Buying a Ranch in the Texas Hill Country?

Are you ready to buy a ranch in the Texas Hill Country? If you are just starting to look at ranches for sale or you are ready to invest today, consider working with a buyer’s agent.
When searching for properties online, many people will pick up the phone and call the listing agent for more details. Their logic is simple, who knows more about the property, right?
Here is the problem though. While all listing agents should ask if a buyer is currently represented by another agent, some are going one step farther. They are advertising that if the buyer does not identify an agent on first contact, they will not participate with another agent in the transaction.
Some buyers are misunderstanding that by starting the conversation, over a simple question, like price or about a feature, they can no longer be represented by their own agent. That’s not true.

Finding A Buyer’s Agent when Buying Land

In a perfect world, the buyers should ask questions through their own agent, but it’s not always practical. When it comes to setting up an appointment, the buyer will want their agent to be there for the showing. It only makes sense that an agent needs to see the property to represent a client.
A buyer also needs to understand, that everything they tell that listing agent, about their budget, time frame, and motivation is being repeated back to the seller. After all, that is the listing agent’s job, to get the highest and best price for the seller.
So where does that leave the unrepresented buyer? Without much leverage to negotiate.
Experienced buyers may feel they don’t need representation, and that’s fine. I have known buyers who knew as much about a property as anyone. They didn’t feel they needed representation. However, most people will find value in a real estate agent working to negotiate on their behalf and assist them through the process of purchasing a ranch property.

So Who Should You Choose as A Buyer’s Agent?

My best advice would be to choose an agent who is experienced in Farm and Ranch sales, and who works in the area of the property you would like to buy. Too many buyers get offers from an agent who mostly work in residential sales in urban areas. These agents are over their head most of the time, and obviously “don’t know what they don’t know”. While they may be willing to learn, you won’t be best served by an agent who has never written a farm and ranch contract. I hope this has helped. Give me a call or send me an email if you have more questions – Melanie

Looking for a gated, active adult, neighborhood in Fredericksburg, Texas? Are you over 55? Then Heritage Hill Country may be a great choice for your next home!
Located off US Highway 290 east of downtown Fredericksburg, the neighborhood features a club house, exercise room, swimming pool, meeting space and walking trails. Just minutes away from all the places in town you will want to go!
There are about 180 or so lots with single story two and three bedroom homes with attached garages.
So if you are over 55, and want to see some well priced homes, in a gated community, check out the listings in Heritage Hill Country.
To see current listings and prices click HERE. Let me know if you would like more information or to arrange a showing. https://www.youtube.com/watch?v=VOYZdmCC8w4

Breakfast in Fredericksburg

Planning a visit to the ‘Burg and not sure where to eat? We’ve got that covered! Fredericksburg may be small, but we have a mighty appetite. Whether you’re looking for a unique experience or a quick bite, we have it all in Fredericksburg.

Brunch that hits the spot

Sunset Grill: The perfect brunch spot with tons of flavor and a bright atmosphere.

Otto’s: Perfect for a lazy Sunday brunch, with items such as Lemon Ricotta Pancakes and fresh frittatas you’re in for a Fredericksburg treat.

Vaudeville: Enjoy the fabulous brunch by Vaudeville in their beautiful courtyard lounge. With flowing champagne and weekly specials, its sure to be an unforgettable experience.

Farm Haus Bistro at the Herb Farm: With an ever-changing menu featuring fresh fruits, vegetable and herbs, the Farm Haus Bistro offers a unique dining experience inside the city.

Traditional Bites and more, Donuts to Breakfast Tacos

Hildas: A full service restaurant and bar serves breakfast from 6 a.m. to 11 a.m. everyday. This local favorite is sure to satisfy your huevos rancheros craving.

David’s Old Fashioned BBQ: Open from 7 a.m., David’s offers old-fashioned Pit BBQ breakfast tacos and homemade cinnamon rolls.

Java Ranch: Located on Main Street, Java Ranch offers a full espresso bar, custom Texas Hill Country Roasted Blends as well as smoothies, breakfast tacos and pastries.

Twisted Sisters Bake Shop: A sweet spot just off Main filled with baked goods. The family atmosphere features German flair and a wide variety of options.

Rathskeller: Conveniently located in the heart of Main Street, Rathskeller sits in the basement of the old Keidel Hospital and offers a fantastic breakfast with Hill Country Beignets and Duck hash.

City Café: Newly renovated and serving breakfast burritos and breakfast plates as well as burgers and sandwiches for lunch with “home cooked goodness”.

Old German Bakery: Established in 1975, the Old German Bakery knows a thing or two about traditional German breakfast. Breakfast is served all day so there’s no chance you’ll miss out on the authentic specials offered daily.

Hill Country Donuts and Kolaches: Fresh baked donuts and kolaches can be found here on East Main Street. The variety and drive through offers a quick and tasty bite.

Top Donuts: A large variety of donuts and breakfast croissants, Top Donut packs flavor and value into every mouthful.

 

 

Deed Restrictions on Texas Hill Country Real Estate

Many buyers for land near Fredericksburg, TX, especially those moving from urban areas, are surprised to find out that many tracts of land for sale around the Texas Hill Country, come with deed restrictions.
Little did I know when I created this video for my YouTube channel a couple of years ago, that Deed Restrictions would be the most popular topic! Really? Wow, that was a surprise!

