Thinking of Moving to Blanco, Texas? Top 7 Questions Answered (Plus a Bonus Tip)

Are you thinking about moving to Waco, Texas? Well, you're not alone. Every single day I get phone calls from folks thinking about moving to Blanco or just a general Texas Hill country and every single day I get these same questions questions about property taxes, wildlife flash floods, or whether or not they're going to see a snake in the yard. So I figured, why not make a video answering the top seven questions I get all the time and make sure you stick around, because I have a bonus question that could end up saving you thousands on your next home purchase. All right, so let's go ahead and kick things off with one of the biggest questions I hear. Yes, Blanco is about as peaceful as it gets. With a population of just over 2000 people, this small town is all about tranquility. You can just picture mornings filled with birdsong, afternoons by the Blanco River, and evenings that are quiet enough to actually see the stars. But don't let the size for you. It's really not a boring town. Blanco host events like the Lavender Festival, which brings visitors from all over the state of Texas. And of course, if you're into nature, the Blanco State Park is right there with hiking trails and swimming spots along the Blanco River, so it's quiet but not too quiet. And a quick local tip for you is to check out the Blanco Bowling Club Cafe. It's an old school diner filled to it, but it also has bowling lanes, so it gives you a sense of community and something fun to do as well. Now let's go and talk about something that always comes up when buying a home. And that is the property taxes, that property taxes. So Blanco's property tax rate is right around 1.8%, which is way lower than what you'll find in Austin or even San Antonio. And then if you're looking for land outside the city limits, especially for property is exempt, you're going to have an even lower rate. And to be perfectly honest, that's probably one of the biggest draws here. If you're looking for a place that stretches your money out further, well, Blanco could be a great option for you. So one of the biggest tips I can give you is if you're looking for property within the Blanco area, especially if it's over six areas, make sure you ask realtors like myself whether or not that property has an exemption or even a wildlife exemption, because at the end of the day, that could save you a lot of money on taxes. Nice. Next up, let's address a big concern for everyone, especially with the Blanco River being nearby. And that is flash flooding. So flooding? Yes. Unfortunately, there are areas around the Blanco River that are considered flood zones. And back in 2015 we had a major flood come through. It's what they call a 500 year flood. And here's the thing. Most homes, especially newer homes built today, they aren't built in these flood zones. In fact, when you're buying a home, that homeowner has to disclose whether or not their home is in a flood zone. So you don't have any surprises coming your way. And on top of that, when your insurance agent is doing their underwriting for the insurance, they'll also find out whether or not that home is in a flood zone. But it's always a good idea if you're looking at a riverfront property. Always, always, always check the FEMA flood maps when you're buying and just plan on getting flood insurance. It's worth the peace of mind. And honestly, if you are worried about flash flooding, just find a property that's higher elevation or further away from the river so you just don't have to worry about. There are plenty of spots throughout the Blanco area and the Texas Hill country that you just don't have to worry about flash flooding. Now, let's go ahead and shift gears to something a little more wildlife related. All right, so snakes and wildlife. Well, the whole country is full of nature. So yes, you may potentially see a snake in your front yard. There's a snake. But from my experience, I've lived in a Texas hill country my entire life. And most of the time, what you'll find in your old garden or new yard is just a simple garden snake know which are completely harmless. Now for snakes like copperheads or rattlesnakes, which are extremely venomous, they are out there. You definitely have to be careful. You have to be on your toes. Keep your eyes peeled. But typically they are on larger properties out in the country. So most of the time you don't have to worry about it where we live it. But again, it's always a good idea to keep your eyes peeled, stay on your toes, and be on the lookout for them because you just never know. We are in Texas, Texas. And of course it's not just snakes. You'll see deer, armadillos, raccoons, and even wild turkeys. And honestly, it's part of the charm of living here. And just a quick tip if you are worried about snakes, keep your grass short and clear out brushy areas around your home. Also, get a good pest control service. It'll take care of most of the critters just. And speaking of surprises, let's talk about something that catches newcomers off guard every single time. And that is the summer heat. So Blanco summers are hot. I mean, we are in Texas, like I said, and the averages in July and August sit right around 95 degrees. And