Moving to Stephenville, Texas from Out of State

May 19, 2025 by chorton Leave a Comment

Your Guide to Moving to Stephenville, Texas (from Out of State)

Embrace the Lifestyle | Lower Your Cost of Living | Fall in Love with Small-Town Charm

Thinking of relocating to Stephenville, TX? Whether you’re looking to slow down, save money, or experience a genuine Texas community, this guide will walk you through everything you need to know about life in our charming hometown.

Lifestyle: Slower Pace, Stronger Community

Say goodbye to traffic and hello to friendly neighbors!
Stephenville offers:

A rich cowboy culture & rodeo roots
Tight-knit community vibes
Outdoor adventures: hunting, fishing, hiking
College-town energy thanks to Tarleton State University

Faith and fellowship also play a big part in the local lifestyle:

St. Brendan Catholic Church offers a warm, welcoming faith community and an amazing college ministry that partners with Tarleton students to help them grow spiritually and socially during their time on campus.

Cost of Living: Affordable & Comfortable

Moving from a big city? You’ll love the lower expenses here:

Affordable housing & land prices
Lower grocery, gas, and utility bills
More room in the budget for what matters most

Your dollar stretches way further in Stephenville!

Where to Eat, Sip & Hang Out

Stephenville might be small, but our food scene is big on flavor:

Hard Eight BBQ – Wood-smoked meats, picnic tables & Texas charm
Greer’s Ranch Café – Cozy southern dishes, perfect for brunch
Purple Goat – Live music, drinks & a kid-friendly playground
Beans & Franks – Local favorite for coffee & breakfast
Jake & Dorothy’s Café – A retro diner with iconic chicken-fried steak
Rockin’ P – A lively local hangout known for burgers, cold drinks, and a laid-back country vibe—perfect for watching the game or kicking back with friends!

Family Fun & Must-See Spots

For all ages, there’s always something fun to do:

Historical House Museum – Step into the past
Splashville Water Park – Cool off in summer
Twisted J Live – Live music and nightlife
Lone Star Family Farm – Seasonal fun like corn mazes & pumpkin patches

Monthly Events You’ll Love

Stephenville’s calendar stays full with local traditions and fun festivals:

First Saturday’s Farmers and Artisan Market – First Saturday come to downtown Stephenville 9-12
Farmers Market on the Square – Local produce & handmade goods
Concerts in the Park (summer) – Free music under the stars
Cowboy Capital Pro Rodeo (Sept) – One of Texas’ best rodeos
Holiday Downtown (Dec) – Lights, parades, and Santa!

The Preferred Way to Buy & Sell Real Estate in Texas

When it comes to real estate, trust the hometown experts at
PPTX – Preferred Properties of Texas

With over 30 years of experience, our team knows the market, the process, and—most importantly—what makes Stephenville feel like home.

Call us today at 254-965-7775
Let’s find the home (or land) that’s just right for you.
PPTX – Real Estate Agency – Residential, Commercial, Land, Ranch, Farm and Rental.

Welcome to Stephenville — where the stars shine bright, the food’s hot, the faith is strong, and the people wave back.

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

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.