What to Know About Septic Systems and Wells in Rural Properties

May 15, 2025 by chorton Leave a Comment

What to Know About Septic Systems and Wells in Rural Properties

If you’re considering buying property in rural Texas—especially in Erath, Hamilton, Hood, or Bosque County—you’ll quickly realize that many homes and tracts of land operate independently from city utilities. Instead of public water and sewer systems, rural properties often rely on private septic systems and water wells.

For buyers new to country living in towns like Stephenville, Granbury, Hico, Comanche, Lipan, Glen Rose, Dublin, DeLeon, Bluff Dale, Tolar, and Nemo, understanding these off-grid systems is essential to making an informed and confident purchase.

Septic Systems: What You Should Know

A septic system is a private wastewater treatment setup used when a property isn’t connected to a municipal sewer line. It usually consists of a septic tank and a drainfield. The tank collects and partially treats the wastewater, while the drainfield disperses it safely into the soil.

✅ Inspection is Key

Before closing on a rural home or property, always have the septic system professionally inspected. A qualified inspector can check for:

Proper system sizing
Leaks or cracks in the tank
Clogged or failing drainfields
Signs of backflow or overflow

An inspection can save you thousands in unexpected repairs—and is often required by lenders for financing.

📜 County Regulations

Septic systems in Texas are regulated by the Texas Commission on Environmental Quality (TCEQ), but enforcement and permitting are handled at the county level. Here’s a quick look at how some local counties handle septic systems:

Erath County: Requires permits for both installation and repairs. Inspections are handled by the county’s Environmental Department.
Hamilton County: Follows TCEQ rules closely and requires site evaluations and setbacks from wells and property lines.
Hood County: Has specific requirements for septic design, including the use of licensed installers.
Bosque County: Requires a registered sanitarian or professional engineer for evaluations before permit approval.

Always contact the local county office before making any improvements.

Water Wells: Independence with Responsibility

Rural properties often source their water from private wells. These wells tap into underground aquifers and provide a reliable supply of water—if the well is properly constructed and maintained.

🧪 Well Testing

Before purchasing a property with a well, consider having the water tested for:

Bacteria (such as E. coli)
Nitrates
Hardness and mineral levels
Flow rate (to determine if the well can support household or irrigation needs)

🛠️ Drilling New Wells

If you’re buying vacant land to build on, you’ll need to budget for a new well. Costs vary depending on depth and terrain. In rocky regions near Comanche or DeLeon, drilling may cost more due to difficult soil conditions.

Licensed water well drillers will follow state guidelines for well construction and spacing from septic systems and neighboring property lines.

Tips for Rural Buyers

Buying in rural areas like Dublin, Glen Rose, Lipan, Tolar, or Bluff Dale comes with its own set of responsibilities and rewards. Here are some smart steps:

Request maintenance records for both septic and well systems.
Understand local setbacks and soil conditions, especially for future building plans.
Budget for long-term maintenance, including pumping your septic tank every 3–5 years and periodic well testing.
Work with local professionals who understand the unique needs of rural properties.

Partner with Trusted Local Experts

At Preferred Properties of Texas (PPTX), we’ve helped buyers and sellers navigate rural real estate for over 30 years. Whether you’re purchasing a home in Stephenville, selling land near Weatherford, or building your dream ranch in Hico, our experienced agents know what questions to ask and what red flags to look for.

We specialize in country living and land transactions across Erath, Hamilton, Hood, and Bosque Counties, and we’re proud to serve our local communities with care, knowledge, and integrity.

📞 Call us today at (254) 965-7775
🏡 The preferred way to buy and sell real estate in Texas is with PPTX – Preferred Properties of Texas.

Preferred Properties of Texas – Stephenville, TX

Finding the Right Homebuying Team: Your Guide to a Smoother Real Estate Journey

May 12, 2025 by chorton Leave a Comment

Finding the Right Homebuying Team: Your Guide to a Smoother Real Estate Journey

At Preferred Properties of Texas, we’ve been helping individuals and families buy and sell real estate for over 30 years. With our deep roots in the community and a commitment to providing trusted guidance, we understand that buying a home is one of life’s biggest decisions — and having the right team by your side can make all the difference.

Whether you’re a first-time buyer or a seasoned homeowner, building a strong homebuying team is key to a successful, stress-free experience.