yes, it actually can hit over 100 degrees sometimes. But the good news is it's a dry heat, so it's not as brutal as those summers that you find out in Houston and along the Gulf of Mexico. And actually, mornings and evenings can be quite comfortable, especially if your property sits at the top of the hill where you get that steady breeze. But even if you're not at the top of the hill after you've been here for a while, you kind of start getting used to the heat early. The biggest tip I can give you is if you're planning summer events. Summer activities is to plan those for earlier in the morning or maybe later in the evening. And if you like swimming. Like I said earlier, the Blanco River is a great spot to cool down. Oh, and by the way, I'm Ryan Rendon with the Rendon Realty Group, brokered by for premiere. I've been helping folks buy and sell real estate throughout the Texas Hill Country for years, and if this is your type of content, make sure you hit the subscribe button, but also that little bell so you can get notified anytime. I put out videos just like this one. Next, let's go ahead and discuss scores. A very important topic, especially for families. So the Blanco Independent School District is known for its small class sizes and strong community focus. Schools like the Blanco Elementary in the Blanco High School perform well in state evaluations. If you're considering private schools, options are nearby in place like Johnson City or Dripping Springs. Another really cool aspect about the Blanco ISD, especially the high school. If your kids do play sports, they are very well known for their great sports program. In fact, their high school football team went deep in the playoffs this year, and for the last 5 to 10 years they have done very well in the playoffs. So if that's important to you, they have a fantastic sports program with really, really good coaches. And if you are thinking about moving here, one of the things I would do is tour the schools. They are very welcoming and they'll give you a good chance, an opportunity to see what that school looks like, what the teachers are like and what the campus looks like. Before you make the big move. Blanco. Finally, let's talk about the traffic or the lack there of it may seem like a funny, silly question, especially knowing the size of Blanco, but people do ask what is the traffic like in Blanco area? How was it traffic? The traffic in Blanco is pretty much non-existent. So if you are moving from the city, San Antonio, Austin, Dallas, Houston or even out of state, this is going to be an awesome aspect of Blanco. Knowing that you're moving to a town that does not have traffic. The only time you'll see any kind of congestion is during big events like the Lavender Festival. Even then, it's really not that bad. And if you're commuting, Blanco is about an hour from Austin or San Antonio, depending on where you're headed. For a lot of people, that trade off is totally worth it for the peace and quiet you get in here. And just a quick tip if you are commuting on a weekend when we have a festival to get idea, to go ahead and leave early, and maybe even use apps like Waze, that will give you the best route to get to wherever you're going. So this is a question I don't get as often as I probably should, but Blanco has some areas with clay soils that expand and contract with extreme weather, and unfortunately, that can lead to foundation shifting, especially in older homes. So one of the biggest tips I can give you when you're buying a home in Blanco area or just anywhere in the Texas Hill Country, is checking the walls and windows for any major cracks. Sometimes you might be looking at a house that was a quick fix and flip, so there might not be any obvious major cracks or shifting in the foundation. So it's always a good idea to get a general home inspection. Now, typically, that inspector will know pretty quickly whether or not there is any foundation issues. And at that point they will advise that the foundation be inspected by a foundation specialist. Now I have some great options when it comes to foundation companies here in the Texas Hill Country. So if you do need to get a foundation inspection done or even do some foundation work, I have some awesome options there for you. In a lot of times, if you are buying a home that does need some foundation repairs or work done, you can ask for them to fix that prior to closing on the home. Another very important thing you want to make sure that that home has is gutters. One of the main reasons why you have foundation shifting is because improper drainage. So if you have a lot of that rainfall coming off the roofs, then is sitting up against the foundation that is going to cause some foundation shifting over time. If you're considering a move to Blanco, Texas, or the Texas Hill Country in three days or three years, I would love to be a realtor of choice. All my contact information is down below, and whether you're looking to buy a big sprawling ranch or just a simple two bedroom, one bath half house, I would love to help you out that process. So make sure you hit the subscribe button, but also that little bell so you can get notified anytime I put out videos just like this one. We'll see you in the next video.