West of San Antonio.....A Winter Texan is Born

      Again this year we search a new region of Texas for possible homes and/or real estate.  We will probably not permanently relocate from our farm in Michigan just yet, but are looking for a sanctuary from the cold of winter.  We love Texas, especially the hill country. We concentrated our search WNW of San Antonio in the Bandera/Leaky/Pipe Creek area.  The area supports no large business except ranching.  It is a quaint small town old western atmosphere; you have to drive 30+ miles to Boerne, Kerrville, or San Antonio for a large supermarket such as Walmart, Krogers, or HEB.  I  drove 35 miles for an oil change for the truck.  Not so much different than Kalkaska to Traverse City, Michigan at home.  Our base of operations centered from our campsite at Pop's RV Resort in Bandera.  popsrvresort.com/   Every once in awhile you get sold a lemon.  I always schedule RV parks in advance when I need them online.  This place had a very nice website, but upon arrival we discovered it was more of a workers camp with full hookups, but no central bathrooms, showers, or laundry at all.  There is free WiFi, with a good signal.  Additionally, it took 2 days to get the local ATMs, business cash registers, and cell service restored due to maintenance crews cutting a main fiber optic line.  All this for the price of $150/week.  From here we researched, trekked, and scoured the surrounding area for something that might fit our needs.  This always begins with our own internet searches as well as contacting several realtors who understands our need.  We knew that prices would still be steep at times, but we tried to concentrate our searches on the bargains.  We did decide to set our limits at NOT IN TOWN, not on the border, and space between neighbors.  Acreage with these type of considerations can be tricky.  Restriction Covenants have been a deal breaker on several occasions.
      Our first day turned into a satchel of good fortune.  We found 2 properties we liked with a realtor we want to see.  The first two were in Resort Area Ranches that have set aside land plots for those that want to use it as a winter RV retreat and improve it themselves.  These are large lots < 1 acre.  Utilities are already in place for RVs and there are usually Home Owners Association (HOA) dues and rules to consider. Prices ran in the $50K to $133K range.  I will say it is still one of the more reasonable areas to live we've found in 3 years looking throughout Texas (with the exception of the desolate lunar landscape of far West Texas)  Not living there; way off our radar.
     We looked at several other properties (just land w/utilities) narrowing it down to 3 finalists.  Unfortunately we lost 2 of the properties due to competing contract offers being accepted less than a day before ours.  After many miles driving, listening, looking, and negotiating we found another place.  It turned out to be our Camelot.
      Leaky, TX is located 40 miles west of Bandera and 80 miles WNW of San Antonio.  This area is pristine cowboy country and arrival there requires some driving over the roughest of the Hill Country on narrow 2 lane country roads.  It is also the home of the Frio River and Garner State Park, the most popular in Texas.  The canyons are rough yet the river pristine and as clear water as you'll ever find.  Wildlife abounds here with Axis and Whitetail Deer, Wild Hogs and Javelina, as well as Mountain Lions and Bobcats.

      This property is 5.53 acres of partially fenced country woodlands near the Rio Frio River with all utilities, a small cabin, cook hut, pumphouse, RV hookups, and a bunch of Axis Deer and Wild Pigs in the area.  We are also in a "Mountain Lion Risk Area".  This is actually more of a PSA for landowners with livestock and pets.  The water and septic are on site, but we can tie into the city lines that have just been run.  Simple, secluded and solitude;  my favorites.  Lots of Live Oak and a few Cedar trees for shade throughout.  NO HOA or restrictions whatsoever. I can hunt here.  Price $177K  Taxes $2025 yearly.  We offered $150K.  A day later we got the news our offer was accepted.  Now the fun begins.  We agreed to pay the survey in exchange for the cost of well testing.  Quid Pro Quo, I guess.  The property taxes here are about the same as those in our area of Michigan;  around 14th lowest in the nation.  Contract is done and financing is in the works.  We'll got as much done while here and will finish up any leftover details on the road online or via Federal Express.  Spending our kids' inheritance.  Next winter our work begins.  

 

      Our menu while here consisted of Choucroute, Venison Fingers and salad, Braised Oxtails, Venison Round Steak, White Chicken Chili, and Boudin Calzone among others.

Venison Fingers

Braised Oxtails 

Boudin Bacon Cheese Calzone

      From here we set our sails west towards Arizona.  This will take several days as West Texas is like it's own vast continent to get across.  I figure 4 days to Tucson with a stop in New Mexico for some green chiles. 

 "I highly enjoy the people down in that area.  A genuine authenticity comes to mind....ya'll have such vibrant silly energy, the culture is rich and everyone from locals to Winter Texans always seems to be in good spirits."

Pat Green

WiFi courtesy of Pops RV Park