Emilie Hamby-Irvine, REAL Estate Agent

Emilie Hamby-Irvine, REAL Estate Agent REALTOR and AI Certified Agent with Texas Providence Real Estate. Serving Houston, Katy, Fulshear, San Antonio, Boerne, and the Texas Hill Country since 2002.

Call 832-731-3124.

09/25/2026

A $500,000 sale does NOT mean youโ€™re walking away with $500,000. ๐Ÿ‘€

That sounds obvious, but sellers can get so focused on the sale price that they overlook the number that may matter more: ๐ฐ๐ก๐š๐ญ ๐ญ๐ก๐ž๐ฒ ๐š๐œ๐ญ๐ฎ๐š๐ฅ๐ฅ๐ฒ ๐ค๐ž๐ž๐ฉ.

Taxes, title expenses, HOA fees, repairs, buyer concessions, mortgage payoff and negotiated real estate compensation can all affect your final proceeds.

Thatโ€™s why before you list your Boerne home, I recommend asking for two numbers:

๐Ÿก What could my home sell for?
๐Ÿ’ฐ What could I potentially NET?

A seller net sheet can give you a much clearer picture before you make decisions about selling or your next move.

I broke down the costs Boerne sellers should know in my latest blog.

๐‘๐ž๐š๐ ๐ข๐ญ ๐š๐ญ ๐ญ๐ก๐ž ๐ฅ๐ข๐ง๐ค ๐ˆ ๐ฉ๐ฎ๐ญ ๐ข๐ง ๐ญ๐ก๐ž ๐œ๐จ๐ฆ๐ฆ๐ž๐ง๐ญ๐ฌ. ๐Ÿ‘‡

Emilie Hamby-Irvine, REALTORยฎ
Texas Providence Real Estate
๐Ÿ“ฒ 832-731-3124
๐Ÿ“ง [email protected]

That โ€œbuilder incentiveโ€ may not be the deal you think it is. ๐Ÿ‘€When youโ€™re buying new construction in Fulshear, the adve...
09/24/2026

That โ€œbuilder incentiveโ€ may not be the deal you think it is. ๐Ÿ‘€

When youโ€™re buying new construction in Fulshear, the advertised price is only one piece of the puzzle.

Before you sign, compare the contract, financing, incentives, taxes, HOA costs, future development and the total monthly cost.

I broke down the 5 things I would check first before buying a new construction home in Fulshear.

Blog link in the comments

09/24/2026

This is Emilie. She speaks fluent real estate.

From first questions to final signatures, Iโ€™m here to help you understand the market, the numbers, the process, and what matters most for your move.

Buying, selling, relocating, or planning what comes next? You donโ€™t have to figure it out alone.

๐Ÿ“ฒ 832-731-3124
๐Ÿ“ง [email protected]
๐ŸŒ texaspre.com

09/23/2026

Buying a home is a big decision. You deserve a Realtor who listens, answers your questions, and stays with you through every step.

Thatโ€™s the kind of experience I want every buyer to have.

If youโ€™re planning a move in Boerne, San Antonio, the Texas Hill Country, Katy, Fulshear, or the Houston area, Iโ€™d be honored to help.

๐Ÿ“ฒ 832-731-3124
๐Ÿ“ง [email protected]
๐ŸŒ texaspre.com

๐‹๐จ๐จ๐ค๐ข๐ง๐  ๐Ÿ๐จ๐ซ ๐ฌ๐จ๐ฆ๐ž๐ญ๐ก๐ข๐ง๐  ๐ญ๐จ ๐๐จ ๐ข๐ง ๐Š๐š๐ญ๐ฒ ๐ญ๐ก๐ข๐ฌ ๐ฐ๐ž๐ž๐ค๐ž๐ง๐? โ˜€๏ธFrom live music at Central Green Park to local markets, outdoor fun,...
09/23/2026

