COMFORT, TEXAS IN THE NEWS – CIVIL WAR MONUMENT
July 31st, 2011 categories: Comfort Community News, Views & Faces, Places to Go & Things to Do
Be sure and read the attached article discussing the history behind the Civil War Monument on FM 473:
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COMFORT, TEXAS – HILL COUNTRY WINE COUNTRY IN THE NEWS
July 31st, 2011 categories: Comfort Community News, Views & Faces, Places to Go & Things to Do
Check out this KSAT news clip featuring John Rivenburgh of Comfort’s Bending Branch Winery.
“Texas Hill Country Poised To Become Next Napa Valley”
http://www.ksat.com/news/28704618/detail.html
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SPACIOUS HOME IN SOUTHERN OAKS – $319,900 Reduced!
June 24th, 2011 categories: Featured Properties
Come see this spacious Hill Country Home on 3 acres just outside Boerne in the Southern Oaks subdivision community. Very large home priced at a bargain at $95/ft. Sellers have made substantial improvements: Fresh paint in and out, wood floors in living, new roof (2010) etc. Home is very large with 4 beds, 2.5 baths plus office + game room + bonus room that needs finishing touches (just needs texturing and carpet). Master and office downstairs and 3 bedrooms up. Spacious Kitchen + porch for outdoor dining.
Ceramic Tile downstairs. Nice views. Decks on 2 levels. Fully fenced back yard. Shows well. Reduced! Great place to call Home! 830-995-2511
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HARD TO FIND “BUILDABLE LOT” IN COMFORT – REDUCED TO $39,000
May 24th, 2011 categories: Featured Properties
Come check out this hard to find “buildable” lot in Comfort. End of road privacy and within walking distance of downtown and Cypress Creek. Property is in the flood fringe area and requires raised foundation. Adjacent lot is built on … so you can see the possibilities.
Lot is in Kendall County Water Control District so public water and sewer is available. Tap fee applies. Minimal restrictions. Contact Julie for more information. 830-995-2511
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28.68 ACRES IN CENTER POINT, TEXAS WITH RENOVATED 1 BEDROOM 1 BATH CABIN- $269,900
May 17th, 2011 categories: Featured Properties
Picture Perfect Farm/Hunting Ranch in Center Point – 28.68 Ag except acres, fenced and cross fenced, w/ newly renovated 900 sf cabin (1 bedroom, 1 bath).Well & septic in place. Previously there was also a 
mobile home so pads are in place for a new mobile if desired. Great combination of different types of land. Grazing, Views, and Woods. Lower portion is pasture, cross fenced for sheep. Steele Creek runs through property and then gradual elevation with views. Many great building sites. Lots of deer. Great hunting property. This one has it all! Pics of creek from Jan ‘11 (prior to drought). Priced right! Contact Julie or Buddy 830-995-2511. Owners are licensed real estate agents.
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KENDALL COUNTY REAL ESTATE SALES SHOWING IMPROVEMENT – JAN-APR (2007-2011)
May 11th, 2011 categories: About the Local Market, Assessing the Local Market, Real Estate Stats & Issues
Residential Real Estate Sales for the first 4 months of 2011 improved slightly over last year. 84 Sales vs. 81 last year. Also showing improvement was average sales price which increased from $314,055 to $319,152.
2007 was the height of the market. The market is currently down about 40% from that point. Sales are taking more than twice the time to sell and are selling at a deeper discount from original list price than that time period.
Thankfully, the sales curve is finally on an upswing. We have noticed that the number of distressed properties are decreasing. Inventory, however, is increasing daily.
It will be interesting to see how this year plays out … whether sales will grow stronger and eat up the inventory or whether inventory will not be absorbed and a “glut” by year end will create more distress situations. We remain optimistic … but are ever watching the market to stay abreast of the situation. For all of your real estate needs, give us a call.
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REAL ESTATE SALES TREND ON ITS WAY BACK UP – KERR COUNTY, TEXAS
May 11th, 2011 categories: About the Local Market, Assessing the Local Market, Real Estate Stats & Issues
Sales in Kerr County are finally on their way back up. The total real estate market is only at 52% of the market height in 2007 but is up 11% from last year. The average sales price increased slightly from $181,742 to $183,095.
It is our feeling that the market has not recovered as much as in adjoining Kendall County because there have been fewer “deeply discounted” properties. With so much on the market, buyers are looking for “deals.” If a property doesn’t “shine” next to its competition and truly feel like a “deal,” savvy buyers will pass for the next more appealing property. The moral: Property pricing is more important than ever!
Regardless, we are encouraged by the turn in the trend. We’d love to talk with you about YOUR real estate needs. Give us a call at 830-995-2511.
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Four Star – Camp Verde General Store – Great Outing in the Hill Country
January 14th, 2011 categories: Places to Go & Things to Do
Campe Verde General Store is this weeks featured hot spot ! Charming, rich with history and taste PLUS you will find the store pleasantly affordable as well. The gift shop has a cozy feel with many interesting and fun items to purchase. 2 stories of everything from art pieces , jewelery, dishes, to homemade cookies.
If in all the wonder you start to work up an appetite, count yourself in luck because you’ve saved the best for last … The Camp Verde Cafe . The food always makes a lasting impression with every thing on the menu under $7 … always fresh and delicious.
My personal favorite is the “Ooh La La!” Grilled roast beef, Swiss cheese, grilled onions and garlic mayo on ciabatta bread with au jus ($4.75).
