Comal, Kendall, Kerr, and Guadalupe Counties · Veteran-Owned · TREC 26975-PI
The Guadalupe River basin runs from the Kerr County headwaters down through Canyon Lake and out past Seguin, and river-corridor property carries risks that a standard suburban inspection is not built to catch. Flood exposure, bank erosion, septic systems near the water, and structures built before anyone regulated any of it are all part of the picture.
The Guadalupe has a long, documented history of severe flooding. What matters at inspection is the specific property: elevation relative to the channel, evidence of past water entry, where the mechanical equipment sits, and whether past repairs were done properly or just covered over.
River banks move. Decks, stairs, retaining walls, and in some cases foundations end up closer to an eroding bank than they were when built. Visible undermining and soil loss go in the report because they get worse, not better.
On-site septic near a river carries both a functional and an environmental dimension. Drain field siting, setbacks, and evidence of surfacing effluent all matter, and a system that was acceptable decades ago may not meet current standards.
The corridor is full of cabins, camp buildings, and riverfront structures built across many decades with no permit review. Pier foundations, added rooms, and improvised utility runs are routine and need to be looked at individually.
Riverfront cabins and camps, full-time homes on river acreage, small-town housing in Comfort, Sisterdale, and Sattler, and newer custom construction on larger tracts.
Private wells and septic (OSSF) predominate along the corridor, with community water systems in the small towns and propane in general use.
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: 78133, 78132, 78130, 78070, 78006, 78155
Flood history and elevation, bank stability, septic siting and condition, and how any past water event was repaired. Those four items drive most of the financial risk on a river property, and all four are part of the inspection.
Yes, and they need it more than most houses. Decades of unpermitted additions, pier foundations, and improvised electrical are the norm along the corridor, and the inspection is usually the first independent review the structure has ever had.
The corridor through Comal and Kendall counties is core service area, centered on Canyon Lake where Jeremy is based, and extending out toward Comfort, Sisterdale, Bergheim, and down toward Seguin.
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