Boerne
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contents contents contents 05
Welcome to Boerne
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Our Story
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Only with Kuper
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Making Moving Easy
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About Boerne
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Medical Services
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Schools
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Attractions
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Special Events
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Committed to Giving Back
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Local Architecture
48 Build or Remodel the Texas Home of Your Dreams 60 The Big American Move: Exploring Realty Financials 66 This is Wine Country
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Our Partners
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Our Offices
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Map of Boerne
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Welcome to Boerne What does it mean to be a Boernite? It’s safe to say that just about everyone you meet in this beautiful and historic town will answer that question a little bit differently. For some, it means proudly representing one stitch in a growing tapestry that has strong German influences. Although this quaint town offers breathtaking river views, friendly roadcrossing ducks, and a rich history brought to life in the architecture, it is the friendly people that are truly at the heart of Boerne’s secret sauce often imitated, but never truly replicated. Since opening our doors in this great town, Kuper Sotheby’s International Realty has helped thousands of buyers realize their dream of owning their own piece of this Texas paradise. Whether it’s the music, the unparalleled school districts, or the pursuit of the world’s best place for a riverside picnic that brought you here, one thing is plain to see - there’s something for everyone in Boerne. For more than 45 years, our firm has played a pivotal role in the real estate landscape in Central Texas with over $25 billion in sales volume to date. Today, we have more than 300 of the most talented and experienced real estate professionals in the industry buying and selling properties all over the state of Texas. With an approach tailored to technology, we are the modern go-to for buyers and sellers who expect nothing less than the best. Boasting a network of professionals in more than 72 countries and territories worldwide, we are local everywhere, allowing us to walk alongside our clients at every stage of their journey. On behalf of Kuper Sotheby’s International Realty, it’s our pleasure to welcome you to The Guide. We are honored at having been chosen to play a part in defining what being a Boernite means to you.
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our story our story our story 1972 Kuper Realty Corporation was founded in 1972 as a commercial brokerage and later expanded its services to include residential real estate, specializing in the upscale market. Kathleen Kuper joined her husband and son with the intention of establishing the best service-oriented, residential real estate firm in the city.
1978 Kuper Realty Corporation was recognized in 1978 by being named the exclusive affiliate of Sotheby’s Realty for San Antonio, combining their local success with the international marketing and referral power of Sotheby’s International Realty.
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2014 In 2014, Kuper acquired Austin-based real estate firm, Amelia Bullock Realtors, to create a new Kuper Sotheby’s International Realty firm, which includes all the offices in Austin and San Antonio, including those previously under the Capital City Sotheby’s International Realty brand. Together, these three brokerages are now under one brand and are poised to deliver even better service to their clients across Central and South Texas.
2018 RBFCU’s mission is to help improve its members’ economic well-being and their quality of life. Along with this mission, there is also a commitment to personalized service that extends beyond a traditional banking relationship. In 2018 Kuper Sotheby’s International Realty became the real estate brokerage partner for RBFCU in order to provide unmatched service and unique benefits for their members.
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Local Power. Global Reach. At Kuper Sotheby’s International Realty, we continue to break our own records as measured both locally in Texas and around the world as part of the Sotheby’s International Realty network in sales volume, website traffic, and media exposure. Our performance stems from our approach: never rest on your laurels and work to always redefine the highest level of service.
$2.3B ANNUAL LOCAL SALES VOLUME
$114B ANNUAL GLOBAL SALES VOLUME
4,044 ANNUAL LOCAL TRANSACTIONS
$569,039 KU P E R AV E RAG E SALES PRICE
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Only With Kuper THE TOP TEN BENEFITS OF W O R K I N G O N LY W I T H K U P E R
Our Legacy
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Auctioneers since 1744 with a fine tradition of marketing the world ’s most cherished possessions , Sotheby ’s is now an innovative global art business serving the most discerning clientele. Building on the centuries-long reputation of the preeminent auction house, the Sotheby ’s International Realty brand is recognized globally. The local legacy of the Kuper Family combined with the premier Sotheby ’s International Realty brand affirms our commitment toward providing you a superior level of service, marketing , and expertise in SanAntonio, Austin, Boerne, New Braunfels, and around the world.
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Our People
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Kuper Sotheby’s International Realty is comprised of industry and community leaders who take great pride in their pursuit of finding that exceptional place for you to call home. With over 340 associates throughout Central Texas, the real estate professionals of Kuper Sotheby’s International Realty come to our company with vast amounts of experience, unique backgrounds, a devotion to client satisfaction, and an unmatched level of professionalism.
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Our Service
Our high standards are not marketing-specific. Kuper Sotheby’s International Realty’s real estate associates pride themselves in offering white-glove service from beginning to end, establishing long-lasting relationships with their valued clients.
Our Standards Our listing marketing is only developed with the highest standards in mind. High-resolution imagery, eloquent description writing, and impeccable presentation are musts when promoting a residence under the Kuper Sotheby’s International Realty brand.
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Our Brand Sotheby’s is a rare brand that instantly evokes quality, service, and an appreciation of truly valuable items. This positioning allows us to do business with individuals who share in our brand vision and commitment to excellence.
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Our Marketing There is differentiation in consistency. The goal is not to differentiate for the sake of it, but to leverage the consistency of the brand to set the properties we represent apart from our competitors. The consistent look and feel of our brand’s professional marketing efforts creates a worldwide point of differentiation in our public perception.
Our Network Our connections to the most respected and successful real estate experts all over the world provide a level of global reach that is unparalleled in the industry. Through our membership in the worldwide Sotheby’s International Realty Affiliate Network, we can refer business and share information on our listings with over 22,000 sales associates in 970 offices and 72 countries.
Our Listings
Our listings span across Central and South Texas, in the region’s bustling urban centers to the beautiful Hill Country, and represent the best of their respective price ranges. From $200,000 to $20,000,000, condos to castles, every listing represented by a Kuper Sotheby’s International Realty associate receives the same million dollar service no matter what.
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Our Results Kuper Sotheby’s International Realty has developed an impressive track record, closing several exceptional sales, becoming the leading real estate firm for sales in numerous areas, and garnering notable media exposure in the process. For over forty-seven years our firm has played a pivotal role in the real estate landscape in Central and South Texas with over $20 billion in sales volume to date. In 2018, our company reached $1.8 billion in sales from over 3,000 transactions with an average sales price of $589,000.
