W
elcome to the 3rd issue of the Hill Country Real Estate Report. As we are nearing the end of the year, we wanted to not necessarily reflect on the past year, but instead, we wanted to look forward. As our cover indicates, we have a comprehensive look at the real estate forecast for 2012. As we all know, the Hill Country real estate market continues to out-perform almost every region of the country, and we see more of the same for the coming year. While we’re still not seeing the lending activity we’d all like, all indicators point to continued improvement throughout the market, which is welcome news. I also wanted to remind you (the real estate professional) of some of the benefits that the Hill Country Real Estate Report can bring to you at no cost. We have a section called “IN THE NEWS”, which is your free area to let your fellow professionals know what you’ve got going on. Win an award? Have a new development? Set a sales record? Hire a new employee? If so, tell us about it! Send your submissions to news@ smvtexas.com and we’ll put it in print (at no cost). Additionally, we are always looking for article submissions. From marketing to financing to feature stories and profiles, the Hill Country Real Estate Report tries to cover it all. So if you feel that you could cover an item of interest to the readers, please drop us a note at news@smvtexas.com. We’ll work with you on the scope of the article, as well as the space parameters, and then we’ll ensure that you receive a nice by-line (complete with contact information) at the bottom of the story. Even if you aren’t interested in writing, we’d still love to know your article ideas! Lastly, as we enter the holiday season, we wanted to wish you and yours a most blessed Christmas. We hope that you have enjoyed these first 3 issues of the magazine, and we are excited for 2012. We hope that your Christmas season is a time when you can slow down, hug those around you, and give thanks for your many blessings. We hope that 2012 is even better than 2011, and look forward to providing you with the information you need in the coming year. Sincerely,
Benjamin D. Schooley ben@smvtexas.com 210-507-5250
Contents 6
Improvements To Improve Resale Value
10
Forecast For 2012 Real Estate
13
Sunny Day Farms Looking To Relocate
14
Builder Feature - Garner Custom Homes
21
Many Changes For Tapatio Springs
22
Insurance To Protect Against The Unexpected
24
What’s Trending In Real Estate Marketing
28
Realtor® Profile - Rick Doak
30
Threshold Ranch Ready For Take Off
34
What To Do Before You Buy
36
Deer Stand Economics
Send us your opinion at editor@smvtexas.com
Advisory Council Sherman D. Durst - Spent almost 30 years in the real estate industry and as the ownerbroker of Fredericksburg Realty. - Has a Bachelor of Science degree, with Teaching Certificate, from Texas State - Is a host of graduate real estate designations, including Certified Residential Broker, Accredited Buyer Representative, Luxury Home Specialist, Certified Residential Specialist and Senior Real Estate Specialist. - Sherman has served as a Fredericksburg City Councilman, a city Planning and Zoning Commissioner, as President (and VP) of the Fredericksburg Chamber of Commerce, as the first President of the Fredericksburg’s Shopkeepers Guild and on numerous other city and county foundations, historical societies and special event boards.
Brett McDowell - Has nearly a decade of experience in commercial finance. Brett has been active in this capacity in the Texas Hill Country since 2006. - Holds a Master’s of Business Administration from Texas Tech University as well as a Graduate Banking Degree from the Cox School of Business at SMU. - Brett and his wife, Ginger, enjoy traveling and outdoor activities of all types. Brett is active in the Hill Country Young Men’s Business League and the Independent Banker’s Association of Texas. - Senior Vice-President at HCSB specializing in: • Owner Occupied Commercial Real Estate • Non-Owner Occupied and Development Lending • Commercial and Industrial Lending • Middle Market and Small Business Banking
Jane Marie Hurst, Realtor® - Director with KW Commercial. - Represents clients in the Highland Lakes and Texas Hill Country areas specifically within the cities of Marble Falls, Burnet, Horseshoe Bay, Spicewood, and Cottonwood Shores. - Jane Marie has been directly involved in the development of the mixed-use master planned communities of La Ventana at Lake Marble Falls in Marble Falls, TX and The Ranch at Delaware Creek in Burnet, TX. - Jane Marie is currently an elected City Council Member for the City of Marble Falls and appointed to the Board of Directors for the City of Marble Falls Economic Development Corporation. - Married to Steve Hurst, an attorney practicing in the area of real estate amongst other areas of the law, and they have three children: Bill, Daniel and Tory.
Debbie Vallone-Homeier, Broker - Licensed, professional Real Estate Broker, and manages this firm's Blanco office. - She and her husband Carl also own and operate Paragon C&D Builders, a construction company that works hand in hand with the firm's real estate operations. - Specializes in Blanco County and also serves the surrounding Bexar, Comal, Gillespie, Hays and Kendall counties. - Reside in Blanco. Debbie's civic activities are many, and currently include being the 2011 Blanco Chamber Secretary; 2011 Gillespie MLS Board Director; 2011 TAR Political Affairs Committee Member; 2009 Blanco Chamber of Commerce President, as well as the Visionaries in Preservation Task Force Lead, and the Wildlife Rescue Event Chairperson & Volunteer.
Brad Goebel - 1991 graduate of Baylor University with a Business Management Degree. - Real estate agent with Horseshoe Bay Resort Realty in Horseshoe Bay, Tx. - Acquired his real estate license in 1996. - Brad and his wife, Kristi, reside outside of Marble Falls, Tx. Brad has a daughter, Kylie, who is 12 years old and son, Gage, who is 2 years old.
Vic Nixon - Has been in the real estate business for 34 years and has lived in Fredericksburg all of his life except when he went to college. - Has a BBA from Sul Ross State University and has been President of the Gillespie Co Board of Realtors® and the Jaycees. - Is a past trustee of the Hill Country Memorial Hospital.
Laura Fore - Raised in Kerrville, the Texas Hill Country has been part of Laura’s life since she was a little girl. As such, she is quite familiar with the many different neighborhoods and the offerings of each. - After receiving her college education at Texas A&M University Corpus Christi, Laura went on to work as the Administrative Manager for the #1 Real Estate Team in the Coastal Bend before “getting back to her roots” and moving home to Kerrville. - When not hard at work, Laura enjoys spending time with her family and friends, being actively involved in the art community, and traveling.
Austin Ruple - Ruple Properties, www.SouthTexasProperties.com - Specializes in ranch sales throughout the Texas Hill Country including South Texas. - Operates two offices, one in Boerne and one in Pleasanton.
2 | December 2011
Charlie Hill - Vice President, Development and Marketing DHI Investments - After graduating from the University of Texas at Austin with a BBA in finance in 2000, Charlie spent five years at Guaranty Bank in Dallas as an Assistant Vice President of commercial real estate lending and also homebuilder finance. - In 2005, Charlie joined DHI and has been actively involved in finance, entitlement, development, construction and marketing for new development projects, including Johnson Ranch, Cordillera Ranch and Ledgestone, management and leasing of three commercial properties, as well as strategic investment and finance planning for DHI.
Hill Real Estate Report Magazine is published by Schooley Media Ventures in Boerne, TX. Hill Country Real Estate Report Magazine and Schooley Media Ventures are not responsible for any inaccuracies, erroneous information, or typographical errors contained in this publication submitted by advertisers. Opinions expressed do not necessarily reflect the opinions of Hill Country Real Estate Report and/or Schooley Media Ventures. Copyright 2011 Schooley Media Ventures, 265 N. Main, Suite C, Boerne, TX 78006
4 | December 2011
aware of potential legal implications before considering an improvement project. Consult your lender and title company before starting any work. Both are valuable resources.
Texas homestead law can complicate post-
purchase improvement loans on rural or urban homestead property. In certain instances, you
By Sarah Cortese
may need to involve a third-party contractor. In addition, you may not be able to get financing, to continue work or reimburse yourself, if you Residential Structures
start work and request financing afterward.
the property owner, do with it depends on your
goals, your vision and knowledge base.
add value to land, especially when it comes to
improvements on your rural property will pay
rural recreational property. A current structure of
off in the end. Collaborating with a proficient
property? Do you want to build a home or
choice is a barndominium (or “barndo�), which
rural lender, and carrying out functional
weekend cabin? Are you interested in raising
is a shed or barn with a portion finished out as
property improvements in-line with comparable
cattle? If so, do you need to improve pastures
living quarters.
properties in the area, completes a blueprint
and build fences?
for success.
landowners who are at their property a limited
Rural property is a blank slate. What you, as
Do you want to attract wildlife to the
You may not know where to begin, if a first-
A moderate residential structure will often
A barndo makes sense for recreational
Doing your homework before beginning
time rural property owner. An experienced rural
amount of time. Other property owners may
lender may be the best place to start. He or she
build a barndo because they want to live on
capitalfarmcredit.com) assists Capital Farm
can point out how property improvements make
their property but are not ready to build a
Credit with business development and
land more productive and increase its value,
house. Rather than buying a mobile home
marketing development. Capital Farm Credit
offer financing options, and even recommend
that will decrease in value, they build and then
is a customer-owned cooperative, providing
several reputable contractors.
convert it to guest quarters, after building their
financing to rural landowners, country
primary residence.
homeowners, agricultural operators and
installing an irrigation system to constructing
agribusiness firms with 70 offices throughout
a pond to renovating a homestead.
added value depends on moderation. If
Texas.
Improvements might also involve clearing
uncharacteristically over-improved, you will
brush, deepening a flood-prone streambed or
likely not recoup your investment. It is wise to
Mexico, Sarah appreciates the ability and
building a road.
ensure improvements are moderate and in-line
vital role Capital Farm Credit has in helping
with comparable properties in the area.
agriculture and rural America realize their
Rural property improvements can range from
A proficient rural lender can view your
Like all rural property improvements, its
property, envision it for what it can become and
Sarah Cortese (sarah.cortese@
Growing up on a ranch in Eastern New
dreams.
will have the flexibility, tools and knowledge
Considerations for Homestead Improvements
For more information visit
base to assist you from beginning to end.
www.capitalfarmcredit.com
Accordingly, you should align yourself with
a knowledgeable and experienced lender who understands, and is wholly capable of addressing, your rural financing needs. General Considerations
Functional and non-specialized
improvements add the most value. The average rural property buyer is likely looking for land with good aesthetics, functional property improvements like fencing, and/or a moderate home with a good layout.
