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ActiveMLS #5703171

228 Puzzle PASS, Spring Branch TX 78070

Spring Branch, TX 78070 · Peninsula At Mystic Shores 3

Single Family Residence for sale in Peninsula At Mystic Shores 3

3Bedrooms
2 full / 1 halfBathrooms
3,114Square Ft
2.99Acres
3Garage
2013Year Built
Price Reduced
1 / 36
$1,350,000$1,575,000

Overview

Property Description

Perched on 3 private acres within The Peninsula, Mystic Shores' most prestigious enclave, this exceptional Spanish Tuscan-inspired estate offers a true resort-caliber lifestyle. A palm-lined drive and circular motor court create a grand arrival, while expansive windows and French doors frame the surrounding landscape and seamlessly blend indoor and outdoor living. This 3-bedroom, 2.5-bath + home office residence was designed for effortless entertaining and everyday luxury. The outdoor retreat is nothing short of spectacular, featuring a resort-style pool with dual beach entries, tanning ledges, a swim-up bar, poolside TVs, an integrated sound system, an outdoor kitchen, two fireplaces, a firepit, and more than 1,300 square feet of covered patio space. Whether hosting large gatherings or enjoying a peaceful Hill Country sunset, every detail has been thoughtfully curated to maximize the outdoor experience. Inside, refined finishes include a wine grotto, wet bar, plantation shutters, custom built-ins, and generously proportioned living spaces. Extensive recent improvements include HVAC systems, interior and exterior paint, carpet, designer lighting, window treatments, and a newly constructed 30' x 30' air-conditioned workshop. Additional amenities include a gated courtyard, professionally landscaped grounds with custom landscape coverings for winter, epoxy-coated garage floors with overhead storage, and a 50-amp RV hookup. Residents may also enjoy access to Mystic Shores' lakefront park and nearby boat ramp, further enhancing the unmatched lifestyle this remarkable property provides.

Financial Info
Price
$1,350,000
$ / Sqft
$434
HOA
Yes - Mandatory / $828 / Annually
HOA Name
Mystic Shores & the Peninsula at Mystic Shores
HOA Includes
Common Area Maintenance, Maintenance Grounds
Tax Rate
1.501%
Est. Taxes
$19,800
Tax Year
2026
Exemptions
Disability, Homestead, Over 65
Legal Info
Address
228 Puzzle PASS
County
Comal
City
Spring Branch
State
TX
Zip
78070
Subdivision
Peninsula At Mystic Shores 3
Legal Description
PENINSULA AT MYSTIC SHORES 3 (THE), LOT 1610-1609
Parcel
138645-138646
Interior Features
Floor
Carpet, Tile
Num Living
1
Dining
1
Kitchen
Breakfast Bar, Kitchen Island
Appliances
Built-In Oven(s), Dishwasher, Disposal, Exhaust Fan, Gas Range, Microwave, Tankless Water Heater, Water Softener Owned
Laundry
Inside, Laundry Room
Master Bed
Double Vanity, Primary Bedroom on Main, Walk-In Closet(s)
Master Main
Yes
Fireplaces
2
Fireplace Description
Family Room, Gas Log, Outside, Wood Burning
Interior Features
Breakfast Bar, Built-in Features, Ceiling Fan(s), High Ceilings, Double Vanity, Entrance Foyer, Kitchen Island, Primary Bedroom on Main, Sound System, Study/Home Office, Walk-In Closet(s), Wet Bar, Prewired, Security System Owned, Smoke Detector(s), Double Pane Windows, Window Coverings
General Info
Beds
3 Total / 3 Main Level
Full / Half Baths
2 / 1
Prop Type
Residential
Property Type
Single Family Residence
Stories
1
Year Built
2013 / Resale
Square Feet
3,114 / Public Records
Garages
3
Garage Desc
Boat, Circular Driveway, Garage, Garage Door Opener, Garage Faces Side, Golf Cart Garage, RV Access/Parking
Foundation
Slab
Roof
Tile
Construction
Stucco
Acres
2.99
Lot Description
Back Yard, Front Yard, Sprinkler - Partial, Many Trees, Views
Restrictions
Covenant, Deed Restrictions
Flood Plain
No
View
Canyon, Hill Country
Water Access
No
Waterfront
No
Area
CM
Utility Info
Water
Private
Sewer
Aerobic Septic, Septic Tank
Utilities
Underground Utilities
Heat
Central, Propane
A C
Other, Ceiling Fan(s), Central Air
Exterior Features
Fence
Back Yard, Fenced, Gate, Wrought Iron
Exterior Features
Uncovered Courtyard, Exterior Steps, Gas Grill, Lighting, Outdoor Grill, RV Hookup, Awning(s), Covered, Patio, Terrace
Pool On Property
Yes
Area Amenities
BBQ Pit/Grill, Clubhouse, Dog Park, Lake, Picnic Area, Playground, Sport Court(s)/Facility

