New Braunfels LUFA
City: New Braunfels, Texas
Client: City of New Braunfels
Service TypeLand Use Fiscal Analysis
TimeframeCompleted August 2024
Property Tax Analysis, Budget Analysis, Land Use and Zoning Analysis, Infrastructure Analysis, Asset Management, Data Analysis and GIS Mapping, Report Preparation, Civic Education, Scenario, Fiscal Modeling, Development Fiscal Impact Analysis
Project ActivitiesNew Braunfels’ leaders are looking to manage anticipated growth sustainably and affordably, mindful of the challenges with aging infrastructure. The city aims to ensure new developments financially support themselves and contribute to the city's needs while also providing a variety of housing options for all residents. The city is currently working on a new Land Development Ordinance and planning to update the Comprehensive Plan in the near future to guide growth in a more financially sustainable direction.
The City enlisted Verdunity’s assistance to complete a GIS-based land use fiscal analysis (LUFA) and associated education efforts to explore the fiscal impacts of development decisions and provide data and analytics to align the City’s development and service model with what residents are able to afford now and in the future. This analysis began with a review of the city's finances, property taxes, and infrastructure costs to understand the fiscal health of current developments. It then considered the financial implications of future infrastructure needs. Verdunity shared detailed findings with city stakeholders through maps, charts, and documents, fostering a shared understanding of New Braunfels’ fiscal situation and laying the groundwork for informed growth strategies.
The final LUFA report was completed in early July 2024. A workshop to present key findings from the effort and discuss ways to apply the information to development, infrastructure, and economic development efforts is scheduled for August 2024.
New Braunfels Assessed Value Per Acre
Analysis Highlights
Using Fiscal Analysis to Make Smarter Growth Decisions
Not all development contributes equally to a city’s financial health. This report uses parcel-level fiscal mapping to identify which areas generate more revenue than they cost to serve—offering a powerful decision-making tool for city leaders to prioritize projects, update zoning policies, and ensure every development improves long-term financial sustainability.
Unlocking the Power of Land Use Productivity
Cities often assume that any new development will generate sufficient tax revenue, but this analysis proves otherwise. By mapping the fiscal productivity of different housing and land use types, this report reveals which areas are paying their way—and which are draining city resources. Traditional mixed-use and compact residential developments consistently outperform sprawling subdivisions, producing higher tax revenue per acre while requiring fewer costly services. With this data, city leaders can make smarter zoning and development decisions that strengthen long-term financial sustainability.
Finding and Replicating Sustainable Development Patterns
Most cities unknowingly subsidize sprawling, auto-centric development patterns that generate insufficient tax revenue to cover long-term infrastructure maintenance. This report quantifies New Braunfels’ looming $801 million street maintenance liability and demonstrates how more compact, fiscally productive development can prevent rising tax burdens while maintaining affordability and essential services.