Accordingly, reasonable improvements like
cedar clearing, fencing and/or a moderate residential structure are usually a safe bet to return value. Custom features like a full commercial kitchen, covered arena, or multiple bed and breakfast cabins, do not offer surefire return on investment and can limit your buyer pool should you decide to sell your property.
6 | December 2011
Home and property owners should be
Nearby facilities and attractions:
N Map Not To Scale
• Gated community. • Enjoy your dream weekend property on acreage the way you want it.
For information please contact us:
Ph: (210) 399.4927
info@campestres.com
www.campestres.com
Attention Realtors®! Texas Hill Country Real Estate Report is the most unique real estate based publication
to be found. The real estate market in the Texas Hill Country is one of the hottest markets in the country, and there has been no viable news source for professionals in all
aspects of the real estate industry to keep abreast of the news and information that they need to know – until now. Featuring articles specifically tailored to our readership, and
with a distribution that is the most comprehensive in our area, the Texas Hill Country
Real Estate Report is your premier source to learn about what’s going on throughout the industry, as well as growing your business!
For more info rma contact us at: tion
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B o e r n e, T X |
8 | December 2011
www.hcrer.co
m
Complete structural, mechanical, well, septic, pool & termite inspections. Jim Jarreau • TREC Professional Inspector #402 • 10,000+ inspections since 1985 Call or email Martha for scheduling and quotes - Martha@meritinspections.com San Antonio 210.814.9911 • Fredericksburg 830.997.7922 • Kerrville 830.257.6688 Horseshoe Bay 830.598.2400 • Texas Toll Free 1.800.345.9171 • meritinspections.com
hcrer.com | 9
By Bethany Heinesh
Real estate professionals all over the United States have been faced with tremendous challenges in recent years, essentially facing an uphill battle since December 30, 2008 – the day the Case-Shiller Home Price Index reported the largest price drop in its history. Likewise, homeowners from Miami, Florida all the way to Walla Walla, Washington have taken a huge hit – some watching the value of their home plummet to less than half its value in just a short time, others losing their homes altogether. Would you believe the Mortgage Bankers Association announced this year that some 6.5 million homes have been lost to foreclosure since 2006? Even more astonishing – an additional 4.3 million homeowners are considered to be seriously delinquent on mortgage payments! (Quick fact: in September 2011, the Texas foreclosure rate was one in every 985 mortgages, which is substantially better than Nevada’s one in 118, California’s one in 259, Arizona’s one in 305, and Utah’s one in 408.) Yes, it’s been a rough road for millions of American Realtors® who most likely rang in the New Year singing the blues rather than the traditional Auld Lang Syne, but real estate professionals in Texas are singing an entirely different tune for 2012. Experts in the field suggest those in Texas real estate, Hill Country reps especially, should be looking expectantly to the coming year and planning for success. Sure, Texans have felt some impact of the national real estate crisis, but true to form – we haven’t had our hides chapped just yet and we’re holdin’ our own… in spite of the bull. In forecasting 2012, let’s give 2011 a quick recap and remember why we love living and working in Texas. Throughout the year, while cities all over America bemoaned their woes and reported increasingly desperate business circumstances, Texas reigned supreme in financial matters. Recognized by the national media as a top performer, the Lone Star State dominated headlines all over the country, showing America who’s got the right stuff. Texas captured four of the five spots on Forbes Magazine’s 2011 Best Cities for Jobs List and was designated one of the best states for small business and entrepreneurs on The Small Business and Entrepreneurship Council’s Best to Worst State Tax Systems for Entrepreneurship Report. According to CNBC, if you want to launch a new venture, find a job or grow your business, Texas is the place to be – that’s according to the Survey of America’s Top States For Business, which placed our state in the second spot, behind Virginia. Additionally, Texas is now home to more Fortune 500 companies than any other state and was named “best state to do business” by CEO Magazine for the third year in a row. Texas’ healthy economy and robust jobcreation climate helped the Lone Star State earn the title Top Business Climate in the nation ranking by Site Selection Magazine. Furthermore, Texas was ranked “best business climate of all 50 states” by both Development Counsellors International (DCI) and Area Development Magazine, with DCI also naming Texas “Best in Class” for state economic development organizations. Governor Rick Perry said it best, “There is simply no better place to live, work, grow a business and raise a family than the Great State of Texas. We have the best business climate in the country and remain globally competitive thanks to our reasonable regulations, low taxes, fair legal environment, educated workforce and an unparalleled quality of life.” Texas Comptroller Susan Combs concurs. Findings from the 2010 Census Report show the state’s economy has been comparatively healthy on a national scale. Texas added more people (nearly 4.3 million) than any other state between the census counts of 2000 and 2010. This means Texas has become the United States’ second-largest economy during the last decade (behind California), demonstrating one of the biggest increases in size in 50 years. This kind of
10 | December 2011
growth has been matched only twice in the past 50 years – by
Lehmberg advises Hill Country real estate professionals to
California in the eighties and by Texas itself during the oil boom
hang in there. “All things considered, I think flat is a reasonable
in the seventies. In spite of the incredible population growth,
expectation for 2012. I think we’re seeing improvement and I
however, Texas’ September 2011 unemployment rate was
believe things will continue to improve.”
8.5 percent and has been at or below the national rate for 57
John Gormley, Vice President of Communications for the Texas
consecutive months. In the past five years, Texas has created 1.2
Association of Realtors®, also recognizes the unmatched value of
million new jobs. In the last year alone, more than half all jobs
Texas Hill Country property and proposes, “The fundamentals of
created in the United States were in Texas. These are impressive
the Texas real estate market make it the best place for real estate
statistics to say the least.
in the country. We have strong demand for Texas properties,
Quick fact issued by the comptroller:
an inventory of homes that is balanced between supply and
• During the 12 months ending in September 2011, 26,512
demand and home prices that have steadily increased over the
permits were issued, 59 percent more than one year ago.
last decade and held their value in recent years. Most of all, it’s
• In September 2011, home sales were 14 percent higher than
because our market is supported by great Texas Realtors®.”
in September 2010.
After 13 years with the association, Gormley says the market
• In Texas, the median price for existing single-family homes
in Texas is one of the strongest places for homeownership
increased by one percent from September 2010 to
throughout the country. “We’re seeing how demand is strong
September 2011.
for Texas real estate and that Texas homes have maintained
“There is simply no better place to live, work, grow a business and raise a family than the Great State of Texas. We have the best business climate in the country and remain globally competitive thanks to our reasonable regulations, low taxes, fair legal environment, educated workforce and an unparalleled quality of life.”
- Governor Rick Perry • In Texas, the median price for existing single-family homes
their value, positioning us for success going forward.” Since
increased by 0.1 percent from August 2010 to August 2011.
the market is moving beyond the fluctuations created by last
• Moreover, from July through September of 2011, the volume
year’s home buyer tax credits, Gormley says, “We’re seeing
of single-family home sales in Texas was 58,019, almost
the underlying strength of the Texas real estate market. With a
18 percent more than the same quarter in 2010.
double digit increase in the volume of home sales throughout
This is excellent news. If real estate business continues as it has
Texas for the third quarter of 2011 and stability in our home
been, 2012 will see even better percentages this time next year.
prices, we’re well-positioned for a strong 2012.”
So – it’s been proven Texas is a force to be reckoned with,
Dwight Hale, chairman of the Texas Association of Realtors®
but how does this effect the Hill Country real estate market?
gives even more encouraging news for real estate professionals
The latest data from the US Bureau of Economic Analysis shows
in the Texas Hill Country. “It’s encouraging to see the Texas
real estate is the third most important private industry in Texas.
real estate market returning to pre-recession levels. Looking
Typically, real estate accounts for between 7.8 and 12 percent
ahead, it will be important to maintain the affordability, access
of the state’s Gross Domestic Product (GDP). The most recent
to natural resources and quality of life that have drawn so many
version of the Texas Quarterly Housing Report suggests Texas
home buyers to Texas, which is the continual focus of the Texas
homes have continued to hold their value because of
Association of Realtors®.”
the appealing geographical landscape, culture and quality
When asked what advice he would give Hill Country Realtors®
of life found in hundreds of small cities scattered across the
to make 2012 a success, Gormley had this to say, “The keys to
Hill Country.
success will be the same as any other time: attain education
As economist Dr. Ray Perryman recently reported during a
and designations to enhance your service and marketability to
presentation to Kendall County business owners, “The area is
clients; stay abreast of real estate trends in your area to provide
doing quite well. The Texas Hill Country is the most beautiful part
informed guidance to clients; and provide excellent customer
of Texas and people are continuing to move to this area.”
service every day.”
Tim Lehmberg, Director of Economic Development in Gillespie
As we embark upon the journey of the coming year, I wish a
County agrees. “It’s good to be in the Hill Country. We haven’t
very Happy New Year to you and yours. May 2012 be a time of
been completely insulated from this downturn in the national
good health, good luck and good fortune for us all. Soon, the
economy, but I think we’ve faired better than most places. I have
time when we worried about the fate of the Texas Hill Country’s
to walk a fine line between being an optimist and a realist, but in
real estate market will be “Auld Lang Syne.”
my opinion, 2011 has been a good year.”
