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Tiffany Reed

tiffany@tiffanyreedtx.com +1(919) 800-9870

$ 899,000

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Active

131 Bess St. Boerne, TX 78006

3 Beds

3 Baths

1,688 SqFt

UPDATED:

Key Details

Property Type Single Family Home

Sub Type Single Residential

Listing Status Active

Purchase Type For Sale

Square Footage 1,688 sqft

Price per Sqft $532

Subdivision Dietert

MLS Listing ID 1869995

Style Craftsman

Bedrooms 3

Full Baths 2

Half Baths 1

Construction Status Pre-Owned

HOA Y/N No

Year Built 1976

Annual Tax Amount $9,503

Tax Year 2024

Lot Size 0.576 Acres

Property Sub-Type Single Residential

Property Description

Charming Cottage on Rare Double Lot with Studio/Workshop in the Heart of Boerne. A rare opportunity in historic Boerne, this charming cottage-style home sits on an oversized 0.57-acre double lot, offering privacy, flexibility, and exceptional potential just a short stroll from the shops, restaurants, and art scene of Boerne Main Street. One of the most valuable features of this property is the separate, buildable second lot (.203 acres), creating endless possibilities-build a guesthouse, second residence, income-producing rental, or preserve the extra space for a private park-like setting beneath beautiful heritage and live oaks. The property also includes a 1000sq ft two car garage to include 500 sq ft climate-controlled studio ideal for artists, makers, remote professionals, or hobbyists. With ample workspace and privacy from the main home, it's perfectly suited for a creative studio, workshop, home business, or future guest quarters. Inside, the renovated cottage blends warmth and modern design with abundant natural light from floor-to-ceiling windows overlooking the lush backyard. The open-concept living, dining, and chef's kitchen creates an inviting space for entertainment, featuring a large island with quartz countertops, stainless steel appliances, custom cabinetry, designer lighting, and energy-efficient windows. The owner's suite provides a peaceful retreat with a luxurious bath and spacious walk-in closet. Outdoors, enjoy the serenity of the detached screened cedar gazebo and hot tub retreat, surrounded by native landscaping and mature oaks. Additional highlights include RV parking, two storage sheds, lean-to storage, and an oversized detached two-car garage. Major improvements include HVAC, electrical panel, sewer lines, and exterior paint (2022-2024), roof (2021), and RO water filtration system. With city approvals already in place for flexible use, this one-of-a-kind property offers the rare ability to live, create, expand, or invest-all within walking distance of downtown Boerne.

Location

State TX

County Kendall

Area 2508

Rooms

Master Bathroom Main Level 8X7 Shower Only, Double Vanity

Master Bedroom Main Level 14X13 DownStairs, Outside Access, Walk-In Closet, Ceiling Fan, Full Bath

Bedroom 2 Main Level 13X13

Bedroom 3 Main Level 13X11

Living Room Main Level 20X15

Dining Room Main Level 11X11

Kitchen Main Level 14X11

Interior

Heating Central, Window Unit

Cooling One Central, One Window/Wall

Flooring Ceramic Tile, Wood, Vinyl

Fireplaces Number 1

Inclusions Ceiling Fans, Washer Connection, Dryer Connection, Cook Top, Built-In Oven, Self-Cleaning Oven, Microwave Oven, Gas Cooking, Refrigerator, Disposal, Dishwasher, Ice Maker Connection, Vent Fan, Smoke Alarm, Gas Water Heater, Solid Counter Tops, Custom Cabinets, Carbon Monoxide Detector, City Garbage service

Heat Source Natural Gas

Exterior

Exterior Feature Patio Slab, Deck/Balcony, Privacy Fence, Chain Link Fence, Sprinkler System, Double Pane Windows, Storage Building/Shed, Gazebo, Has Gutters, Mature Trees, Workshop, Screened Porch, Other - See Remarks

Parking Features Two Car Garage, Attached, Side Entry

Pool Hot Tub

Amenities Available Park/Playground

Roof Type Composition

Private Pool N

Building

Lot Description Corner, 1/2-1 Acre, Mature Trees (ext feat), Level, Xeriscaped

Foundation Slab

Sewer City

Water City

Construction Status Pre-Owned

Schools

Elementary Schools Fabra

Middle Schools Boerne Middle N

High Schools Boerne

School District Boerne

Others

Miscellaneous School Bus

Acceptable Financing Conventional, Cash

Listing Terms Conventional, Cash

Virtual Tour https://vimeo.com/1088839703?share=copy

LERA MLS - Local Expertise Regional Access / SABOR

Listed by Deanna Wright • Kuper Sotheby's Int'l Realty • (210) 373-1553

Tiffany Reed

Agent | License ID: 786707

+1(919) 800-9870

Tiffany Reed

131 Bess St. Boerne, TX 78006

Key Details

Location

Rooms

Interior

Exterior

Building

Schools

Others

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131 Bess St.