South Texas Living Spaces

06/03/2026

🤣🤣🤣

In Texas, there’s a fun summer event called “Jaws on the Water” at Volente Beach on Lake Travis. Organized by Alamo Drafthouse, it turns the classic 1975 shark thriller into an immersive outdoor experience.

Participants float on inner tubes on the lake at night and watch the movie projected onto a giant screen set up by the water. The event typically takes place on select summer evenings, often with themed food and drinks, and sometimes playful extras like scuba divers tugging at swimmers’ feet at key moments.

It has become a popular local tradition that combines nostalgia, suspense, and the novelty of watching a shark thriller while actually on the water.

05/29/2026

05/21/2026

I've watched a lot of buyers fall hard for Fredericksburg, and I get it. But the math doesn't always work, and that's where Bulverde starts to make sense.

You're still in the Hill Country. You still get the cedar, the quiet, the acreage. But you're not paying the wine-trail premium or competing with second-home money.

Inventory is opening up nationally, and that shift is showing up here too. More options, more room to negotiate, especially in towns that aren't tourist magnets.

If you've been priced out of Fredericksburg but you're not ready to give up on Hill Country living, this comparison is worth your time.

Save this if you're still mapping out where to land.

Fred Santangelo
PRG Premier Realty

05/19/2026

I've watched a lot of families circle New Braunfels for months, then move fast once summer hits. The August school start date creates a real deadline.

What I like about this city is that it doesn't feel like it was designed by a marketing committee. The Comal River, Gruene, Landa Park. they're just part of the landscape, not amenities listed on a brochure.

And the infrastructure work happening on I-35 right now matters more than most people realize. TxDOT is expanding roughly 20 miles of corridor between San Antonio and New Braunfels, which changes the commute story for anyone who works south.

If your family is considering a move here before school starts, the window is tighter than it looks. Save this or send it to someone weighing the timing.

Fred Santangelo
PRG Premier Realty

05/15/2026

I put together a few local events happening this weekend in case you’re looking for something fun to do.

Whether you’re planning a family day out, a date night, or just want a reason to get out of the house for a bit, there are some great things going on around town.

Hope this gives you a few ideas!

05/14/2026

I’ve watched buyers fall in love with a piece of land outside Helotes or Boerne, only to find out later that the property tax picture was not what they thought it was.

In Texas, what people call an “ag exemption” usually isn’t a true exemption. It’s a special valuation based on qualifying agricultural use.

And that matters because it may not automatically continue the way a buyer assumes after closing. If the land no longer qualifies, the use changes, or the proper requirements are not met, the tax bill can look very different than it did under the previous owner.

If your lender escrows taxes, that higher tax bill can also affect your monthly payment.

That’s the kind of surprise that changes how a property feels after you own it.

If you’re looking at acreage around here, ask about the ag valuation status before you sign anything. Confirm what currently qualifies, what has to be maintained, and whether any rollback tax risk exists.

I’d rather you know what you’re buying up front.

Save this if you’re shopping for land, or send it to someone who is.

Fred Santangelo
PRG Premier Realty

05/12/2026

A client said something to me years ago that I still think about on almost every showing.

She looked at me before we walked into the third house and said, "I just need someone who won't let me fall in love with the wrong house."

That stopped me. Because she wasn't asking for a tour. She was asking to be protected.

Since then, I try to hear what people are afraid of before I hear what they want. That shift changes everything about how I work.

If you're starting to think about buying in Boerne, Bulverde, or New Braunfels, save this. And when you're ready to talk, call or text me at (210) 710-1177.

Fred Santangelo
PRG Premier Realty

05/08/2026

If you’re around Boerne this weekend, there are a few easy things going on.

Market Days is happening downtown Saturday and Sunday, so that’s probably the main thing to check out if you want to walk around, grab something, and make a slow afternoon out of it.

Bulverde has their market Saturday morning too if you feel like keeping it more low-key.

There’s also Cars, Coffee & Ci**rs at The Oak on Saturday, and Author Alley at The Boerne Bookshop later that afternoon.

Pretty simple weekend lineup if you just want to get out for a bit without overthinking it.

Save this for later or send it to someone who always asks what’s going on.