Bethany@smvtexas.com
hcrer.com | 11
1113 River Way
$550,000
Kathy Rogers | Realtor速 | Associate Broker | kathyrogers@gvtc.com | 830-237-3212
12 | December 2011
Sunny Day Farms is looking to expand after doing business for about a decade in La Coste. Known for its rehabilitation of animals, SDF is trying to move to the Blanco/Kendalia area of the Hill Country to expand its business. Zoologist and SDF founder Brooke Chavez is originally from the Blanco/Kendalia area and said it feels right to bring the farm home. The only problem is deciding where to move. Because the farm relies on generous support and donations to operate, they are also hoping that a donor will provide some land or the option for a long-term lease. “We’re excited about the possibility of moving back to the Hill Country and providing quality educational and practical resources to the community and the families,” Chavez said. “We are looking into primary land or money to help the farm find a home in the Blanco/Kendalia area where it is so much more accessible to a broader population.” Not only does the farm help mend abused or neglected animals, it also educates children about farm activities; rehabilitates those with special needs, intellectual disabilities and children of abuse; provides therapy for the elderly and seniors looking to extend their mobility and activity; and helps veterans with PTSD. “The farm has been an learning experience every day!” Chavez said. “The farm’s focus has always been about teaching compassion, to children of all ages. And what we have learned about the farm after having it open to the public for a little over 18 months, is that the farm is great in that function – teaching compassion – but what has emerged is learning that the animals, hence the farm excels when working with them. This is where the animals of Sunny Day shine.” One way the new farm would expand would be to offer a place for kids to stay to get the whole farm experience. “I have a dream to have one to two cabins on the farm where special needs teachers, and case workers, can bring kids for an overnight in the country and learn to help with farm chores, and REALLY experience a farm. So, a cabin for kids and teachers would be great,” she said. If SDF does find a way to relocate, it will need much more help with the move and setting up. “We need volunteers who can help us with the farm infrastructure, and coordination in the move. And we need supplies, and help moving the animals. We have about 300 animals! Some people call Sunny Day ‘the little farm that could.’ To make this move, it all has to come together, and together we have to believe that we can do it and I’m confident we will find a new home in the Hill Country.” With so many animals to facilitate, many skilled workers are needed to build a goat, donkey, pig, chicken and turkey areas. Transportation also is needed to move the animals. “This will be a bit like moving Noah’s Ark,” Chavez said. “We have to relocate what we call our ‘people barn’, too. Perhaps we need an old-fashioned community barn-raising!” If you are interested in helping out, contact Chavez at 830-762-9000 or brooke@sunnydayfarms.com.
hcrer.com | 13
Trey Garner Garner Custom Homes By Ben Schooley
Trey Garner, owner of Garner Custom Homes is well known throughout the area as one of the perennial custom home builders. Building throughout the Texas Hill Country, Trey and his team of professionals have established themselves via a stellar reputation earned through their hard work and determination. “I didn’t ever think I’d be building houses when I was growing up. I wanted to be in the FBI like my father.” While Trey was sincere in his desire for law enforcement, including enrolling in criminal justice classes in college, his life was headed in different directions. Trey continues, “When I was a sophomore in college, I did framing work for a builder in the Houston area. I really enjoyed it. So I enrolled in the Construction Science program. I originally wanted to do large scale construction because I felt like that was my main goal. I enjoyed the residential construction, but I really wanted to do larger stuff.” Trey got his shot at working on the larger commercial projects while he was the Project Engineer for Austin Commercial. However, Trey quickly found the job lacking, because “I enjoyed the work, but it was far too disconnected. It wasn’t a personal process building a commercial development. I wanted that connection.” And with that, Trey was quickly granted an opportunity to move more in the direction of the more personal residential construction. “I had an opportunity to take over a business. The owner was a Houston builder that had a branch in Austin.
14 | December 2011
He was having a hard time keeping up with his Austin branch and I took it over so that he could focus on his Houston branch. We were building smaller houses, but I started learning more and more. Shortly thereafter I started Garner Custom Homes in 1998.” “We started doing several projects out in the Lake Travis area, and business continued to grow. I kept looking for more property to build, and was eventually able to find some lots here in the San Antonio market. I was able to find an opportunity to purchase lots in Tuscany Hills in the Vineyard (off of Blanco Road in San Antonio). We ended up with 11 lots. We then moved the family down here to develop that.” And as the Garner team finished one project, they have been blessed to go on to the next one. And the next one. At one point, Trey was building upwards of 12 houses a year, but like many builders, has slowed considerably. However, for Trey, the current pace of production is one that suits him just fine. “There for a while, I was doing 12 houses a year, and half of those were specs. Now we’re doing 2 or 3 a year, but they are much bigger houses. I like these houses so much more – it’s the details, the complexity, the challenge. It’s more of an art piece. You’re really building someone’s dream - it’s not just a place for them to live. When you’re doing the $600,000-$700,000 price points, people are sometimes just passing through. With the homes we’re doing now, these are the homes they’ve dreamt about their whole lives, and I enjoy that. That is my
favorite part; bringing someone’s dream to a reality.” When building homes of these sizes, ‘the devil is in the details’ as they say. In order to handle so many details that are involved in the projects, Trey utilizes a state of the art web-based monitoring program for both the client as well as himself. “Basically, the customer can monitor the progress of the entire project from their computer. They can see notes that we add about issues we encounter, they can respond, and they can ultimately see the resolution. Oftentimes, customers request a change to the original plans, and we can show them how it will affect the cost. From there, they can approve or deny that change. It takes so much of the confusion out of the process, and enables the customer to be fully up to speed on everything that’s taking place.” And while technology has its place, there is little replacement for good, trustworthy staff. Trey continues, “I’ve got a construction manager that does a lot of our day to day stuff and every client we’ve ever worked for just sings his praises. It really makes the
process so much better. They trust him, and in turn, they trust all of us. It takes an awful lot of supervision to get houses like these off the ground. I go behind him all the time to review the house and check the details. His eyes are on it, mine are on it, we hire 3rd party code compliance professionals we call, and we just have so many layers of protection to the entire construction project. The checks/balances are pretty thorough. With a project of this size, it needs to be checked.” Trey, his wife Leah, and their two daughters reside in Boerne and continue to see markets improve for custom home builders. Like many builders, Trey and his team have weathered many ups and downs, but they continue to enjoy success. As Trey puts it, he has a very simple goal, both personally and professionally: “My goal is to continue to be blessed to live in the Texas Hill Country, and to continue building people’s dreams. As long as this is where I’m at, and this is what I’m doing, then I’m very happy.”
210-493-1686 | www.garnerhomes.com | trey@garnerhomes.com
Interested in seeing your business featured in
? Call 210.507.5250.
hcrer.com | 15
hcrer.com | 17
“What is one thing you are going to do differently in 2012 as compared to 2011?”
“The one thing I will do differently in 2012 is to utilize the social media platforms available to stay in contact and to market to my sphere of influence and my past clients.” Tony Mangus Keller Williams Realty
“I am going to embrace Social Media. With the continued growth of new technology I believe social media is changing and going to continue to change the way we communicate between individuals, organizations and entire communities. I want to keep up with the change to better serve my clients.” Patti Nelson Phyllis Browning Realty
“We plan to aggressively tackle my listings. We feel like the market will continue to improve and the resale market is going to be very active in 2012 and beyond. We plan to work with builders and banks and try to develop more new home inventory in the Horseshoe Bay area. We have a low inventory of these spec homes because of the lack of financing and the risks associated with building. We also feel like unimproved land and ranches will be a good place to park money in 2012.” Brad A. Goebel Horseshoe Bay Resort Realty
Next month’s question:
“In terms of real estate, what is the one thing your community is lacking? More residential housing? Big box retail? More open space? Other? E-mail your responses to opinion@smvtexas.com
Boerne River Walk Project: Boerne residents approved the 2007 bond election that encompassed several pedestrian mobility projects including the Cibolo Creek and Currey Creek Trails, River Road Park Improvements and the Sidewalk Improvements project. The combined utilization of these pedestrian network improvements will greatly enhance the walk ability and enjoyment of downtown and adjoining neighborhoods. The Cibolo Creek Trail extends approximately 1.75 miles from the Ye Kendall Inn trail head to the City Park trail head located at the entrance to the City Park Pool. Along Boerne’s signature waterway, several trail switchbacks enable users to move comfortably up and down the shaded creek bank in the heart of historic downtown and Boerne’s Hill Country Mile. At the confluence of Cibolo and Currey Creeks, a 150 foot pedestrian bridge nestled amongst the trees, offers a birds-eye view of a refreshing waterfall and crystal clear flowing stream. The Currey Creek Trail begins at the Parks and Recreation office trail head located on Adler Rd. and winds .5 miles southward to Blanco Road. This trail connects this park land to several neighborhoods, apartments and businesses. Both trail projects include 8 foot wide salt finished concrete trails, historical interpretive signage, trail head monument markers, mile markers, trail maps, picnic tables, trash receptacles and assorted storm water improvements. In addition, durable park amenities for the highly utilized River Road Park include two fishing piers, boulder seating, stone picnic tables, trash receptacles, trail lighting, interpretive signage, trees, landscape planting, irrigation and storm water improvements. The Boerne Trails and River Road Park Improvements are expected to be completed in March 2012.
New to Boerne:
Boerne has a new Medical/Office Complex “Garden Oaks”. It is located on 136 Old San Antonio Rd, just down from the New Boerne Municipal Offices & Police HQ. It is new construction, which includes stucco/ rock exterior, metal roof, 1/252 sf parking ratio. It also has good signage opportunities. Space sizes starting at 900 sf, for sale and lease with generous improvement allowance. Call today for pricing; condo assoc. dues will include: insurance, maintenance, garbage collection. Available now, Call Tony Mangus of Keller Williams - Boerne at 210-413-8229 for Sales Packet.
Jamail’s building in Horseshoe Bay
Jamail’s will be located at 9710 Hwy. 2147, east of the Horseshoe Bay post office. Ground breaking for the $5 million project was in August and the project is expected to be completed in 2012, with a grand opening of the 15,800 square feet store scheduled for late spring or early summer.