Why the Right Team Matters

When you’re making one of the largest financial decisions of your life, it’s crucial to work with experienced professionals who can guide you through the process. The right team will help you avoid pitfalls, make informed choices, and feel confident every step of the way.

How to Find Trusted Team Members

Start by asking friends, family, or colleagues for referrals — especially those who’ve recently purchased homes. Look for professionals who are not only experienced and reputable but who also make you feel comfortable, both financially and emotionally.

Let’s break down the three core roles that should make up your homebuying team.

1. Housing Counselor: Your Financial Readiness Coach

What is a Housing Counselor?
Housing counselors are independent professionals trained to offer free or low-cost guidance on financial readiness, credit management, and the homebuying process. They work with your best interests in mind and can be an invaluable asset — especially for first-time buyers.

How They Help:

Assess your financial readiness
Offer budget and credit advice
Help you understand mortgage types and down payment options
Explain your real estate agent and lender’s roles
Provide support if you’re facing financial difficulty or mortgage challenges

You can find a HUD-certified housing counselor through the Housing Help Center Network or via the Consumer Financial Protection Bureau.

2. Real Estate Agent: Your Market Expert and Negotiator

At Preferred Properties of Texas, we’ve built our reputation on providing reliable, knowledgeable real estate service that puts your needs first. Your real estate agent is your go-to resource throughout the homebuying process — from house hunting to closing day.

What a Real Estate Agent Does:

Finds homes that match your needs and budget
Provides insight into neighborhoods, school districts, and taxes
Structures and negotiates your offer
Coordinates paperwork and timelines

Types of Agents:

Buying agents help you find and purchase your home
Listing agents help you sell your home when the time comes

How to Choose the Right Agent:

Ask friends and family for recommendations
Read online reviews and testimonials
Interview multiple agents before deciding
Choose someone experienced in the specific market or home type you’re interested in

Whether you’re looking at ranches, new builds, or suburban homes, we’ll match you with the agent best suited to your needs.

3. Lender: Your Financial Partner in Homeownership

Your lender plays a critical role in helping you secure financing that aligns with your goals. They’ll explain mortgage types, interest rates, and terms — and walk you through the loan process from start to finish.

6 Tips for Choosing the Right Lender

Get Quotes from Multiple Lenders
Compare at least three to five lenders to understand your options and save money over time.
Consider Different Lender Types
Explore offers from banks, credit unions, mortgage brokers, and non-bank lenders.
Compare Loans on the Same Day
Mortgage rates fluctuate daily. Compare offers on the same day for an accurate comparison.
Shop Within a 45-Day Window
Doing so minimizes the impact of multiple credit checks on your credit score.
Look Beyond the Interest Rate
Compare total loan costs, including APR, fees, and closing costs — not just the rate.
Ask Questions
Don’t hesitate to ask your lender to explain unfamiliar terms or features.

Bonus Tip:
A HUD-certified housing counselor can help you evaluate mortgage offers and lenders, giving you an unbiased opinion as you make your decision.

Let Preferred Properties of Texas Be Part of Your Team

When you choose Preferred Properties of Texas, you’re not just getting an agent — you’re gaining a team with decades of experience and a passion for helping Texans achieve their real estate dreams.

Whether you’re buying your first home or your forever home, we’re here to guide you every step of the way.

Ready to build your homebuying team?
Contact us today to get started, 254-965-7775!

Preferred Properties of Texas – Stephenville, TX

Making Sense of the Down Payment…

May 10, 2025 by chorton Leave a Comment

What You Really Need to Know Before Buying a Home or Land

Dreaming of owning your first home, investing in land, or finding that perfect ranch property in Texas—but feeling overwhelmed by the idea of a big down payment?

You’re not alone—and the good news is, you have more options than you think.

At Preferred Properties of Texas, our seasoned agents have been helping buyers navigate the real estate process for over 30 years. Whether you’re a first-time homebuyer or experienced investor, we’re here to help you set realistic goals and turn your dreams into reality.

💡 The Truth About Down Payments

A lot of people think you need 20% down to buy a home. That’s one of the most common myths in real estate—and it’s simply not true.

In 2024, the National Association of REALTORS® reported:

The median down payment across all buyers was 18%
First-time buyers put down an average of 9%—the highest since 1997
Repeat buyers averaged 19%, the highest since 2003

👉 In many cases, you can buy a home with as little as 3% down, depending on the loan program and your financial profile.

