Kendall County · Veteran-Owned · TREC 26975-PI
Boerne buying splits cleanly into two markets: historic German limestone houses in and around the downtown Hill Country Mile, and large-acreage custom homes out toward Cordillera Ranch and the I-10 corridor. They need different inspections. One is about how a 130-year-old masonry building has aged; the other is about well, septic, propane, and systems no city ever reviewed.
Boerne's original stone houses were built with lime mortar, and repointing them with modern portland cement traps moisture and spalls the stone from the inside out. I look at mortar condition, past repair work, sill and lintel bearing, and how water is being managed at the base of the walls.
Once you leave city limits, nearly everything is on a private well and an on-site septic system. Pressure tank condition, pump cycling, water quality, drain field siting, and tank access all matter, and none of them show up on a suburban inspection checklist.
Kendall County groundwater moves through limestone and comes out heavily mineralized. Softeners, filters, and reverse-osmosis systems are the norm rather than a luxury, and a neglected one leaves scale damage throughout the plumbing and the water heater.
Rainwater harvesting is genuinely common on Hill Country acreage, and so are barns, shops, guest quarters, and detached garages. Each one has its own roof, its own electrical feed, and often its own plumbing, and each one needs to be inspected rather than mentioned in passing.
Late-1800s limestone and frame homes near the Hill Country Mile, 1990s-2010s subdivisions at Fair Oaks Ranch and Tapatio Springs, and large custom acreage homes in Cordillera Ranch and along the Kendall County backroads.
Boerne city utilities in town; private wells, septic (OSSF), propane, and rainwater collection throughout the surrounding Kendall County acreage.
A buyer's inspection is the one chance you get to understand a house before it becomes your responsibility.
A pre-listing inspection puts you in control of your own sale.
Your builder's one-year warranty is the most valuable thing you own after closing, and most people let it expire without using it.
ZIP codes served: 78006, 78015
Yes. Barns, shops, guest houses, and detached garages get inspected as part of the property rather than waved off. On Kendall County acreage those structures often carry the electrical and plumbing problems the main house does not.
Masonry ages differently than frame construction. Mortar type, past repointing, moisture at the base of walls, and how additions were tied in all matter more than the items on a standard checklist. Getting this wrong in either direction costs money.
Water quality testing is worth it any time you are buying on a private well, especially with livestock, septic systems, or agricultural activity nearby. The visual inspection tells you about the equipment; only a lab test tells you about the water.
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