๐‹๐จ๐จ๐ค๐ข๐ง๐  ๐Ÿ๐จ๐ซ ๐ฌ๐จ๐ฆ๐ž๐ญ๐ก๐ข๐ง๐  ๐ญ๐จ ๐๐จ ๐ข๐ง ๐Š๐š๐ญ๐ฒ ๐ญ๐ก๐ข๐ฌ ๐ฐ๐ž๐ž๐ค๐ž๐ง๐? โ˜€๏ธ

From live music at Central Green Park to local markets, outdoor fun, and a Sunday stop at LaCenterra, thereโ€™s plenty happening around Katy ๐’๐ž๐ฉ๐ญ. ๐Ÿ๐Ÿ“โ€“๐Ÿ๐Ÿ•.

If youโ€™re thinking about moving to Katy, weekends like this are a great way to experience the different parts of the community and see what everyday life here can feel like.

๐Ÿ“ Historic Katy
๐Ÿ“ Cinco Ranch
๐Ÿ“ LaCenterra

Want help figuring out which Katy area fits what youโ€™re looking for? Iโ€™d be happy to help.

๐Ÿ“ฒ 832-731-3124
๐ŸŒ texaspre.com

๐Ÿšจ PUBLIC SERVICE ANNOUNCEMENT ๐ŸšจApparently my carโ€™s extended warranty is in SERIOUS trouble because these people call me ...
09/23/2026

๐Ÿšจ PUBLIC SERVICE ANNOUNCEMENT ๐Ÿšจ

Apparently my carโ€™s extended warranty is in SERIOUS trouble because these people call me 47 times a day. ๐Ÿ˜‚

If youโ€™re getting the same 5 bazillion robocalls I am, I found this on the FCC website and thought Iโ€™d share it because I had no idea our carriers actually had tools specifically for blocking this nonsense.

Iโ€™m attaching the instructions for AT&T, T-Mobile and Verizon so you can find yours and hopefully make your phone a little quieter.

And if anyone from the extended warranty department is reading thisโ€ฆ

Weโ€™re good. Really. You can stop calling now. ๐Ÿ˜‚๐Ÿ“ฑ๐Ÿš—

09/22/2026

๐€ ๐ช๐ฎ๐ข๐ž๐ญ๐ž๐ซ ๐ฌ๐ข๐๐ž ๐จ๐Ÿ ๐ญ๐ก๐ž ๐“๐ž๐ฑ๐š๐ฌ ๐‡๐ข๐ฅ๐ฅ ๐‚๐จ๐ฎ๐ง๐ญ๐ซ๐ฒ ๐ŸŒ„

13.8 acres in ๐Œ๐ข๐œ๐จ, ๐“๐— with elevated views toward ๐Œ๐ž๐๐ข๐ง๐š ๐‹๐š๐ค๐ž, mature trees, limestone outcroppings, and gently rolling terrain.

A place with room to build, breathe, and create something that fits your vision.

๐Ÿ“ 19 County Road 270, Lot 19
๐Ÿ’ฐ $210,000
๐ŸŒฟ 13.8 Acres

Want the survey or a private tour?
๐Ÿ“ฒ 832-731-3124

09/21/2026

Your Boerne home may not sell as fast as you think.

In August 2026, the median time on market in Boerne was 58 days.

But some market data showed homes going pending in about 38 days.

Thatโ€™s a 20-day difference.

So what separates the homes that move faster from the ones that sit?

Usually, it comes down to things like price, condition, location, acreage, presentation, and the competition buyers are comparing you to.

Thatโ€™s why I wouldnโ€™t plan your move around the average.

The better question is:
โ€œBased on whatโ€™s for sale right now, how long should my home take to sell?โ€

If youโ€™re considering selling in Boerne, I can help you compare your home to the current competition and give you a more realistic idea of what your timeline could look like.

