The Lake LBJ Real Estate blog
Kingsland, Texas is Blowing Up!
I am not sure if you have noticed lately, but the Colorado Arm of Lake LBJ is officially blowing up! A short cruise up-river and you will notice new construction, after new construction with more under construction. Pay close attention to the size of some of these stately Lake homes; I am starting to think there is more money on Lake LBJ in Kingsland than there is in Horseshoe Bay.
In recent years developers have flocked to this unique environment to capitalize on the prime real estate, with good infrastructure already in place and minimal regulations. Kingsland is not a municipality but rather is just a name given to the unincorporated area that lies on the border of Burnet and Llano Counties. The Kingsland MUD has a full sewer system in place which allows property owners to maximize the building envelope without having to account for large septic drain fields. With the increased popularity in Short Term Rentals, Kingsland has become the “Port Aransas of Lake LBJ” frequented by visitors from all over the State of Texas. For investors looking for cash flow opportunities you cannot go wrong investing in Kingsland. There is a very strong demand, and an overall limited supply of lakefront rentals on Lake LBJ.
In my experience, some people are “Main-body” people and others are “River People” and there really is no rhyme or reason why they choose one over the other. All Lake LBJ Real Estate is incredibly beautiful and both have their strong points. We are big believers in the Kingsland market and are excited to see what unfolds here in the future. Things are definitely looking Bright!
If we can be of assistance helping you buy, sell or own Kingsland Real Estate please reach out at (512) 786-1515. We look forward to hearing from you!
Peeling back the layers of septic inspections near Lake LBJ
If you are a Lake LBJ waterfront owner- septic knowledge is important. Important while you enjoy your home and even more important at the time of sale. Always make sure your Realtor reaches out to the LCRA and requests re -inspection paperwork prior to listing the home on the open market. This paperwork is vital for several reasons. This paperwork will disclose the last time LCRA performed an inspection, who the owner of record is per LCRA, tank and drain field preparation items to be completed prior to scheduling inspection. At this time, a diagram is provided of the property to show where the septic tank(s) are located, drain fields etc. Very important information that I find serious prospective buyers will ask AND a third-party septic inspection company will need in order to locate the tank cover. Knowing what the house is rated for is imperative to make sure the size of the septic system is sufficient for the number of beds in the home.
If the current homeowner is not the owner on LCRA paperwork; form 1100 is required to be filled out which is also known as a continued use application. This just means the paperwork was not submitted to the LCRA at the time the homeowner purchased the home. Not a huge deal, just additional paperwork.
Next, is the reinspection application. With this, you will need the house floor plan. Does not need to be to scale but will need to include all rooms (kitchen, living room, flex room etc), bathrooms and closets. In this sketch make sure you include the address of the home, number of bedrooms/ baths and heated/cooled square footage of dwelling. If the house is not actively in the MLS for sale, you will need to provide a letter providing the number of bedrooms. If you have it listed for sale, you can provide the MLS listing.
If you have an aerobic treatment system- requires an O & M contract, you will need to provide this contract as well. Operation and Maintenance contract is when a third party septic company does inspections to ensure the septic is in good working order. If your system requires a maintenance contract and you do not have one in place you will not be able to call in for inspection. I have found it can take 10-15 business days to set a company up, pay a fee and have them do their own inspection, write a report and submit it to LCRA.
Once this is complete, you will submit it online to LCRA. LCRA will then review and if all looks good, will send you an email asking for you to remit the application fee of $150.00. Once that is paid you will send the checklist provided to you by LCRA to a third party septic company that is well versed in septic inspections. They will prep the system/drainfield as outlined on LCRA checklist and call in for inspection.
When buying, selling or owning Lake LBJ Real Estate it is critical to work with a Local Expert that has a proven track record of success to avoid costly mistakes. Reach out today at (512) 786-1515 if we can be of assistance.
