Sharon Powell, Realtor, Option One Real Estate

07/18/2025

𝐒𝐭𝐢𝐥𝐥 𝐥𝐨𝐨𝐤𝐢𝐧𝐠 𝐟𝐨𝐫 𝐭𝐡𝐞 𝐫𝐢𝐠𝐡𝐭 𝐬𝐞𝐭𝐮𝐩? 𝐓𝐡𝐢𝐬 𝐨𝐧𝐞’𝐬 𝐛𝐞𝐞𝐧 𝐰𝐚𝐢𝐭𝐢𝐧𝐠 𝐟𝐨𝐫 𝐬𝐨𝐦𝐞𝐨𝐧𝐞 𝐥𝐢𝐤𝐞 𝐲𝐨𝐮.

If you’ve been looking for land, a huge shop, and a home that’s close- but not too close- to San Antonio, with all the luxuries of modern living, then it’s time to circle back to this one.

📍 7803 N US Highway 181, Falls City, TX

✔️ Ag-exempt acreage- available with 15 or 50 acres
✔️ Massive shop with RV clearance + serious business potential
✔️ Custom 3 bed, 3 bath home with 4th bed or office, in-ground pool & outdoor kitchen
✔️ Top tier school districts & 45-minutes to San Antonio, 1 1/2 hour to Corpus

This isn’t your average country property… it’s for someone who needs land that’s functional in a location that’s easy to get to. Horse people. Cattle people. Entrepreneurs. You know who you are.👀

Whether you’re homesteading or need space to build a business, this one checks all the right boxes. The only thing missing might be your name on the gate.

👉🏻The sellers are serious, the setup is solid, and the flexibility here is rare.

📲 Message me for a tour, or tag someone who’s been waiting for this exact opportunity.

07/18/2025

𝗣𝗲𝗼𝗽𝗹𝗲 𝗶𝗻 𝘁𝗵𝗲𝗶𝗿 𝟮𝟬’𝘀 𝗰𝗮𝗻’𝘁 𝗮𝗳𝗳𝗼𝗿𝗱 𝘁𝗼 𝗯𝘂𝘆 𝗮 𝗵𝗼𝘂𝘀𝗲.
That’s the headline you’ve seen everywhere. But it’s not the full story… and it definitely wasn’t true for these two.

They didn’t buy into the lie.
They didn’t need 20% down.
They didn’t need a perfect, lengthy financial past.
They just needed a little guidance.

Using their VA benefits, these 20-something’s are now proud owners of a charming home with beautiful trees for their little boy to climb and plenty of space to write their next chapter.. and with strategic closing concessions, their out of pocket Investment ended up being the equivalent of a rental security deposit.

𝗗𝗼𝗻’𝘁 𝘀𝗲𝗹𝗹 𝘆𝗼𝘂𝗿𝘀𝗲𝗹𝗳 𝘀𝗵𝗼𝗿𝘁 𝗷𝘂𝘀𝘁 𝗯𝗲𝗰𝗮𝘂𝘀𝗲 𝘁𝗵𝗲 𝗺𝗲𝗱𝗶𝗮 𝘁𝗼𝗹𝗱 𝘆𝗼𝘂 𝗶𝘁’𝘀 𝗻𝗼𝘁 𝗽𝗼𝘀𝘀𝗶𝗯𝗹𝗲.

Want to find out what’s actually true for you?

DM or call me if you’re even thinking about buying. VA loan or not, the conversation just might surprise you.

Sharon
830-581-0814

07/13/2025

Did you know some home loans can be assumed…and not just by veterans?

If you’re a buyer, an assumable VA loan could be your chance to lock in a rate from before things got wild.. which can save you tens of thousands over time.

And if you’re a seller with a VA loan, you might be able to offer buyers a deal they can’t get anywhere else… which gives you the edge.

And in some situations, assumable loans are an amazing entry point for investors who want to build a rental portfolio.

It’s not right for every situation, but when it works, it really works! And listings like this one just might be a fit for you.

