Central Texas Real Estate and Community News




July 2, 2019

4th Of July!

Current Events



Come out for the 4th of July parade and enjoy some free tacos and water! Treat Coffee will be available for all your coffee needs!

Posted in Events
March 2, 2019

Test cure





Fabulous new construction on 1 level acre in prestigious Vintage Oaks! 4 bed home with study, media room and 3 dining areas with all main living on the ground floor.  The upper floor houses the media room and loft with a WC.  Check out these room sizes, so much space and built-in/storage galore!  Vintage Oaks is centrally located half way between I35 and Hwy 281 on Hwy 46.  Curvatura will eventually hook up to FM 2722 too!  Vintage Oaks has every amenity you could possibly wish for with fitness center, tennis courts, lazy river and so much more.  This is  your chance! 



Posted in Buying a Home
Feb. 14, 2019

Charming Waterfront Home!

Coming Soon-Lakefront Property!! $435,000

2106 Lakeshore Dr Canyon Lake TX 78133

Unrestricted waterfront! Short-term rentals allowed. Amazing deepwater lakefront with easy access to the Lake! Come see this newly remolded 1,451 sqft, 2 bed, 2 bath with custom finishes on over an acre of land. Great storage building for your boat/jet ski. You will love the quiet neighborhood with huge oak trees!

Coming to the market February 24th!














Call me to be the first to see this property! 


Paul Sullivan
Sullivan Hill Country Properties
Canyon Lake, Texas Hill Country
210 725 5201 cell


Information About Brokerage Services link

Consumer Protection Notice link

Posted in Buying a Home
Aug. 27, 2018

New Custom Home!

1005 Flaman Rd Canyon Lake TX 78133

Fabulous new construction floor plan-2425 sqft! Covered porches front and back; easy flow 3 bed, 3.5 bath home with lots of added features; dining room could be flex room or study; everything on one floor with the exception of large carpeted bonus room on 2nd floor with full bath and door attic access points - could be bed 4, media/game room, 2nd living, lots of possibilities. Great location near FM306 with easy access to I35, Hwy281, the Marina and the lake!

Come see this home in person today! (210)725-5201



Posted in Buying a Home
May 19, 2018

Forced Liquidation LAND SALE -$39,900!


Forced Liquidation sale

 CLOSEOUT SALE starts Friday May 25th at 10am. 


 Comal County is one of the fastest growing counties in the nation, so you need to come get your piece before its too late. 


$39,000 for 1acre+ properties only 15min from New Braunfels!  

Call today for a quick tour.


Paul Sullivan, Real Estate Broker

(210) 725-5201







Nov. 8, 2017

Title Insurance: What It Is and Why You (Probably) Need It

Title Insurance: What It Is and Why You (Probably) Need It

Title insurance: It’s another one of those mysterious fees buried inside the pile of paperwork you’ll receive at your loan closing. Who knows what it’s all about? All you’ve figured out is that lenders require a policy for their protection, and either you or the seller will have to pay for it — and then you’ll be asked if you want an owner’s title policy, too.

Here’s how title insurance works, how to decide whether you need your own policy, and how much you can expect to pay.

What is title insurance?

Title insurance protects the insured from a financial loss related to the ownership of a property. There are two policies in the mix at a home loan closing: the lender’s policy, which is required, and an optional owner’s policy. Both are a one-time, upfront cost — not a monthly premium that will be added to your mortgage payment.

When you’re in the process of buying a home, a title research company will check the property’s ownership history. Ideally, your new home has what’s called a “clear title.” That means the current owner, who is selling to you, has a complete ownership stake in the property, without any legal claims against it. Claims can be in the form of a lien or levy from a lender, creditor or — in the event of taxes due — the government.

If the research company doesn’t find any outstanding claims or title defects, why buy title insurance? Because an as-yet-undiscovered issue could cloud the ownership of the property years after the purchase. That could be a mistake in the ownership history, an oversight committed by the title researcher, even a previously unknown heir. Maybe there’s a pending lawsuit or legal judgment. A title issue could also arise as a matter of fraud.

