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For sale
    • $899,000

    131 Bess St., Boerne, TX 78006

    3beds
    1,688sqft
    : 
    $6,188/mo
    Get pre-qualified
    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
    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.
    440 days
    |
    186
    |
    12
    |

    Zillow last checked:

    Listing updated:

    Listed by:

    Deanna Wright TREC #566830 (210) 373-1553,

    Kuper Sotheby's Int'l Realty

    Source: LERA MLS,MLS#: 1869995MLS Logo

      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: 617 days
      • Listing terms: Conventional,Cash
      • Road surface type: Paved, Asphalt

        Estimated market value

        Not available

        Estimated sales range

        Not available

        Not available

        Price history

        DateEventPrice
        8/7/2025Price change$899,000-5.3%$533/sqft
        Source: LERA MLS #1869995 Report a problem
        6/4/2025Listed for sale$949,000+18.8%$562/sqft
        Source: LERA MLS #1869995 Report a problem
        5/20/2025Listing removed$799,000$473/sqft
        Source: LERA MLS #1825714 Report a problem
        5/2/2025Price change$799,000-3%$473/sqft
        Source: LERA MLS #1825714 Report a problem
        4/2/2025Price change$824,000-3.1%$488/sqft
        Source: LERA MLS #1825714 Report a problem
        12/21/2024Price change$850,000-22.7%$504/sqft
        Source: LERA MLS #1825714 Report a problem
        11/25/2024Listed for sale$1,100,000$652/sqft
        Source: LERA MLS #1825714 Report a problem

        Public tax history

        YearProperty taxesTax 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

        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.
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        Climate risks

        Neighborhood: 78006

        Getting around

        65 / 100
        Somewhat Walkable
        40 / 100
        Somewhat Bikeable

        Nearby schools

        GreatSchools rating
        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.

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