BEDS3
BATHS2 full 1 partial
SQUARE FEET1,688
MLS#1869995
STATUSActive
PROPERTY TYPEResidential - Single Family
SUBDIVISIONDIETERT
SCHOOLBoerne
Property 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, its 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 chefs 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 owners 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.
Property Features
Property Type: Residential - Single Family
Cooling: One Central, One Window/Wall
Fenced: Yes
Fireplaces: 1
Fuel Type: Natural Gas
Heating: Central, Window Unit
Home Style: Craftsman
Lot Size: 0.58 Acres
Roof Type: Composition
Stories: 1.0
Taxes: $9,503
Year Built: 1954
Feature Descriptions
Accessibility: Int Door Opening 32"+, Ext Door Opening 36"+, Doors-Swing-In, Doors w/Lever Handles, Entry Slope less than 1 foot, No Carpet, Level Lot, Level Drive, First Floor Bath, Full Bath/Bed on 1st Flr, First Floor Bedroom, Wheelchair Modifications
Builder Name: Unknown
Currenty Leased: No
Days on Site: 339
Energy Efficient: Smart Electric Meter,13-15 SEER AX, Programmable Thermostat,12"+ Attic Insulation, Double Pane Windows, Energy Star Appliances, Radiant Barrier, Low E Windows, Foam Insulation, Cellulose Insulation, Storm Doors, Ceiling Fans
Exterior: Asbestos Shingle
Exterior: 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
Fireplace: One, Living Room, Wood Burning, Stone/Rock/Brick
Flooring: Ceramic Tile, Wood, Vinyl
Foundation: Slab
Green Features: Drought Tolerant Plants, Low Flow Commode, Low Flow Fixture
HOA Mandatory: No
Hot Tub: Yes
Improvements: Street Paved, Streetlights, Fire Hydrant w/in 500,Asphalt, City Street
Inclusions: 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 Mono
Interior: 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
Lot: Corner,1/2-1 Acre, Mature Trees (ext feat), Level, Xeriscaped
Miscellaneous: School Bus
Neighborhood Amenities: Park/Playground
Parking: Two Car Garage, Attached, Side Entry
Pool/Spa: Hot Tub
Supplier - Electric: Boerne-City
Supplier - Garbage: Boerne-City
Supplier - Gas: Boerne-City
Supplier - Sewer: Boerne-City
Supplier - Water: Boerne-City
Tax By Multiple Counties: No
Type: Single Family Detached
Water/Sewer: City
Windows: All Remain
Room Sizes
Bedroom 2: 13 X 13
Bedroom 3: 13 X 11
Kitchen: 14 X 11
Dining Room: 11 X 11
Living Room: 20 X 15
Utility Room: 9 X 5
Other: 8 X 5
Mud Room: 11 X 9
Patio: 25 X 25
Local Schools
High School: Boerne
Middle School: Boerne Middle N
Elementary School: Fabra
School District: Boerne
Listed By / Shown By
Listed By
Agency Name: Kuper Sothebys Intl Realty
Agency Phone: (210) 822-8602
Shown By
Agency Title: Kelly, Realtors
Agency Phone: (254) 741-1500
Agency Email: info@kellyrealtors.com
Agency Text: (254) 717-6447
Estimate Your Payment
Estimated Payment
$ 3,054.91 per month $2,000.78 Principal & Interest $791.92 Property Tax $262.21 Homeowner's Insurance
131 Bess St. | MLS# 1869995
This single family home located at 131 Bess St., Boerne, TX 78006 is currently listed for sale with an asking price of $899,000. This property was built in 1954 and has 3 bedrooms and 2 full and 1 partial baths with 1688 sq. ft. Bess St. is located in the DIETERT subdivision within the Boerne school district. Search DIETERT real estate on www.kellyrealtors.com today.