10 Your Experience All prior points combine to create one unrivaled, seamless client experience. For hundreds of years, the Sotheby’s brand has grown and succeeded due to its respect for tradition and its focus on innovation. Kuper Sotheby’s International Realty is no exception.
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Making Moving Easy Closing Delay Unexpected delays are all too common in the real estate world. While the deal may be done problems can easily occur in the closing process that can set you back hours or days. It’s best to build in a safety net of a day or two after closing before
wholesale stores, and electronic stores for extra boxes to avoid having to buy your own. Be sure to label every box, big or small, to make unpacking less of a mystery. And don’t trust those burly movers with that antique vase; for fragile items pack them carefully and transport them yourself.
you schedule your movers. If you plan to do a little updating to your new home, now
Unpacking Pains
is the time to do it before it’s filled to the brim with boxes and furniture.
The sweet relief you’ll feel after finishing packing will be short-lived once you realize now you have to turn around and unpack. To ease that process, get the room dimensions of your home beforehand so you can have a solid idea of where everything will go. You’ll love that sparkling new house even more if it’s literally sparkling, so be sure and clean it thoroughly before the unpacking gets underway. Also, create a moving day emergency kit with extra clothes, personal items, tools, garbage bags, sheets, and anything else you can’t live without for a day or two because moving is a long process and trying to find the one thing you need in a sea of boxes is always impossible.
Remember Utilities No one wants to move in without air conditioning, especially here in Texas. Make sure you have called your electric, cable, phone, and internet providers at least one to two weeks before your move-in date to ensure ample time for everything to get set up.
Packing it all up Packing up an entire house makes you realize just how much stuff you have. This is the perfect opportunity to go through just about everything you own and ask yourself if it’s worth keeping. You’ll feel a huge sense of relief seeing a growing “get rid of” pile and knowing you won’t have to stick all of those things away in drawers and under beds only to be seen at the next move. When it comes to the actual packing process, stock up on newspaper and try asking around at grocery stores,
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Communication Chances are you and the seller will both have so many other things going on that the simple exchanging of the garage door opener might not happen. So make sure to communicate with the seller and get any necessary remotes, manuals, and warranties for the various systems in the home.
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Find your happy place
Boerne Boerne Boerne Deep in the heart of the Texas Hill Country, Boerne, the county seat of Kendall County, is bound by Cibolo Creek, Interstate Highway 10, and U.S. Highway 87 some thirty miles northwest of San Antonio in the southern part of the county. It is overflowing with old world heritage and small town Texas charm. From boundless adventures on our beautiful river to wholesome entertainment, the activities and sights are endless.
Boerne History In 1849 a group of German colonists from Bettina camped on the north side of Cibolo Creek, about a mile west of present-day Boerne. They called their new community Tusculum, after Cicero’s home in ancient Rome. In 1852 Gustav Theissen and John James laid out the town’s site and changed the name to Boerne in honor of Ludwig Börne, a German poet and publicist. Ironically, Mr. Börne never visited the town that was named after him.
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A post office was established in 1856 with August Staffell as postmaster. The community had only 10 houses in 1859, but it was chosen to be the county seat by a margin of 67 votes after the county was established in 1862. A courthouse was built in 1870 and is still in use, making it the second-oldest courthouse in Texas. Boerne developed the reputation of having a very healthful environment and quickly became known as a health resort. By 1884 it had five hotels, assorted businesses, and 250 residents. Cotton, wool, and grain were the principal shipments, but timber, cedar posts, and building stone were also profitable commodities. The arrival of the San Antonio and Aransas Pass Railway in 1887 brought increased economic opportunity, and by 1890 the population of Boerne had risen to 800. Boerne residents voted to incorporate in 1909 and established a mayor-alderman form of city government. The population was reported at 950 in 1914, and the community prospered through the 1920s. The Great Depression of the 1930s, however, all but put an end to the tourism and cotton farming that had been staples of the local economy. The population fell from an estimated 2,000 in 1928 to 1,117 in 1931; it had risen to only 1,271 by the 1940s.
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In the 1950s, however, many residents turned to nearby San Antonio for employment, and Boerne became a bedroom community. The population grew at a slow but steady rate, reaching 2,169 in 1960. In the 1960s construction in neighboring Bexar County of the San Antonio Medical Center and the University of Texas at San Antonio, as well as the completion of Interstate Highway 10, made Boerne even more attractive as a town from which to commute. Its population rose to 2,400 by 1970, 3,254 by 1980, and to 4,274 by 1990. In the 1990’s the population exceeded 5000 making Boerne eligible for Home Rule. This was voted in by its citizens in 1995. Accelerated growth in the late 1990s and early 2000’s has increased the population to an estimated 10,471 according to the 2010 census. In spite of the influx of different ethnic groups, the German cultural tradition has dominated the community in many ways. The Boerne Gesangverein, or singing society, which was established in 1860, was an important social and recreational organization until it disbanded in 1977; German community organizations still active include the Boerne Schuetzen Verein (shooting club), which was formed in 1864, and the Boerne Village Band, which was formed about the same time as the singing society. Boerne has also held an annual celebration, the Berges Fest, since 1967.
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Quick Facts: •
Current Estimated Population of Boerne: 17,106 | Estimated Population of Kendall County: 43,984
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Our climate enjoys 300 days of sunshine annually and an average temperature of 70 degrees. Boerne has a typical central Texas humid subtropical climate with hot, frequently humid summers and winters that average mild, but vary from hot to cold. Although 46.1 mornings per year fall below freezing, snowfall is extremely rare.
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Boerne has a total area of 11.6 square miles, of which 11.3 square miles are land and 0.3 square miles, or 2.61%, are water.Cibolo Creek, a 96-mile-long tributary of the San Antonio River, flows through the city.
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The city is noted for the landmark U.S. Supreme Court case City of Boerne v. Flores.
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Karl Degener organized the Boerne Village Band in 1860. The band is billed as the “Oldest Continuously Organized German Band in the World outside Germany”, and in 1998 the Federal Republic of Germany recognized the Boerne Village Band for its contribution to the German heritage in Texas and America.