Have questions about how it plays out in real life? I’ve helped clients navigate it with great success and am happy to walk you through what to watch for and how to spot a great opportunity- other agents included!

Let’s chat. 📲

Sharon
830-581-0814

07/11/2025

🏡🚜 𝗕𝘂𝘆𝗶𝗻𝗴 𝗮 𝗵𝗼𝗺𝗲 𝗼𝗻 𝗮𝗰𝗿𝗲𝗮𝗴𝗲?
You can avoid these 9 mistakes when purchasing land with a home or rural property in Texas:

1. 𝗨𝗻𝗱𝗲𝗿𝗲𝘀𝘁𝗶𝗺𝗮𝘁𝗶𝗻𝗴 𝗺𝗮𝗶𝗻𝘁𝗲𝗻𝗮𝗻𝗰𝗲.
Acreage means more space to spread out on… and take care of! Mowing, maintaining fences, trimming trees, and w**d control can become overwhelming without the right tools or help.

2. 𝗡𝗼𝘁 𝗰𝗵𝗲𝗰𝗸𝗶𝗻𝗴 𝘇𝗼𝗻𝗶𝗻𝗴 𝗼𝗿 𝗹𝗮𝗻𝗱 𝘂𝘀𝗲 𝗿𝗲𝘀𝘁𝗿𝗶𝗰𝘁𝗶𝗼𝗻𝘀.
Sorry, but moving outside city limits isn’t a free pass to build a barndominium, run your small business, or keep certain animals. Research zoning laws, deed restrictions, and utility easements to make sure you can do the things you want on your land.

3. 𝗡𝗼𝘁 𝗰𝗼𝗻𝗳𝗶𝗿𝗺𝗶𝗻𝗴 𝗮𝗰𝗰𝗲𝘀𝘀 𝗮𝗻𝗱 𝗲𝗮𝘀𝗲𝗺𝗲𝗻𝘁 𝗿𝗶𝗴𝗵𝘁𝘀.
Is the road to the property legally accessible? When you’re interested in acreage that’s down a private road or easement lane, make sure that access is documented in the county records, with a clear directive on who is responsible for maintaining the road.

4. 𝗦𝗸𝗶𝗽𝗽𝗶𝗻𝗴 𝘄𝗲𝗹𝗹 𝗮𝗻𝗱 𝘀𝗲𝗽𝘁𝗶𝗰 𝗶𝗻𝘀𝗽𝗲𝗰𝘁𝗶𝗼𝗻𝘀.
Most homes on 1/2+ acre will operate on a septic system, and many have a private well. You may be tempted to skip the expense of water testing or a full septic inspection, but it could end up costing you tens of thousands more if problems pop up after closing.

5. 𝗡𝗼𝘁 𝗴𝗲𝘁𝘁𝗶𝗻𝗴 𝗮 𝗿𝗲𝗹𝗶𝗮𝗯𝗹𝗲 𝗹𝗮𝗻𝗱 𝘀𝘂𝗿𝘃𝗲𝘆.
A good survey tells you where the true property lines are, shows access points, and identifies encroachments or easements. Without it, you might build or put up fence on land that isn’t yours… or find out too late that your neighbor has built on part of your acreage.

6. 𝗦𝗸𝗶𝗽𝗽𝗶𝗻𝗴 𝘁𝗵𝗲 𝘁𝗶𝘁𝗹𝗲 𝘄𝗼𝗿𝗸.
Title work will uncover any potential ownership issues, liens, easements, or boundary disputes that could jeopardize your ownership rights. Skipping this step carries a huge risk because title work protects you from inheriting surprise legal problems with your new property.

7. 𝗔𝘀𝘀𝘂𝗺𝗶𝗻𝗴 𝗮𝗹𝗹 𝗮𝗰𝗿𝗲𝗮𝗴𝗲 𝗶𝘀 𝗯𝘂𝗶𝗹𝗱𝗮𝗯𝗹𝗲.
Larger acreages offer multiple build site options, but some of those areas may be in a flood zone, have poor soil, or lack access to utilities. They might either not be buildable at all, or require extra preparation and expense to build on that part of the property. Always do your due diligence before planning to build or expand.

