Owner-direct offering of a modern, custom-designed Texas Hill Country estate located in Bandera, TX. The property consists of two gated, fully fenced 5-acre parcels (10 acres total) and was completed in 2022–2023 with a total investment of approximately $2.2M. The property has been very lightly used and was built with an emphasis on durability, energy efficiency, and long-term flexibility.
Both the main residence and secondary structure feature a low-maintenance metal exterior, Level 5 interior wall finishes, and large energy-efficient window systems that create exceptionally bright interior spaces while maintaining thermal efficiency. Interior volumes are a defining feature of the design: the main living area is approximately 22 feet tall, most other ceilings are approximately 14 feet, and 8-foot interior doors are used throughout, creating a sense of openness and scale that is rarely fo...
Both the main residence and secondary structure feature a low-maintenance metal exterior, Level 5 interior wall finishes, and large energy-efficient window systems that create exceptionally bright interior spaces while maintaining thermal efficiency. Interior volumes are a defining feature of the design: the main living area is approximately 22 feet tall, most other ceilings are approximately 14 feet, and 8-foot interior doors are used throughout, creating a sense of openness and scale that is rarely found in residential or mixed-use properties. The primary suite and one additional bedroom include walk-in closets.
The buildings are fully insulated with closed-cell foam and served by multiple ducted mini-split HVAC systems, providing quiet operation, consistent comfort, and low operating costs. Multiple tankless hot water systems serve both structures.
A companion building includes flex living space and an approximately 2,000 sq ft warehouse/work area designed to function as an exceptional business environment. The space is clean, well-lit, and approximately 22 feet tall, creating a bright, open, and highly usable setting suitable for manufacturing, assembly, creative work, or professional operations. The volume, natural light, and infrastructure make it a rare, comfortable environment for running a business rather than a typical utility warehouse. Electrical service includes 600-amp single-phase power with multiple 220V outlets and a sound-reduced room originally engineered for high-density equipment.
Water infrastructure includes a deep 500-ft private well, a 500-gallon water storage tank, strong pressure distribution, whole-property water softening, and point-of-use filtered drinking water. The land is flat and highly usable, includes an adjacent creek bed, and is accessed via a finished chipseal driveway with a roundabout. Both the main residence and secondary apartment include dedicated washer and dryer sets, supporting flexible living or multi-use configurations.
The property is located within a private, gated Hill Country community of approximately 55 total lots, with only about 12 homes built to date, offering privacy, low density, and a practical HOA. Annual property taxes are approximately $11,000 due to an agricultural exemption.
Creative Transaction / Exchange
Seller is open to creative transaction structures, including traditional purchase, 1031 exchange, property-for-property trade, or exchange involving income-producing real estate or a business with accompanying real estate. Northern California preferred, though income-producing assets nationwide will be considered.
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