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Boerne Government Kendall County is governed by a commissioner’s court made up of four commissioners and a judge. The county judge is the county administrative officer, who also rules on probate and juvenile legal matters. The County’s other elected county officials are the sheriff, county tax collector/assessor, clerk, treasurer and county attorney. County officials appointed by the commissioner’s court are the county auditor, road supervisor, and engineer.
Boerne Economics A straight shot on Interstate 10 from downtown San Antonio, Boerne offers residents both convenient access to the city and a quality of life that reflects its small-town heritage. Kendall County is in the heart of the Texas Hill County. It features flowing streams, rolling hills, grass prairies, wooded areas and abundant wildflowers, native grasses, and both forest creatures and those found in the drier climates. The Niche Overall Grade for Boerne in 2016 is an “A”. This grade takes into account factors, such as public education, safety, community involvement, and access to family necessities, and much more. Be sure to visit the Boerne Kendall County Economic Development Corporation’s website for more information on Boerne growth. Kendall County is home to many family friendly events such as the annual Chocolate Walk and Texas Corvette Association Open Car Show and also the Parade of Artists in April, Hauptrasse Quilt Fest in May, the Berges Fest in June, Kendall County Fair in September, Dicken’s on Main in December. The Farmers Market at the Herff Farm at the Cibolo Nature Center & Farm is held every Saturday starting in March and ending in December. The Kendall County Youth Agriculture & Equestrian Center hosts their annual Wild Game Dinner on the first Saturday of November. Don’t forget about the Second Saturday Art Beat and Market Days on the second weekend of each month that Boerne hosts.
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The City of Boerne was incorporated in 1909. Today, Boerne is a home rule city governed by a mayor and city council comprised of five council members, all of whom are elected to staggered two-year terms. The chief administrative officer for the City of Boerne is the city manager who is appointed by the mayor with approval from the city council. The City of Boerne is a full-service municipality, providing all the basic government services such as streets, police, fire, animal control, solid waste collection, electric, water, wastewater, gas, cemetery, library, parks, and recreation. The Kendall County Emergency Medical Service (EMS) is run by volunteers. This organization relies heavily on donated funds and grants. Fire service in the city is now handled by the City of Boerne’s paid Fire Department. City of Boerne Police Department and the Kendall County Sheriff’s Department are the two law enforcement entities for Boerne and Kendall County. Kendall County’s Commissioner Court consist of a County Judge and four commissioners. There are many physicians and medical specialists who office in Boerne. For emergency situations, the Methodist Boerne Emergency Center is the first ever freestanding 24/7 emergency department in south central Texas. The emergency center is located at 134 Menger Springs (just south of the IH-10 West and State Hwy 46 West intersection).
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Love where you live...
Medical Services Methodist Boerne Medical Center 134 Menger Springs Rd | Boerne, TX 78006 (830) 331-3000 sahealth.com
HCM Medical Clinic 1430 S. Main St Suite 111 | Boerne, TX 78006 (830) 428-2345 hillcountrymemorial.org
My Urgent Care Clinic 910 River Rd, Suite 101, Boerne, TX 78006 (830) 331-2391 myurgentcareclinic-boerne.com
Main Street Urgent Care 1421 S Main St #111, Boerne, TX 78006 (830) 249-9995 mainstreeturgentcaretexas.com
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schools schools schools Education Boerne Independent School District - Combined enrollment in the Boerne Independent School District (BISD) as of April 26, 2017 is 8,350. A breakdown of the enrollment figures are as follows: •
Cibolo Creek Elementary School - Grades EE, Pre-K - 5, Enrollment is 769
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Fabra Elementary - Grades EE, K - 5, Enrollment is 594
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Curington Elementary - Grades Pre-K - 5, Enrollment is 669
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Fair Oaks Ranch Elementary - Grades K - 5, Enrollment is 947
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Kendall Elementary - Grades K - 5, Enrollment is 710
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Boerne Middle School South - Grades 6 - 8, Enrollment is 1,203
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Boerne Middle School North - Grades 6 - 8, Enrollment is 784
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Boerne High School - Grades 9 - 12, Enrollment is 1,101
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Boerne Samuel V. Champion High School - Grades 9 - 12, Enrollment is 1,573
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Ambleside School of Boerne
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Geneva School of Boerne
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Hill Country Montessori School
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St. Helena’s Early Enrichment Program (SHEEP)
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Alamo Colleges
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Schreiner University
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TMI - The Episcopal School of Texas
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University of Texas at San Antonio (UTSA)
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Wayland Baptist University
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Boerne ISD Boerne Independent School District, nestled in the scenic Texas Hill Country, is a “destination district” for families who enjoy Boerne’s unique combination of rural roots, small town atmosphere and easy access to America’s seventh largest city (vibrant San Antonio is 30 miles southeast of Boerne). This supportive Boerne community places a high priority on education, reflected in the reputation for excellence that Boerne ISD has built and sustained through the years. Boerne ISD has an enrollment of over 8,600 students who attend class at five elementary schools, two middle schools, two high schools and an alternative campus. Boerne ISD is one of the fastest growing school districts in Texas. Enrollment realities and projections moved the community to pass a bond in 2016 that provides funding for two new elementary schools and a new middle school. (updated demographic study) With more than 1,000 faculty and staff, Boerne ISD is the largest employer in the community. Our teachers are dedicated professionals whose commitment to excellence is recognized consistently on regional, state and national levels. Boerne ISD, its faculty and staff, stand on a foundation of Integrity, firm in the belief that our core values - Respect, Accountability, Perseverance, Service, and Compassion act as pillars that support our goal of achieving Excellence in all that we do.
