Directions:  From SA, take I-10 to FM 1341. Turn right. Go 1 block. Turn left on Wiedenfeld.  There is NOT a sign on this property so you will need to contact agent to preview.  Thanks.  Julie 830-995-2511.

Also, to see the before and afters of the renvoation, click Here

101 Cibolo Branch, Boerne, Texas

Wonderful family home in Boerne. Open floor plan with vaulted living room. Dramatic stone fireplace as you enter. Kitchen is bright with updated appliances. Split master. Rooms are painted with decorator colors and all bedrooms have vaulted ceilings. 3rd bedroom has built in book case. Great for office. Nice trees. Screened in porch adds extra living space.  Easy access to I-10. Walking distance to Fabra Elementary, Boerne North Middle, and Main Street – Boerne. This home is waiting for you! For a showing, please call 830-995-2511.  Call and ask about the “Short Sale Opportunity” on this home.

INVESTORS – Based on a conversation I had today, August 24, 2010, with a local mortgage broker, rates are between 5-5.25% for a 30 year fixed loan. Requirements:  a minimum 640 credit score, 25% down, debt to income ratios cannot include the potential income off this property unless you have a history of running rental properties.

INDIVIDUALS – This Home would qualify for a FHA/VA or Conventional financing.

For more information, please give Julie a call at 830-995-2511.

For the 6 months just ended, here is the data as compared with the preceding two years:

Our experience has shown us that the more rural areas have been slower to recover than in town.  This year is showing promise for Center Point … but we’ll have to wait and see.  There are a lot of properties that have been on the market for quite some time. A lot of what IS selling is that which has been deeply discounted.

We watch the market daily for our clients so if you would like assistance locating the “deals” that are out there, please give us a call at 830-995-2511.

Quiet street, mature trees and an awesome carport on a slab that could be enclosed as a separate building. House is outside of flood plain although flood insurance generally is required by most lenders … very affordable. Available fully furnished at $299,900 (sleeps 8-10) and includes everything from games, cd’s, washer & dryer, dishes, etc.

Call Julie at 830-995-2511 for showing.

GREAT OFFER – SOLD IN DAYS!

Kerrville – Fireworks begin at 9:30 p.m. at the Guadalupe River Louise Hays Park (Kerrville’s annual 4th of July Celebration on the River also is held at the same place during the day from 1-9:45).

Boerne – Kendall County Fairgrounds/City Park – Starts at Dusk/Dark .

Fredericksburg -Fireworks at Lady Bird Johnson Municipal Park starts at 9:40.

HAPPY 4TH OF JULY!

Celebrations continue at the Park with barbeque ($8 for adults, $5 for children) from 11:30 a.m. to 2p.m., arts and crafts (11:30-4), fun activities, and the Miss Comfort pageant at 6:30p.m.

It’s “Small Town Texas Fun” worth attending!

The exterior of the house had not been maintained for some time.  The shingles inside the peaks were in very bad shape and so we made the decision to replace them.  It was a very time consuming job as each shingle had to be cut to fit. The paint colors are Silver Sage/White Glove. I am very pleased with the way it looks … Crisp and clean!  The front door still has to be painted.

The interior has changed dramatically.  We bought it from a guy who had already started work on it.  He had demo’d  the entire inside.    The kitchen cabinets were still in place.  We felt like the kitchen area was too small so we opened the kitchen to include the back porch and then added another porch on the back to replace the one we used in the kitchen.

The original home was a 3 bedroom, 1 bath home.  It has now been converted into a 2 bedroom, 2-1/2 bath main home plus a functional office/artist studio (previously a storage building).

When we purchased the property (from the first renovator that was unable to complete the project), the middle bedroom had been divided into 2 large bathrooms with 2 huge contemporary walk in showers. We felt like that didn’t fit the period and wasn’t very practical either.  We converted the two extremely large bathrooms into (i) 2 smaller but ample bathrooms one with a walk-in closet plus (ii) we converted part of the space into a  a half bath open to the living that also included a small laundry area (e.g., with a stack washer and dryer).

The master bedroom now also has a spacious master closet which was created by an addition to the back of the house.  Previously, there were no closets at all and the laundry area had been in the well house outside.

The kitchen/living area is now completely open.  There is great natural lighting. Granite countertops have been installed and the floors have been sanded.  We are contemplating staining them dark.  We refaced the fireplace with Guadalupe River stone. A new mantle still needs to be installed.

The back has changed dramatically due to the additions.  The porch has two stairways … one to the garage and one to the studio.  Wow! I love how it all is turning out!

To see the final pics, go to Featured Properties.

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