Blanco River Property in Wimberley
Blanco River and Waterfront Property in Wimberley
Generally, when speaking of waterfront property in Wimberley, The Blanco River is the topic of conversation. However one needs to remember that Cypress Creek and Lone Man Creek are also beautiful sources of waterfront property in Wimberley.
It is all too easy to fall in love with Blanco River property in Wimberley. Buying it wisely is a whole different subject. Understanding flood plains and knowing there are places where the Blanco River ran dry during the drought of 2008-2009 as well as places where it rose to 40 feet during the deluge of 2015 and understanding price trends and pricing by linear frontage are all important and necessary. Take your time, make sure you are being fed accurate and relevant information and that you have someone in your corner representing your interests.
Here are some do's and dont's that will help you with your next property purchase. Do hire someone with expertise in Wimberley real estate and in this example Blanco River prices to represent your interests. It does not cost you a dime more to do so and may save you a bundle of cash and hardship in the end. A buyer has nothing to gain and so much to lose by dealing directly with the sellers' agent. They (sellers agent or listing agent) do not represent your interests, as a buyer, and in fact, have a fiduciary responsibility to get the highest and best price for the seller. Commissions are set in advance when the seller signs a listing agreement with the seller's agent. Do not mistakingly think that by dealing directly with the sellers' agent that you are eliminating part of the commission and therefore lowering the price you pay for the property.
Do not assume that all agents are the same. Wimberley is a beautiful, little hill country town but I am telling you based on my 24 years of selling and buying real estate in Wimberley that real estate here is far from simple. Do make sure you or your Realtor can answer the following questions before buying a Blanco river property. What is the current average price per linear foot for Blanco River frontage? How did the flood of 2015 affect the prices we are seeing today. How does the listing agent of the property typically price their properties? What is the history of the property? Has it been on the market previously? What are the neighborhood deed restrictions and do they jive with what you want to do with the property? How has this part of the river done during times of drought and during times of flooding? How much of the land and improvements are in the flood plain? How does the base flood elevation enter into the situation? How has the neighborhood done as far as appreciation compared to other Wimberley areas?
Dig deep, study hard. The Blanco River is one of the hidden jewels of Texas real estate
Blanco River Real Estate
Blanco River Residential Sales 2023
Property Type: Residential l Staus: Sold l Number of Properties Sold: 6| Beds | Baths | Square Feet | List Price | Sold Price | Sold Price Sq.Ft. | Acres | DOM | |
|---|---|---|---|---|---|---|---|---|
| AVG 2023 | 3 | 2 | 1,891 | $1,043,000 | $959,486 | $547.86 | 2.27 | 72 |
| AVG 2022 | 3 | 3 | 2,321 | $1,596,225 | $1,549,250 | $818.67 | 1.62 | 28 |
| AVG 2021 | 4 | 3/1 | 3,042 | $1,924,444 | $1,901,606 | $620.95 | 3.58 | 30 |
| AVG 2020 | 3 | 3 | 2,759 | $1,304,272 | $1,231,585 | $549.02 | 7.21 | 143 |
Before the deluge:
Blanco River Residential Sales for two years prior to flood of 2015
Property Type: Residential l Staus: Sold l Number of Properties Sold: 35| Beds | Baths | Square Feet | List Price | Sold Price | Sold Price Sq.Ft. | Acres | DOM | |
|---|---|---|---|---|---|---|---|---|
| MIN | 1 | 1 | 828 | $274,900 | $250,000 | $95.64 | .24 | 1 |
| MAX | 5 | 5/2 | 4,558 | $1,700,000 | $1,457,500 | $546.18 | 10.00 | 750 |
| AVG | 3 | 3 | 2,402 | $638,874 | $602,057 | $270.11 | 1.95 | 178 |
| MED | 3 | 3 | 2,375 | $575,000 | $550,000 | $266.40 | 1.08 | 107 |
After the deluge:
Copy of Blanco River Residential Sales 2017-2019 (through September)
Property Type: Residential l Staus: Sold l Number of Properties Sold: 35| Beds | Baths | Square Feet | List Price | Sold Price | Sold Price Sq.Ft. | Acres | DOM | |
|---|---|---|---|---|---|---|---|---|
| MIN | 1 | 1 | 730 | $304,700 | $300,000 | $136.47 | .42 | 2 |
| MAX | 5 | 5/2 | 3,847 | $1,995,000 | $1,925,000 | $621.97 | 46.15 | 753 |
| AVG | 3 | 3/1 | 2,238 | $688,620 | $636,583 | $295.52 | 3.59 | 189 |
| MED | 3 | 3/1 | 2,238 | $595,000 | $548,500 | $289.86 | 1.43 | 88 |
Conclusions:
Blanco River home sales volume has finally gotten back to where it was previous to the flood. Sold prices are very much the same, having gotten back to where they were previous to the flood but have not kept pace with the 20-25% increases that the rest of the Wimberley residential market has seen since the flood. The deluge was a true disaster and disasters created fear and time heals.
Click here to see what is currently available in Wimberley waterfront property.