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Attractions
River Road Park
Hill Country Mile
415 River Road, Boerne, TX 78006
Agricultural Heritage Museum
Attractions Cibolo Nature Center
Downtown Boerne
Kuhlmann-King Historical House
www.ci.boerne.tx.us
102 City Park Rd, Boerne, TX 78006
www.visitboerne.org
402 E Blanco Rd, Boerne, TX 78006
www.theagricultural.org
Robert E. Lee House
& Farm 140 City Park Rd, Boerne, TX 78006
Saint Peter’s Catholic Church
Enchanted Springs Ranch
www.cibolo.org
242 State Highway 46 W, Boerne, TX 78006
Cave Without a Name
202 W Kronkosky St, Boerne, TX 78006
Cascade Caverns
www.stpetersboerne.com
christmaslightfest.com
325 Kreutzberg Rd, Boerne, TX 780067831
226 Cascade Cavern, Boerne, TX 78015
Farmer’s Market at the Cibolo
Sister Creek Ranch
www.cavewithoutaname.com
1818 Sisterdale Rd, Boerne, TX 78006
33 Herff Rd, Boerne, TX 78006
www.sistercreekranch.com
Kreutzberg Canyon Natural Area
www.cibolo.org
Veterans Plaza & Memorial
143 Mark Twain Dr, Boerne, TX 780067837
801 S Main St, Boerne, TX 78006
www.kendallcountyparks.org
www.cascadecaverns.com
Boerne City Lake Park 1 City Lake Road, Boerne, TX 78006 www.ci.boerne.tx.us
Joshua Springs Park and Preserve
525 S Main St. Boerne, TX 78006-2637
716 FM 289, Comfort, TX 78013 www.co.kendall.tx.us
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Special events Boerne Chocolate Walk
Kendall County Fair
1407 South Main Street, Boerne, TX 78006
1307 River Road, Boerne, TX 78006
The Boerne Chocolate Walk rewards you just for shopping! Each time you visit a store in downtown Boerne, you’ll receive a chocolate treat. Visit all the shops in the area and you can enter a raffle to win a great prize! The event occurs on the second Saturday in February. Tickets are available online starting the month prior to the event and are limited.
Carnival rides and a livestock show and rodeo make up the Kendall County Fair, an annual event held over Labor Day weekend. Numerous food and craft stands, heritage exhibits, a parade, and live music are just a part of what makes the festival one of the biggest in the Hill Country.
Texas Corvette Car Show 100 North Main Street, Boerne, TX 78006
Outdoor Family Fair Main Plaza, 100 N Main Street
Downtown Boerne is taken over by an army of classic cars during the Texas Corvette Car Show, usually held in mid-April. The event includes a classic car contest and the Hill Country Run, a driving tour of the scenic Texas Hill Country.
This community focused event provides Kendall County families the opportunity to enjoy and learn about local services and organizations that are available in Boerne and surrounding areas. There will be entertainment and fun activities available for the whole family at this event!
Hauptstrasse Quiltfest
Texas Hill Country Invitational Art Show
1307 River Road, Boerne, TX 78006
202 W. Kronkosky, Boerne, TX 78006
The Boerne Berges Fest is an annual celebration of the town’s German heritage and culture. German folk music, a bratwurst eating contest, a parade, dachshund races, carnival rides, and more comprise the festival, held on Father’s Day weekend.
Artists from around the state are invited to display their paintings, photography, pottery, and mixed media at the Texas Hill Country Invitational Art Show in Boerne. The event, held in the Cana Ballroom at St. Peter’s Church is free and open to the public.
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The Key To The Hills Rod Run Main Street, Boerne, TX 78006 The Key To The Hills Rod Run is one of the most unique car shows in the country. That’s because this annual event only features coupes, sedans, and roadsters from before 1949, making it a gathering point for some of the rarest cars around. The festival is held along Boerne’s Main Street in early October.
Dicken’s on Main Downtown Boerne, Boerne, TX 78006 In the two days after Thanksgiving, downtown Boerne is transformed into a holiday wonderland during the popular – and long-running – Dicken’s on Main. Browse the wares at the Artisans Market & Food Court, or play in the snow in North Pole Plaza. Then take your little ones to craft their very own bird seed ornaments or to the petting zoo in Santa’s Workshop. Live music, ice sculpting shows, and visits with Jolly Old Saint Nick himself are part of the festivities as well.
Oma’s Christmas Craft Fair 1307 River Road, Boerne, TX 78006 Shop for one-of-a-kind Texan items at Oma’s Christmas Craft Fair in early December. Hand-crafted wood items, clothing, ceramics, knitted goods, and homemade jellies are among the items you may encounter at the fair.
Weihnachts Parade Downtown Boerne, Boerne, TX 78006 The Weihnachts Parade is a long standing Boerne Christmas tradition. 2019 will be the 33rd anniversary. Up to 100 lit entries travel Main Street. The parade is always on the first Saturday of December.
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Committed to Giving Back Kuper Sotheby’s International Realty is committed to positively impacting the communities we call home through our Kuper Impact program. Kuper Impact is our charitable program that allows our exceptional real estate agents, and the company as a whole, to give to those who need it the most. Since launching, Kuper Impact has raised over $150,000. Together with Sotheby’s International Realty, Kuper Impact supports New Story, a non-profit organization that puts 100% of donations toward transforming dangerous living environments into communities of safe, sustainable homes, for only $6,500 a home. A home is the foundation every family needs to thrive. Today, over 1 billion people live without access to adequate shelter—a basic human need. Traditional methods of building will never catch up to the problem, so New Story has created solutions to help nonprofits and governments everywhere build better, cheaper, and faster. When they build, they work solely with local partners and local labor to create holistic communities around the world. Funds from every single transaction we complete are set aside to go towards this amazing cause.
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in South Texas
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Architecture
Local
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Traditional homes are common in San Antonio as well. Although not originating in Texas, such styles as Ranch, Colonial and Craftsman are well represented throughout the city.
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European-style homes mimic the “grand mansion” look of the Old World, with elaborate wood and stone façades and, on the inside, large rooms, marble floors, massive fireplaces and ornate staircases.
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Victorian-style homes became quite popular in the 19th century. They feature turrets, steep roofs, projecting windows and asymmetrical design elements that were characteristic of the era. These homes can be quite large and are sometimes painted in bright colors to accentuate their unique features.
Austin Aesthetics San Antonio’s neighbor to the north, Austin, is the state capital and truly one of the most eclectic cities in Texas. The city’s motto — “Keep Austin Weird” — indicates that there is a wide variety of just about everything, and that includes architecture.