🛡️ What If You Put Less Than 20% Down?

If your down payment is under 20%, you’ll likely pay something called Private Mortgage Insurance (PMI). This monthly cost protects the lender—not you—if you stop making payments.

But here’s the key:
PMI isn’t forever. Once you’ve built 20% equity in your home, you can cancel it (or it will automatically drop off once you reach 78% of the original loan amount).

For most buyers, PMI is a small extra cost that allows them to get into a home sooner, rather than waiting years to save up 20%.

🔍 Real-World Example: $200,000 Home

	5% Down	20% Down
Down Payment	$10,000	$40,000
Loan Amount	$190,000	$160,000
Mortgage (P&I)	$962.70	$810.70
PMI Estimate	~$80.75	$0
Total Monthly	$1,043.45	$810.70

Waiting to save $40,000 might delay your purchase for years—while $80/month in PMI could get you into a home now.

💡 You Have More Options Than You Think

You don’t have to fund your down payment from savings alone. Many buyers use a mix of:

Personal savings
Gifts or loans from family
Proceeds from selling another property
Retirement funds or other assets
Down payment assistance programs from local or state governments

In Texas, there are numerous programs that provide grants, forgivable loans, or low-interest second loans to help you get started.

❌ Don’t Let 20% Myths Keep You on the Sidelines

A Freddie Mac survey found that 1 in 3 buyers still believe a 20% down payment is required. That belief is keeping people from pursuing homeownership—when in fact, it’s entirely possible with much less.

Here’s what’s more realistic in today’s market:

Buyer Type / Loan Program	Typical Down Payment
First-time buyers	6%–9%
Repeat buyers	13%–17%
Conventional loans	3%–5%
FHA loans	3.5%
VA & USDA loans (if eligible)	0%

📍 We’re Here to Help You Every Step of the Way

At Preferred Properties of Texas, we make the process easier—from explaining your financing options to helping you find the perfect home, land, or ranch property. We’ve been proudly serving buyers across Stephenville and surrounding areas for over three decades.

Whether you’re just starting or ready to take the next step—we’re ready when you are.

📞 Call us today at 254-965-7775
📲 Use this Down Payment Calculator to get a head start
🌐 Learn more at preferredpropertiestx.com

Preferred Properties of Texas – Stephenville, TX

Selling your home in the spring of 2025

May 9, 2025 by chorton Leave a Comment

Spring 2025: Why It’s the Perfect Time to Sell Your Home in Central Texas

As the bluebonnets bloom and the sun starts to linger a little longer each day, spring in Central Texas isn’t just beautiful—it’s the hottest time of year to sell your home.

If you’re living in Stephenville, Granbury, Comanche, Hico, Lipan, Glen Rose, Weatherford, Dublin, DeLeon, Tolar, Bluff Dale, or Nemo, buyers are already on the move. And whether you’re in Erath, Hamilton, Hood, or Bosque County, spring 2025 could be your window to make a great sale.

But in a season when the market floods with listings, how do you make yours stand out?

That’s where a bit of preparation—and local expertise—can make all the difference.

First Impressions Are Everything

Let’s start with curb appeal. Before a buyer even opens your front door, they’ve already made judgments. That means now is the time to:

Mow the lawn (try a diagonal cut—it actually makes the space look larger).
Trim back bushes and tree limbs that might block light or the walkway.
Add a burst of spring with some yellow flowers near the entry. Yellow is a cheerful, welcoming color—and it’s been proven to trigger positive emotions in buyers.

Even something as simple as a clean doormat and a place to shake off spring showers makes your home feel more cared for.

Let the Light In

Buyers aren’t just looking at square footage—they’re feeling a space. And spring light is your best friend.

Wash the windows and mirrors so that natural light bounces throughout the home.
Refresh your window treatments. Clean drapes, open blinds, and a breeze through the house can make a room feel brighter and more alive.
Set out freshly cut flowers like peonies or lilacs for a subtle fragrance and a colorful touch that’s far more inviting than artificial air fresheners.