If you have news, let us know! news@smvtexas.com hcrer.com | 19
20 | December 2011
By Bethany Heinesh After a few tumultuous years of bad press, financial difficulties and waning membership numbers, Tapatio Springs Resort had reason to celebrate Veterans Day, commemorating the resort’s thirtieth anniversary in style. Alongside a packed house of eager guests and media hounds ready to see the grand reveal, George and Norma Strait and Tom and Silvia Cusick hosted a ribbon-cutting extravaganza at the newly-renovated, 250-acre Texas Hill Country golf resort just outside Boerne. King of Country music megastar George Strait and long-time friend Tom Cusick joined forces in early 2011 when they took control of the resort from Textron Financial Corp., which owned the property since it was foreclosed on June, 2010. Since purchasing the resort in April, Cusick and Strait have reportedly been working hard to transform the property into the beautiful marvel it has become. Cusick, founder of Benefit Planners, has been a Boerne resident since 1985. He sold his company to Fiserv in 2001 and since then, he has developed his dream residential community – Estancia at Thunder Valley in Boerne. Cusick says he believes Estancia will bring creative energy to Tapatio Springs Resort. “We see this as a tremendous opportunity to turn Tapatio Springs into an incredible resort that will attract golfers and visitors from across the country,” Cusick said in a statement last year when he and Strait took the helm at the resort. “We are putting together an all-star team to take Tapatio Springs to a completely new level, a point of pride for members and guests, homeowners and the entire Boerne area.” Strait said, “I have lived near Boerne and over the years Tom and I watched what was happening at Tapatio Springs and we always believed it could be a real jewel. When the opportunity came up, we decided to go for it and make this dream come true.” Many don’t know that Tapatio was the first golf resort/conference center in the San Antonio area. Once known as Thunder Valley, Clyde B. Smith purchased the property in 1981 and transformed limestone cliffs, oak trees and cold springs into a small resort with a highly acclaimed 18-hole championship golf course. Smith’s goal was to create a golf club for local residents and an active retreat for visitors – and he succeeded. The resort opened an entire market for visitors and corporate outings to the Hill Country and drove business to the area west of San Antonio. Tapatio Springs has 27 holes of golf, a resort hotel and more than 20,000 square feet of meeting facilities. This is the perfect spot for weddings, retreats and conventions. Tennis and basketball courts, a fitness club, heated pool and Jacuzzi, as well as fishing and a full golf pro shop make this the ideal locale for those who love the great outdoors – not to mention hiking, biking and horseback riding. Upon entering the newly-remodeled resort, guests are greeted by a magnificent water feature and gas-flaming columns. The charming ambiance continues inside the clubhouse in La Cascada Restaurant, where the dining area overlooks a stunning outdoor waterfall. Guests opting for a more scenic view of the Texas Hill Country can visit TaPatio—the perfect eatery for enjoying a Texas sunset and relaxing by a warm stone fireplace. Its soothing outdoor setting is an ideal location for drinks with friends and family while gazing upon a surreal Texas Hill Country sunset. Then there’s the Five Points Grill, the perfect watering hole. This is the golfers’ place to take a break or restock beverages. The aroma of the grill will bring guests in and the food will bring ‘em back. All 112 rooms are non-smoking, offer either a patio or balcony and provide all the comforts needed for a relaxing stay. Groups and families may enjoy a stay in the resort’s luxury condominiums. Strait and Cusick agree they have always believed Tapatio Springs had real potential and could become a true Texas treasure, “The renovations are incredible and we can’t wait to share the rebirth of the resort with our members and visitors. The guest and golf experience at Tapatio Springs is now unparalleled.” Cusick acknowledges the resort has suffered uncertainty, rumors and a lack of maintenance. “George and I are making a personal commitment to eliminate those issues and turn Tapatio Springs into the showplace it should be. Renewing the resort has been an exciting adventure. Preserving Tapatio Springs is essential to maintaining the history, culture and beauty of the Texas Hill Country—and something George and I feel lucky to be a part of.” As Strait said, recalling one of his 58 number one hits (yes, 57), “This may not be ocean front property, but it’s the next best thing!” * Some of the information for this article was provided by www.tapatio.com. Bethany@smvtexas.com
hcrer.com | 21
By Scott Bohn
In times of economic uncertainty, it is often
and outs of the insurance business. Someone
beneficial opportunity to vet many different
difficult to consider the potential for perilous
who cares about their clients on an individual
competing companies, to find the best
circumstances. Even in the best of times, it is
level, and who will work tirelessly to ensure that
coverage’s at the best cost, for you.
very easy to overlook or ignore your exposure
if and when you experience a loss, that you
to risk and liability, much less, in times of
are restored to the same state as prior to the
hardship. If and when those circumstances
unfortunate event.
is that your specific and individual exposure
do find themselves at your doorstep, though,
The most important thing to remember
to risk and liability is not something to be
you will come to realize that the services of an
experienced risk manager are invaluable.
Adams and Heffernan agencies, provide a
and catastrophe, it is vital to not only have
wealth of knowledge to their clients. There are
insurance in place, but to have the right
many issues in the state of Texas, which we
insurance in place. You need an experienced
case scenario. It is an unpleasant exercise, to
stay abreast of, so that we may provide you the
and knowledgeable insurance professional
say the least. That is why representatives of
absolute best service possible. For instance,
ready and willing to do the work, and find the
Adams Insurance Agency, serving the Texas
Texas is in the beginning stages of re-zoning
best insurance program for you, as well as
Hill Country, and Heffernan Insurance Agency
the states flood maps. While there isn’t any
guide you through the process and give you
serving the Houston/Galveston area, are here.
concrete information of the how and where
all of the information and all of the options
With a combined 75 years of experience in the
at this time, we do know that it is happening.
available to you. So if that day does come,
insurance business, we are the experts who
When it does, our clients will be promptly
you will be prepared and confident that
can properly and efficiently gauge your risks,
informed of the changes. If the necessity exists,
your insurance agent has put you in the best
liabilities, and exposures and ensure that you
we will make sure that they are covered to the
possible hands to indemnify your loss.
have the right coverage’s for your unique and
fullest extent possible, protecting them (most
individual situation.
importantly), and keeping them in compliance
with their lenders and state regulations as
of two, and a veteran of the United States
well. Even if our clients are not in an area that
Marine Corps; who began working in the family
Texas has experienced severe drought, wild
requires flood coverage, we provide them
insurance business, founded by his Grandfather
fires - unlike anything ever seen before in this
with quotes and the information they need, to
Jack Heffernan, in 2008. The business is now
state - floods, hail storms, windstorm damages,
make an informed decision, as a service, upon
owned and operated by his mother, Jeanine
and even an earthquake. A popular saying in
renewal of their insurance.
Heffernan, and uncle, Brian Heffernan, and
No one likes to think in terms of the worst
Just in the past twelve months, the state of
Independent insurance agencies, like the
this state, “Don’t like the weather, wait twenty
taken lightly or overlooked. In times of crisis
Scott Bohn is a 32 year old married father
consists of three branches; one in Galveston,
minutes!” is also a saying that is indicative
of the extreme, sometimes radical shifts in
access to multiple insurance providers, allowing
weather - or other occurrences, natural or
us to design an insurance program, specifically
otherwise - that can lead to those worst case,
catered to your individual wants and needs.
catastrophic scenarios.
Whether your primary concern is cost OR
206 E Main St. Johnson City, Tx 78636
coverage, we do our best to fit an insurance
program into your budget, by searching the
1703 Tremont Galveston, Tx 77550
Whether you need to protect your home
Additionally, independent agents have
and personal valuables, or your business, you
best insurance providers, and securing the best
need someone on your side who knows the ins
value for you. Independent agents have the
22 | December 2011
one in Johnson City, and a satellite office in Austin. Adams Insurance Agency (830) 868-4017 Heffernan Insurance Agency (409) 765-9011
By Kaye Harper Contreras & Jeannine Voss
As a REALTOR®, it is often difficult to find original
sales associates, Coldwell Banker D’Ann Harper, REALTORS®
ways to stand out in the crowd. Because there is not a
(CBDHR) has created the Powerhouse Marketing Program.
foolproof strategy to marketing in real estate, it truly takes
It provides CBDHR Sales Associates with the latest
a multifaceted, consistent, and dedicated campaign to be
technologies, professional development, marketing materials,
successful. One of the most important steps for any sales
and the #1 referral network in the nation. As an example of
associate, particularly those new to the industry, is to get your
the program’s success, Sales Associate Kerry Dike states now
name out there. Though many initially rely on promotional
that she understands more of the program’s tools, she feels
“sphere of influence postcards” and networking through
as if she can really “utilize the power of CBDHR’s branding
friends and family, these tactics only go so far. Personal
and marketing.”
promotion does more to attract sellers than buyers, so in order to increase the number of clients interested in
purchasing through you, a balanced marketing plan must
associate and how your reputation is perceived. In
be developed.
accordance with that perception, CBDHR provides their Sales
Marketing involves defining who you are as a sales
Associates with a robust marketing package that includes
With so many marketing aspects involved in real estate
and time being such a limited and valuable commodity for
24 | December 2011
internet presence, a television show, newspaper advertising, a real estate magazine, direct mail, and brochures.
The company gives its sales associates “public brand
other online resources and as a result of the opportunities
recognition.” This brand awareness “filters to me because
that social media provides, CBDHR also holds highly
the client feels like I work for a trusted company in the (real
effective interactive Facebook classes to help sales associates
estate) business,” says Sales Associate Dayna Zolninger.
maximize their social media presence.
Besides being a trusted name, Coldwell Banker D’Ann
Another opportunity in which sales associates can
Harper, REALTORS®’ marketing program gives Sales
differentiate themselves, is by marketing property through
Associates consistency, a vital aspect of any competitive
the ever-increasing popularity of online videos. This medium
marketing campaign. Along with the built-in program in
allows the viewer to emotionally connect with a home
which someone else handles the research, photography,
without setting foot inside. In addition, voice or text during
technology, and standardization to create a professional look,
the video will sell the home’s features while the video is
CBDHR also offers both professional marketing technologies
being viewed, even if the sales associate and the potential
and professionally printed materials.
buyer are thousands of miles apart. The other advantage is the ease of sharing a link to the video using Facebook, You
Consumers are constantly evolving with the new
Tube, Viemo, and other sites. Videos are also showing up
technologies that are surfacing, so an adaptive marketing
in search engine results, and will increase the search engine
strategy is necessary in real estate. Even with a great print
optimization (SEO) and demonstrate that the sales associate
marketing campaign, it is now important to reach buyers
is on the cutting edge and embraces technology.
on the internet and through social media. While listings
in newspapers once gave the seller peace of mind and
served as a sign that something was happening and the
technologies, it is just as important not to completely
sales associate was doing their job, it is no longer enough
abandon marketing with printed media. There has to be a
in this ever changing and technologically driven market.
combination of an online presence and personal contact.
