Private Yard
County Comal
MLS # 6522491
Garage 3 spaces

HOA & Community

HOA Fee $825 /Annually
HOA Includes Common Area Maintenance

Tax Information

Annual Taxes (MLS) $14,730 (2025)

Listing History

MLS# 6522491 28 days
Apr 13, 2026 Off Market
Mar 16, 2026 Listed $1,125,000

Frequently Asked Questions About 1647 Bussola, New Braunfels TX 78132

When was 1647 Bussola, New Braunfels TX 78132 built?

1647 Bussola, New Braunfels TX 78132 was built in 2020.

How much does 1647 Bussola, New Braunfels TX 78132 cost?

1647 Bussola, New Braunfels TX 78132 is currently off market.

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