Tubing the Guadalupe: a local's no-BS guide
Got a text last Saturday from a buyer client staying at a rental in Gruene. Simple question: where do the locals actually tube? I wrote back a small novel. This...
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Hill Country BBQ, Ranked by a Guy Who Eats Too Much
I eat BBQ four days a week on average. Sometimes for breakfast if I'm honest about it. So when clients ask me where to eat between showings, I have opinions, an...
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Septic, Well, Rainwater: The Three Systems Nobody Warns You About
Buyers ask me about square footage and finish-out before they ask a single question about the water coming out of the tap or where the toilet flushes to. That's...
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Retiring to the Hill Country in 2026: What It Actually Costs
Had a couple in the office last week — both retired, coming from Plano, targeting Boerne or Dripping Springs. They had a budget number in their head. We ran t...
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The FM 3009 Stretch to Seguin Buyers Keep Skipping
Most buyers I show around treat FM 3009 like it ends at the Chick-fil-A in Schertz. It doesn't. Keep driving east and you hit the most under-priced stretch of d...
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Retiring to the Hill Country in 2026: Real Costs, Real Tradeoffs
A couple from Illinois sat at my kitchen table last month convinced they could land in Boerne for $450k. They'd been looking at Zillow for a year. The number in...
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Property Tax Protests in Comal and Hays: How to Win
In 2024, 78% of Hays County ARB hearings ended in a value reduction. Only 35% of parcels were protested. Do that math and tell me you're not leaving money on th...
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The Best Canyon Lake Fishing Spots Aren't On A Map
The best fishing near Canyon Lake isn't a secret spot, it's a set of conditions. Wind, water level, time of day, and who's dumping what upstream. Here's what I'...
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California to Hill Country: the honest version
The Hill Country is not the deal California buyers think it is anymore. It's still a better deal than what you left, but the gap has closed and the surprises ar...
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