The Lake LBJ Real Estate blog
Protest Your Property Taxes
Everyone should protest their property taxes on Lake LBJ Real Estate EVERY YEAR! Tax appraisal values are going out as we speak and as you can imagine many properties are seeing a sizable increase. My recommendation is to file your protest paperwork ASAP!
Below are a few tips that will help you be successful at your hearing:
1) Don’t just complain about the increase. The board doesn’t want to hear it. They need real evidence as to why your property should be lowered.
2) Use the appraisal district website (Burnetcad.org or Llanocad.org) to search around and find similar properties to yours that have a lower valuation. On your appraisal the land and improvements are separated out so start by looking at the land value and see if other neighbors have a similar or bigger properties with lower value. Then look at improvements separately. Find homes that are similar or even newer and nicer than yours that might have a lower price per foot.
3) Take pictures of “flaws” in your property. Cracks in walls, old roof, ac, plumbing etc. The county appraiser has not been inside your house so they are simply looking at the square footage from the outside. Often times you can get your improvement value lowered by showing the home has issues that the county cannot see.
4) Even if your taxes are fixed from an over 65 exemption and the amount you pay is not changing still protest. The appraisal district uses these properties to jack up prices because they know that the owners likely will not protest. These properties are often valued above market and are used to bump everyone around.
5) Practice your presentation and stick to the facts. This is your chance to convince the panel that you are being overvalued. Don’t waste it but speak clearly, and concise, and get straight to the point. It does not need to be some long winded speech! Make your point and the shut up.
6) If you don’t get the result you want in the hearing do not be afraid to go to arbitration. I have been successful at arbitration in recent years
While I do not protest property taxes on Lake LBJ for other people I am happy to assist property owners in building their case. Reach out if I can be of assistance and GOOD LUCK!!
LBJ Real Estate: A Deal on the lake!
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Everyone always wants a deal and 406 Flamingo Circle is a deal! Listed at $999,999 which is is 21% below the 2025 Tax Appraisal Value, this 3 bedroom, 2.5 bath waterfront home in an ideal community Highland Haven is about as cheap as it gets. The home faces due South with a beautiful view out to the big open cove offering an excellent and very valuable breeze off the lake. There is a steel constructed boat dock sized for most boats on Lake LBJ and two wave runner lifts, which could be repurposed as a second boat slip. Inside you will find a large open living room with big windows, and a walkout deck overlooking the lake. There is a main-level master, two additional bedrooms upstairs and down below the home a basement style garage that opens up to the lush green lawn; this would make an ideal game room by the lake.
Highland Haven is a very desirable community with one of the lowest property tax rates on Lake LBJ and nicely kept homes. I love the proximity to Marble Falls which has an HEB grocery store and other convenient amenities near by. Highland Haven has a neighborhood boat launch which makes getting your toys on the water a breeze.
Qualified buyers reach out to learn more about this GREAT opportunity to get out on Lake LBJ before the summer at an affordable price.
Luxury Value on Lake LBJ
These days it seems to be harder and harder to find a good deal on Lake LBJ. Prices continue to rise and buyer demand doesn’t seem to let up much keeping the market stable. Couple that with the fact that many property owners around Lake LBJ are wealthy and don’t need to sell their homes and you quickly realize that prices don’t seem to be going down in the foreseeable future. That being said I believe opportunity lies in good real estate, with unique characteristics, located in areas that are “outside the box”.
We have a pocket listing in Granite Shoals at 2510 Belaire East. This incredible home was completed in 2018, with no expense sparred. Its designed and built to today’s standards and doesn’t need a single thing done to it. The best part is that it sets on over 1 acre of land with approximately 200 feet of southern facing great waterfront. The home has an excellent boat dock with touchless covers for boat and jet skis, it has a huge yard with room for a pool, a 3 car garage plus a bonus detached garage and 6 bedrooms.
Many luxury buyers want to be in Horseshoe Bay because of the name but there are many reasons why I believe Granite Shoals is a good place to invest. First off, some of the best waterfront on Lake LBJ is in Granite Shoals. I would personally choose great water over location any day of the week. Second, getting an acre of land with 200 feet of water is nearly impossible to find in Horseshoe Bay. Lastly, there is a new bridge in the works that will connect Granite Shoals with Horseshoe Bay and when this happens the distance between the two will be greatly reduced.
If the home we have available was in Horseshoe Bay it would sell for 8-10 million. Because its in Granite Shoals it is priced at $6,300,000. Believe me when I say you have not seen a house this nice on land this great. If you want to take a tour reach out. If you are interested in learning more about Lake LBJ Real Estate I encourage a conversation.
