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.
For sale
$899,000
131 Bess St., Boerne, TX 78006
3beds
1,688sqft
Single Family Residence
Built in 1954
0.58 Acres Lot
$-- Zestimate®
$533/sqft
$-- HOA
What's special
Oversized detached two-car garageCharming cottage-style homeRv parkingHot tub retreatStainless steel appliancesTwo storage shedsSpacious walk-in closet
- 394 days |
- 315 |
- 16 |
Zillow last checked:
Listing updated:
Listed by:
Deanna Wright TREC #566830 (210) 373-1553,
Kuper Sotheby's Int'l Realty
Source: LERA MLS,MLS#: 1869995
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Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 3
- Bathrooms: 3
- Full bathrooms: 2
- 1/2 bathrooms: 1
Primary bedroom
- Features: Outside Access, Walk-In Closet(s), Ceiling Fan(s), Full Bath
- Area: 182
- Dimensions: 14 x 13
Bedroom 2
- Area: 169
- Dimensions: 13 x 13
Bedroom 3
- Area: 143
- Dimensions: 13 x 11
Primary bathroom
- Features: Shower Only, Double Vanity
- Area: 56
- Dimensions: 8 x 7
Dining room
- Area: 121
- Dimensions: 11 x 11
Kitchen
- Area: 154
- Dimensions: 14 x 11
Living room
- Area: 300
- Dimensions: 20 x 15
Heating
- Central, Window Unit, Natural Gas
Cooling
- 13-15 SEER AX, Ceiling Fan(s), Central Air, Wall/Window Unit(s)
Appliances
- Included: Cooktop, Built-In Oven, Self Cleaning Oven, Microwave, Gas Cooktop, Refrigerator, Disposal, Dishwasher, Plumbed For Ice Maker, Vented Exhaust Fan, Gas Water Heater, ENERGY STAR Qualified Appliances
- Laundry: Main Level, Laundry Room, Washer Hookup, Dryer Connection
Features
- One Living Area, Separate Dining Room, Kitchen Island, Pantry, Shop, Utility Room Inside, 1st Floor Lvl/No Steps, High Speed Internet, All Bedrooms Downstairs, Walk-In Closet(s), Master Downstairs, Ceiling Fan(s), Solid Counter Tops, Custom Cabinets, Programmable Thermostat
- Flooring: Ceramic Tile, Wood, Vinyl
- Doors: Storm Door(s)
- Windows: Double Pane Windows, Low Emissivity Windows, Window Coverings, Skylight(s)
- Has basement: No
- Attic: 12"+ Attic Insulation,Access Only,Pull Down Stairs,Attic - Radiant Barrier Decking
- Number of fireplaces: 1
- Fireplace features: One, Living Room, Wood Burning, Stone/Rock/Brick
Interior area
- Total interior livable area: 1,688 sqft
Video & virtual tour
Property
Parking
- Total spaces: 2
- Parking features: Two Car Garage, Attached, Garage Faces Side, RV/Boat Parking, Open
- Attached garage spaces: 2
Accessibility
- Accessibility features: Int Door Opening 32"+, Accessible Entrance, Doors-Swing-In, Accessible Doors, Entry Slope less than 1 foot, No Carpet, Level Lot, Level Drive, First Floor Bath, Full Bath/Bed on 1st Flr, First Floor Bedroom, Customized Wheelchair Accessible
Features
- Stories: 1
- Patio & porch: Patio, Deck, Screened
- Exterior features: Sprinkler System, Rain Gutters, Other
- Has spa: Yes
- Spa features: Heated
- Fencing: Privacy,Chain Link
Lot
- Size: 0.58 Acres
- Features: Corner Lot, 1/2-1 Acre, Level, Streetlights, Fire Hydrant w/in 500'
- Residential vegetation: Mature Trees, Mature Trees (ext feat)
Details
- Additional structures: Shed(s), Gazebo, Workshop
- Parcel number: 1518000000370
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Craftsman
- Property subtype: Single Family Residence
Materials
- Asbestos, Radiant Barrier, Foam Insulation
- Foundation: Slab
- Roof: Composition
Condition
- Pre-Owned
- New construction: No
- Year built: 1954
Utilities & green energy
- Electric: Boerne-City, Smart Electric Meter
- Gas: Boerne-City
- Sewer: Boerne-City
- Water: Boerne-City
