Broken Arrow Group (830) 383-2026
Drone view over the wooded lot at 183 Palm, Spring Branch, Texas — oak canopy in the foreground, open ground falling away to the right, and a Hill Country ridgeline across the top of the frame

Comal County · Spring Branch, Texas · Cypress Cove

183 Palm

A wooded build lot on a paved road

A 0.21-acre wooded build lot on a paved road in Cypress Cove, near Canyon Lake. Mature live oak over cedar, ground that falls away from the frontage, central water and electricity at the road — and recorded restrictions that tell you exactly what you can put on it.

$40,000
List price
0.21± ac
Vacant residential lot
L124251A
MLS · Active
Comal County
Cypress Cove Sec 5, Lot 25
See the photographs Download the presentation

About the lot

0.21 acres in Cypress Cove, Spring Branch.

Palm runs off Tanglewood inside Cypress Cove, a few turns from TX‑306. What is for sale is 0.21 acres of wooded, sloping ground on a paved road — mature live oak over a cedar understory, with a cleared strip of grass and loose limestone along the frontage.

The slope is the point. On a flat lot the house goes where the driveway goes. Here the ground falls away from the road, which opens up an elevated homesite and leaves you room to decide where the build, the drive and the outdoor living actually sit.

It is a build lot with the utilities question half answered: central water and electricity at the road, a paved HOA road in. There is no sewer, so a state- and county-approved septic system is required. The recorded deed restrictions also set a 750-square-foot minimum ground-floor livable area for a future build, and route your plans through the Architectural Control Committee before you start.

Cypress Cove is an established subdivision near Canyon Lake with a mandatory maintenance association at $55 a year. The MLS record lists deeded water access; verify what it is and how far it goes before you rely on it.

  • 0.21± acres · Cypress Cove Section 5, Lot 25 · a vacant lot, no house.
  • Central water and electricity available · no gas · no sewer, septic required.
  • Paved HOA road · HOA $55 a year, mandatory · taxes $635.89 without exemptions.
The lot at 183 Palm seen from the air above its road frontage, with the frontage running along the bottom of the frame and wooded ground falling away behind it
The lot from above its road frontage — the frontage runs along the bottom of the frame and the ground falls away into the trees behind.

Property snapshot

What’s here, in plain numbers.

The lot
0.21± acresVacant residential lot — there is no house. Cypress Cove Section 5, Lot 25 · Lot 25 / Block 0 · Comal CAD #20900
List price
$40,000Active on the MLS as L124251A · listed 4/27/2026 · possession at closing and funding
Terrain
Sloping, woodedThe MLS land description reads sloping, steep and wooded — mature live oak over a cedar understory, with a cleared strip along the frontage
Water
CentralCentral water. The MLS record also lists deeded water access — verify its nature and extent independently
Sewer
Septic requiredThere is no sewer. The recorded restrictions require a state- and county-approved septic system; cesspools and outside toilets are prohibited
Utilities
Electric availableElectricity available at the lot · no gas · private garbage service
Access
Paved HOA roadAsphalt surface · access is by HOA road · outside the city limits, no ETJ · zoned residential
Build rules
750 sq ft min.Minimum ground-floor livable area for a future build, per the recorded deed restrictions — not the size of anything standing on the lot. Single-family only, plans through the Architectural Control Committee, no manufactured housing
Costs & terms
$635.89 taxesTaxes without exemptions (Comal CAD) · HOA $55.00 a year, mandatory · cash, conventional, FHA, VA or Texas Vet

The fine print on these numbers

Figures are from the confirmed listing record for MLS #L124251A, Active, listed 4/27/2026. This is a vacant residential lot. There is no house on the property, and no dwelling square footage appears anywhere on this page. The 750 sq ft figure is the deed restrictions’ minimum ground-floor livable area for a future build, not the size of anything standing. Title: Kerrville Title Co.

A buyer should independently verify acreage, boundaries, easements, taxes, minerals, utilities, septic feasibility, flood status and school attendance. All measurements are approximate.

Photographs

The frontage, the canopy, the grade and the street.

Ten frames from a single drone flight on 19 April 2026, in order: the establishing wide, the lot itself, the topography, the tree cover, and what is around it. There is no video tour for this listing — these photographs are the whole visual record.

