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Learn about Wimberley Texas real estate, homes and the lifestyle Wimbery Texas has to offer
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Let your imagination run wild at this beautiful unrestricted waterfront setting on the banks of Smith Creek. This is a great location for a bed and breakfast...family compound or just a wonderful place to call home on 4.84 acres including frontage on Smith Creek, Turkey Creek and a pond backed by a dam as well as a seasonal swimming hole and waterfalls. The home is 1730 Sq.Ft. and is an NAHB silver rated 'green" home with efficiency appliances and a rain water collection system. There is also a separate studio/barn with 1200 Sq.Ft. of working space including HVAC, half bath and a small office. The property is loaded with large Oaks terracing down to the the creek banks with great views of the Texas hill country. This property is fenced and has a large pasture out front and a great location just four miles to the Wimberley square.    
For more information: Steve Hysinger, Associate Broker
Sky Realty Austin
512.461.2865
http://www.WimberleyHomes.com
512-461-2865
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There are lots of neighborhoods with many homes throughout Wimberley and most often they are stacked one after the other on tiny 1/4 acre lots. It is rare indeed to find a beautiful home on a large two thirds of an acre lot which borders a 50 + acre privately owned tract in an established Wimberley neighborhood. Come to Brookmeadow and enjoy this lovely 2485 Sq.Ft. home with three bedrooms, two and a half baths, two car garage,office and a large deck overlooking great oaks with a huge fenced backyard. From the master suite balcony you can sip your coffee and enjoy the peace and serenity around you. This end of the road cul-de-sac location is only two miles from the Wimberley square and less than a mile to the Winter Mills hike and bike trail.   for more information call : Steve Hysinger
WimberleyHomes
512-461-2865
http://www.WimberleyHomes.com  Format: ???
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I can not count the number of times I have had inquiries from buyers wanting a Blanco River home at basement bargain prices. it is usually innocent with the buyer just not aware of what Blanco River homes bring in Wimberley. I politely explain the market and usually, I hear a pause followed by the single word "wow". Who has not visited Wimberley and felt the same way. Wimberley and the Blanco River are a beautiful sight and the two conjure up dreams of moving to Wimberley or even having a vacation home.So how does one live the dream...a home on the Blanco without having to be an oil tycoon to afford it ? The answer is buy homes which are on the Blanco but the river is owned by the home owners association. Do not confuse this with owning a beach home in Texas where the waterfront is open to the public. In this case the stretch of Blanco River along River Road is owned by a small homeowners assocaiation whose members have access to the river. it is not open to the public. Rarely (maybe twice) have I ever seen anyone on this stretch of river. I have just listed a lovely Blanco river home on River Road for well under $500,000. This home dates back to the 1940's and was in the same family for some 60+ years. It has been wonderfully restored by the current owner and beautiful oak floors were discovered under the carpet. This 3/2 with 1815 sq.ft. sits on .744 acres and features two porches from which to view the Blanco River. Swim, fish, canoe and just enjoy the Blanco right outside your front door. This Blanco River cottage is located at 712 River Road on one of the prettiest drives in Wimberley and just a mile or so from the Wimberley square. MLS #8803117. Steve Hysinger
Wimberley Broker/Realtor
512-461-2865
http://www.WimberleyHomes.com
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It is all too easy to fall in love with Blanco River property around Wimberley. Buying it wisely is a whole different subject. Understanding flood plains, knowing there are places where the Blanco River ran dry during the drought of 2008-2009 and understanding price trends and pricing by linear frontage are all important and necessary.But there is another trend that has shown up over the last couple of years that is equally as important to a buyer. Blanco River sales statistics show that some listing agents are pricing Blanco River property as much as 30% above true market value.Often this is done to establish a high starting point for future negotiations but common sense would dictate that it is also done in hopes of snagging an uninformed buyer. What that means to you as a buyer is that a property listed at $1,000,000 that you want to buy at $850,000, may in reality be worth only $700,000. Is there anything unethical about this practice ? After all it is the job of the listing agent or sellers agent to get as much as they possibly can for the seller. If I own a vintage guitar that has been appraised at $10,000 and someone shows up , falls in love with it and offers me $15,000, am I wrong to take it ? If a Blanco River property is priced at $2,000,000 and is worth $ 1,500,000 and a uninformed buyer shows up and offers $1,800,000 cash, has the sellers agent done anything wrong ? They have done what they were hired to do..get the highest price and best terms for who they represent...the seller. So what is the message here for a buyer who wants to purchase that dream property on the Blanco River ? Caveat emptor, let the buyer beware. Here are some do's and dont's that will help you with your next property purchase.Do hire someone with expertise in Wimberley real estate and in this example Blanco River prices to represent your interests.It does not cost you a dime more to do so and may save you a bundle of cash and hardship in the end . A buyer has nothing to gain and so much to loose by dealing directly with the sellers agent. They (sellers agent or listing agent) do not represent your interests and in fact have a fiduciary responsibility to get the highest and best price for the seller. Commissions are set by contract. Do not think that by dealing directly with the sellers agent that you are avoiding part of the commission and therefor lowering the price you pay for the property. . Do not assume that all agents are the same. Wimberely may be this beautiful, little hill country town but I am telling you based on my 15 years of selling and buying real estate in Wimberley that real estate here is far from simple. Do make sure you or your Realtor can answer the following questions before buying a Blanco river property. What is the current average price per linear foot for Blanco River frontage. How does the listing agent on the property typically price their properties ? What is the history of the property ...has it been on the market previously ? What are the neighborhood deed restrictions and do they jive with what I want to do with the property ? How has this part of the river done during times of drought.... during times of flood ? How much of the land is in the flood plain ? How has the neighborhood done as far as appreciation compared to other Wimberley areas ? Dig deep, study hard. The Blanco River is one of the hidden jewels of Texas real estate. Email, phone or visit my website . I would be honored to help. Steve Hysinger
Wimberley Broker
512-461-2865
WimberleyHomes.com
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Praise to the Wimberley ISD. It did not get the acclaim that the state championship for Wimberley football in 2005 or the five state volleyball championships in the last 10 years but for most of us Wimberleyites it is of far more significance. Wimberley High School and Wimberley Junior High have been awarded the rank of "exemplary" by the TEA. The rank of exemplary is the highest ranking a school or school district can obtain and is based upon students scores on the Texas Assessment of Knowledge and Skills, which are exams taken each year in the fall and spring. To obtain this ranking schools and districts must show a 90% or better passing rate in all TAKS subjects, a 95% completion rate and a dropout rate of less than 2%. My hats off to the teachers and administrators of WISD .Great job !! 