Freshen Up the Interior

Inside, simplicity and cleanliness win every time. Focus on these key areas:

Shine those hardwood floors. If they’re scuffed, consider a light refinish.
Bleach tile grout and scrub down any high-traffic flooring to restore its sparkle.
Use light-colored pillows, throws, and rolled hand towels to breathe spring energy into each room.

Small touches speak volumes. Even a pyramid of washcloths on the bathroom counter tells a buyer, “This place is well cared for.”

Stand Out with Smart Extras

If you’re holding an open house or private showing, consider this:

Set out chilled bottles of water with custom labels (your name and contact info = marketing gold).
Offer individually wrapped snacks to keep buyers lingering—and noticing details.
Use helium balloons on directional signs to attract more drive-by traffic.
Print professional flyers in color with financing options clearly listed. When buyers see that they can afford your home, they’re more likely to act.

Bonus tip: color postcards with UV coating mailed to nearby neighborhoods can bring attention you didn’t even know you were missing.

Listing Strategy Matters

Here’s something most sellers don’t consider: how long your home has been on the market matters.

In spring, buyers are drawn to new listings. If your home has been sitting for a while with no bites, you might benefit from a short break. Take a couple of weeks to reset, improve the presentation, and then re-list with a fresh approach.

And when you do, make sure you’re working with the best.

Trust the Local Experts at Preferred Properties of Texas

For over 30 years, Preferred Properties of Texas has helped clients across Central Texas—from residential homes to ranches, farmland, commercial properties, and rentals—buy and sell with confidence.

We know the market in Stephenville, Granbury, Comanche, Weatherford, and everywhere in between. Our agents live here, work here, and understand what makes each town unique.

📍 Serving Erath, Hamilton, Hood, and Bosque Counties
📞 Call us today: 254-965-7775
🌐 Learn more: PreferredPropertiesofTexas.com

Selling your home this spring? The best way to do it in Texas is with PPTX—Preferred Properties of Texas. Let us help you make your move.

Understanding What You Can Afford When Buying a Home

May 8, 2025 by chorton Leave a Comment

Buying a home is one of the most exciting milestones in life — but before you start scrolling through listings or scheduling showings, it’s important to take a step back and look closely at your finances.

At Preferred Properties of Texas, we help homebuyers across Stephenville and the surrounding areas make smart, informed decisions. One of the first — and most crucial — steps in the homebuying process is understanding what you can realistically afford.

Get a Grip on Your Finances

We know it’s more fun to look at homes than to analyze your budget. But getting a handle on your financial situation early on will help ensure a smoother journey to homeownership. Start by gathering key information and asking yourself a few questions:

What is your gross (pre-tax) monthly income?
What are your average monthly expenses?
Are you carrying credit card or other debts?
How much do you currently have in savings?

Most lenders recommend that your mortgage payment — including principal, interest, taxes, and insurance — should not exceed 28% of your gross monthly income. This helps keep your budget balanced and prevents financial stress down the road.

Credit Counts

Your credit score plays a major role in the loan approval process. It can affect not only your ability to qualify for a mortgage but also the interest rate you’ll receive. A higher credit score typically means better rates and lower monthly payments.

We recommend pulling your credit report early in the process so you can correct any errors and take steps to improve your score if needed.

Keep an Eye on Mortgage Rates

Mortgage interest rates fluctuate with the market, and even a slight increase can impact how much house you can afford. Staying informed about current rates will help you make the right move at the right time — and lock in a rate that works for your budget.

Plan for More Than Just the Mortgage

There are several upfront and ongoing costs associated with buying a home:

Down Payment: Usually between 5% and 20% of the home’s purchase price (as low as 3% for some loan types).
Closing Costs: These generally range from 2% to 5% of the purchase price and include fees like appraisals, credit reports, and title services.
Homeownership Expenses: Don’t forget to account for maintenance, utilities, and property taxes after move-in.

Work with a Trusted Lender

Your lender plays a key role in helping you understand exactly what you can afford. They’ll look at your full financial picture and help you find a comfortable loan amount that fits your short-term and long-term goals.

At Preferred Properties of Texas, we work hand-in-hand with experienced lenders who understand our local market and can provide personalized guidance every step of the way.

Helpful Tools to Get Started:

🔹 Homebuying Budget Calculator – Estimate how much house fits your budget.
🔹 Budgeting for Homeownership – Learn what it really costs to own and maintain a home.