Coming Soon: Unique and Unrestricted on Lake LBJ
Coming Soon on the shores of Lake LBJ! This has to be one of my favorite spots on the entire lake lbj on an area that I like to call “The Transition”. This prime piece of Lake LBJ Real Estate is located between the convergence of the two rivers (The Colorado River and Llano River) and the main body of the lake. Huge, UNRESTRICTED lot with over 100 ft of arguably the BEST water money can buy this unique compound sure is special. Located directly next to the Nightengale Archaeological Center where artifacts have been found dating back over 10,000 years, and situated directly across undeveloped ranch land for miles this has to be one of the most natural, raw and untouched spots on all of Lake LBJ. This fully gated compound is made up of 3 unique casitas, totaling 4 bedrooms and 4 full baths plus an impressive two story boat dock with two boat slips. There is room to expand and build more or use it as is for 100% Lake Fun on LBJ! So much potential here! Land this good is hard to get your hands on. Qualified buyers reach out for a FIRST LOOK at this prime piece of Lake LBJ Real Estate!
Understanding the True Cost of Remodeling on Lake LBJ
Many people don’t realize the true cost of updating a home in today’s economic environment on Lake LBJ. When was the last time you got a bid to paint a house? When was the last time you priced appliances or countertops? Have you recently bid a quality tile job or custom cabinets? Electrical upgrades? HVAC and water heaters? Do you know how much a new steel boat dock will cost you? When you are looking to buy a dated home make sure you understand the true cost of remodeling and factor that in to your buy price. There are a lot of Lake Houses for sale on Lake LBJ that need a lot of work, even some which should be torn down. Many buyers have unrealistic renovation budgets based on previous experiences when prices were lower and pay way too much for what I call obsolete homes. Today things just cost more.
Savvy buyers are wise to go after what I call “next level homes” which are newer, more efficient ones, built to current standards with modern technologies even if they are significantly more expensive than the cheaper ones that appear as “good deals”. It’s also okay to buy these older homes on Lake LBJ so long as you accurately budget for the true cost of updating, and buy the home at a price that can support such updates. Sometimes buying a lot on Lake LBJ and building a new home is the smart move to get exactly what you want, built to today’s standards on the water you like. Also understanding the actual land value of a given property on Lake LBJ as it relates to the total value (which is land + improvements) is very important. An experienced professional on Lake LBJ can help you weigh the pros and cons and save you from a bad move.
If you have ever considered buying Lake LBJ Real Estate I highly encourage you to reach out. I have vast experience working the lake and would love the opportunity to share my expertise with you. What do you have to lose?
Best Lot on Lake Marble Falls
Most people that coming looking for Lake LBJ Real Estate have never heard of Lake Marble Falls. They often times have friends that own on Lake LBJ and convince them that Lake LBJ is the place to be. While we love Lake LBJ we believe Lake Marble Falls might be the best kept secret in Texas that many have never experienced. Our newest waterfront listing sits on the shores of Lake Marble Falls in the highly sought community of Meadowlakes. In our opinion this home has the BEST lot on all of Lake Marble Falls because it is big, flat and home to 4 very large, old growth pecan trees that provide full shade almost year around. The lot faces south and guarantees a cool breeze off the lake even in the hottest of months. This property has a beautiful boat dock constructed of steel and trex with oversized, galavanized piers driven into the lake bed and the water here is much deeper than what you might find on Lake LBJ.
The home is a 5 bedroom, 4.5 bath at just over 3827 sq ft air conditioned built in 2010. This very custom, and high end home was designed as a full-time residence and is much nicer than most homes you will find on the lake. The kitchen is bright and open with custom cabinetry, double ovens, double dishwashers, a sub zero fridge, and a wine bar with built in wine cooler. The kitchen opens to the dining and living room with large framed wood clad windows and doors that allow in lots of natural light and the gorgeous views out to the water. The main level master is spacious with great views, patio access and a spa-like en suite bathroom with nice closet and lots of built-ins. Upstairs you will find 4 additional bedrooms plus a large secondary living room or game room that is great for large families or groups to cozy up and watch a movie after a long day on the lake.