8. 𝗨𝗻𝗱𝗲𝗿𝗲𝘀𝘁𝗶𝗺𝗮𝘁𝗶𝗻𝗴 𝗱𝗿𝗶𝘃𝗲 𝘁𝗶𝗺𝗲.
That “20-minute drive” on a beautiful day might double in bad weather. You’ll want to research different routes and take note of any unpaved roads or low water crossings.

9. 𝗙𝗼𝗿𝗴𝗲𝘁𝘁𝗶𝗻𝗴 𝘁𝗼 𝗰𝗵𝗲𝗰𝗸 𝗳𝗼𝗿 𝗿𝗲𝗹𝗶𝗮𝗯𝗹𝗲 𝗶𝗻𝘁𝗲𝗿𝗻𝗲𝘁.
This one needs no explanation, and yet it slips by so many buyers. Starlink and hotspots can be good options in rural areas now, but they aren’t right for eveyone. I’ve seen buyers enter a contract and have to back out because of inadequate internet access. If you need to be connected, don’t miss this step.

➡️ Thinking of buying a country home near San Antonio or anywhere in Texas? I specialize in homes on acreage like this one and can help you avoid costly surprises. Let’s talk!
Sharon
830-581-1020

07/05/2025

Seguin shelter available at 3027 N Austin St.

UPDATE 5:20 pm - The temporary shelter is now closed

SHELTER OPEN

The City of Seguin has opened a temporary shelter at the Utility Operations Center, located at 3027 N. Austin Street, for those in need during the flooding event.

The shelter is open now until further notice.

07/04/2025

Kerrville area friends, if you had to evacuate this morning and just need to meet your family, Walmart is a temporary reunification center. If your home is flooded, you can shelter at First United Methodist on Thompson Dr.
We are praying for your safety.

06/28/2025

Buyers, we need to talk about septic inspections.. and home inspectors aren’t going to like it.

𝐇𝐞𝐫𝐞’𝐬 𝐬𝐨𝐦𝐞𝐭𝐡𝐢𝐧𝐠 𝐦𝐨𝐬𝐭 𝐛𝐮𝐲𝐞𝐫𝐬 - 𝐚𝐧𝐝 𝐚𝐠𝐞𝐧𝐭𝐬- 𝐝𝐨𝐧’𝐭 𝐫𝐞𝐚𝐥𝐢𝐳𝐞. Just because your home inspector offers a septic add-on inspection doesn’t mean they’re actually qualified to inspect a septic system the right way. They’ve simply taken a course and gotten a certification.

A professional septic company will open the tank, measure the sludge, inspect the components you can’t see, and sometimes even scope the lines. Most home inspectors? They’ll run water and call it good. No digging… no opening the lid… no information.

This week, my VA buyer client hired a well-known one-stop-shop, “military-friendly” home inspection company to handle home, septic, and termite inspections. They were charged a good amount of money for the inspector to turn on the water faucets and declare the septic system good.
Sir, are there any cracks in the tank? 🤷‍♂️
Any tree root Intrusion? 🤷
How full is it? 🦗 🦗 🦗

Immediately after, we called a reputable professional septic company who performed a real inspection- opening the tank, measuring the sludge, checking the components and diagnosing the overall health of the system.


⛔️ 𝐈𝐟 𝐭𝐡𝐞 𝐭𝐚𝐧𝐤 𝐡𝐚𝐬𝐧’𝐭 𝐛𝐞𝐞𝐧 𝐨𝐩𝐞𝐧𝐞𝐝, 𝐢𝐭 𝐡𝐚𝐬𝐧’𝐭 𝐫𝐞𝐚𝐥𝐥𝐲 𝐛𝐞𝐞𝐧 𝐢𝐧𝐬𝐩𝐞𝐜𝐭𝐞𝐝.

Buying a home with a septic system? Don’t fall for the convenience 💩. Do yourself a favor and get the real deal… not an add-on inspection.