Perhaps no other state has had a more colorful history than Texas. After Spanish conquistadors explored what is now South Texas in the early 16th century, it came under the control of France, Spain and then Mexico. It had its own revolution and its own declaration of independence. And before Texas officially became a state, it was its own self-governing republic. Today, the Lone Star State is fiercely proud of its history and tradition. San Antonio and Austin architectural styles are informed by Texas’ past, but have also been influenced by the regions that bookend the state, referred to as “the South” and “the Southwest.” San Antonio Style
Both local history and European influence have done much to create the colorful architectural landscape of Austin. Styles of housing include Texas Country, Texas Regional, Hill Country Contemporary, Spanish Revival, Mediterranean, Tuscan, Tudor, Ranch, Craftsman, Bungalow, Victorian, Queen Anne, Colonial, Shed, Dutch Colonial, Split Level and Art Deco. Now and Beyond The architecture of South Texas is a fascinating and complex hybrid of history, tradition, architectural movements, social mores and changes in building methods and materials. While the state’s rich past will no doubt continue to exert an influence on both homes and commercial structures, cutting-edge building techniques and materials will also shape the future of architecture in the Lone Star State.
The city of San Antonio is a wonderful blend of various architectural styles. From large Victorian homes to modern Colonials and Ranch-style homes, there is a wide range of choices when it comes to settling down in Alamo City. Here are some of the more popular ones. •
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Southern-style homes are specifically designed with the Texas heat in mind, and in a city that often hits triple digits in the summer months, that’s pretty important. These homes often have large, working shutters and a big wraparound porch that’s perfect for sitting and sipping a cool glass of lemonade on a hot July day. Reminiscent of the Antebellum style homes in the Southeast, they often feature large pillars that frame the front of the house and give the façade a grand look. Southern-style homes have often been in the same family for generations. the guide.
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The great state of Texas is filled with diverse landscapes and breathtaking neighborhoods. From the quirky lakesides of Austin, Texas to the sprawling ranches of the interior, there are several world-class places to call home in Texas. If you’re building new or remodeling here’s what you need to know to make your dream home a reality. Set Your Budget
Build or Remodel the Texas Home of Your Dreams
Before you begin any home project, it’s essential to set a budget. From remodels and new builds alike, you’ll want to have two different numbers. The first number is your ideal budget. What is the amount of money you would like to spend? Your ideal budget is the number you should give your builder or architect (we’ll get there in a second). The second number is your max spend. As much as we would love to live in a perfect world, no remodel or new build comes without complications. There can always be unforeseen issues and costs associated with any construction project. The max spend should be anywhere between 10 to 20 percent of your ideal budget. Find your numbers by researching average home prices and remodel costs in the area you’re looking to live in. For example, Austin typically has a higher cost of homes than the rest of Texas. This hot market has a median home valley of over $400,000! That’s a lot to consider when remodeling, so perhaps a new build might be slightly more budget-oriented. This added fluff in the numbers ensures that you don’t end up underwater financially. Keep your budget realistic in order to meet your financial goals of the project.
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From Concept to Creation - Perfect Form & Function
EVOLUTIONARY...
Meet with Builders For both remodels and new builds alike, you’ll want to meet with builders first. Having a builder or architect on your side throughout the buying process helps you save big. First, builders and architects have expertise in land development and remodel potential. They can quickly look at a property and determine if your home goals are feasible on a property. Their expertise can weigh in on important items such as structural elements, HVAC, plumbing, and build potential on a lot. You may pay upfront for these services, but it helps alleviate any headaches down the line. Let builders and architects weigh in and work on your team as you find your Texas dream home. Another thing to keep in mind while you’re searching for your dream property is local codes. Each coding jurisdiction is different. For instance, San Antonio, Texas is home to several historic properties. These homes are often excellent choices for remodels because they have so much character and charm. However, keep in mind, houses that are greater than 50 years old typically have a historic status. This means renovations must follow guidelines to maintain the historic integrity of the property. While often these come at a higher cost, it’s worth it to live in a piece of history.
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3623 E. Evans Rd. Suite 107 San Antonio, TX 78259
Tel: (210) 920-6005 evolutionaryhomes.com
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Think About Location As you’re browsing the market, think about location. What does your dream home look like? It might help to create a vision board. Narrow down your search to a few key areas and focus in to see what pops on the market. For example, if you want to live in a waterfront property, you want to ensure you start your search either on the coast or in lake districts of greater Austin. Those who wish to have a vibrant environment should look towards the larger cities like Austin and Dallas for their new home. While those who seek solitude might want to look into horse properties and ranches. There is a lot to consider when it comes to location. Things such as historic land value trends, acreage, adjacencies, school districts, proximities to amenities, HOAs and other items that might affect your daily life are all important. Boerne, Texas is a great spot for a new build, with competitive prices and beautiful lots. Many of these neighborhoods have strict HOAs with steep fees to maintain their stunning locations. Think about if this is an aspect of your neighborhood you want to engage with. Learn From a Lender Land buying in Texas is different in other states and it’s important to understand why. Before you start your search, sit down with a lender and get approval. Next, chat with your lender about the land buying process. Have a thorough understanding of your lender’s loan terms and down payments before you get started. Each lender in Texas works a little differently, thanks to a few flexible clauses, so be sure to understand the nuances of your terms upfront before you buy.
Keep the Quirks If you decide that a home remodel works best for you, then consider keeping the quirkier elements of your home. Older properties, especially those with historical value in areas such as San Antonio, are often more difficult to remodel. Sure you can add on and give your home a fresh look, but that old chimney may actually be structural. Certain elements of the home, especially those tied into structure, are often cost-prohibitive to change. Instead of letting that deter from your design vision, see these quirks as an opportunity. Get creative with your builder and celebrate your home’s quirks. Think of fresh ways to highlight the historical integrity of your home as you remodel. Contrast new with old to give your home a cozy, modern look with a nod to the old.
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Reorganize and Re-invent Often times with older homes, busting out interior walls affects structure. Instead, opt to rearrange furniture or change lighting. Adding more natural light via windows and skylights is a simple trick that makes rooms appear bigger. Demolish drop ceilings and expose beautiful, old beams to show off the structure and open up a room. Just like the quirky elements, you’ll want to get creative here, especially if you’re dealing with an older home or a home on a small lot. Consider expanding upwards if your zoning allows for it. Up can give plenty of fresh spaces to a house. Alternatively, you can use thoughtful furniture arrangements, decor, and color schemes to really open up a space. Don’t be shy to think outside the box when it comes to home remodel. After all, that’s what makes a custom home so unique. Remember the Basics It’s easy to get carried away with new appliances, countertops, and opening up a floor plan. However, sometimes the best investments in a home remodel come from simple things.