A title defect that arises after a loan closing could, at the very least, mean a variety of legal costs — and, in a worst-case event, the loss of your property and the money you’ve put in it.

Lenders insist on title insurance to protect their interest in the loan. And that makes sense, because they’re on the hook for the majority of the home’s value, especially in the early years of the mortgage.

» MORE: Calculate your closing costs

Do you need owner’s title insurance?

Can you make a case against buying the owner’s title insurance policy? Sure. But let’s think this all the way through before making a decision.

“Here’s the deal: When you buy a house or build a property, usually you get a warranty deed,” says Martin Farris, a mortgage broker in San Angelo, Texas. “That means the seller is saying, ‘This is a good deed. I own this property free and clear. I’m transferring it to you free of any other liens.’”

So any ownership defect would be the seller’s responsibility, right? And as a buyer, you’re in the clear — any legal action would be against the seller. But remember, the seller has transferred that risk to the insurance company. And even though the lender is protected by the title policy, your stake in the home could be at risk. That would be equal to your down payment and any equity you have. Again, a title claim could happen many years after your purchase.

For many home buyers, purchasing an owner’s title insurance policy is a matter of being safe rather than sorry.

How much does title insurance cost?

A lender’s title insurance policy is a given, and maybe now you think an owner’s policy isn’t a bad idea. How much will it cost to buy both?

Sometimes nothing. You might be able to negotiate to have the seller pay for both policies.

But if you end up shouldering the cost, your policy might not cost much. “When you buy two title policies in Texas, the first one you buy at full price. The second one you buy and they charge you a hundred bucks for it,” Farris says. It’s a discount called the “simultaneous issue rate” — kind of a “BOGO” thing.

Prices and discounts vary from state to state. You can expect to pay somewhere between $1,000 and $4,000 for title insurance, according to CourtHouseDirect.com, a courthouse data research website.

Some states regulate insurance rates, so there may not be much cost difference among insurers, such as in Texas. But in other locations, title insurance is one more closing cost that you can shop for.

The American Land Title Association provides a list of insurers by state and city. There are also title insurance providers online, such as EntitleDirect.com.

The article Title Insurance: What It Is and Why You (Probably) Need It originally appeared on NerdWallet.

Posted in Buying a Home
Aug. 27, 2017

308 Cielo Vista Canyon Lake TX 78133-Ensenada Shores Canyon Lake

Outstanding Hill Country Home! Excellent condition! Casita with covered patio, separate living area, bedroom and bath and 2 car garage not shown in sq.ft. This home has two, two car garage, one with Casita and one with house. Well designed in every way. Open floor plan for entertaining and master on its own end of the house. Most impressive is the lot and views of the hills and neighboring pond. Other features include: Induction cooktop, Pelican water softener and Whirlpool filtered drinking water, tile floors, spacious office, circle drive, weaved marble fireplace hearth, garden area, granite in kitchen and bath, natural light abounds ! Tax rolls show 2336 sq ft and owner is showing apx. 640 sq. ft for the Casita that is not on the tax rolls.

Posted in Buying a Home
May 11, 2016

Hill Country: An Area You Won’t Soon Forget

Are you looking to explore the beauty that encapsulates the Hill Country of Texas? Rather you’re looking for a vacation spot or a place to move your family in the upcoming future, Texas provides a plethora of exciting and beautiful experiences that can’t be replicated anywhere else in the country.

One of the largest tourist attractions in the area is that of Landa Park; the park is 51 acres filled with lush and breathtaking sights that showcase the beauty of Texas Hill Country. The area also has luxurious golf courses and hiking trails that can be explored in order to fully embrace what the land has to offer. This can be used as a perfect opportunity to take your family, or a special someone, on a picnic in the midst of a gorgeous Texas day.

Similarly, the area is notorious for its livestock and cowboy atmosphere. Bandera, one of the most popular cowboy hot-spots in the world, gives you an insight into what it takes to live on the range and navigate livestock. The lively and caring staff that work within the dude ranches will act as a perfect example of a life lived on the range! Activities include horseback riding, feeding the animals, wood cutting, lassoing the livestock and examining the cowboys at work on the field.