SOLD: 106 Cardinal in Highland Haven
Check out our listing at 106 Cardinal on Lake LBJ. Our video marketing team did an incredible job showcasing this fabulous property but I can assure you she looks even better in person. Reach out to schedule your tour or if we can help you with your Lake LBJ Real Estate Search
The Club at Horseshoe Bay – Membership
The Club at Horseshoe Bay Resort celebrated 50 years of success in 2021. With a bright future in mind, the Resort recently completed $100 million of capital improvements on everything from hotel rooms and landscaping to their golf courses. Included in these improvements is the Caprock Clubhouse which was honored with Golf Inc. Magazines Private Clubhouse of the Year award. The Club prides itself on connecting members, hosting annual and monthly events to get everyone involved.
Owners of Horseshoe Bay Real Estate should reach out to the club directly to confirm current membership rates and fees. Membership includes access to Bayside Spa & Salon Services, Marina & Ship Store, Pools and poolside cafes, Restaurants, Jungle Kids Club and member social activities and events. The top-tier Summit Membership for the golf enthusiast includes access to 72 holes of championship golf and exclusive medallion member events. There is truly a place for everyone at the Resort.
The 8 dining options at the Resort will satisfy all your food and beverage needs. The Yacht Club, which is located on the banks of Lake LBJ, serves fresh upscale cuisine. The new J’s Restaurant and Bar serves Texas BBQ and offers a great spot to enjoy happy hour. The Whitewater 360 Sports Bar offers pizza, wings, cold beer and hand-crafted cocktails. Looking to drive your boat to dinner? The Waterfront bar and grill provides convenient boat slips directly in front of the restaurant and sweeping views of LBJ. Once you’ve filled up your belly, head on over to the Y-bar for live music on Friday and Saturday nights! When you’re looking for a special night out with your significant other, drop the kids off at the jungle kids club.
The private Marina on Lake LBJ offers members convenient access to annual or daily boat slip leases. Members and Resort Guests enjoy personal watercraft and boat rentals, boat storage, hydrohoist boat lifts, fuel services, trailer storage, and boat concierge services.
The Paseo Fitness center provides members 24/7 access to cardio equipment and free weights. This is located in the center of the resort next to 8 world-class hard tennis courts and six UTSA certified clay courts. Tennis lessons, League play and all levels of weekly games can be enjoyed here. If pickle ball is more your style, there are 8 brand-new pickle ball courts with a full calendar of tournaments to enjoy.
For those looking to enjoy a more relaxing experience, the Bayside Spa and Salon has you covered. Offering everything from soothing stone massages to body contouring treatment the Bayside Spa will have you feeling blissful in no time. Over at the Salon you can expect everything from precision cuts and coloring to special occasion makeup and hair styling.
An abundance of pool access includes the Tower which is heated for those chilly months, Paseo conveniently located behind the fitness center and the Caprock pool with incredible views of the Texas Hill Country. For those members looking to get in Lake LBJ, Stargazer and Turtle beach offer easy access with maintained grounds and infrastructure.
Members with entertainment in mind have access to a variety of venues to celebrate with family and friends. Including; numerous lakeside lawns, the 10,000 sq ft Palm Pavilion and the Palm D’Or featuring a covered stage surrounded by lush gardens.
Easily access the Resort by water, land or air! The Private airport features a 6,000-foot lighted runway which can accommodate all personal and business aircraft up to a Regional Jetliner. The Jet Center offers full service FBO, fuel services, hangar space and an experienced crew to make your trip hassle free.
When you are in the market for Horseshoe Bay Real Estate, you need the Local Experts on your side. We know Horseshoe Bay.
Invest in the BEST to Combat Inflation
Warren Buffet once told stockholders that the best things a person can do to protect against inflation are to sharpen their skills and work to be at the top of their field. “If you’re the best teacher, if you’re the best surgeon, if you’re the best lawyer, you will get your share of the national economic pie regardless of the value of whatever the currency may be”. We believe the same holds true for real estate.
