Mystic Shores · Spring Branch, Texas
Custom home builder in Mystic Shores
Highway 306 cuts Mystic Shores into two neighborhoods that share a POA, a pool and 140 acres of park on Canyon Lake — and share almost nothing else. East of the road is water views on an acre. West of it is elevation, hardwood and room for horses on three acres and up. Which side you buy on changes the house, and it changes the build.
- Where it is
- Spring Branch, Comal County — off Highway 306, about 25 miles west of I-35 and 6 miles east of US 281
- Schools
- Comal ISD
- Lot sizes
- 1 acre and up east of 306; tracts of 3 to 20+ acres west of it
- Utilities
- Septic throughout, PEC power, and well or central water depending on the tract
The decision people actually make
First question out here: which side of 306?
One development, one amenity package, two genuinely different pieces of country. Most people touring Mystic Shores are really choosing between these two — and it is a far easier choice to make before a lot is under contract than after.
East of 306
Lake views, on an acre.
The ground east of the highway slopes toward Canyon Lake, and the lots that sit right take in panoramic water views.
- Lots of 1 acre and up, with a more traditional subdivision feel than the west side.
- Two gated enclaves sit within it: The Peninsula and The Shores.
- Central water from Texas Water Company is the norm on these smaller tracts — always confirmed against the specific lot.
- No livestock on this side of the road.
What it means for the build
On a view lot the whole plan turns on where the water is. Which rooms get the long window, where the covered porch goes, how far the pad has to step down the slope — those decisions are cheap on paper and expensive after the slab is poured.
West of 306
Space, elevation, and room for animals.
West of the highway the tracts get large and the country gets rugged — higher elevation, mature hardwood, long-range Hill Country views instead of water.
- Tracts from 3 acres to 20+, so neighbors are a fact of the deed rather than a fact of daily life.
- Livestock is permitted — horses and cattle. That single rule is why a lot of people end up on this side.
- A tract of 5 acres or more is typically on a well rather than central water.
- The POA minimum home size out here runs 2,000 to 2,500 square feet depending on the unit.
What it means for the build
Big and rugged means the site work is a real line: how long the drive runs, where it crosses the fall of the land, how much clearing the pad needs, and where the house sits relative to the best of the view. We walk it before we price it.
Shared, both sides
The highway divides the land, not the amenities.
Whichever side of 306 you build on, the same package comes with it. The Waterfront Park is the one people talk about — 140 acres on Canyon Lake, with the ramp there for anyone in the development.
Waterfront Park
140 acres on Canyon Lake
Boat ramp
Olympic-size pool
Clubhouse
Tennis and basketball courts
Nature preserve
River park
Before anyone draws anything
What it actually takes to build a house out here.
The part of a Mystic Shores build that surprises people is rarely the house. It is the ground it stands on and the services that have to reach it. Four things we settle on your specific tract before there is a plan or a budget.
Septic, on your lot
There is no central sewer in Mystic Shores — east or west. Every home here is on septic, which means a site evaluation, a county permit, and a drain field that has to fit sensibly against the house, the drive and the well if there is one. On a steep or rocky tract that siting question shapes where the house can go at all.
Power is PEC
All power out here is Pedernales Electric Cooperative — no exceptions on this side of the county. Straightforward, but the run from the road to the house is specific to your lot, and on a long-driveway tract it is worth settling early rather than discovering late.
Well or central water — it depends on the tract
Central water comes from Texas Water Company on the smaller tracts. Tracts of 5 acres and up are typically on a well, as are smaller tracts that are grandfathered or already have a well drilled. It is not a question you can answer from the neighbor's lot, so we check yours.
The rules change from one unit to the next
Mystic Shores is one POA over two very different halves, and the restrictions are not uniform inside it. Minimum home size varies by section. Livestock is permitted west of 306 and not east of it. We read the restrictions covering your actual tract before anything gets drawn.
Choosing a plan
The POA sets a minimum home size. It is not one number.
West of 306 the minimum runs from 2,000 to 2,500 square feet depending on which unit your tract falls in. That spread is the whole problem with a simple answer: a plan that is fine on one tract is short on the one across the road.
Our collection runs from 1,698 to 3,735 square feet. Against a 2,000 square foot minimum, 10 of the 12 clear it. Against 2,500, 8 do. So we are not going to tell you every plan qualifies — we are going to read the restrictions on your tract and tell you which ones are genuinely in play, before you fall in love with one of them.
That is the same order everything else happens in here: the land first, then the house. Walk the tract with us and the shortlist writes itself.
Finished Vaughn homes, built elsewhere in the Hill Country — not in Mystic Shores. Open the full gallery.
Mystic Shores, Spring Branch
Tell us the tract and we'll tell you what it takes.
Which side of 306, how big, and what the deed says. From there we can talk about septic, water, and which plans actually fit — no pressure either way.