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Updating doors and windows not only make your home more modern, but it also increases your energy efficiency. Who doesn’t want to rake in the savings after a home building project? Swapping out old windows and doors for newer, efficient counterparts keeps your home cool in the Texas heat. It’s a simple, yet effective way to save big and upgrade your space. Use the Site For new builds or additions remember, all homes live in the context of their surrounding landscape. Take a clue from the environment when designing your new home. A great builder or architect knows how to take advantage of site elements such as views, predominant winds, sun patterns, and more to create a stunning, energyefficient home that blends with the landscape. New Braunfels, Texas has ample river properties along the winding Guadalupe and Comal Rivers. While designing a new waterfront property, think about the shade from nearby trees, water access, and riverfront views to make the most of your new home.
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Custom homes are all about creating a unique living space that responds to the environment. Don’t be shy about letting the outdoors in through innovative design techniques that take advantage of nature’s gifts like a gentle breeze or spanning vista. These key elements make or break a design. You’re already spending money to create your Texas dream home, why not consider the context of your plot of land too? Work with your builder and architect to decide how you can optimize the orientation of your home, take advantage of views or shade and create a space you’ll love just as much on the outside too. Be Present Homebuilding and remodeling are a hands-on process. Plan on dedicating plenty of time to be on-site and check in on progress. Although the builder and construction manager are in charge of managing crews, the more time you spend on the site, the smoother a construction project goes. A good rule of thumb is to plan on visiting the site three or four days out of every week. You’ll want to know what progress is being made, the different issues that arise, and how the home is coming together. This is easier for families that choose to live in during a remodel since you’re already home so-to-speak. However, for folks that are moving from out of state, this can be a particular challenge, so be prepared.
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Don’t Forget About Landscaping If you’re building a new home or adding on to an existing property, be sure to consider new or remodeled landscaping elements too. Your home is just as much about the outdoors as it is indoors. Enlist the help of a landscape architect, or if you have a green thumb, opt for a DIY makeover of your outdoor living space. Outdoor landscaping takes advantage of the mild Texas shoulder seasons and expands your living space to the outdoors. New Braunfels or Austin have plenty of naturally scenic plots that take advantage of waterways. These lakes and rivers provide ample opportunity for unique and inspiring landscape designs. In a place of extreme temperatures like Texas, it’s important to include outdoor design elements that help combat the extreme weather. Consider how an area will be planted, shaded, and take advantage of the gentle Texas breeze. It’s best to not leave a home building project alone. You want to ensure that crews have your vision in mind. It’s important to be an active member of any building project. Overall, building a home or remodeling a home in Texas lets you have the custom property you’ve always dreamed of. Start by finding a property you see yourself living in for years to come. Then, by setting a budget, hiring the right team, and having a hands-on approach you’ll have a successful custom home in no time.
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The Title Journey PRESERVE TITLE COMPANY LLC IS A SUBSIDIARY OF RBFCU SERVICES LLC. RBFCU SERVICES LLC IS AFFILIATED WITH RANDOLPH-BROOKS FEDERAL CREDIT UNION (RBFCU).
1. Contract Receipted
2. Escrow Team Opens Order
Once the escrow team receives the contract the escrow team will receipt for the earnest money and send the receipted contract out to all parties in the contract.
The escrow team opens the new order and requests the tax certificate in their system and the examination process begins. The earnest money is also deposited into a new escrow account for the transaction.
5. Commitment for Title Insurance Issued Once the initial title commitment is issued, the curative work begins. Curative work is the process to “cure” defects in chains of title, such as correcting instruments that are inaccurate or unclear. If these items are not removed or released before closing, the title examiner will list as exceptions on the final title policy and will not be covered. Our intent is to clear any title issues as soon as possible in order to transfer the property title to the new owner.
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6. All Agree To Close Once title is clear and all agree to close, the mortgage company sends the escrow team their closing instructions and closing documents needed for closing.
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3. Escrow Team Requests Documents Needed
4. Title Examiner Researches Property
The escrow team reaches out to all parties in the contract to request information needed for closing. This can include payoff information, ss#, DOB, marital status, forwarding address, and citizenship status.
The title examiner reviews recorded documents relating to the property’s past ownership and location. This can include deeds, judgments, liens, HOA documents, and restrictions. If any issues appear from the searches that need to be addressed before closing the transaction they will be included in the initial title commitment.
7. Preparation of Documents During document-preparation, the appropriate forms are prepared by the escrow team. If applicable, the buyer’s lender sends the escrow team their closing documents to have executed at closing. The escrow team prepares a final settlement statement for the buyer and seller that discloses all funds being disbursed and to whom.
8. Closing At the closing, the escrow officer will ensure the closing or signing of the transaction meets all the requirements. After all signatures are obtained and funds have been collected, the escrow officer will complete the remaining steps necessary to finalize the transaction and disburse monies. Once these steps have been completed and, if applicable, the buyer’s lender has authorized funding, the escrow officer will let all parties know the file has funded and all funds will be disbursed.
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The Big American Move: Exploring Realty Financials
There’s a great allure for real estate in the United States. It’s a very big country, after all, with all kinds of enticing properties that can fill appetites for all different climates, geographies and population centers. Big cities like New York and Los Angeles offer the thrill of an urban pace and access to culture. Warmer climes like Florida and Hawaii entice with swaying palm trees and inviting waters. Big open spaces in places like Montana or Colorado present the opportunity to build one’s own lodge surrounded by acres loaded with livestock or private fishing streams and secluded trails. But naturally, all such dream projects do require some expenses that may not be intuitively expected. Fortunately, there are ways to prepare for the many costs that come when individuals look to shift properties in America. Being keenly aware of both federal and the greatly varying regional regulations is a good first step. Intentions for the property also matters. It will be a very different journey if you are planning on permanent residency than if you are simply looking for a rental investment. Then there are the raw monetary considerations such as how currency exchange and taxation factor in. Preparing for these and other key factors will ensure your American real estate project will be successful without too many bumps in the road. Know Where You Go
“
Perhaps the first rule of thumb is that old real estate axiom: location, location, location. How much one needs to spend on a property project in the U.S. largely depends on where they are doing their buying, building or remodeling.
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Perhaps the first rule of thumb is that old real estate axiom: location, location, location. How much one needs to spend on a property project in the U.S. largely depends on where they are doing their buying, building or remodeling. Local tax structures must be studied to anticipate the levies which will affect budgets. Costs for building permits, zoning exceptions, environmental impact and any number of regional requirements need to be understood well in advance. As for building costs, the price of land and square footage, costs vary greatly from region to region.