Drone view over the lot at 183 Palm from about 100 feet up, with oak canopy in the foreground, open ground behind it and a Hill Country ridgeline across the top of the frame
Drone view over the lot from about 100 feet up — oak canopy in the foreground, open ground and a Hill Country ridgeline behind it.
Aerial of the paved road curling past the front of the lot at 183 Palm, with the wooded lot filling the right of the frame
The paved road curls past the front of the lot; the wooded lot fills the right of the frame.
The lot at 183 Palm seen from the air above its road frontage, the frontage along the bottom of the frame and the ground falling away into trees behind
The lot from above its road frontage — the frontage runs along the bottom of the frame and the ground falls away into the trees behind.
Nadir drone frame straight down over the lot at 183 Palm showing unbroken oak and juniper canopy, with the paved road along the left edge
Straight down over the lot. Unbroken oak and juniper canopy, with the paved road along the left edge.
Nadir drone frame straight down at the front corner of the lot at 183 Palm, where cleared rocky ground meets the road
Straight down at the front corner, where the cleared, rocky ground meets the road.
Low aerial at the road along the frontage of 183 Palm — a cleared strip of grass and loose limestone with cedar and brush behind it
At the road: a cleared strip of grass and loose limestone along the frontage, cedar and brush behind it.
Aerial of the far edge of the tree line at 183 Palm, with exposed limestone at the drop and the ground falling away below
The far edge of the tree line, with exposed limestone at the drop and the ground falling away below.
Live oak and juniper along the front of the lot at 183 Palm, photographed from just above the road
Live oak and juniper along the front of the lot, seen from just above the road.
Aerial over the canopy at 183 Palm showing mature live oak above a cedar understory, with bare ground showing through in places
Over the canopy — mature live oak above a cedar understory, with bare ground showing through in places.
Aerial of the neighbourhood around 183 Palm — single-family homes on wooded lots along the road above the lot
The neighbourhood the lot sits in: single-family homes on wooded lots along the road above it.

The honest read on this lot

This is raw land. There is nothing built on it, so there is no floor plan, no room count and no dwelling square footage anywhere on this page. Every photograph above is a drone still from a single flight on 19 April 2026, shipped exactly as shot — nothing retouched, graded or generated. There is no video tour for this listing.

No survey has been produced for this build. Two images further down carry a drawn outline, and both say so in their own caption: any boundary shown or described here is approximate and for illustration only — not a survey. The MLS describes the lot as sloping and steep, and the frames bear that out — the ground steps down away from the road behind the frontage. Where a house can sit, and what it costs to get water, power and a driveway to it, are questions for a survey, a septic evaluation and a builder, not for a photograph.

What the frames do show is consistent: mature live oak over a cedar understory, bare ground under the canopy in places, and a cleared strip of grass and loose limestone along the road. Neighbouring homes appear at the edges of some of them because Cypress Cove is an established subdivision, not open country — the pictures are honest about that. Nothing on a neighbouring property conveys, and no image here shows where this lot’s lines run.

Location & land context

Comal County · Spring Branch, TX 78070

Drone frame straight down over 183 Palm with a white outline drawn around the lot, the paved road running along the left of the frame
Straight down over the lot with the outline drawn on the frame; the paved road runs along the left. Approximate and for illustration only — not a survey.
Wide contour map of Cypress Cove showing the outlined lot at 183 Palm among neighbouring homesites, with Palm and Tanglewood Trail labelled and elevation contours across the frame
The lot in Cypress Cove, with Palm and Tanglewood Trail labelled and the elevation contours across the frame. Approximate and for illustration only — not a survey.
Spring Branch, TX 78070Comal County · MLS Area 90
Cypress CoveEstablished subdivision · near Canyon Lake
Paved HOA roadAsphalt surface · no city limits, no ETJ
Deeded water accessListed on the MLS record — verify independently

On the two images above

The outlines were drawn for illustration. No survey has been produced for this build, and none is claimed. Acreage and boundaries are approximate, and any boundary shown or described here is for illustration only — not a survey. A buyer should verify acreage, boundary lines and any easements of record independently. The recorded restrictions reserve a five-foot easement along each side and rear property line, plus a five-foot aerial utility easement.

No boundary line is drawn on any photograph in the gallery above. These two images are the only ones on this page that carry one.

Directions

From US‑281, turn right on TX‑306, right on Eagle Rock, right on Tanglewood, right on Palm.

It is a vacant lot on a paved road — show anytime, and walk it at your convenience. Buyer’s agents schedule through ShowingTime.

What you can build

Recorded deed restrictions, in plain language.

The full recorded instrument is published with this listing — Comal County No. 70857. What follows is a plain-language reading of it, not a substitute. The recorded instrument governs.