When CBDHR Sales Associate Luke Speckman started back
After referrals and personal networking, postcards are
in the 80s, there were “no computers, no internet” and the
at the top of the strategy list. Though they may seem
resources were limited to “local newspapers and a couple
antiquated, with the rise of social media, postcards have
home publications.” But now, he adds, “It is all about
little competition in the consumer’s mailbox, thus increasing
the internet.”
the visibility of both sales associates and properties. For
Even though it is important to stay relevant with changing
example, how many emails do you receive a day? Compare Every sales associate has a website and because more
that with the number of postcards you get in the mail each
buyers are searching online first, that explains why real estate
week. The difference is staggering. Along with postcards,
has become one of the most competitive internet industries.
many sales associates also focus on print advertising in real
CBDHR provides sellers many ways to connect with
estate guides since it directly reaches their target audience
prospective buyers through virtual marketing opportunities.
and often in specific regions. Both techniques, though not
In addition to the Multiple Listing Service (MLS), buyers
the most modern examples, are both tried and true and have
worldwide can see listings from CBDHR on Realtor.com,
more influence than often expected.
Trulia.com, Google, and many more, as well as company
run sites such as cbharper.com and coldwellbanker.com.
Due to the speed and capabilities of the internet, we expect
changing real estate industry, sales associates have to utilize
information instantaneously, and as a result of this need for
a combination of marketing techniques, including printed
immediate satisfaction, buyers want to see a lot more photos
material and online opportunities. Coldwell Banker D’Ann
faster before ever viewing a house in person. That is why an
Harper, REALTORS® are particularly well equipped for such a
online presence is such a valuable resource for the seller and
task because of the Power House Marketing Program which is
sales associate. According to Sales Associate Missy Stagers,
available to every Sales Associate. The challenge, of course,
“There is not a buyer I work with that has not already been
is always developing a unique branding plan. Whatever your
on the internet and selected the homes they wish to see.”
marketing strategy may be, remember it is important to be
To stay relevant in the always competitive and ever
clear, compelling, and consistent.
In addition to printed marketing material and online
strategies, there is the vast and emerging world of social
media. Social media has allowed for more transparency
Marketing and Public Relations for Coldwell Banker D’Ann
Kaye Harper Contreras is the Executive Vice President of
between the sales associate and the client, and while it
Harper, REALTORS®. D’Ann Harper, Broker-Owner, opened
cannot be the only source of marketing, it can be a beneficial
her first real estate office in San Antonio in 1986. Just three
aid. Recent research shows that sales associates ranked
years later, D’Ann Harper REALTORS® joined Coldwell
Twitter, YouTube, and MySpace last for overall effectiveness
Banker Residential Affiliates to become Coldwell Banker
when developing a successful marketing campaign. Due to
D’Ann Harper, REALTORS®. Since then, the company has
the time commitment that can be difficult to maintain and
experienced phenomenal growth and now serves the greater
social media messages getting lost in the crowd, many sales
San Antonio real estate market including Boerne and New
associates, including CBDHR Boerne Sales Associate Gary
Braunfels with multiple residential offices and over 300
Beck, have yet to see the tangible benefits from social media.
licensees. In addition, the company is home to full service
However, in the same surveys mentioned earlier, Facebook
Corporate Departments including Relocation and Referrals,
is the only social media outlet that sales associates rank very
Property Management and Leasing, Apartment Locators,
highly in its ability to reach target marketing. It allows sales
Asset Management and a Military Best Relocation Office at
associates to “touch base with people, stay in their mind
Fort Sam Houston.
but not in their face,” says Missy Stagers. In addition to the
hcrer.com | 25
Welcome to Boerne
Bluebonnet Realty
REALTOR® Should be a verb!
You know what I mean…
As a Property Manager, I honestly feel that way most of the time! And, an Active Verb at that! However, I’m also a guidance counselor (guiding home owners and tenants to find the best solution to their individual problems). A psychic (how long will it take my house to lease?) A decorator – I should have bought stock in Home Depot! I have my own apron. A financial advisor (well…maybe not!) But at the end of the day, when I’ve helped an owner save their home from foreclosure, or helped them realize income from their home that hasn’t sold, I’m glad I’m a Noun. When I’ve helped a family who has lost everything and is trying to start over with bad credit, and they are so appreciative that they’ve been given a “new” chance, I’m glad I’m a Noun.
Judy Filingeri Bluebonnet Realty P. S. Agents, do your homeowner a favor, and counsel them not to lose their homes, their investment, due to loss of job, or illness, or any of the other life bombs. As a professional, you can make a difference. Now it’s a renters market! Especially here in Boerne! In the last 45 days, I’ve leased over 10 homes in less than 45 days…one in 4 hours! I didn’t even have time to put it in MLS! If you don’t know how to price a rental, call me. I’ll be happy to help you and your client. Good luck out there to all of you!
Now be a Verb and go to work!
Recently Rented
1.) $850/mo. 13 Days On Market
Scan Code With Your Smart Phone
2.) $1430/mo. 35 days on market
4.) $2200/mo. 4 days on market
3.) $1595/mo. 5 days on market
5.) $875/mo. 25 days on market
830-816-2288 | www.boernetexashomes.com
HOMES FOR SALE
1.) FOR SALE - $497,000 - Exceptional Property in Mountain Springs Farms on 4.25 acres. This home has approx. 3289 s.f. of living area, 3 bedrooms, 3 baths, PLUS a guesthouse, a workshop, and in-ground pool. This owner has completed extensive, impressive upgrading and landscaping.
2.) FOR SALE - $695,000 - Priced $50K below 2010 county appraisal! Residential, potential commercial property on Scenic Loop Road, 1/2 miles South of IH-10. Main house had approx. 3000 s.f., 4 bedroom, 3 bath, 2 story; 2nd house, 1 story has approx. 1500 s.f., 2 bed, 2 ba; and 3rd house, 2 story, approx. 1500 s.f., 2 bed, 1 bath. There’s also a storage building and a rock smoke house, all on 2.16 acres with frontage on Scenic Loop.
HOMES FOR LEASE 3.) FOR LEASE - $4000 - 4 bed, 3.5 baths, library, dining room, bonus room, approx. 4200 s.f. of living area, pool, barn on 28 acres East of Boerne on Highway 46 East. Private setting, long drive back to the house. Great views.
5.) FOR LEASE - $1475 - 4 bedroom, 2 bath home with approx. 2000 s.f. of living area.
6.) For lease - $1200 - 3 bedroom, 2 bath, office mobile home on 5+ acres.
7.) For lease - $1100 - 3 bed, 2 bath in Ranger Creek, large fenced back yard.
10.) FOR LEASE - $1475 3 bed, 2 bath centrally located with studio/office
11.) FOR LEASE - $1550 - 4 bed, 2.5 bath on large corner lot. Approx. 2688 s.f. of living area in Bentwood.
12.) FOR LEASE - $ 1100 - 3 bed, 2 bath Victorian-style within walking distance to Main Street!
4.) FOR LEASE - $3600 - 5 bedroom, 3 bath on 3+ acres in River Mountain Ranch! Wow! Look at this place! Views to die for! Multi level with so much to offer! River access. Room for a horse! Great place!
8.) FOR LEASE - $1650 - 3 bed, 1.5 bath rock home on 3 acres. Gated, lots of tile, fireplace, large family/game room, fireplace, covered pavilion with large bar-b-q.
13.) FOR LEASE - $1400 - 4 bed, 2 bath in Boerne Heights. 4th bed could be office. Very clean, maintained home.
9.) FOR LEASE - Commercial space in high traffic area. $1.20/p.s.f.
14.) FOR LEASE - $850 - 2 bed, 2 bath duplex with fenced yard and garage.
1. How did you get into real estate?
6. What issues have you been seeing lately in the real estate market?
I am a young retired Captain for Continental Airlines. I took an early out
I like to list and sell crop land and it is becoming more and more difficult to
offered in 2008. I had already been selling farm and ranch property as it had been
find. There are investors from all over the country that are buyers for good tillable
a lifelong desire to do, and decided to take this opportunity to devote 110% to
farmland. A lot of these are very sophisticated investors looking for a good safe
my real estate business. As most people would agree, the airline business changed
place to put money that will yield a return. A few examples are hedge funds,
forever after 9-11, not just for passengers, but for flight crews as well. My wife
individual investors and insurance companies. In addition especially around the
Gale and I had already decided to move full time to our ranch in Cuero, Texas
hill country, you have sellers that bought during the boom and maybe do not really
and I would just fly the minimum hours required and spend the rest of my time
have to sell, and just need to be a little more realistic of this market and price.
devoted to listing and selling ranches. I grew up as a teen working for a purebred Association, showed cattle, and had an early love for the land. Really enjoyed riding
7. What’s one thing about working in real estate you wish you’d known when you first started.
horses, working cattle, and being outside and in the country. I decided to someday
get my real estate license and pursue that goal. It ended up taking many years to
one thing. I guess the real estate business is a lot like learning how to fly airplanes.
accomplish that with a full time pilot position with Continental, three young
You go to school and take all the classes, make good grades and take all the tests.
kids, etc. But eventually I dove off into the courses and got my license and got
Then you think your ready to go. The real learning has just begun. In flying if a new
into business.
pilot doesn’t kill himself the first few years and several thousand hours, then he has
Santa Gertrudis ranch, was the president of the Mid Coast Santa Gertrudis Jr.
There are so many things I have learned it would be difficult to identify any
learned more than he could ever learn in a book. It is really the same way in real
2. List recent awards or accomplishments:
estate. When you get your license it is really a license to learn. The most important
thing is continued education and getting with a broker or company that will
I received the Pinnacle club award from United Country Real Estate in
2009, and the Pinnacle Gold Club award in 2010 from United Country. Top
mentor you, that you can go to anytime with a question on how to handle different
closed volume for Keller Williams Lake Travis Market center for August and
situations that will come up. Don’t be afraid to ask for help.
September 2011.
