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.

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.

Key Tips on Organic Gardening

March 19, 2025 by chorton Leave a Comment

Improve your health with a homegrown organic garden!

As the growing season approaches, there’s no better time to start your organic garden.

“Organic gardening for health and sustainability”—grow fresh, chemical-free produce while enriching soil, conserving water, and promoting eco-friendly practices. Not only will you enjoy fresh, chemical-free produce, but you’ll also improve soil health and promote sustainability.

Know Your Land

Before you start planting, it’s essential to assess your climate, soil, and microclimates. Understanding these factors will help you choose plants that thrive in your specific environment. Additionally, the USDA Hardiness Zone chart can serve as a valuable guide in determining the best crops for your area. To set your garden up for success, be sure to test your soil in the fall. This allows ample time to apply organic amendments and improve soil health before spring planting begins.

Plan Smart, Start Small

When starting out, it’s best to begin with a manageable plot and gradually expand as you gain experience. Not only does this make the process less overwhelming, but it also helps you fine-tune your gardening skills. Furthermore, implementing techniques like companion planting and crop rotation can improve soil balance and naturally deter pests. By growing a variety of seasonal crops, you’ll ensure a continuous and diverse harvest throughout the year.

Feed Your Soil Naturally

For a thriving garden, healthy soil is key. One of the best ways to enrich it is by composting kitchen scraps, grass clippings, and leaves. This creates nutrient-rich soil that supports strong plant growth. In addition, applying mulch helps retain moisture, prevents erosion, and suppresses weeds—making garden maintenance much easier. During the off-season, consider planting cover crops like clover, which naturally replenish soil nutrients and improve overall fertility.

Water Wisely

Proper watering is essential for plant health, but it’s important to do so efficiently. Using irrigation methods such as drip systems or soaker hoses conserves water while also reducing the risk of plant diseases. Additionally, collecting rainwater in barrels provides a sustainable, cost-effective way to keep your garden hydrated while reducing dependence on municipal water sources.

Organic Pest & Weed Control

Keeping pests and weeds under control doesn’t have to mean resorting to chemicals. Instead, encourage beneficial insects like ladybugs, which naturally help reduce harmful pests. Additionally, natural remedies such as neem oil and garlic spray serve as effective alternatives to synthetic pesticides. To further minimize weed growth, apply mulch or plant ground cover crops, which act as a protective barrier against unwanted weeds.

Harvest & Sustain

Once your crops reach peak ripeness, it’s time to harvest for the best flavor and nutritional value. To avoid waste and enjoy your homegrown produce year-round, consider preserving surplus harvests by drying, canning, or freezing them. Looking ahead, maintaining a thriving garden year after year requires thoughtful practices like crop rotation and regularly replenishing organic matter in the soil. These steps ensure long-term sustainability and continued productivity.

Starting a home garden not only boosts self-sufficiency and sustainability but also fosters a deeper connection with nature. By taking the time to understand your land, nurture your soil, and adopt eco-friendly gardening techniques, you can enjoy fresh, nutritious produce while making a positive impact on the environment.

Now is the perfect time to start preparing for a successful growing season! With careful planning and a little patience, your garden will flourish—bringing you an abundance of fresh food and a healthier, more sustainable lifestyle.

Read entire article by Ana Loor, published on Landhub.com

Spring Home Maintenance: Caring for Your Home Inside and Out

February 11, 2025 by chorton Leave a Comment

Spring is the perfect time to refresh your home, inside and out. After the wear and tear of winter, a little maintenance can enhance your home’s curb appeal and keep everything running smoothly. Whether you’re preparing to sell or simply want to enjoy a well-maintained space, here are some essential spring home maintenance tips.

Exterior Spring Maintenance

Inspect the Roof & Gutters – Winter storms can damage your roof and clog gutters with debris. Check for missing shingles, leaks, and clear out any blockages to prevent water damage.
Power Wash & Paint Touch-Ups – Dirt and grime accumulate on siding, driveways, and walkways. A thorough power wash can give your home a fresh look. If needed, apply a fresh coat of paint to improve curb appeal.
Lawn & Garden Prep – Rake up leftover leaves, trim bushes, and reseed any bare patches in the lawn. Adding mulch to flower beds can enhance your landscaping and help retain moisture.
Check Windows & Doors – Inspect for any drafts or damaged seals. Washing your windows inside and out can instantly brighten up your home.
Outdoor Systems Check-Up – Ensure your sprinkler system is in good condition and ready for warmer months. Also, clean and inspect your air conditioning unit to keep it running efficiently.