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Then there are the local regulations that govern how real estate agents work. While most countries have a single set of rules governing compensation structures, each state sets up is own legal architecture and licensing requirements for agents. In many cases, inherent conflicts may exist in localities that allow commission to be collected from both the buyer and seller. A good workaround for this is to engage an exclusive buyer’s agent who will represent your interests alone. They will know the local rules and navigate them to benefit their clients instead of sellers.
Preserve Title was founded on the principles of service, expertise,
Money Matters Once it comes time to fund your real estate project, there are a few things to know. If you are looking to pay cash, that’s allowed and will help avoid many fees on items such as mortgage and appraisals. However, all cash transactions of over $10,000 may require additional documentation. If you’re looking for a U.S. bank loan, part of the process will be a credit review, so having established U.S. bank accounts and credit cards is key. Additionally, you will also need to provide several months of bank statements, which may require having a substantial dollar sum on deposit (typically from six to seven figures).
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trust and commitment. We are honored to be a part of your journey to homeownership.
PRESERVETITLE.COM | 512.873.2523 PRESERVE TITLE COMPANY LLC IS A SUBSIDIARY OF RBFCU SERVICES LLC. RBFCU SERVICES LLC IS AFFILIATED WITH RANDOLPH-BROOKS FEDERAL CREDIT UNION (RBFCU).
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Now that you’ve landed on how to fund your project, consider how to designate it. If the property is directly owned by an individual, the owner will take on all liabilities and encounter more substantial taxes on everything from rental earnings to any applicable FRITPA tax and any state tax considerations. Fortunately, there are ways to mitigate risk and tax exposure. For example, setting up ownership through an indirect corporate structure, such as a limited liability company or through a corporation can be very helpful. Employing such structures will save a lot of money in the long run. In any case, be sure you are consulting with tax professionals both in the locality you are moving to for better navigation in these and more taxation matters. Big Move Some final thoughts on your U.S. move. If you’re relying on your home country’s currency, closely monitor exchange rates. This will impact everything from purchase and remodeling costs to how taxation affects your finances. Also consider international wiring fees and importation levies if the move is international. For a domestic move, be sure to seek out and price professional moving companies with stellar safety reputations. Additionally, have all your goods insured independently for the move as that will garner optimal coverage. Taking those extra steps will best protect your precious possessions.
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THIS IS
Wine Country
Texas has over 50 unique wineries throughout the Hill Country, there’s someplace new to explore around every bend. Each winery has it’s own personality and style of winemaking, but all share a commitment to quality, hospitality and a passion for what they do. So why not take a drive out and explore what’s on offer.
Ab Astris Winery
Bending Branch Winery
Blue Lotus Winery-Hye
Driftwood Estate Winery
320 Klein Road, Stonewall, TX 78671 www.abastriswinery.com
142 Lindner Branch Trail, Comfort TX 78013 www.bendingbranchwinery.com
8500 US-290, Hye, TX 78635 www.bluelotuswinery.com
4001 Elder Hill Rd, Driftwood, TX 78619 www.driftwoodwine.com
830-379-9463
512-858-9667
Chisholm Trail Winery
Dry Comal Creek Winery And Vineyards
830-644-8369
Becker Vineyards
830-995-2948
464 Becker Farms Rd, Fredericksburg, TX 78624 www.beckervineyards.com
Bent Oak Winery Bent Oak Winery, Cedar Park, TX www.bentoakwinery.com
2367 Usener Rd, Fredericksburg, TX 78624 www.chisholmtrailwinery.com
830-644-2681
512-953-8094
830-990-2675
Bell Springs Winery
Bingham Family Vineyards
Cicada Cellars
3700 Bell Springs Rd, Dripping Springs, TX 7862 www.bellspringswinery.com 512-643-7398
3915 B, US-290 E, Fredericksburg, TX 78624 www.binghamfamilyvineyards.com 830-304-6616
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14746 U.S. 290 East Stonewall, TX 78671 www.cicadacellars.com 830-456-9324
1741 Herbelin Rd, New Braunfels, TX 78132 www.drycomalcreekvineyards.com 830-500-3048
Duchman Family Winery 13308 Farm to Market Road W 150, Driftwood, TX 78619 www.duchmanwinery.com 512-858-1470
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Fall Creek Vineyards At Tow
Fredricksburg Winery
1820 Co Rd 222, Tow, TX 78672 www.fcv.com
247 West Main Street, Fredericksburg, TX 78624 www.fbgwinery.com
325-379-5361
Inwood Estates Winery & Bistro
Longhorn Cellars
10303 U.S. 290, Fredericksburg www.inwoodwines.com
315 Farm to Market 1376, Fredericksburg, TX 78624 www.longhorncellars.com
830-990-8747
830-997-2304
830-990-2990
Farmhouse Vineyards
Grape Creek Vineyards
Kerrville Hills Winery
402 E Main St, Johnson City, TX 78636 www.farmhousevineyard.com
10587 E US-290, Fredericksburg, TX 78624 www.grapecreek.com
3600 Fredericksburg Rd, Kerrville, TX 78028 www.kerrvillehillswinery.com
Los Pinos Ranch Vineyard
830-644-2710
830-895-4233
830-304-5778
Grape Creek Vineyards On Main
Kfire Winery And Vineyard
Lost Draw Cellars
223 E Main St, Fredericksburg, TX 78624 www.grapecreek.com/tasteon-main-st-fredericksburg
3059 CR 212. Bertram, TX 78605 www.kfirewineryandvineyard.com