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With temperatures of 100 degrees and more over the last week Wimberleyites are staying close to the water. Whether it be swimming pools or the Blanco River or Cypress Creek the effects of cooling water are a must this time of year. If buying Blanco River property or creek front is beyond your means there is a great alternative in the Wimberley Valley. There are several Wimberley neighborhoods with river parks for members of the subdivision's homeowners associations.. So you might not live on the river but you can stroll a block or two down the road to the river park and swim, canoe, fish or just kick back and throw something on the grill. Paradise Hills, Paradise Valley, Southriver, River Oaks and River Mountain Ranch are all Wimberley subdivisions with Blanco River parks. They are generally uncrowded and always wonderful places to impress guests with the beauty of the hill country and take a refreshing dip in the heat of the summer. It also makes economic sense to buy in these neighborhoods as these river rights are a major bonus with buyers when it comes time to sell your home. let me know if you would like any additional information on Wimberley subdivisions with water parks.  inger Steve hysinger Wimberley Realtor/Broker Sky Realty Austin 512-461-2865 http://www.wimberleyhomes.com/
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Hi. I am Steve Hysinger an Associate Broker with Sky Realty in Austin but live in Wimberley Texas where I have practiced real estate since 1995. Wimberley is my home and I, like most who live here, know that I am blessed to be in the Texas hill country. Wimberley is a great place to live where a handshake still counts, folks pack the football stadium on Friday nights and one can express their religious, social or political opinions without getting run out of town. In my fourteen year real estate career in Wimberley, I have represented buyers and sellers in every aspect of rel estate from prestigous ranch estates to small homes, Blanco River properties to small lots and can honestly say that I have treated every transaction to the best of my abilities and with the same enthusiasm regardless of property size. I represent clients in the Wimberley area including Driftwood, Blanco and Dripping Springs. My belief is that it has to be right for the buyer and seller first, then the Realtor, or it is not right for anyone. Happy clients make good friends. I have been married to my high school sweetheart, Becky, for 32 years and have two wonderful children who live nearby, and still love Wimberley. Prior to my real estate career, I owned a commodity futures brokerage firm for 17 years where I learned the principal of honesty and integrity when dealing with other peoples money. I am a University of Texas alumni and Longhorn football fanatic. i went to high school in Hereford Texas and was raised in the military and lived all over the world. My dad is an aggie , veteran of three wars, and a hero to me. Life in Wimberley is good. Please let me know if I can help in any way. Steve Hysinger Sky Realty Associate Broker/ Realtor 512-461-2865 www.wimberleyhomes.com
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Springtime is wonderful in Wimberley Texas. It is not just the beauty of the hills and the rivers and the wildflowers, it is something more. It is a time of renewal and a time to enjoy the annual events that are held in Wimberley and make it such a unique place in the Texas hill country. This last weekend I attended Butterfly Days, one of many annual springtime events held in Wimberley. The wonderful sound of children's laughter filled the air as youngsters reached into the butterfly cage with a water melon slice, slowly withdrawing the melon to find butterflies perched atop the fruit. For fleeting seconds they would gaze in amusement at this beautiful spectacle, and then gasp with excitement when the butterfly flew away to join the hundreds of others released this day to their new Wimberley home. There was entertainment on the big stage, music on the back stage, face painting, a petting zoo and many other activities for the children. I greeted old friends and conversed about the days when it was our children running around and giggling at this unique celebration. Wimberley is a wonderful place to live and raise a family, where simple things like the release of a butterfly become an event to capture the imaginations of our children. My wife and I have tinkered with the idea of moving to Austin but it is not to be, as days like today remind us that Wimberley is where our hearts will always be. Butterfly Days is held in Wimberley on the third Saturday in April at the EmilyAnn Theater near Wimberley High School on RR 2325. Bring your children and come see the beautiful Texas hill country town of Wimberley Steve Hysinger Wimberley Texas Real Estate 512-461-2865 www.wimberleyhomes.com
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