๐Ÿ“ฒ 832-731-3124
๐Ÿ“ง [email protected]
๐ŸŒ texaspre.com

๐–๐ก๐š๐ญ ๐ข๐Ÿ ๐ฒ๐จ๐ฎ๐ซ ๐๐จ๐ž๐ซ๐ง๐ž ๐ก๐จ๐ฆ๐ž ๐ข๐ฌ๐งโ€™๐ญ ๐ฌ๐ข๐ญ๐ญ๐ข๐ง๐  ๐›๐ž๐œ๐š๐ฎ๐ฌ๐ž ๐จ๐Ÿ ๐ญ๐ก๐ž ๐ก๐จ๐ฎ๐ฌ๐žโ€ฆ ๐›๐ฎ๐ญ ๐›๐ž๐œ๐š๐ฎ๐ฌ๐ž ๐จ๐Ÿ ๐ก๐จ๐ฐ ๐ข๐ญ ๐ฐ๐š๐ฌ ๐ฉ๐จ๐ฌ๐ข๐ญ๐ข๐จ๐ง๐ž๐ ๐Ÿ๐ซ๐จ๐ฆ ๐๐š๐ฒ ๐จ๐ง๐ž?Selling f...
09/21/2026

๐–๐ก๐š๐ญ ๐ข๐Ÿ ๐ฒ๐จ๐ฎ๐ซ ๐๐จ๐ž๐ซ๐ง๐ž ๐ก๐จ๐ฆ๐ž ๐ข๐ฌ๐งโ€™๐ญ ๐ฌ๐ข๐ญ๐ญ๐ข๐ง๐  ๐›๐ž๐œ๐š๐ฎ๐ฌ๐ž ๐จ๐Ÿ ๐ญ๐ก๐ž ๐ก๐จ๐ฎ๐ฌ๐žโ€ฆ ๐›๐ฎ๐ญ ๐›๐ž๐œ๐š๐ฎ๐ฌ๐ž ๐จ๐Ÿ ๐ก๐จ๐ฐ ๐ข๐ญ ๐ฐ๐š๐ฌ ๐ฉ๐จ๐ฌ๐ข๐ญ๐ข๐จ๐ง๐ž๐ ๐Ÿ๐ซ๐จ๐ฆ ๐๐š๐ฒ ๐จ๐ง๐ž?

Selling fast does not always mean cutting the price.

Sometimes the bigger issue is pricing, presentation, competition, or whether buyers are seeing the value clearly enough.

In my latest blog, I break down what can help a Boerne home sell faster without automatically giving away equity.

Thinking about selling in Boerne or the Texas Hill Country? I can help you look at your home, the competition, and the strategy that makes the most sense.

09/18/2026

โ€œ๐“๐ก๐ข๐ฌ ๐ข๐ฌ๐งโ€™๐ญ ๐š ๐ฏ๐š๐œ๐š๐ญ๐ข๐จ๐ง ๐ฏ๐ข๐ž๐ฐ. ๐“๐ก๐ข๐ฌ ๐œ๐จ๐ฎ๐ฅ๐ ๐›๐ž ๐ฒ๐จ๐ฎ๐ซ ๐ž๐ฏ๐ž๐ซ๐ฒ๐๐š๐ฒ ๐ฏ๐ข๐ž๐ฐ.โ€

River Road Park is one of those places that makes Boerne feel different. The river, the trees, the trails, the slower pace... itโ€™s the kind of setting that reminds you why so many people want to call the Texas Hill Country home.

If youโ€™re thinking about moving to ๐๐จ๐ž๐ซ๐ง๐ž, ๐“๐ž๐ฑ๐š๐ฌ, I can help you understand the neighborhoods, the market, and which areas fit what youโ€™re looking for.

I donโ€™t just sell homes here. I know Boerne, and Iโ€™d love to help you find your place in it.

๐Ÿ“ฒ 832-731-3124
๐Ÿ“ง [email protected]
๐ŸŒ texaspre.com

Address

607 E Blanco Road # 2507
Boerne, TX
78006

Opening Hours

Monday 8am - 8pm
Tuesday 8am - 8pm
Wednesday 8am - 8pm
Thursday 8am - 8pm
Friday 8am - 8pm
Saturday 8am - 8pm
Sunday 8am - 8pm

Telephone

+18327313124

Website

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