Interior Spring Maintenance

Deep Clean & Declutter – Spring cleaning isn’t just a tradition; it helps maintain your home’s value. Dust baseboards, clean light fixtures, and declutter rooms to create a more inviting space.
Check HVAC Systems – Change air filters and schedule an HVAC inspection to make sure your system is in peak condition before summer heat sets in.
Inspect Plumbing – Look for leaks under sinks, check for slow drains, and ensure your water heater is functioning properly.
Test Safety Equipment – Replace batteries in smoke detectors and carbon monoxide alarms. Also, check fire extinguishers to ensure they’re in working order.
Refresh Indoor Spaces – Swap out heavy winter décor for lighter, more colorful accents. Open windows on warmer days to bring in fresh air and reduce indoor pollutants.

Regular maintenance not only makes your home more enjoyable but also prevents costly repairs down the road. Whether you’re looking to enhance your property’s value or simply create a comfortable space, these spring home care tips will help you stay ahead.

For more detailed home maintenance checklists, visit HomeAdvisor’s Spring Maintenance Guide and Better Homes & Gardens Seasonal Home Care.

How To Buy Land For A Hobby Farm

February 11, 2025 by chorton Leave a Comment

For much of America’s history, small farms, including hobby farms, dominated the agricultural landscape. Today, these small family farms make up less than half of the nation’s agricultural land and contribute only 18% of total agricultural production. However, they remain a popular and rewarding investment for those looking to cultivate a small, personal farm for their family and community.

If you’re considering purchasing land for a hobby farm, here’s what you need to know to find the right property for your needs.

What is a Hobby Farm?

A hobby farm is a small-scale agricultural operation primarily for personal enjoyment and sustenance rather than for generating income. While hobby farmers may sell excess produce or livestock, the IRS does not classify these operations as for-profit businesses, meaning they are not eligible for business tax deductions.

What you choose to grow or raise on a hobby farm depends on factors such as location, expertise, and available land. Some hobby farmers cultivate fruits and vegetables, while others grow flowers, raise poultry, dairy cows, sheep, or even manage beekeeping or fish farming operations. Some also experiment with vineyards, producing homemade wines. With the right approach, a hobby farm can transition from a personal venture into a profitable small-scale farm.

Purchasing Land for a Hobby Farm

Selecting the right land is crucial when starting a hobby farm. The property’s size, quality, and zoning regulations will significantly impact your farming capabilities. Consider these essential factors:

Determine Your Budget

Farmland prices vary widely across the U.S., so it’s important to establish a clear budget. Consider the upfront land costs as well as ongoing expenses, such as property maintenance, seeds, fertilizers, equipment, permits, and taxes. If purchasing undeveloped land, factor in costs for essential improvements like utility connections, fencing, and road access. For a breakdown of farmland prices across different states, visit Farm Bureau for more insights.

Search Available Listings

To find land that meets your requirements, explore listings on reputable platforms such as LandHub, where you can filter searches by location, acreage, and price. Once you narrow your choices, work with a local real estate agent specializing in rural properties to guide you through property viewings, negotiations, and the purchase process.

Ensure the Property Suits Your Needs

Key factors to evaluate include zoning regulations, soil quality, and climate suitability. Most hobby farms operate on agricultural-zoned (A-1) land, which permits crop cultivation, livestock raising, and equipment storage. The property’s climate and soil composition should align with your farming goals. While many hobby farms operate on less than 50 acres, some thrive on just 10 acres or fewer.

Visit and Assess the Property

Before making a purchase, conduct a thorough on-site assessment. Walk the land, examine the terrain, and check for essential features like water sources. Hire professionals to test soil quality and water safety, and consult a building surveyor if you plan to construct a residence or other structures on the land.

Turning a Hobby Farm into a Profitable Venture

Many hobby farmers generate income through farmers’ markets, home sales, or Community Supported Agriculture (CSA) programs. If you decide to transition into a for-profit farm, familiarize yourself with the IRS’s Hobby Farm Loss Rule (Form 1040, Section 183) to understand tax deductions and financial considerations.

Is a hobby farm a worthwhile investment? That depends on your financial situation and expectations. If you’re taking on significant debt, the risks may outweigh the benefits. However, if you can cover land and operational costs comfortably, hobby farming can be a fulfilling and financially sustainable endeavor, offering both personal and community rewards.

Original Blog: https://www.landhub.com/land-news/how-to-buy-land-for-a-hobby-farm?inf_contact_key=3631bf5eb9c0a816536f04cbe45ac755680f8914173f9191b1c0223e68310bb1