High inflation for the foreseeable future is no secret and savvy investors often times look to real estate to protect their capital during these volatile times. Investing in PRIME property in highly desired markets ensures that the value of that property will at minimum keep pace with inflation. In a market like Lake LBJ buying GREAT waterfront is a sure bet. Putting your capital into tangible assets with low supply and high demand seems like a wise thing to do. But knowing which properties are the best takes experience and local expertise.
As the local waterfront real estate experts on Lake LBJ we understand the ins and outs of Lake LBJ Real Estate and can help buyers sift through the opportunities to pick the winners. Now, more than ever we see buyers engaging real estate professionals from out of town to help them buy real estate locally and to us this seems like a huge mistake. How can someone that does not live or own on Lake LBJ give you advice on what is good and bad? If they aren’t here full time pounding the streets to find deals and opportunities how can they ensure you are seeing all the available properties? The answer is “They cannot”.
If you are looking to buy real estate on Lake LBJ and want the expertise and help of a local professional that is involved with numerous transactions year over year and has a strong understanding of the characteristics and qualities that make great real estate in our market engage our team to give yourself a real advantage. We don’t just sell here but we live here and we have the EXPERTISE to help you buy and sell right.
SOLD: 213 Lighthouse Drive Horseshoe Bay, Texas
One of a kind home on coveted Lighthouse Drive, in the Horseshoe Bay Resort which boasts 8,356 square feet with 5 beds, 5 full baths and 3 half baths that is carefully situated on 93 feet of Southeast facing prime waterfront. A worry free landscape consists of newly planted grass, trees, shrubs along with artificial turf on the side yards. The outdoor living areas are a water lover’s delight with 2 big screen TVs, covered living and dining areas, outdoor fireplaces and a beautiful infinity edge pool with the lake as your backdrop. You can also sit in a covered area lakeside watching the wildlife as you enjoy the breathtaking sunrises each morning. The front entry has a double sided waterfall that greets you and your guests as you enter the spacious living areas. Upon entry, you can look through the wall to wall sliding glass doors that bring the outdoors in. Entertaining guests is a breeze with the multiple bar and sitting areas that utilizes a fantastic AV system connected throughout the interior and exterior of the home. The gourmet kitchen is a hosts’ haven equipped with 2 Thermador refrigerators, a full size wine cooler, Miel stove, oven, warming drawer, microwave, dishwasher, and coffee maker. A butler’s kitchen is also equipped with a refrigerator, stove/oven, dishwasher and microwave. All the luxury, hand selected pieces of furniture are conveyed with the home. For the discerning buyer that seeks the Best in Lake LBJ Real Estate this incredible property surely tops the list.
Property Specs:
- 8356 Sq. Ft
- 5 bedroom, 5 full baths, 3 half baths
- 2 Living Rooms, Multiple outdoor living areas
- 93 Waterfront Feet
Everything is Selling but Not Everything is a Buy
This market can be extremely challenging for buyers as it seems that every time a property gets listed it flies of the market before anyone has time to make an appointment to see it. If you aren’t engaged with a local real estate expert on Lake LBJ you are surely at a huge disadvantage. But just because everything is selling does not mean everything is a good buy.
Every day I am personally shocked at the JUNK that is selling way over value and typically by buyers that are being represented by agents and brokers that have no clue about Lake LBJ Real Estate. They get excited that their clients asked them to see property on the lake, start counting their commission on the way up and at the first sign of interest by their buyer they are ready to write an offer without being able to provide advice our guidance about specific properties and how their attributes effect lakefront living on Lake LBJ.
Prices have gone up which means for many your Lake LBJ Real Estate purchase will be your largest investment. Make sure you are working with a local expert that can help you sift through the junk and find the GEMS. They are out there but you have to give yourself the absolute best chance of finding them or you will find yourself owning something you should not have bought.
If I can assist you in buying Lake LBJ Real Estate reach out at (512) 786-1515. I don’t just sell here. I live here and I have the local expertise to help my clients buy and sell right. I look forward to hearing from you!