- Utilities for property: Cable Available, City Garbage service
Green energy
- Energy efficient items: Insulation
- Water conservation: Water-Smart Landscaping, Low Flow Commode, Low-Flow Fixtures, Xeriscaped
Community & HOA
Community
- Features: Playground, School Bus
- Security: Smoke Detector(s), Carbon Monoxide Detector(s)
- Subdivision: Dietert
Location
- Region: Boerne
Financial & listing details
- Price per square foot: $533/sqft
- Tax assessed value: $513,670
- Annual tax amount: $9,503
- Price range: $899K - $899K
- Date on market: 6/4/2025
- Cumulative days on market: 571 days
- Listing terms: Conventional,Cash
- Road surface type: Paved, Asphalt
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 8/7/2025 | Price change | $899,000-5.3%$533/sqft |
Source:  LERA MLS #1869995 Report a problem | ||
| 6/4/2025 | Listed for sale | $949,000+18.8%$562/sqft |
Source: LERA MLS #1869995 Report a problem | ||
| 5/20/2025 | Listing removed | $799,000$473/sqft |
Source: LERA MLS #1825714 Report a problem | ||
| 5/2/2025 | Price change | $799,000-3%$473/sqft |
Source: LERA MLS #1825714 Report a problem | ||
| 4/2/2025 | Price change | $824,000-3.1%$488/sqft |
Source: LERA MLS #1825714 Report a problem | ||
| 12/21/2024 | Price change | $850,000-22.7%$504/sqft |
Source: LERA MLS #1825714 Report a problem | ||
| 11/25/2024 | Listed for sale | $1,100,000$652/sqft |
Source: LERA MLS #1825714 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $1,743 -25.8% | $392,492 +10% |
| 2024 | $2,348 -0.1% | $356,811 +10% |
| 2023 | $2,351 -40% | $324,374 +10% |
| 2022 | $3,918 +0% | $294,885 +10% |
| 2021 | $3,917 +0% | $268,077 +10% |
| 2020 | $3,916 +0% | $243,706 -19.3% |
| 2019 | $3,915 +0.3% | $302,120 +50% |
| 2018 | $3,904 | $201,410 |
| 2017 | $3,904 -0.3% | $201,410 -1% |
| 2016 | $3,914 -3.2% | $203,520 |
| 2015 | $4,043 | $203,520 |
| 2014 | $4,043 | $203,520 |
| 2013 | $4,043 | $203,520 +2.7% |
| 2012 | -- | $198,250 |
| 2011 | -- | $198,250 +8.9% |
| 2010 | -- | $181,970 -7.6% |
| 2008 | -- | $196,900 +5% |
| 2007 | -- | $187,610 +62.7% |
| 2006 | -- | $115,280 +7.6% |
| 2005 | -- | $107,090 +4.8% |
| 2004 | -- | $102,220 +6.8% |
| 2003 | -- | $95,670 |
Find assessor info on the county website
Monthly payment
Est. payment$--/mo
Payment breakdown
Explore the cost of this home by adjusting the details. Changes won't be saved.All calculations are estimates and provided by Zillow, Inc. for informational purposes only. Actual amounts may vary.
HOA fees may include property taxes on listings classified as Co-Ops. Contact the listing agent and/or owner for fee details.
Mortgage interest rates are dependent on a number of factors, including credit score, down payment, and repayment length. Interest rate data provided by Zillow Group Marketplace, Inc. as of 1/1/1970 from various mortgage lenders with which we have lead or other similar arrangements; the Estimated Payment is an average of those rates.
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Climate risks
Neighborhood: 78006
Nearby schools
GreatSchools rating
- 9/10Fabra Elementary SchoolGrades: PK-5Distance: 1.2 mi
- 8/10Boerne Middle NorthGrades: 6-8Distance: 1 mi
- 8/10Boerne High SchoolGrades: 9-12Distance: 1.6 mi
Schools provided by the listing agent
- Elementary: Fabra
- Middle: Boerne Middle N
- High: Boerne
- District: Boerne
Source: LERA MLS. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
A local agent can set up tours, give advice and negotiate with sellers.
- Texas
- Kendall County
- Boerne
- 78006
- 131 Bess St.
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