2867 VISTA PARKWAY

New Braunfels, Texas

One Owner. One Level. Evry Detail Intact.

An Armadillo Homes plan in Mockingbird Heights, three miles from the New Braunfels town square.

There is a particular quality to a house that has only ever belonged to one family. Nothing undone and redone. Nothing patched over on the way out the door. What was chosen at the start is still here — still working, still finished the way it was finished the first time. That kind of stewardship registers before you reach the end of the entry hall, though it takes a minute to name what you're reading.

Single level, 2,198 square feet, three bedrooms and two and a half baths, with a garage that has been treated as a room rather than a place to park. What the numbers don't tell you is how much architecture the plan carries: passages that arch instead of squaring off, drywall corners that round, ceilings that lift well above standard, and a stacked band of transom windows running the living room wall.

The living room reads larger than its footprint, and the reason is overhead. Ceilings rise, and the window wall stacks a row of transoms above the main glazing so light enters high and diffuses across the room rather than cutting through it — the difference between a bright house and a glaring one. Speakers sit flush in the ceiling. Faux wood blinds run throughout. Nothing separates the space from the kitchen and breakfast area, and an arched opening leads back toward the entry.

The kitchen holds the center of the plan. Espresso raised-panel cabinetry runs all the way to crown molding — no dead gap at the top, the tell of a builder who spent the money where most don't. Granite counters, a seated island, stainless appliances, gas burners, and tumbled stone set on the diagonal with a border course laid above the range. Recessed lighting throughout, walk-in pantry off the corner. The tile underfoot is turned on the diagonal as well, carrying through the breakfast area and every wet room in the house.

Off the entry sits a room the plan leaves open to interpretation. Twelve by fourteen, carpeted, with a full window along one wall and — above eye level — a row of three square windows set high to bring in light without bringing in the street. It was drawn as a formal dining room. The current owners use it as a study, and it works better that way. Everyday meals happen in the tiled area open to the kitchen, where a full table fits with room to move around it.

The primary suite sits apart from the secondary bedrooms, placed under a tray ceiling. In the bath: dual sinks with a seated vanity between them, a garden tub, and a walk-in shower behind its own wall. Walk-in closet. The guest bath has been reworked with granite counters and a walk-in shower behind sliding glass. 

The garage is where the house shows its hand. Three bays, insulated, floors finished in epoxy. Two-twenty service run for real equipment. Racks overhead. A four-foot bump-out along the back wall for a bench, and a door straight out to the yard so tools never travel through the living room. Above it, the attic is decked roughly halfway with pull-down stairs and a radiant barrier. The water softener is owned and stays. The utility room holds more storage than it needs to.

Outside: brick, three sides masonry, seventeen hundredths of an acre. A covered front porch under mature trees at the curb. Around back, a covered porch with a stained wood ceiling and a lantern fan opens onto a level lawn, privacy fence, and planted beds along the perimeter. Behind that fence, a tree line — not another roof. In the corner of the yard sits a detached shed, insulated, with a window and a light of its own.

LOCATION AND LIFESTYLE

Vista Parkway sits southwest of the historic center — close enough to reach Main Plaza in a few minutes, far enough to sit quiet.

Direct I-35 access puts San Antonio inside forty minutes and Austin inside an hour. New Braunfels ISD schools. The HOA covers a community pool with a covered pavilion and a playground.

INTERIOR FEATURES

EXTERIOR FEATURES

For more information or to schedule a private showing, call or text the Forward Team at 210.438.1114.

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