8. Family: 3. Most rewarding experience in real estate?
Without a doubt it has to be the friendships and relationships made with my
originally but has been in banking in Houston until retiring in 2008. Two sons
clients, and having those individuals refer business to me. I know that I have done a
and a daughter living in Austin. Matt is a tech guru for St. Edwards University,
good job
Lauren works in the Governor of Texas travel office, and Travis is a student and
Married to my wife Gale Burrows Doak. Gale is from McAllen , Texas
works events and catering for Torchy’s Tacos. Very fortunate to have our parents
4. Most frustrating experience in real estate?
still living. My parents live in the Woodlands, Texas and my Father in law ranches
near us in the Goliad, Nordiem area. I help him out with his cow calf operation
I think the most frustrating part of my business is juggling too many irons at one
time. One of them is bound to get cold. For example, just recently we had a client
raising F-1 crosses at Goliad and here in Cuero. And my mother in law will soon be
that we had just sold his ranch and he decided to do a 1031 exchange. Well after
moving to Kerrville.
closing, we were running all over this part of Texas trying to find a few properties of another clients needs to the best of my ability. It all worked out but the point is
9. This time next year, how do you believe the real estate market will be performing?
that all clients think they are the only one you are working for at any one time, and
you have to find a way to keep all the irons hot.
much uncertainty with the markets due to the debt problems in Europe and here
for him to identify. Spending so much time on the road it was difficult to take care
It is difficult to tell where the market will be this time next year. There is so
in the US. It is still unknown for the most part what the US exposure is to the
5. How is the market performing in your area overall?
European banks. I am an optimist though. No matter what the economy does, there
will always be buyers and sellers of good farm and ranch properties. We are very
The market in my area has changed significantly in the past two years. I had been
working the south Texas market and along came something called the Eagle Ford
fortunate to be living in the great state of Texas where our economy is stronger than
shale. Business was great for the years 2009 and 2010. But then when the drilling
some of the other parts of the US.
really heated up, it changed everything. If you could find a seller, there was no way they would convey any minerals with the sale. They were getting all that mailbox
Education: Attended Robert E. Lee High School, Houston, Texas,
money, and ready to move to an island somewhere and were not going to share the
Graduated from Northwest Academy, Houston , Texas,
royalty or the possibility with anyone. On the other hand, the phone would ring
Sam Houston State University, Huntsville, Texas
off the wall from buyers wanting to buy anything in the shale play. First question is always, How much minerals will the seller convey? And then when you do have
Hometown: Houston Texas, The Woodlands, Texas, currently Cuero, Texas
a seller that wants to sell and not convey, they want absolute top dollar for surface only. If you find a buyer willing to buy property in the play without minerals, they want to pay less than market.
28 | December 2011
Agency: KW Farm and Ranch Group, Austin, Texas
$2,600,000 Bandera, TX - 319 Acres
This beautiful ranch property is ready to go. Wonderful limestone ranch house nestled up in a spring fed valley. The property is covered with native live oaks, cedar, pecan and native brush. The ranch offers incredible views from the higher elevations and hilltops. You will not see another house or rooftop from anywhere on the ranch. The property is high fenced all around with good whitetail and axis herds. Several blinds and feeders already in place for hunting. The custom home is must be seen to fully appreciate the detail of quality workmanship and design. The house is a limestone five bedroom, four bath, 3 car garage. Enter the front door to a slate floor entryway changing to wide dark plank wood floors in the living areas and hallways. The open kitchen and dining and living area has a wall of windows, dark wood trusses, and high ceilings looking out and into a spring fed lake. A floor to ceiling river rock wood burning fireplace has gas jets and a rustic cedar mantle. The alder wood kitchen cabinets are topped with Amazon riverbed Rainforest Granite. Wonderful kitchen amenities include: a vent-a-hood and pot filler over the gas stove top, large walk in corner pantry, stainless steel appliances, wine cooler, ice maker, built in Miele coffee maker, refrigerated beverage drawer, double ovens, warming drawer, 6 place wrap around bar, and a travertine backsplash. Four luxurious bedrooms have in-window shades, huge closets, and dark berber carpets. The separate master suite also has its own fireplace and patio. It has a large connecting bath with double closet space with built ins, copper soaking tub, and walk through shower. The laundry room has an alder wood door into the garage, doggie-door, a rough cedar mud bench, and a locking gun closet. The living area opens to a spacious back porch and patio area that overlooks the spring fed lake. There is an additional garage/shop for all of your four wheelers and equipment. There are two water wells that are tied together to supply the house and the lake. There are two other ponds on the property that hold water well. Minerals are negotiable, seller believes that they own 100%.
For more information contact: Rick Doak | 361-243-1040 (c) | 512-263-9090 (o) | jrdoak@mac.com Cheryl Fowlkes | 512-749-8509 (c) | cherylfowlkes@earthlink.net David Faust | 512-940-3300 (c) | diamondfranch@hotmail.com Representing Buyers and Sellers of Fine Ranch Properties Throughout Texas!
By Leah Bredemeyer
After living under the roaring flight path of San Antonio International
are required to maintain a much quieter Effective Perceived Noise Level,
Airport for several years, I was curious about the recently unveiled
the amount of noise at ground level at takeoff and landing, which is
development being built next to the Boerne Stage Airport. I assumed
substantially less than the average jet. The location of the airstrip in
no one would want to live next to a loud runway – I certainly wouldn’t.
relation to Threshold Ranch also helps keep the development quiet.
However, after visiting Threshold Ranch, I realized the care in design that
insured noise would be the least of my worries.
backyard of a runway-facing lot, you don’t even know the runway is
there,” said Robert Bruce, Threshold Ranch developer, Boerne Stage
I interviewed the developers and creators of Threshold Ranch in the
“When you drive into Threshold Ranch, until you get into the
main terminal of Boerne Stage Airport, and the air traffic was hardly
Airfield manager, and pilot. “This is good for the spouse who might have
audible, let alone distracting. In fact, if I hadn’t seen the planes coming
reservations about whether or not they want to live next to an airport.
and going, I could have imagined we were anywhere but an airport.
They might not share their husband’s enthusiasm. Or vise versa.”
Threshold Ranch is able to keep the noise at a low level by requiring all
aircraft to meet the Stage III noise limit criteria. This means that flights
of the flattest land in the Hill Country. When the original owners retired,
30 | December 2011
Originally a cattle ranch, the airstrip was established in 1984 on some
they gave the airport first rights to the property next to the airstrip, where
aerial photograph that costs five thousand dollars for one 30-minute flight
Bruce and fellow pilot Keith Fleming then created Threshold Ranch. They
and one picture. We sat with that for about a year and played around
brought in Realtor® Kevin Best, an agent with Phyllis Browning Realty, to
with laying out streets and doing everything we could do to minimize the
be the development sales agent. Kevin also happens to be a pilot.
removal of trees. I think we lost two or three trees out of hundreds. They
“We were lucky that the piece of property we got is really better than
had to go because they were in the middle of the road.”
average, in terms of its aesthetics,” Fleming said. “It doesn’t have
topography that limits the use of the property. The neighborhood also
group went to the engineers to work up an arrangement, Bruce said.
has enormous oaks that date back to the original ranch site with very few
“We actually rejected the first plan. We wanted large lots and gave
cedar trees.”
them our laundry list. They came back with a high-density sub-division.
We had to throw it away. Their concern was that we were not going to
With only 44 lots, they will be sold on a first-come, first-serve basis,
Knowing exactly how they wanted the development to look, the
and buyers can choose from many different types of landscape. “You
maximize inventory, but that wasn’t our goal. We’re not here to do 750-
can choose from a lot that used to support heavy coastal Bermuda to a
acre high-density development. In fact, we had our first plot done and
lot that has really supported nothing but native grasses and oak trees,”
approved and went back, and spent a lot of money doing it over again.
Bruce said. “There are a few lots that have substantial elevation to them. I
I don’t know that many people would ever spend money like that, to do
see that as a big positive.”
something over again.”
The development will have curbs, paved streets, and most will have
“We’re homeowners, too,” Bruce said. “So we looked at everything
taxiways connected to the airstrip. These amenities, however, will not
from an unusual standpoint. We’re looking at this thing as if we were
take away from the feeling of country living that this area provides.
going to live in any one of these homes at one point in time, which
“When somebody begins their search for a homesite, they have certain
we will. I already do! It was a pretty arduous process. The issue was to
parameters. For most people, Threshold Ranch will not only meet, but
get the engineers on the same page as us and understand what we
exceed those desires,” Best said. “Boerne is a hidden jewel. It has
were trying to accomplish. Most of these guys live in a copy-and-paste
everything that anyone wants including a metropolitan, big city nearby,
world. That’s why all these sub-divisions look the same. That’s why
but you’re removed from it and get the Hill Country lifestyle out here and
when someone does a Cordillera Ranch, someone goes, ‘Man, this is
are able to breathe fresh air and relax and let your guard down.”
phenomenal.’ We didn’t want ours to be a click, copy, paste subdivision.”
Along with the natural landscape of the Hill Country, the development
According to Bruce, the team had a specific dream of what the
development should be like. “Our vision was to keep it as natural as we
is also outfitted with the city amenities one expects in such a luxury
could. That was not an easy task with today’s environmental, city and
development.
county issues. We’re not land developers. We’re pilots who learned about
what you need to do develop a piece of land. We found out that our best
Fleming said. “It costs a lot to do a really high-quality neighborhood,
friend was the tree department, which is most developer’s enemy. We
especially when you consider the infrastructure. We didn’t want to waste
didn’t want to take out any trees. We got an orthographically, rectified
the uniqueness of the property. Everything we have done on the whole
“We wanted a project where there are no apologies, no excuses,”
hcrer.com | 31
project has been the best we could possibly do. The infrastructure, the
The airport also has fuel, maintenance, and many more amenities for
road, the entrance, the tree preservation has been oriented toward the
pilots. The taxiways have little incline because of the way Threshold
kind of people who are going to be living here. They are the high-end
has been developed.
houses and an airport within proximity to San Antonio. But you don’t
have to have the lack of services, because we’re unique in a rural area.
runway,” Bruce said. “On the other side we were able to meander the
We have city water, gas, electricity and fiber optics. Also now we have a
taxiway so that the change of elevation from the property to the runway is
fire station right down the road.”
dispersed over about 3 or 4 thousand feet. In a nutshell, to a person who
that knows this market, they will see that in terms of location, structure,
The approximate lot width will average 150 feet with a depth
“The lots that have the most grade on them back right up to the
averaging 250-290 feet, and some of the building criteria for
and facilities available to them, it is really a treasure. It is a rare find. It is
homeowners in Threshold Ranch include houses faced with brick, stone,
like the 5 acres on the Guadalupe River that never goes dry.
or stucco, and roofs of metal or tile. There are airplane spaces to rent at
the airport, or private hangers attached or detached from the home are
kbest@phyllisbrowning.com or call him at 210-260-5111.
available, though they must match the exterior of the house itself.
