Hays County · Veteran-Owned · TREC 26975-PI
San Marcos runs on Texas State University, and that shapes the housing market more than anything else. A large share of the older stock near campus has been rental property for thirty years, which means deferred maintenance, serial landlord repairs, and conversions that added bedrooms without adding egress, parking, or HVAC capacity.
Houses in Blanco Gardens and the neighborhoods ringing Texas State have cycled through tenants for decades. I find patched-over repairs, mismatched flooring hiding subfloor damage, water heaters well past service life, and bedrooms added into garages and attics with no egress window and no permit.
The Memorial Day 2015 flood put water into homes across Hays County, and a decade later some of that repair work is still hiding behind drywall. I look for the tell-tales: replaced lower drywall with a horizontal seam, newer baseboard against old trim, staining above the sill plate, and HVAC equipment that was relocated upward.
A lot of San Marcos buying is investment, not owner-occupied, and the math only works if you know your capital costs before closing. I write the report so a rental buyer can separate what has to be fixed now from what can be budgeted over three years.
La Cima, Whisper, and the Kyle-side subdivisions are all recent tract construction on Hays County clay. Same pattern as the rest of the I-35 corridor: builder-grade details, aggressive schedules, and warranties that expire before the first full seasonal cycle finishes revealing the problems.
1940s-1970s frame homes near downtown and campus, long-tenured rental property in the surrounding neighborhoods, and new master-planned construction at La Cima and Whisper.
San Marcos city water and wastewater in town, with well and septic systems appearing quickly as you move out toward Wimberley, Martindale, and rural Hays County.
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: 78666, 78667
Regularly. Investor reports get the same detail as an owner-occupied inspection, organized so you can see immediate safety and habitability items separately from longer-term capital costs.
Disclosure is the first place to look, but disclosure is not always complete. During the inspection I check for repair seams in drywall, relocated mechanical equipment, staining patterns above floor level, and moisture in the materials themselves. If the evidence is there, you will see it in the report.
The inspection documents visible moisture conditions and evidence of past water intrusion, including staining, repair seams, and elevated moisture readings. If the findings warrant laboratory testing, Jeremy will tell you plainly and refer you to a licensed mold assessment specialist.
Serving Austin & San Antonio. Veteran-owned, detail-driven, zero conflicts of interest.