After your meal, take a walk across the street to the park where you can enjoy wonderful Verde Creek (one of the nicest creeks in the Hill Country) or just enjoy the elements sitting at the picnic table with friends. Perhaps a game of dominoes? Check back soon for more Hill Country hot spots and things to do!
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GUADALUPE RIVERSIDE EXTENDED STAY RENTAL – COMFORT, TEXAS
January 14th, 2011 categories: B&B's & Vacation Rentals, Extended Stay & Vacation Rentals
Fabulous Riverfront Home great for friends, couples or families that is both comfortable and plush … all at the same time. Inside, you’ll appreciate the comfortable beds, beautiful decor, fully equipped kitchen with granite countertops, and the like. Outside, enjoy the river from the back porch, take a snooze in the hammock under the trees, stroll down to the deck less than 50 feet from the house and enjoy a glass of wine, or continue on down to the river and wade on in. Within 5 minutes, wineries, great restaurants, community golf course, and shopping! Within 20 minutes, more wineries, recreation center (day passes available), museums, and lots and lots of shopping!
The house really takes advantage of the river: Living/Dining & Kitchen all face river. One bedroom has a king sized bed. The other a queen plus a pull out sofa. Living room has oversized sectional couch that could be used for additional sleeping. Covered porch extends across the entire width of the river side of the house. Winding sidewalk leads to small deck and the river. Lots of nice details! Hammock under mature trees, quiet street, and an oversized carport. Includes everything from games, cd’s, washer & dryer, dishes, etc. Everything’s fresh & spacious, lots of light, granite countertops, tiled floors and the list goes on. Cable. Prepaid internet card available upon request. Suitable only for laptops and is for checking of email and limited searching of internet. Wi-Fi available in Comfort and Kerrville. Sorry, no smoking or pets. Max. occupancy: 6.
Located just outside of Comfort on Hwy 27 on the way to Center Point with easy commute to San Antonio, Kerrville, Bandera, or Fredericksburg.
Rates:
2 people only (min 2 nights): $350 for 2 nights, $150 p/night thereafter. $850 for a week. $2200 monthly.
3-4 people (min 2 nights): $400 for 2 nights, $175 p/night thereafter. $1000 for a week. $700 each week thereafter. $2800 monthly.
Greater than 4, please call or email for rates. Max 6 people.
Weekly rentals require a security/damage deposit equal to 1/4 of the expected rent for your expected length of stay payable upon arrival. Monthly rentals require full month’s deposit. We will gladly refund it at the end of your stay if there are no damages.
To check availability, please inquire through HomeAway, Property ID#960204 or call 830-995-2511.
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2010 REAL ESTATE SALES IN COMFORT, TEXAS
January 7th, 2011 categories: About the Local Market, Assessing the Local Market, Real Estate Stats & Issues
Real Estate sales in 2010 totaled $5.194 million, down $1.86 million from the previous year.
There were 18 sales with an average price of $288,579 as compared with 20 sales the previous year, 18 in 2008 and 25 in the peak year of 2007. Basically, 2008-2010 have been very slow years in the Comfort area. 2007 was the peak year and is the bench mark that most people look at in determining how much the market has fallen due to the economic slowdown/mortgage crisis, etc.
Source: San Antonio MLS
Two interesting figure in terms of determining what the market actually is doing are:
OLP:SP which is the original list price as compared with the ultimate sales price. In 2010, that figure was 88.9%. In 2007 (the peak year), the figure was 93.8%. That signifies that market prices (which have gone down already since 2007) are continuing to fall.
DOM is the average number of days it took to sell a property. Average DOM in 2010 was 165 days. In 2007, it was 98 days. Obviously, the longer it takes to sell a property, the worse it is for sellers … not only in terms of frustration but lost opportunity costs (e.g., more months of interest, taxes, etc.).
For a lot of us in the real estate market, the market has been extremely frustrating (albeit not profitable). I hate to be the bearer of bad news … but as the saying goes … it is what it is! Things just aren’t moving like we would like them to! I guess the lesson is that we just need to be smarter about what we are doing. Face reality, accept it and make choices in line with what actually is going on.
I read the following statement recently:
Reality does not adapt to you …. you must adapt to reality.
In my opinion, that does not mean that we “take everything laying down” (as the saying goes). It means that we must actively adjust to reality. For us at Hill Country Home & Ranch Team, we do that IN FAITH … believing that God will lead us in wisdom as to HOW to adjust.
Many in the real estate business are “closing shop.” Others (such as ourselves) are having to do MORE than just real estate. We continue to do as we have been doing (e.g., we aren’t changing anything that we have been offering) but we are adding some additional side businesses to our “mix.”
What kind of “Adjustment” is going to be required of sellers in this market? Adjusting means accepting that:
- The expected days on market (DOM), the time it will take for your property to sell, is going to be longer than originally expected AND
- Your ultimate sales price is likely going to have to be adjusted lower than originally expected.
Obviously, our desire is that our sellers get the highest price that is possible and we all hope for a very quick sale (believe me – we really desire that), but our way at Hill Country Home & Ranch Team is to face reality, be prepared for the worste case scenario (or at least think it through thoroughly), and hope for the best!
For other sellers, refinancing to a lower interest rate might be another adjustment to consider. Also, considering renting while the market recovers. Regardless, we are there to walk WITH you through the process.
Whatever your need is, let Buddy or I know. 830-995-2511
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