Act Quick in a Fast Market
Today’s real estate market on Lake LBJ is faster than fast and indecisive buyers don’t stand a chance. Great properties go fast, and in many cases do not even make the open market. All too often I see the slightest hesitation costing buyers thousands, if not hundreds of thousands of dollars, and many times a great property altogether. Below are a few steps we recommend taking to prepare yourself to buy Lake LBJ Real Estate:
-
Work with a Local real estate professional that knows the local market and has access to deals and opportunities. A top producer is notified by other agents when good stuff comes to the market and they also have access to properties directly through their marketing reach
-
Learn the different areas of Lake LBJ and be familiar enough with them so that you can strike when a good property shows its face.
-
Get your financing or capital in order. Financed deals are taking longer and longer to close as industry bottlenecks like appraisals and loan underwriting are delayed. If you are getting a loan make sure you go through the process in advance to get qualified but also to get necessary documents to the lender so you can move quickly through the loan process without any hiccups. Having a strong sense of timelines and necessary time needed to close will contribute to writing a strong offer.
-
Be familiar with the terms of the contract and understand different aspects that contribute to a strong offer such as appraisal waiver, option period waiver, financing contingency waiver, and be willing to put up a large amount of earnest money to boost your offer. This is an extremely competitive market and it takes a well-crafted offer to have a chance at winning.
-
Be ready to move quickly and even write an offer site unseen. As I stated above a short amount of time in today’s market can cost you lots of money and often times your dream property altogether. Trust your broker to tell you when a good deal comes available and buy an option.
-
Get familiar with values by looking through active and sold listings. I often tell buyers you are going to have to pay more than you want to get something GREAT in this market so having good sense of the market values will get you ready to make a great buy.
It is also important to remember that under current market conditions most everything sells but not everything is a good buy. Working with a trusted pro will help you sift through the junk and find the gems is critical. Reach out today if we can be of assistance in helping you acquire your dream piece of Lake LBJ Real Estate. We KNOW Lake LBJ!
Local Representation on Lake LBJ Matters
You wouldn’t hire a Chef to help you re-decorate your home or a brain surgeon to work on your heart. So why would you hire an agent or broker from anywhere other than locally to help you buy and sell Lake LBJ Real Estate?
It deeply troubles me to see so many buyers making BAD investment decisions based on lack of experience and bad advice from their real estate representatives. This is how unhealthy bubbles are created. Out here in the Texas Hill Country our market is different and unique and there are many things that can only be learned through LOCAL EXPERTISE. That Local EXPERTISE comes from years in the business, living and working in the local market, participation in numerous transactions and a dedication to LEARNING the ins and out of the real estate we sell. Every day my team and I immerse ourselves in the local market doing everything we can to gain valuable experience and knowledge that our clients can leverage for their benefit. We are successful because we are GREAT at what we do and would NEVER allow a commission check to stand in the way of giving sound advice. Our only priority is to help our customers accomplish their real estate goals and sometimes that means not buying anything at all.
This market can be exciting and when people decide they are ready to buy the lake house it is very easy to become impatient. Just because you can buy doesn’t mean you should buy. If you or someone you know is considering the buy or sell of real estate on Lake LBJ reach out to the Lake LBJ real estate experts to start a dialogue and learn more about why it pays to work with a local expert. We look forward to hearing from you!
SOLD: 212 Winding Way – 3 Lot Offering
212 Winding Way
Sunrise Beach Village, TX 78643
- 2.4 acres with frontage on Lake LBJ
- 3 separately-platted waterfront lots
- 2 bedroom, 1 bath bungalow
- Large tin storage building
- Wood Boat Dock
If you or someone you know is interested in this listing, or to learn more about Lake LBJ Real Estate reach out at any time. We know Lake LBJ!
Eric Carvajal
Listing Broker/LBJ Expert
(512) 786-1515
eric
carvajalgroup
com
TREC# 0551482
- © Carvajal Group | All rights reserved. All information deemed reliable but not guaranteed.
- Email us or call Eric @ 512-786-1515 | Sitemap
- Lake LBJ Real Estate
- Shavano Park Real Estate
- Lake LBJ Property Management