So I thought I would add an article to my website with a little more information about what to expect when searching for land to buy in the Texas Hill Country.

Deed Restrictions Can Vary Greatly

Before you panic, and start thinking of neighborhood HOA’s with lots of rules and nosy neighbors, be sure and ask to see about the CC&Rs explaining limitations on the use of the property. In some cases, they may be very reasonable, and would make you more likely to buy. There are no “standard” restrictions, at least not in the Gillespie County area.

Use of the Property

Make sure that your real estate agent knows your plans for the property. Opening a business, adding cabins for vacation rentals, or even the type or number of animals you plan to have, can all be limiting factors on the listings you will want to see.

Dividing Acreage into Smaller Tracts

If your plans include someday splitting a property into smaller acreage tracts, be sure to check the deed restrictions. It’s not uncommon for the land to have limitations on how and when it can be divided. Some will only be for a certain period of time. I see this the most when a seller is keeping part of the property and lives nearby. They may choose to limit development for 20 years or so, then the restriction will expire. In other cases, you may never be able to subdivide the property.

Where To Find the Information?

Unfortunately, most MLS listings aren’t always geared toward the information land buyers need. You have to be working with a real estate agent or broker to find out about restrictions, available utilities, leases in place, and ag exemptions, etc. Even then, some agents, especially those who usually only sell residential homes, don’t have a clue what information land buyers will need.

Save Time, Get a Buyer’s Agent Who Knows The Area

One of the biggest hurdles I see as a real estate agent selling land in the Texas Hill Country is finding buyers a the property that fits their needs. It’s always discouraging when they fall in love with a place, only to find out it’s not going to allow the use they anticipated. You need to let your agent know up front if you plan something like bringing in a modular home, a small cabin or a tiny house, so you find a property where these are allowed.
If your use for the property goes beyond a buying or building a home and having livestock, you will need to know county and state regulations as well. Your agent needs to know who to put you in touch with, so you can move forward with your business plan.
With help from an agent or a broker, you can pare down you list to only properties that are worth your time to see. Also, your agent can keep their eyes open for properties that area “coming soon” or not listed in the MLS.

Ready to Get Started?

Contact me, Melanie Lehmberg, Agent at CC Herber Co., Real Estate, to find a your place in the Hill Country! I serve Fredericksburg, TX, Gillespie County, and the surrounding areas.

Heritage Hill Country, an Over 55 Adult Community

If you are looking for a over 55, active adult subdivision with neighborhood amenities, such as a swimming pool, clubhouse and walking trails, you may want to consider Heritage Hill Country. Located just east of downtown Fredericksburg, this gated subdivision might be something to consider.

Location

This area is just off US Highway 290 East and just minutes away from shopping, the Hill Country Memorial Hospital and many restaurants in Fredericksburg.

Homes for Sale 

Contact me to ask about upcoming listngs or to see current listings click here 

 

 

How’s The Market?

Real Estate is selling very well in early 2019! Prices are high, and inventory is low, and there are lots of buyers looking for all types of properties, from homes to investment properties to land. Especially land, small acreage to large ranches to winery locations, the buyers are looking for land!

Is It A Good Time To Sell?

Spring is just around the corner. The grass will be growing and the leaves on the trees will be budding. With all the travelers planning trips to the Hill Country, it’s a great time to think about selling your property. Prices are strong, and you should expect a lot of interest in your listing if it’s well marketed.

What is Good Marketing for Fredericksburg Real Estate for Sale?

In today’s market, the majority of buyers will do at least some of their research and previewing of properties on the internet. Great photos, lots of them, and a well written description will generate interest in a new listing. With so many buyers coming from out of area, choosing a broker who networks with not only local, but also out of area agent is ideal. Clients are here for a limited amount of time, and you want to make sure your property is at the top of the list of showings.

What Else Can You Expect?

Marketing property in Fredericksburg is a little different. Maps and drone videos are important for rural property listings. Area maps can also help.

Who Really Walks in A Real Estate Office?

Only a handful of people. In year’s past, lots of people would stop by as “walk in’s” and ask for information about available listings. These days people are more likely to preview properties and check out realtors online.

Sounds Good! What’s Next?

Give me a call or send me an email to discuss listing your property!

If you love historic homes, from log cabins, to Sunday houses, and even the pioneer and Craftsman style houses, you will be amazed at the properties you will see driving around Fredericksburg!

While many of these homes, especially the ones near the shopping district along Main Street have been purchased by investors for vacation rental homes or bed and breakfasts, new listings come on the market quite often.

Some may be in fairly original condition, but most have been updated at some point.

It’s also not unusual to see a main house and a second home, such as a guest house, cabin, or garage apartment. If the city zoning allows, and the lot is large enough, sometimes you will see several Bed and breakfast units on the same lot.

Go to my Historic Homes listings page to see homes that are currently for sale in the city limits. If you would prefer a historical home on acreage, give me a call or send me an email. I can find homes that you won’t be able to search for online.

Stone Ridge Market Report

Stone Ridge Homes for sale in Fredericksburg, TX, continue to be very popular with home buyers. This year the trend has continued. Many Stone Ridge houses are on the market this Spring, and it is still a popular area with buyers for both full time residences and some second homes. Continue reading…