What the restrictions allow

  • One single-family dwelling, no more than two-and-a-half storeys, plus a private garage. Single-family residential use only. §1
  • Minimum ground-floor livable area: 750 sq ft. That is the smallest house the restrictions permit — not the size of anything standing on the lot today. §3
  • Plans go to the Architectural Control Committee for approval before you build. §2
  • Five-foot interior side setback. Fences or hedges forward of the house are limited to 4 ft 6 in. A dwelling must sit on a whole platted lot. §4, §5
  • Household pets are allowed. Livestock and poultry are not. §10
  • Septic must be state- and county-approved. Cesspools and outside toilets are prohibited. §13

What they prohibit

  • No manufactured housing. The MLS record confirms it: manufactured housing is not permitted on this lot.
  • No temporary structure as a residence — no trailer, tent, shack or basement lived in while you build. §7
  • No oil, gas, quarrying or mining operations of any kind. §9
  • Discharging a firearm is expressly prohibited. §15
  • Signs are limited to one of not more than 5 sq ft. §8
  • The Cypress Cove Maintenance Fund carries an annual maintenance charge; the HOA is mandatory at $55.00 a year. Verify the current dues and rules with the association. §17

Read the recorded instrument

Section numbers refer to the recorded instrument, Comal County No. 70857, which is already on file with the MLS and is published in full on this page. The summary above is for orientation only; read the recorded instrument before you rely on any line of it, and confirm the current Cypress Cove Maintenance Association dues, rules and Architectural Control Committee process directly with the association.

Open the recorded deed restrictions (PDF, 5 pages)

Due diligence

What a buyer should verify.

These are the things on this property a buyer will want to look into. They are on the page because a buyer would rather read them here than find them later.

Take it with you

The presentation and the feature sheet.

Ten pages — the snapshot, the lot, the photographs, the maps, what the recorded restrictions allow and prohibit, the due-diligence list and the offer mechanics. The feature sheet is the same lot on one page, sized to print or hand across a table.

Presentation — 10 pages (PDF, 7.6 MB) Feature sheet — 1 page (PDF, 3.5 MB)

Same facts as this page, laid out to print or forward.

Documents

What is published, and what is not.

Not published here

The offer instructions are not published. Request current copies from the listing agent before writing an offer — call or text 830-383-2026, or email frontdesk@brokenarrowrealtygroup.com and we will send them.

No survey exists for this listing, so none is published and none is claimed. The two outlined images in the location section were drawn for illustration only.

Anything else on file — and any document a buyer’s agent needs that is not linked above — comes from the listing agent on request.

Showings & how to offer

How to see it, and how to write on it.

Showings

  • Show anytime. It is a vacant lot — walk it at your convenience.
  • Buyer’s agents schedule through ShowingTime.
  • Access is by HOA road, asphalt surface. From US‑281, turn right on TX‑306, right on Eagle Rock, right on Tanglewood, right on Palm.
  • Neighbouring homes appear in these frames because they are what is around the lot. Nothing on a neighbouring property conveys, and no image here shows where this lot’s lines run.
  • Not working with an agent? Call or text 830-383-2026.

How to submit an offer

Request the offer instructions from the listing agent before you write. This applies to buyer’s agents only. Unrepresented buyers can contact Broken Arrow Group directly at 830-383-2026.

  • The offer instructions are not published. Call or email and we will send them.
  • Email offers to frontdesk@brokenarrowrealtygroup.com, then call or text 830-383-2026 so we know it landed.
  • Seller will consider: cash, conventional, FHA, VA Loan and Texas Vet. Possession at closing and funding.
  • Title: Kerrville Title Co. Costs to carry: HOA $55.00 a year, mandatory; taxes without exemptions $635.89 (Comal CAD #20900).
  • What conveys: the land. There are no improvements on this lot, so nothing else is on the table — confirm the final terms in the contract.

Come take a look

Let’s go take a look.

You bring the dream. We have the land.

It is a vacant lot on a paved road, so you can walk it whenever it suits you. Call or text and we’ll meet you out there, or answer whatever the photographs and the restrictions leave open.

Call or text (830) 383-2026 Email the team
David Hughes
TREC #501321
Jayden Hughes
TREC #728099
Broken Arrow Group, eXp Realty
830-383-2026
frontdesk@brokenarrowrealtygroup.com
brokenarrowgroup.com
3302 Junction Hwy, Ste A
Ingram, TX 78025