A few details I love most about this home are the tall ceilings and doors, plantation shutters throughout, the propane fueled pot belly stove, the butler’s pantry and the lower level, lakeside garage that can work well as a man cave or excercise space. The yard is irrigated with water from the lake and there is automatic landscape lighting installed throughout the yard to ensure a gorgeous scene after the sun sets. Homes of this quality are extremely hard to come by and when you pair it with a waterfront lot this good, good luck! If you have ever considered a waterfront home on the lake I encourage you to expand your search and consider this priceless property on the shores of Lake Marble Falls. You just might like it more than anything you have seen on Lake LBJ. Give me a call to schedule a tour. I’d love to show it to you.
LBJ Real Estate: Rental Ready Home on the Colorado Arm
Our newest listing on the Colorado Arm of Lake LBJ is definitely something to talk about. This 4 bedroom, 4 and 1/2 bath, 2024 completed waterfront escape is everything you have been dreaming of and more. This white, bright, open and gently used home was designed as the ideal weekend escape with short-term rentals in mind for some added cashflow to cover holding costs. Two master suites on the main floor make the home accessible to those most important to you and two additional bedrooms on the second floor (one is a bunk room) and a small game room with lake views. The lakeside yard on this waterfront dream is covered in artificial turf for a low maintenance outdoor living space and the expansive covered porch is the perfect spot to enjoy the peace and serenity that comes with living on the water. This home has a very nice, steal-constructed boat dock that is sized for most boats on Lake LBJ and the Hydraulic lift is an added bonus. Deep water off the boat dock makes this a sure investment. As an added bonus this home can be purchased fully furnished and includes a vacant lot directly across the street which is ideal for a storage barn, man cave or guest home. If you have ever considered an investment in Lake LBJ Real Estate I encourage you to consider this one here. This east-facing gem checks a lot of boxes for the discerning buyer.
Santa Barbara-Style Home on Lake LBJ
The design of this Santa Barbara-style home on the shores of Lake LBJ is something to see. This gently used home sits atop a large, estate-style lot with over an acre of land and approximately 200 feet of arguably the BEST water on the lake. The home was built facing almost exactly due south to take advantage of the gentle breeze that comes off the lake during the hottest of months and to prevent the hot Texas sun from being a burden. I absolutely love the beautiful and perfectly-placed arches that frame the windows and living spaces to create unique vantage points with views of Lake LBJ. The craftsmanship and quality found throughout this home will blow you away and the size and accommodations are perfect for entertaining and lakeside fun with plenty of room for family, friends and guests. Qualified buyers reach out to learn more about this very special property in the Texas Hill Country.
I am often asked about the current market for waterfront property on Lake LBJ and if prices have come down at all in recent months. While the volume of transactions has dipped some we have had great success selling good properties for record prices in the current environment.
Here is an example of one of our recent closings in Blue Lake Estates. This 4 bedroom home was approx. one year old with just under 3300 sq ft and traded for over $1,121/ft a few weeks before the election. While this is not the highest sold price per foot on the lake I believe it to be a record in the community of Blue Lake Estates. Many wealthy buyers are okay paying these premium prices because in their eyes the cost of execution of these homes will continue to rise and they understand the overall scarcity of lakefront land, especially if one has a specific community they want to be in. They also value their time and energy more than they value their excess funds. In my personal opinion waterfront property might be some of the safest real estate that exists. These properties are often owned and purchased by the wealthiest families who need places to park cash because they have more than enough and look for ways to protect it. Those same people are not swayed by short term swings in the market and have made more money then they can spend in their lifetimes. I am not seeing anyone needing to sell and the ones that want to sell are simply doing so as they age out of Lake Life (these are few and far between). In fact most of our clients have sophisticated estate plans and pass these properties on to the next generation taking advantage of tax benefits associated with doing so.
In summary, good properties will always be valuable and fetch good prices. If you have a special piece of Lake LBJ Real Estate that needs to be sold give me a call. My team and I know how to get it done in any market. We believe in the Lake LBJ market and are good at helping buyers see it like we do.
LBJ Real Estate: Luxury Santa Barbara
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We are so excited about our newest listing on Lake LBJ. 2510 Belaire East is the epitome of Luxury Waterfront Living in the Texas Hill Country. Situated on over an acre of land that was carefully pieced together by the developer and offering over 180 ft of some of the BEST waterfront money can buy this one is truly a rarity. The 6180 sq ft home was completed in 2018 with no expense spared to create this incredible home. 6 bedrooms, a luxurious kitchen, open floor plan, 3 car garage plus golf cart garage, barreled ceilings in the kitchen, custom carved wood beams, a stone bath tub, the list goes on and on. Finding a waterfront home on Lake LBJ with water this good and a house this good is extremely hard to find, much less get your hands on. This is your opportunity. Qualified buyers reach out for more information or to schedule a private tour.
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