👇 Tag a friend who’s shopping for homes in the country, or save this for later.

06/21/2025

It’s a beautiful weekend to find your next home, and these homes are ready to welcome you in!

✨🏡AGENTS AND FRIENDS, If you’re seeing this post and have a home for sale, feel free to add yours!🏡✨

📍𝟯𝟯𝟬 𝗖𝗥 𝟯𝟳𝟰, 𝗛𝗼𝗯𝘀𝗼𝗻
3 bedrooms 2.5 baths on .42 acre
Shop, shed, garden, water well
Custom gated entry
SABOR MLS 1862656

𝟳𝟴𝟬𝟯 𝗛𝘄𝘆 𝟭𝟴𝟭, 𝗙𝗮𝗹𝗹𝘀 𝗖𝗶𝘁𝘆📍
3-4 bedrooms 3 baths on 15 acres
Pool, outdoor kitchen, shop, temp controlled kennel
Custom gated entry
Option: Add 35 cross-fenced acres with cabin, 50 acres in total
SABOR MLS 1844188

📍𝟭𝟰𝟯𝟮𝟬 𝗟𝗮 𝗩𝗲𝗿𝗻𝗶𝗮 𝗥𝗱, 𝗦𝘁 𝗛𝗲𝗱𝘄𝗶𝗴
3 bedrooms 3 baths on 11 cross-fenced acres
External flex room, shop, cattle setup
Custom gated entry
SABOR MLS 1823882

📍𝟭𝟯𝟴 𝗕𝗶𝗴 𝗢𝗮𝗸, 𝗔𝗱𝗸𝗶𝗻𝘀
3 bedroom 2 bath on 2.3 acres
Garage/shop, barns, bird lofts
Century oaks
Gated entry
SABOR MLS 1877771

📍𝟮𝟬 𝗧𝗮𝗽𝗮𝘁𝗶𝗼 𝗗𝗿 #𝟯𝟬𝟵, 𝗕𝗼𝗲𝗿𝗻𝗲
2 bedrooms 2 baths
Pool, covered parking, storage
Tapatio Resort privileges
STR/LTR friendly
SABOR MLS 1866639

📍𝟮𝟯𝟭 𝗦𝗶𝗴𝗻𝗮𝗹 𝗛𝗶𝗹𝗹, 𝗦𝗲𝗴𝘂𝗶𝗻
•2 bedrooms 1 bath on 1.35 acres
•100’ Guadalupe River frontage
SABOR MLS 1859883

📍 𝟮𝟰𝟰𝟲 𝗠𝗼𝗿𝗲𝗻𝗼 𝗦𝗽𝘂𝗿, 𝗧𝗲𝗺𝗽𝗹𝗲
30 minutes from Fort Hood
•VA assumable
•4 bedrooms 2 baths on .20 acre corner lot
•Custom home with oversized primary retreat
•Upgraded back patio with outdoor cooking area
•Water softener, seamless gutters, sprinkler system
•No neighbors, behind, or in front, privacy fenced from the only connecting neighbor
SABOR MLS 1877228

06/18/2025

𝐓𝐡𝐞𝐫𝐞’𝐬 𝐧𝐨𝐭 𝐚𝐧𝐨𝐭𝐡𝐞𝐫 𝐨𝐧𝐞 𝐥𝐢𝐤𝐞 𝐢𝐭 𝐨𝐧 𝐭𝐡𝐞 𝐦𝐚𝐫𝐤𝐞𝐭—𝐚𝐧𝐝 𝐛𝐮𝐲𝐞𝐫𝐬 𝐤𝐧𝐨𝐰 𝐢𝐭.

Located outside San Antonio in one of South Texas’s most sought-after school districts, this 50-acre ranch delivers the kind of setup most people spend years trying to piece together.

The upscale 2015 custom home blends comfort and efficiency with smart upgrades- spray foam insulation, Manabloc plumbing system, multi-zone 2-stage HVAC with purifier system… and a layout that handles everyday life and entertaining with ease.