Price history

Members only
Days on market
−$225,000 (−14.3%)
$1,575,000 → $1,350,000
2
Price reductions
Active
Since Jun 25, 2026
Price trend
List priceJun 2026 → Sep 2026
Property history3 events
DateEventPriceChange
Sep 21, 2026Price Decrease$1,350,000−$125,000 (−8.5%)
Aug 11, 2026Price Decrease$1,475,000−$100,000 (−6.3%)
Jun 25, 2026New Listing

Taxes

Tax data isn’t available for this property’s county yet.

Schools

School Info
District
Comal ISD
Elementary
Rebecca Creek
Middle
Mountain Valley Middle
High
Canyon Lake

Maps

Financing

Your preferences

  • 20% down
  • Conv/Jumbo
  • 30 years
  • 6.50% rate

Saved on this device

List price $1,350,000
Down payment
Stays 20% if you change the price
Note rate, not APR
From this listing’s tax record
*Estimated only (1% of price / yr)

Estimated monthly payment

$9,601 / mo

20% down · 6.50% interest · 30-year fixed

Estimated monthly payment $9,601

Principal & interest
$6,826
Property taxes
$1,650
Homeowners insurance
$1,125

*PITI only

These figures are estimates for general information only — not a loan offer, a quote, or a guarantee of financing terms.

Principal, interest and balance for each year
YearStarting balancePrincipal paidInterest paidEnding balancePrincipal vs interest
1$1,080,000$12,071$69,845$1,067,929
2$1,067,929$12,880$69,036$1,055,049
3$1,055,049$13,742$68,174$1,041,306
4$1,041,306$14,663$67,253$1,026,643
5$1,026,643$15,645$66,271$1,010,999
6$1,010,999$16,693$65,223$994,306
7$994,306$17,811$64,105$976,495
8$976,495$19,003$62,913$957,492
9$957,492$20,276$61,640$937,216
10$937,216$21,634$60,282$915,582
  • Year 1$1,067,929
    Principal paid
    $12,071
    Interest paid
    $69,845
    Starting balance
    $1,080,000
  • Year 2$1,055,049
    Principal paid
    $12,880
    Interest paid
    $69,036
    Starting balance
    $1,067,929
  • Year 3$1,041,306
    Principal paid
    $13,742
    Interest paid
    $68,174
    Starting balance
    $1,055,049
  • Year 4$1,026,643
    Principal paid
    $14,663
    Interest paid
    $67,253
    Starting balance
    $1,041,306
  • Year 5$1,010,999
    Principal paid
    $15,645
    Interest paid
    $66,271
    Starting balance
    $1,026,643
  • Year 6$994,306
    Principal paid
    $16,693
    Interest paid
    $65,223
    Starting balance
    $1,010,999
  • Year 7$976,495
    Principal paid
    $17,811
    Interest paid
    $64,105
    Starting balance
    $994,306
  • Year 8$957,492
    Principal paid
    $19,003
    Interest paid
    $62,913
    Starting balance
    $976,495
  • Year 9$937,216
    Principal paid
    $20,276
    Interest paid
    $61,640
    Starting balance
    $957,492
  • Year 10$915,582
    Principal paid
    $21,634
    Interest paid
    $60,282
    Starting balance
    $937,216
First 10 of 30 years

Nearby

Courtesy of Hills Of Texas Sky Realty · (512) 722-3267

Listings courtesy of ACTRIS as distributed by MLS GRID.