32 | December 2011
For more information, you may contact Kevin Best by e-mail at
J. David Williams
Ronnie Miller
Gregg Appel
Cynthia Scroggins
Brett McDowell
Marcus Vidrine
Margaret Jobes
Stephen Harris
PROFESSIONAL. CUSTOMER FOCUSED.
COMMITTED TO THE COMMUNITY.
INNOVATIVE.
ROCK SOLID.
KERRVILLE 1145 Junction Highway
830-896-5000
KERRVILLE SOUTH 830-896-5000 207-C Sidney Baker South FREDERICKSBURG 710 South Adams
830-997-5544
Expanding soon into Boerne!
www.hcsb.com
By Lynn Pendley
rwork e p a p e r a Prep wn Save for do payment
t Pay off deb
Contrary to popular belief banks are lending money
and mortgage loans are being made. It certainly is not being done like most us like to remember, but it is being done. So when I say there are new challenges in our industry that is just what I mean. There is no such thing as an easy loan.
Today, even the most qualified of borrowers are taken aback
at the documentation required in order to receive a mortgage loan approval. This is not meant to be negative in anyway, but
I want clients to understand the process as we used to know it,
pay your bills on time. This has the largest impact on your credit
has changed. Welcome to the new 101 of mortgage finance.
scores. Paying debt on time and in full has a positive impact, and
With foreclosure rates still at an all time high the investors are
late payments, judgments and charge-offs have a negative impact.
underwriting more stringently than ever. This is mainly due to
Outstanding credit balances also have a large impact on credit
investor’s unwillingness to buy a loan if they feel anything was
scores. Debt ratio of outstanding balance to available credit is
not documented to the tenth degree. The good news is if you do
important. Keeping that below 50% is wise, and below 30% even
qualify the Feds are keeping rates at all time lows to try and get the
wiser. It is never a good idea to close an account: the debt ratio
housing market back on track. The current housing market is mired
will go up and the number of seasoned lines will decrease. Pay
in its worst downturn since the 1930’s.
outstanding debt down as close to zero as possible and evenly
This new age presents an even bigger challenge for the First
Time Home Buyers. With most of the 100% financing programs eliminated and the increase in credit score requirements, they are faced with much more advanced planning than previous generations. To avoid pitfalls I would suggest meeting with a mortgage professional early on to determine your individual qualifications and assist with any issues that may arise. The process
My best advice for someone wanting to buy a new home is to
redistribute the remaining balance among the open lines. The increased interest incurred by moving a balance from a 0% card to 23% card will be minimal relative to what the increased mortgage debt might be with a low credit score. Hitting the maximums of available credit can be very negative. It may be worth calling and asking the credit company to increase your available credit to lower your debt ratio.
as it exists today is full documentation only. Complete with tax
returns (even if you are not self employed), W-2’s, paystubs, and
cards and mortgages is positive, rather than a concentration in
bank statements. The next part of the process is to order the
credit cards only. Length of credit history also has a positive impact.
appraisal on the home. The new guidelines in place require lenders
The length of time a particular credit line has been opened is
to order the appraisal thru a third party management company
important. The longer a credit line has been opened the better the
who in turn order the appraisal from the individual appraiser. This
credit score. Inquiries also impact credit scores. Hard inquiries for
policy was put in place to avoid any influence of the property value.
credit will negatively impact the score. Auto and mortgage inquiries
The challenge facing appraisers has been the down turn in the
receive special treatment and 20 inquiries can be made in 14 day
market, lack of sales and foreclosures/short sales. This has caused a
period for auto or mortgage and will be treated as only 1 inquiry.
decrease in property values in many areas throughout the country.
The maximum number of inquiries that will reduce the score is 20.
Down payment, which used to be a bad word, is now the new
normal. Investors are not just looking for down payment and closing costs, but reserves as well. In our current economy this kind of
The type of credit is also important. A mix of auto loans, credit
Any inquiry beyond that in a six month period will have no further impact on the borrower. Each hard inquiry can cost 2-50 points on a credit score.
savings may not be easy to do but is well worth the effort to own
your own home. The minimum down payment we are now seeing is
1989. She has been doing mortgage loans in Boerne since 1995
3.5% of the purchase price of the home. If you are building a home
and originates in residential, lot and land loans, as well as farm and
the minimum down payment is 10% to 20%.
ranch.
Lynn Pendley has been in the mortgage lending business since
Helpful Do’s And Don’ts While Your Mortgage Loan Is In Process
34 | December 2011
DO’s
DON’Ts
• Do contact you Loan Officer prior to any
• Do not incur additional debt while your
changes in your income or employment (i.e. from
application is in process (i.e. auto, credit card,
salary to commission, W2 to 1099, or wage earner to
furniture).
self-employed).
• Do provide all requested documents promptly.
you work without consulting your loan officer.
• Do keep documentation on any large deposits
• Do not change employers or industry in which • Do not co-sign on a loan (i.e. auto loan, student
(other than payroll deposits) made in your bank
loan) for anyone while your loan is in process.
accounts.
that may be required at a later date such as W’2s, tax
• Do keep copies of earnest money and upgrade
• Do not pack, ship or discard any information
deposit checks along with the bank statements to
returns, bank statements.
verify the checks clearing your account.
• Do not allow any unnecessary credit checks.
Golden Bear Reserve at Summit Rock Residences inspired by golf’s most iconic champion.
B
UILT TO AN EXACTING STANDARD
Located in Horseshoe Bay, the Heart of the Texas Hill Country. • Luxury Lifestyle, Highly Appointed Golf-Course Homes. • Overlooking the newest and most prestigious Jack Nicklaus Signature design golf course in Central Texas.
• Finish levels designed to please those who demand the best in quality, craftsmanship, materials, and customer service. • Sophisticated Hill Country homes with amenities that provide a carefree lifestyle. • Guest homes, private pools, as well as outdoor fireplaces and kitchens can all be included with construction of your home. • Great views, spectacular golf course and breathtaking homes. • Home sizes range from 1,830 to 3,000 sq.ft, From the low $500’s. • Membership (upon approval) to the Horseshoe Bay Resort, including privileges at the Jack Nicklaus Signature design golf course, Summit Rock.
F
T
he allure of the Texas Hill Country is legendary. People from Texas and beyond flock to the rolling rock hills west of Austin for the opportunity to enjoy the natural beauty, the traditional Texas lifestyle, and the luxury of world-class resorts and recreation.
L
ive a resort lifestyle at The Reserve. The newest Jack Nicklaus Signature design golf course, Summit Rock, is your backyard, and in Mr. Nicklaus’ own words: “This promises to be one of the most interesting and playable courses I have ever designed.”
O
wners in The Golden Bear Reserve are afforded membership at Horseshoe Bay Resort, with full privileges to play on the three existing golf courses and Summit Rock. Upon approval, initiation fees are waived to Summit Rock and the Horseshoe Bay Resort with ownership at the Golden Bear Reserve.
M
embership to the Horseshoe Bay Resort offers amenities that will keep your family having fun season after season. Three Robert Trent Jones golf courses, among the very best in Texas, and Summit Rock (The Jack Nicklaus Signature design golf course) are nothing less than spectacular. If you’re a boater, the “constant level” Lake LBJ provides hours of great fishing, skiing or just a relaxing cruise. The HSB Resort provides a full service marina, jet center, spa, world class pool areas, tennis center, walking trails and restaurants. Not enough time to play a full round of golf? Hone your skills on the Whitewater 18 hole putting course set in a lushly landscaped park-like setting. *Membership to Horseshoe Bay Resort is by application where it is subject to review and approval. Property owners who apply for membership pay no initiation fee upon acceptance.
or more information, please contact:
Chuck Strasburg, Director of Marketing
512-755-1222 • cstrasburg@gbreserve.com
Jamie Ament, Director of Sales
830-637-9396 • jament@gbreserve.com
Office: 830-598-5100 Website: www.gbreserve.com
Come to the Golden Bear Reserve at Summit Rock, where every day is a vacation. ©2011 Golden Bear Reserve. Prices, plans, specifications, materials, and configurations are subject to change without notice. Square footage and dimensions are approximate and calculations are based on customary architectural methods. Landscaping depicted not to scale and may vary as to maturity and number. Equal Housing Opportunity.
TheT heGraves Group presents art of Texas Hill Country real estate
Fair Oaks Ranch 4-3.5 + Study $489,900 Texas Hill Country 2-story on 2.55 acs.; horses allowed; open plan w/soaring ceilings & dual Fp. in liv. & fam. rms.; tile & oak flrs.; master dn. w/spa-like bath; Zars pool & cov’d deck.
Fair Oaks Ranch 4-2.5 + Study $648,220 2-story w/brick pillars & circular drive on 5.48 acs.; Saltillo tile flrs.; kit. w/dual din. areas & Sub-Zero; master w/outside access; game rm. w/wet bar; tennis ct., pool, spa & wet weather creek.
Mountain Spgs. Farm 6-5 + 2 Ha. Ba. & Study $925,000 Hill Country retreat on 6.04 horse friendly acs. w/tree-lined drive; 3 liv. & 2 din. areas; kit. w/copper venthood; master w/ Fp. & sit. rm.; screened-in porch w/Fp.; guest ste. over gar.; pool.
Boerne, TX 3-2.5 + Study $1,100,000 Sisterdale rock w/HW flrs. & wood beams on 15.8 acs.; open kit. w/granite, double ovens & wine fridge; master dn.; game rm. up; backs to Cibolo Creek; 4-stall barn w/tack rm.
Bergenplatz Ranches 3-2 $791,000 Stucco 1-story on private setting w/14.35 treed acs.; horse property w/income producing coastal field; open plan w/ vaulted ceiling & distressed hickory flrs.; 8-stall barn; arena & tack rm.
