Comal County property record for 31835 Blackgum, Bulverde, TX 78163
| Property Type | Single Family Home |
|---|---|
| Details | 2 ba · 1,474 sqft · built 2023 |
| Lot Size | 0.135 acres (5,881 sqft) |
| Owner | Individual Name on Record |
| Last Sale | $259,065 (Sep 2026) |
| Tax Bill | $3,516 (2026) |
| Deeds & Mortgages | Sep 2026 Mortgage Jun 2024 Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 08-0801-1034-00 |
| Primary APN | 08-0801-1034-00 |
|---|---|
| Alternative APNs |
|
| Full Baths | 2 Baths |
|---|---|
| Stories | 1 Story |
| Building Area | 1,474 sqft Living Area |
| Gross Area | 2,108 sqft |
| 1st Floor Area | 1,474 sqft |
| Flooring | Carpet |
| Year Built | Built 2023 |
|---|---|
| Effective Year Built | Effective 2023 |
| Exterior Material | Frame/Stucco |
| Foundation Type | Slab (Mat/Raft) |
| Roof Type | Hip |
| Roof Material | Composition Shingle |
| Lot Area | 5,881 sqft (0.135 acres) |
| Garage Type | Attached |
| Garage Area | 370 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 324 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 31835 BLACKGUM |
|---|---|
| City | BULVERDE |
| State | TX |
| Zip | 78163-2665 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | 4S RANCH 10A & MUSTANG VISTA PHASE 6, BLOCK 54, LOT 17 |
| Legal Subdivision | 4S RANCH 10A & MUSTANG VISTA PHASE 6 |
| Legal Block | 54 |
| Legal Lot Number | 17 |
| Jurisdiction | COMAL TX |
| Township / Civil Division | CANYON LAKE |
| Census Block Group | 1 |
| Census Block | 1026 |
| Census Tract | 310703 |
Source: Comal County records, as of October 14, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Individual Name on Record |
|---|---|
| Mailing Address | 31835 BLACKGUM, BULVERDE, TX 78163-2665 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Single Woman |
| Date | Document |
|---|---|
| Sep 8, 2026 | Deed, Transfer · Conventional Mortgage NETWORK FUNDING LP |
| Jun 3, 2024 | Vendor's Lien, Subdivision Related Transfer · VA Mortgage LENNAR MORTGAGE LLC |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Sep 8, 2026 · Amount on Record |
| Deed Sale | Sep 8, 2026 · Amount on Record |
| Prior Sale | Jun 3, 2024 · Amount on Record |
| Deed Document Number | 202627134 |
| Prior Transfer Date | May 31, 2024 |
| Prior Transfer Doc | 0000016518 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed |
|---|---|
| Jurisdiction | COMAL TX |
| Recording Date | Sep 8, 2026 |
| Property Address | 31835 BLACKGUM, BULVERDE, TX 78163-2665 |
| Document Number | 0000027134 |
| Instrument Date | Sep 4, 2026 |
| Instrument | 202627134 |
| Transaction Type | Transfer |
| Record Updated | Oct 23, 2026 |
| Title Company | ENVISION TITLE |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 31835 BLACKGUM, BULVERDE, TX 78163-2665 |
| Document Number | 0000027135, |
|---|---|
| Date | Sep 8, 2026 |
| Instrument | 202627135 |
| Name | NETWORK FUNDING LP |
|---|
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 360 Months |
| Due | Sep 1, 2056 |
| Rate Type | Fixed Rate |
|---|---|
| Initial Type | Fixed Rate |
| Max Rate | -1% |
| Document Type | Vendor's Lien |
|---|---|
| Jurisdiction | COMAL TX |
| Recording Date | Jun 3, 2024 |
| Property Address | 31835 BLACKGUM, BULVERDE, TX 78163-2665 |
| Document Number | 0006016519 |
| Map Reference | FILE 202206028913 |
| Instrument Date | May 31, 2024 |
| Instrument | 202406016519 |
| Transaction Type | Subdivision Related Transfer |
| Record Updated | Nov 18, 2025 |
| Title Company | LENNAR TITLE INC |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 31835 BLACKGUM, BULVERDE, TX 78163-2665 |
| Document Number | 0006016520 |
|---|---|
| Date | Jun 3, 2024 |
| Instrument | 202406016520 |
| Name | LENNAR MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Special Notes | Seller Financed |
| Type | VA Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 360 Months |
| Due | Jun 1, 2054 |
Source: Comal County assessment roll, as of September 14, 2026
| Type | Name |
|---|---|
| State | Texas |
| County | Comal County |
| Unified School District | Comal Independent School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $3,516.00 (+28.46%) | $146,392 (+1%) | $284,710 (-1.02%) Land $85,000 Building $199,710 |
| 2025 | $133,084 (-60.13%) | $287,640 (-13.83%) Land $85,000 Building $202,640 | |
| 2024 | $2,737.00 (-64.29%) | ||
| 2023 | $333,820 Land $85,000 Building $248,820 | $333,820 Land $85,000 Building $248,820 | |
| 2022 | $7,664.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
Source: FEMA National Flood Hazard Layer, effective October 5, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Flood Insurance Cost | Premium on Record median of 34 policies |
| Nearby Flood Policies | 34 in force |
| Nearby Flood Claims | 11 (1994–2015) |
| Claims Outside the SFHA | 7 of 11 |
| Most Recent Claim | Oct 2015 · Severe Storms, Tornadoes, Straight-line Winds, And Flooding |
| Claims by Event |
|
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 54% of the US · lower than 68% of Texas |
|---|---|
| Wildfire Likelihood | 0.1% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | CLWSC CANYON LAKE SHORES private · serves 44,196 people · EPA ID TX0460019 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Jun 2025 |
| Lead | Under 1 ppb (2026) action level 15 ppb |
Listed by EPA as a serious violator for missed monitoring and reporting.
| Water Quality | Total trihalomethanes not recorded as resolved · Apr 2026 Turbidity resolved · Jul 2025 |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 10 last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes. This system sells water to local utilities; the supplier billing this address may be one of them.
Source: FCC Broadband Data Collection, based on 296 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| GVTC Fiber | 5,000 / 5,000 |
| Spectrum Fiber | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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