From here, the Hill Country invites residents and visitors to take a taste of the best wine in the country. Often referred to as the “New Napa”, the area has some of the classiest and most prestigious wineries the world has ever seen. The tasty and rich flavors contained within these beverages paints a mental picture of the wildlife and lush agriculture that fills Hill Country. Combining a spring wine tasting with a light lunch will brighten up the day of all that happen to visit these areas.

Last but certainly not least, individuals are welcome to jump into the fresh waters that fill the land. The Guadalupe River, as an example, is the visitor choice for cooling off after a long day under the sun. The river annually draws crowds of hundreds of people of all ages anxious to tube down the river while conversing with their friends. Moreover, the river has copious amounts of fish and aquatic attractions in order to satiate the taste of individuals who love the water. Whatever your interests may be, hill country has it all.

Posted in Community News
April 26, 2016

5 Tips for Buying a Home

Looking to buy a home? Here are five essential tips for making the process as smooth as possible.

Get your finances in order.

Start by getting a full picture of your credit. Obtain copies of your credit report. Make sure the facts are correct, and fix any problems you find. Next, find a suitable lender and get pre-approved for a loan. This will put you in a better position to make a serious offer when you do find the right house.

Find a house you can afford.

As with engagement rings, there’s a general rule of thumb when it comes to buying a home: two-and-a-half times your annual salary. There are also a number of tools and calculators online that can help you understand how your income, debt, and expenses affect what you can afford. Don’t forget, too, that there are lots of considerations beyond the sticker price, including property taxes, energy costs, etc.

Hire a professional.

While the Internet gives buyers unprecedented access to home listings and resources, many aspects of the buying process require a level of expertise you can’t pick up from surfing the web. That’s why you’re better off using a professional agent than going it alone. If possible, recruit an exclusive buyer agent, who will have your interests at heart and can help you with strategies during the bidding process.

Do your homework.

Before making a bid, do some research to determine the state of the market at large. Is it more favorable for sellers or buyers? Next, look at sales trends of similar homes in the area or neighborhood. Look at prices for the last few months. Come up with an asking price that’s competitive, but also realistic. Otherwise, you may end up ticking off your seller.

Think long term.

Obviously, you shouldn’t buy unless you’re sure you’ll be staying put for at least a few years. Beyond that, you should buy in a neighborhood with good schools. Whether you have children or not, this will have an impact on your new home’s resale value down the line. When it comes to the house itself, you should hire your own home inspector, who can point out potential problems that could require costly repairs in the future.

Posted in Buying a Home
April 26, 2016

Relocating to the Big City

Moving from a small town or suburb to a large city can be an intimidating proposition. Here are a few tips to help make your move as painless as possible.

Research before you move. It’s important to understand the culture you’re joining. Do research online and find out about school systems, neighborhoods, parking, weather, public transportation, and laws that are native to that area. If you can, visit a city before moving and connect with someone who’s lived there before.

Have a plan. There are a lot of steps to go through before you start packing the moving truck. Find housing before you leave, or at least know where you’ll stay while you look for a home. Never sign a lease on an apartment that you haven’t seen. If you can’t get there, find a friend or an employer to check for you. Have a job waiting for you, or if that’s not possible, know what you’ll do for money in the first few weeks of living there. Try to line up things like driver’s licenses, car insurance, renter’s insurance, and parking passes ahead of time as well.

Get involved. Meeting people in a big city can be daunting. Don’t expect the neighbors to knock your door down with a casserole when you arrive: city life is often too noisy and hectic. Take the initiative. If there are things you liked to do in your town, find ways to do those things in the city. Try new things. Volunteer. Big cities offer so many opportunities to engage other people, so find what you like.

Mind your wallet. City life is expensive. Everything costs more: food, insurance, clothes, rent. There are also a lot more ways to get ripped off, whether legally or criminally. Be careful how you spend, and know where your money is going.

Posted in Community News