Ready to start the homebuying journey in Stephenville or the surrounding areas?
Reach out to Preferred Properties of Texas today — 254-965-7775, we’re here to help you find the perfect home, ranch, commercial property or land at the right price.

🌸 Planning Your Retirement? Discover Central Texas Charm in Spring 2025

May 8, 2025 by chorton Leave a Comment

If retirement is on the horizon and you’re craving peaceful surroundings, friendly neighbors, and room to breathe — Central Texas might just be your perfect match.

As Spring 2025 approaches, it’s the ideal time to explore the welcoming communities surrounding Stephenville, including Granbury, Bluff Dale, Tolar, Dublin, Hico, Comanche, Glen Rose, Lipan, DeLeon, Iredell, and Hamilton. Whether you’re drawn to lakeside living, rolling countryside, or charming historic towns, the heart of Texas Hill Country offers something special for every retiree.

🐴 Stephenville: A Friendly Hub with Western Flair

Known as the Cowboy Capital of the World, Stephenville blends small-town warmth with modern convenience. Anchored by Tarleton State University, it’s a vibrant community where education, culture, and country life meet.

Why retirees love it:

Excellent healthcare and local hospitals
Weekly farmer’s markets, art events, and hometown parades
Abundant parks, walking trails, and friendly neighbors

It’s the kind of place where porch swings are still in style, and neighbors become lifelong friends.

🌊 Granbury: Lakeside Living with Historic Charm

Just a short drive from Stephenville, Granbury offers the best of both worlds — a scenic lakefront lifestyle and a thriving downtown full of character. From antique shopping to weekend concerts, there’s always something to enjoy.

Granbury highlights:

Boating, fishing, and waterfront sunsets on Lake Granbury
A lively arts scene and historic town square
Golf courses, community centers, and resort-style neighborhoods

🌄 Bluff Dale, Tolar & Lipan: Peaceful Hill Country Escapes

Looking for serenity and space? These smaller communities provide privacy, slower living, and beautiful Hill Country views. They’re ideal for anyone wanting to garden, raise animals, or simply enjoy quiet evenings under big Texas skies.

Perfect for:

Hobby farms and ranch-style living
Lower property taxes and affordable land
Star-gazing, gardening, and nature walks

🏛️ Dublin, Hico & Comanche: Rich in History & Community

For those who love a strong sense of identity and Texas pride, these towns bring history, hospitality, and charm.

Dublin: Home of the original Dr Pepper bottling plant and festive community spirit
Hico: Western flair, great food, and boutique shopping
Comanche: Historic downtown, new growth, and a welcoming vibe

These towns are full of character — perfect for retirees seeking deeper community connections.

🌾 DeLeon, Iredell & Hamilton: Unplugged & Undisturbed

If you’re ready to go off the grid and enjoy wide-open spaces, these rural gems offer a peaceful retreat from the hustle of city life.

What to expect:

Acreage for ranching, farming, or building your dream home
Room to roam, plant roots, and live simply
Clear skies, fresh air, and independent living

🏡 Why Central Texas Is a Top Retirement Choice

Here’s why more retirees are heading to the Stephenville area:

✅ Affordable Cost of Living – Lower property taxes and housing prices
✅ Tight-Knit Communities – Local events, church groups, and friendly faces
✅ Top-Notch Healthcare – Clinics and hospitals throughout the region
✅ Outdoor Recreation – Hunting, fishing, hiking, and lake life
✅ Scenic Seasons – Enjoy wildflowers in spring and mild winters

💳 Financial Peace of Mind

Central Texas isn’t just about lifestyle — it’s also practical. Towns like Stephenville, Granbury, and Comanche offer reliable financial institutions that understand retirement planning. From local banks to credit unions, managing your money is easy, secure, and personalized.

Whether you’re buying your forever home, refinancing a ranch, or planning your estate, you’ll find knowledgeable professionals who are ready to help.

Ready to Make the Move?

Spring 2025 is the perfect time to explore retirement in this beautiful corner of Texas. Whether you’re dreaming of a lakeside cottage, a sprawling ranch, or a cozy home in a walkable town — you’ll find it here.

Thinking about retiring in Texas? Let’s chat about available properties, lifestyle options, and what your next chapter could look like.

Thinking about retiring in Texas? Let’s talk about local living, available properties, and making your next chapter your best one yet.