Outside, the setup is exceptional: 60x40 shop with 220 power, 85x60 machine shed, insulated kennel facility with mini-split HVAC and pass-through runs, and cross-fencing.

There’s also a 3 bedroom/ 1 bath cabin and outbuildings on 5 acres across the culvert- perfect for hands, guests, extended family, or future rental income- or to get away from whichever family member is on your nerves that day.

This property is in hay production, has dual frontage, two wells, no city taxes, and backs to a nearly 1900-acre ranch. And yes— there’s a pool and outdoor kitchen, so when the work is done, your reward is already waiting.

Now offered at $𝟏.𝟑𝟖𝟑𝐌, this is one of those rare opportunities that delivers both lifestyle and legacy.

Schedule your showing and see why this is the one everyone’s been watching.

Sharon 830-581-1020

06/17/2025

It’s here.. the sweet little home with the big trees!

Neat as a pin and cute as a button: freshly painted 3-bedroom 2-bath all brick home on 2.3 acres. Includes garage/workshop, pasture for your horse, barn, small animal pens, chicken coop, pigeon lofts, and sprawling majestic oaks that are ready and waiting to tell you their stories and dream up new ones with you.

138 Big Oak Dr, Adkins
Offered at $325,000

Call your agent or 830-581-1020 to schedule your showing.

06/09/2025

𝗬𝗼𝘂’𝗿𝗲 𝗰𝗼𝗻𝘀𝘁𝗮𝗻𝘁𝗹𝘆 𝘁𝗲𝗹𝗹𝗶𝗻𝗴 𝗽𝗲𝗼𝗽𝗹𝗲 𝗮 𝘀𝘁𝗼𝗿𝘆. 𝗧𝗵𝗲 𝗾𝘂𝗲𝘀𝘁𝗶𝗼𝗻 𝗶𝘀— 𝘄𝗵𝗶𝗰𝗵 𝗼𝗻𝗲?

Passing through Rosenberg, I saw this artist at work on the town center mural. Every brushstroke was building something bigger—a story.

It made me stop and think:
𝗪𝗵𝗮𝘁 𝘀𝘁𝗼𝗿𝘆 𝗶𝘀 𝗺𝘆 𝗯𝘂𝘀𝗶𝗻𝗲𝘀𝘀 𝘁𝗲𝗹𝗹𝗶𝗻𝗴?

This wall isn’t just here to be pretty.
It’s intentional.
It preserves the town’s history.
It shows pride in what’s been built.
And it invites people to slow down and take a closer look at something they might have driven right past.

Whether we realize it or not, we’re all painting murals.
Each decision we make, each conversation we have, each task we perform, each social media post, is a brushstroke.
All of it adds up to the story people remember about you.

So now I’m asking myself:
𝗗𝗼𝗲𝘀 𝗺𝘆 𝗺𝘂𝗿𝗮𝗹 𝗿𝗲𝗳𝗹𝗲𝗰𝘁 𝘁𝗵𝗲 𝗯𝗲𝘀𝗽𝗼𝗸𝗲, 𝘁𝗵𝗼𝘂𝗴𝗵𝘁𝗳𝘂𝗹𝗹𝘆 𝘁𝗮𝗶𝗹𝗼𝗿𝗲𝗱 𝗰𝗹𝗶𝗲𝗻𝘁 𝗲𝘅𝗽𝗲𝗿𝗶𝗲𝗻𝗰𝗲 𝗜 𝘄𝗮𝗻𝘁 𝘁𝗼 𝗯𝗲 𝗸𝗻𝗼𝘄𝗻 𝗳𝗼𝗿?

And I’ll ask you, too—
𝗜𝗳 𝘆𝗼𝘂𝗿 𝗹𝗶𝗳𝗲 𝘄𝗮𝘀 𝗮 𝗺𝘂𝗿𝗮𝗹… 𝘄𝗵𝗮𝘁 𝘄𝗼𝘂𝗹𝗱 𝗶𝘁 𝘀𝗵𝗼𝘄?
What do 𝙮𝙤𝙪 want to be remembered for?🫶🏼