830-282-4249
Fiesta Vineyard & Winery At Lometa 18727 FM 580, Lometa, TX 76853 www.fiestawinery.com 325-628-3433
Fiesta Winery Fredericksburg 290 6260 US Highway 290 E, Fredericksburg, TX 78624 www.fiestawinery.com 830-997-4466
Fiesta Winery Marble Falls 309 Main St, Marble Falls, TX 78654 www.fiestawinery.com/marble-falls 830-637-7702
Flat Creek Estate 24912 Singleton Bend East, Marble Falls, TX 78654 www.flatcreekestate.com 512-267-6310
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512-489-2929
6009 U.S. 290, Fredericksburg www.lospinosranchvineyards.com
113 E Park St, Fredericksburg, TX 78624 www.lostdrawcellars.com 830-992-3251
Messina Hof Hill Country
830-992-3373
Kuhlman Cellars
Hawks Shadow
18421 U.S. 290, Stonewall, TX 78671 www.kuhlmancellars.com
9996 U.S. 290 East, Fredericksburg, TX 78624 www.messinahof.com/hillcountry
7500 McGregor Lane, Dripping Springs, TX 78620 www.hawksshadow.com
512-920-2675
830-990-4653
Lewis Wines
866-551-9463
3209 Hwy 290 W. Johnson City, TX 78636 www.lewiswines.com
Narrow Path Winery At Albert
Heath Sparkling Wines 10591 E US-290, Fredericksburg, TX 78624 www.heathsparkling.com 830-304-1011
Hye Meadow Winery 10257 US-290, Hye, TX 78635 www.hyemeadow.com
512-987-0660
Limestone Terrace Vineyard
6331 S Ranch Rd 1623, Stonewall, TX 78671 www.narrowpathwinery.com 830-644 2144
Pedernales Cellars
101 Rocky Meadows Lane, Wimberley TX 78676 www.limestoneterrace.com
2916 Upper Albert Road, Stonewall, TX 78671 www.pedernalescellars.com
512-575-2594
830-644-2037
830-225-4047
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Perissos Vineyard And Winery
Sister Creek Vineyards
214 Park Road 4 West, Burnet, TX 78611 www.perissosvineyards.com 512-820-2950
1142 Sisterdale Rd, Boerne, TX 78006 www.sistercreekvineyards.com 830-324-6704
Slate Mill Wine Collective
Pillar Bluff Vineyards 300 Co Rd 111, Lampasas, TX 76550 www.pillarblufflampasas.com 512-556-4078
4029 Brook Hollow Dr, Schertz, TX 78154 www.slatemillwinecollective.com 830-391-8510
Pontotoc Vineyard Weingarten
Solaro Estate Winery
320 West Main Street, Fredericksburg, Texas 78624 www.pontotocvineyard.com
13111 Silver Creek Rd, Dripping Springs, TX 78620 www.solaroestate.com
512-658-0023
832-660-8642
Ron Yates
Spicewood Vineyards
76 Hwy 290, Johnson City, TX 78636 www.ronyateswines.com
1419 Co Rd 409, Spicewood, TX 78669 www.spicewoodvineyards.com
512-585-3972
830-693-5328
Saint Tryphon Farm & Vineyards
Stone House Vineyard
24 Wasp Creek Rd, Boerne, TX 78006 www.sainttryphon.com
24350 Haynie Flat Road, Spicewood, TX 78669 www.stonehousevineyard.com
830-777-6704
512-264-3630
Singing Water Vineyards
Stoneledge Winery & Vineyard
316 Mill Dam Rd, Comfort, TX 78013 www.singingwater.com 830-457-9006
518 County Road 1403 Lometa, TX 76853 www.stoneledge.wine 512-937-4252
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Texas Legato Winery 2935 FM 1478, Lampasas, TX 76550 www.texaslegatowinery.net 512.556.9600
Texas Wine Collective 10354 E Us Hwy 290, Fredericksburg, TX 78624 www.fourpointwine.com 830-997-7470
Torr Na Lochs Vineyard & Winery 7055 TX-29, Burnet, TX 78611 www.torrnalochs.com 512-766-0555
Turtle Creek Olives And Vines
Wedding Oak Winery Fredericksburg 6009 U.S. 290, Fredericksburg, TX www.weddingoakwinery.com 830-304-9333c
Westcave Cellars Winery 683 Ranch Rd 1320, Johnson City, TX 78636 www.westcavecellars.com 512-431-1403
William Chris Vineyards 10352 U.S. Highway 290 Hye, Texas 78635 www.williamchriswines.com 830-998-7654
Wimberly Valley Winery
211 Earl Garrett Street, Kerrville, TX 78028 www.turtlecreekolivesandvines.com
2825 Lone Man Mountain Rd, Driftwood, TX 78619 www.williamchriswines.com
830-896-0010
512-847-2592
Wedding Oak Winery At San Saba
Woodrose Winery
316 E Wallace St, San Saba, TX 76877 www.weddingoakwinery.com
662 Woodrose Lane, Stonewall, TX 78671 www.woodrosewinery.com
325-372-4050
830-644-2539
Wedding Oak Winery Burnet 229 S Pierce, Burnet, TX 78611 www.weddingoakwinery.com 512-715-3303
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Our Partners
P O O L D E S I G N & I N STA L L AT I O N Keith Zars Pools
CONSTRUCTION/REMODELING
17427 San Pedro Ave, San Antonio, TX
Cross
210.494.0800 keithzarspools.com
11818 Warfield Street, San Antonio, TX 210.826.7200 cross-tx.com
MORTGAGE & LENDING Domain Mortgage
Evolutionary Homes 11911 Burnet Road, Austin, TX 78758 3623 E. Evans Rd. Suite 107, San Antonio, TX 78259
1.833.552.7759 domainmortgage.com
210. 920.6005 evolutionaryhomes.com
TITLE
Walker Homes and Remodeling
Preserve Title 6606 N. New Braunfels Ave. Ste. 106, San Antonio, TX 78209
6519 Prue Rd, Suite 101 San Antonio, TX 78240
210.945.3370
210.670.5282
preservetitle.com
walkerhomesandremodeling.com
YOUR BESPOKE GUIDE To enquire about a bespoke issue of The Opendoor Guide for your business, please call 321 270 0415 or email info@opendoorpublishing.com
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ADVERTISING Call 321 270 0415 or email info@opendoorpublishing.com to request a copy of The Opendoor media pack.
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opendoorpublishing.com US: 1101 Miranda Lane, Suite 131, Kissimmee, FL 34741 Tel: +1 321 270 0415
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WHATEVER YOUR FAMILY NEEDS ARE WE PROMISE THAT WE CAN MEET THEM
Established and licensed in 2009, Walker Homes and Remodeling is a family-owned business that services San Antonio, Boerne, Fair Oaks, and surrounding areas. We provide a wide-range of services including kitchen and bath remodels, room additions, design-build, general contracting and everything in between.
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