Pfeiffer Ranch Estates 4-3.5 + Study $1,450,000 Stone & stucco 1-story on 11.54 ag-exempt acs.; gourmet kit.; game rm.; master w/exer. area, screened porch & spa-like bath; pool, kit. & guest house; barn & pond.
Country Bend 4-3 $389,000 1-story rock home w/artistic interior on 1.78 cul-de-sac lot; liv. rm. w/Fp. & bar; kit. w/tiled counters & stainess; 2 din. areas; Saltillo tile flrs.; big decks, pool spa; horse barn & stall.
Denise Graves, RealtoR
®
CLHMS, CRS, ABR, GRI
Office: 210-698-4700 Cell:2 10-260-2176
Boerne, TX 5-5 + Study $995,000 Original Ammann homestead on 11.73 private acs. Updated stone home with Redondo tile & wood flrs.; Brazalian cherrywood bar top; granite kit. with stainless; Pavilion, saltwater pool, spa and waterfall. The Ranches at Joshua Crossing Lots $88,000 - $400,000 Horse-friendly gated community w/stunning views; 3-10 ac. tracts w/mature trees; underground untilities; quality restrictions; Comfort ISD.
210 E. Blanco Road, Boerne, Texas 78006 I 830-331-9898
I www.thegravesgroup.com
hcrer.com | 35
By Tony Stevenson
I am writing this article from the view point of sitting in a deer stand watching Mother Nature and all she provides. I see squirrels playing and working, gathering acorns for the winter. Raccoons seem to be doing the same thing. However, I notice the Whitetail Deer do not have the capability to store for winter as other creatures of the woods do. Resources are so limited, the animals are competing with one another just to get enough scratch to survive. Things have gotten so bad, wildlife biologists say does (female deer) are leaving their fawns right after birth because they instinctively know they cannot feed them. No water, no milk. So, let’s see if I can put this into words comparable to our current economic situation. Take the squirrels and raccoons for instance. They are gathering that which Mother Nature provides and storing for winter. I compare this to the big banks and corporations that have stored the profits after bail-out money provided by Congress –thanks to you and me, American taxpayers. They were expected to take these funds to stop failure and create jobs. Instead, they are hoarding profits in case there is another recession. Did you know 86 percent of corporations reported they made third quarter profits? Not too bad….but where are the jobs? Now back to Mother Nature. When the squirrels and raccoons take feed that is supposed to provide for the deer, it’s the same as big corporations accumulating what is expected to be used to help the less fortunate. Teachers, NASA employees, auto workers and small businesses needing loans to create jobs have all been affected by the hoarding of profits after the bail-out funds. Granted, critters of the woods have no control over the climate or the drought, just as we do not have control over natural disasters, but they react to their effects nonetheless, causing squirrels and raccoons to react just like big corporations. It’s the ole “keep what you can and to heck with the rest” mentality coupled with the misguided notion that “only the fit will survive” another recession.” Our current economic situation is not at all lost. I read positive news every day. Retail Sales reports have been better than expected. Auto sales have increased. The current unemployment
(This article is for informational purposes only. Do not use it as financial advice. Tony Stevenson is a Sr. Loan Officer for SWBC Mortgage in San Antonio. He and his family have lived and worked throughout the Hill Country for over 25 years. For questions/comments email him at tstevenson@swbc.com.)
36 | December 2011
picture seems to be headed in the right direction. The other big economic factor is what happens overseas. The Greek debt crisis seems to be headed for resolution with the help of other European financial sources. However, Italy and Spain may be the next big European bail-out because of their own debt structure. Uncle Ben and the boys (the FED) have promised they are keeping a watchful eye on inflation and have the tools necessary to provide relief should our current economy start to take a turn for the worse. Mr. Bernanke has suggested it is now time for Congress to step-up and provide positive solutions for our current economy. I guess that would be like filling the deer feeders when the corn runs out for the deer and other critters. Another QE3? Maybe, but I do not feel it necessary at this time….maybe as a last resort. For now, it is just “wait and see time.” The real thing hindering our economy is on the backs of our politicians. Politics are the driving force of the markets for now –especially now, before the presidential election coming up in about 11 months. Too bad they can’t put things aside and work on real solutions for our economy other than bicker back and forth as to who is right. Almost like two bucks fighting. There has to be a winner, but how long is the fight going to last? Finally, the good news is that mortgage rates are still low and our local Hill Country/San Antonio/Austin real estate markets are faring rather well. Could things be better? Absolutely! But, as you have heard, our Texas real estate and economy is doing better than most states. The oil and gas industry are booming right now as well, creating Texas jobs and helping out the local economy. As a matter of fact, some confused folks may feel like a Boone and Crocket Buck within the confines of a deer proof fence, wanting to get out but not realizing how lucky they are to be living right here in the U.S. and Texas. Some good folks who hear nothing but the bad from politicians and news media come to think anything is better than where we are right now economically. However, look at what is happening overseas. It makes me glad to be where I am. Right here in good ole Texas-sitting in a deer stand.
$2,600,000 Bandera Co., Tx 319 Acres
$699,000
Burnet Co., Tx 63.25 Acres
$8,997,650
$1,249,550
$695,000
$669,900
Gonzales Co., Tx 373 Acres
$184,995
Burnet Co., Tx 10 Acres
$175,000
Gillespie Co., Tx 10.87 Acres (Tract A)
$140,000
Lampasas Co., Tx 48.22 Acres
$554,334
Calhoun Co., Tx 187.91 Acres
Live Oak Co., Tx 2,884 Acres
Gonzales Co., TX 231 Acres
$150,000
Gillespie Co., Tx 10.44 Acres (Tract D)
$1,295,000 Burnet Co., Tx | 43.92 Acres (Commercial)
Gillespie Co., Tx 10.44 Acres (Tract E)
Rick Doak | 361-243-1040 (c) | 512-263-9090 (o) | jrdoak@mac.com Cheryl Fowlkes | 512-749-8509 (c) | cherylfowlkes@earthlink.net David Faust | 512-940-3300 (c) | diamondfranch@hotmail.com Representing Buyers and Sellers of Fine Ranch Properties Throughout Texas!
The Hill Country’s
ONLY
news publication specifically for the real estate industry. The Hill Country real estate market is one of the best in the United States. This strength is due to the relationships and the service that thousands of real estate professionals exhibit and offer for both their clients, as well as their peers. However, the Hill Country real estate professional has had no centralized source of information and news concerning their industry.
That is, until now. Each month, the Hill Country Real Estate Report will provide you with up-to-the-minute information about the real estate industry that you need to know. The Hill Country’s FIRST real estate industry news magazine, we offer the most targeted news, as well as the most unique and specific advertising vehicle for you, the real estate professional.
Don’t miss your PREMIER opportunity for advertising your listing, development, agency, or service. Packages begin at $150.
For more information contact us at:
210.507.5250 Boerne, Tx | www.hcrer.com
Patti Nelson presents
TheVeryBest
of the Texas Hill Country 533 Trace 2761Cordillera Rio Cordillera • 4 bedrooms, 3 baths, 1 half bath
• 4 bedrooms, 4 baths, 1 half bath • 3,774 sq. ft. • 4,454 sq. ft. •Custom 1-story rock on 5 acs. Open plan •w/HW flrs., plantation shutters, rock •walls & wood beams. Kitchen w/stainDescriptive copy opens to family rm. w/Fp. less appliances
Game rm. Cov’d patio w/Fp.
Priced at $975,000
Priced at $695,000
533 Cordillera Trace • 4 bedrooms, 4 baths, 1 half bath
• 4 bedrooms, 4 baths, 1 half bath • 4,454 sq. ft. • 4,454 sq. ft. •Medit. 1-story w/panoramic views on 5 •acs. Rock arched entry. Formal & casual •dining areas. Island kitchen w/Sub-Zero Descriptive copy rm. w/Fp. & wet bar. opens to family
Cov’d patio & pool.
Priced at $975,000
Priced at $975,000
533 Trace 106 Cordillera Arroyo • 4 bedrooms, 4 baths, 1 half bath
• 4 bedrooms, 4 baths, 1 half bath • 4,454 sq. ft. • 4,454 sq. ft. •Rock & stucco custom w/metal roof on •2.43 acs. Family rm. & dining rm. w/Fp’s. •Chef ’s kitchen w/granite island. Split masDescriptive copy Cov’d patio, Fp., kitchen, ter w/spa bath.
pool & spa. Private guest quarters.
Priced at $975,000
Priced at $1,085,000
132 Cordillera Lismore Trace 533 • 3 bedrooms, 3 baths, 1 half bath
•• 44,935 bedrooms, sq. ft.4 baths, 1 half bath • 4,454 sq. ft. •Custom 1-story on 1.2 acs. w/HW & •travertine flrs. Living rm. w/Fp. Granite •kitchen w/upscale appliances. Master w/ spa-like bath. Descriptive copyExercise rm. Cov’d patio w/
kitchen & Fp.Workshop w/bath.
Priced at $975,000
Priced at $1,295,000
196 Cordillera Fossil HillsTrace Loop 533 • 3 bedrooms, 3 baths, 2 half baths
•• 46,161 bedrooms, sq. ft.4 baths, 1 half bath • 4,454 sq. ft. •Medit. 2-story on 2 acs. in gated commu•nity. Gourmet kitchen w/granite. Media •rm. Master w/sitting rm., Fp. & spa bath. Butler’s pantry. Descriptive copy Cov’d patio w/Fp., kitchen
& pool. 3-car garage.
Priced at $975,000
Priced at $1,425,000
16227 San Cayetano 533 Cordillera Trace • 4 bedrooms, 3 baths, 2 half baths
•• 45,901 bedrooms, sq. ft.4 baths, 1 half bath • 4,454 sq. ft. •Rock 2-story on 8.26 acs. w/views. Chef ’s •kitchen w/custom cabinets & upscale •appliances. Master w/spa bath & flex rm. Game rm. Pool, Descriptive copy cabana, outdoor living &
kitchen.Workshop & dog run.
Priced at $975,000
Priced at $1,615,000
Patti Nelson , Realtor
Hill Country Specialist Phone: 210-408-4086 Mobile: 210-387-3830 Email: pnelson@phyllisbrowning.com 210 E. Blanco, Boerne, Texas 78006