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Jeannette Spinelli

Broker Associate & Founder | Spinelli Residential Group | KW - Austin Portfolio Real Estate

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131 Bess St. , Boerne, TX 78006
$899,000
Est. Payment: $4,514.66/mo
3 Bed
2.5 Bath
1688 Sqft
Status: active | Days on site: 349
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VCR-C15903466 - VCR-C159091383,VCR-C159052275

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Jeannette Spinelli
Broker Associate & Founder
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House 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.
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Highlights

Listed by Deanna Wright , (210) 373-1553 Kuper Sotheby's Int'l Realty , (210) 373-1553. LERA MLS - Local Expertise Regional Access mls logo

Property Type

Residential
Lot/Acreage
0.58

Year Built

1954

County

Kendall

Area

2508

 Neighborhood

Dietert

 School District

Boerne

Listing ID

1869995

Questions about this listing?

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Interior Features

Bedrooms and Bathrooms
  • ▪ Bedrooms:3
  • ▪ Bathrooms:2.5
  • ▪ Full Bathrooms:2
  • ▪ 1/2 Bathrooms:1
Appliances: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
Air Cond:One Central,One Window/Wall
Fireplaces:
Floor:Ceramic Tile,Wood,Vinyl
Other:One Living Area,Separate Dining Room,Island Kitchen,Walk-In Pantry,Shop,Utility Room Inside,1st Floor Lvl/No Steps,Skylights,Cable TV Available,High Speed Internet,All Bedrooms Downstairs,Laundry Main Level,Laundry Room,Walk in Closets,Attic - Access only,Attic - Pull Down Stairs,Attic - Radiant Barrier Decking,Wood Burning Fireplace
Other:Boerne-City

Exterior Features

Lot:Corner,1/2-1 Acre,Mature Trees (ext feat),Level,Xeriscaped
Roof:Composition
Others: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
Sewer:City
Parking Features:Two Car Garage,Attached,Side Entry
Principal Interest
$4,515
Taxes
$792

Home Price

$899,000

Loan Details

30 yrs
6.434%

Down Payment

20%
$179,800
All calculations are estimates and provided by Blueroof360. Today’s Rates provided by Blueroof360. Information and interactive calculators are made available to you only as self-help tools for your independent use and are not intended to provide investment or tax advice. We cannot and do not guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.
Monthly Price:
$4,514.66

Principal

Taxes

Principal Taxes HOA Total
Monthly $4,514.66 $791.99 $0.00 $5,306.66
Yearly $54,175.94 $9,503.93 $0.00 $63,679.87
Total $1,625,278.11 $285,117.90 $0.00 $1,910,396.01

Today's Rates

30 Year

6.43%

20 Year

6.23%

15 Year

5.8%

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Market insight data is pulled from the same city as the listing being viewed (Boerne, TX).

The schools listed are within a 2-mile radius of the property; however, attendance is not guaranteed. Please contact the local school district to confirm zoning and enrollment options.

IDX information is provided exclusively for consumers’ personal, non-commercial use, that it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing, and that the data is deemed reliable but is not guaranteed accurate by the MLS.  The MLS may, at its discretion, require use of other disclaimers as necessary to protect participants and/or the MLS from liability.

IDX service by Blueroof 360

Data last updated: 2026-07-17T18:27:39.000Z

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