Hays County · Veteran-Owned · TREC 26975-PI
Wimberley is defined by water, in both directions. The creeks and the Blanco River are why people buy here, and the Memorial Day 2015 flood is why every inspection in this valley has to take drainage and flood history seriously. Add steep lots, private wells, and a heavy short-term rental market, and this is one of the more technical markets in Hays County.
The 2015 flood destroyed and damaged homes throughout the Wimberley valley, and the rebuild and repair work varies enormously in quality. I look for how a home was restored: whether drywall and insulation were properly replaced above the water line, whether electrical below that line was addressed, and whether mechanical equipment was relocated.
Wimberley builds into the hillside. That produces elevated decks, long stair runs, cantilevered rooms, and retaining walls. Deck ledger attachment and stair and guard construction are the findings most likely to be an actual safety issue rather than a maintenance note.
A meaningful number of Wimberley properties collect rainwater as their main supply rather than as a supplement. Tank condition, roof washing, filtration, and pump systems all need evaluation, and a buyer coming from the city usually has no idea what maintaining one involves.
Many Wimberley properties operate as vacation rentals, which means guest quarters, converted structures, added bathrooms, and sleeping spaces that may not have proper egress or permits behind them. That matters both for safety and for whether you can keep renting it.
Hill Country custom homes, 1980s-2000s houses on wooded lots, cabins and guest structures, and post-2015 rebuilds along the river and creek corridors.
Aqua Texas and Wimberley Water Supply in parts of the area, with private wells, rainwater collection, and septic (OSSF) systems throughout.
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: 78676
Seller disclosure first, then physical evidence. I check for replacement seams in drywall, newer materials starting at a consistent height, relocated electrical and mechanical equipment, and moisture readings in the materials themselves. The pattern usually tells the story even when the paperwork does not.
Yes. Tanks, gutters and collection surfaces, first-flush diverters, filtration, and pumps all get looked at. If you have never owned on rainwater, the report is also where you find out what the ongoing maintenance actually is.
Flood history, creek-adjacent humidity, and houses that sit empty between bookings all leave evidence. The inspection documents visible moisture, staining, and past repair work. Where laboratory testing is warranted, Jeremy refers you to a licensed mold assessment specialist.
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