Aerial view of the house among live oaks on 6.1 acres in the Texas Hill Country

Johnson City, Texas · Pedernales Bend

Six private acres, river access, and a nearly new house, one hour from Austin.

Built in 2023 and used only a handful of weekends. Three bedrooms, two baths, single story, mature oaks, and private community access to the Pedernales River.

$615,000 $580,000 3 bd · 2 ba · 1,623 sq ft · 6.1 acres

Schedule a private showing Watch the 37-second tour

Or text Ashley at Topper Real Estate: (830) 868-4663

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−$35,000price reduced Oct 30
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Why this one

New construction without the wait, the build loan, or the first-year surprises.

2023

Tilson-built, barely lived in

Used as a weekend place for a handful of visits. Everything from the quartz counters to the aerobic septic is in its first years of life.

600 ft

The deepest well in the area

Drilled to 600 feet with 2,000 gallons of storage. Shallow Hill Country wells struggle in August; this one was built not to.

6.1 ac

Room for animals, bees, or nothing at all

Mature live oaks around the house, open ground beyond. Enough acreage to qualify for Blanco County's agricultural valuation through beekeeping over time.

River

Pedernales access, minutes away

Private community access for swimming and fishing, without a waterfront premium. The house itself sits about 80 feet above the river.

1 hr

Close enough for a Friday night

About an hour from Austin or San Antonio, 25 minutes to Dripping Springs, 8 minutes to downtown Johnson City.

37-second tour

The neighbors, the drive in, the river, the evenings.

Shot by the owners over the handful of weekends they spent here.

Get the full info packet

  • Survey and site plan
  • Floor plan with dimensions
  • Well, septic and propane details
  • Ag-valuation worksheet for Blanco County
  • Pedernales Bend HOA documents and river-access rules
Email me the packet
Front of the blue board-and-batten house with covered porch
Board-and-batten exterior, covered front porch
Living room with large windows looking onto the oaks
Living room
Kitchen with island, dark cabinets and quartz counters
Kitchen with island and walk-in pantry
Open kitchen and living area
Open plan, no interior steps
Dining area with a telescope by the window
Dining, with dark enough skies for a telescope
Primary bedroom with French doors to the yard
Primary suite with French doors
Primary bathroom with walk-in shower and double vanity
Primary bath
Large walk-in closet
Walk-in closet
Guest bedroom
Guest bedroom one
Second guest bedroom with bunk beds
Guest bedroom two
Back patio with string lights and outdoor seating under oaks
Back patio and grill under the string lights
Fire pit with Adirondack chairs under a live oak
Fire pit under the big oak
Gated caliche driveway through the trees
Gated entry, improved all-weather road
Live oaks on open ground
Oaks and open ground
Aerial view of surrounding Hill Country
Hill Country in every direction

True cost of ownership

What it costs to keep, and what the acreage can earn back.

No water or sewer bills, a $250 HOA, and acreage that qualifies for Blanco County's agricultural valuation through beekeeping: six hives on five to ten acres, kept seven months a year. The county requires five years of ag use before the lower valuation applies, so this is a long-hold benefit, not a first-year one.

Annual costTodayAfter 5 years of ag use (est.)
Property tax
2026 bill on $490,490 assessed value		$6,632≈ $4,800
HOA (Pedernales Bend, includes common grounds and river access)$250$250
Water bill$0 (private well)$0
Sewer bill$0 (aerobic septic)$0
Septic maintenance contract≈ $300≈ $300
Fixed annual carrying cost, before insurance and utilities≈ $7,180≈ $5,350

Ag estimate assumes about 5.1 acres qualify (the acre around the house stays at market value), land market value near the county's $167,830 assessment, and the current combined tax rate of about 1.35%. That removes roughly $135,000 of taxable value, saving about $1,800 a year once qualified. The land is not currently under ag use, so a buyer who starts beekeeping on closing would qualify after five years of documented use (Texas Tax Code 23.51). Blanco CAD confirms eligibility. This is an estimate, not tax advice.

Propane tank and 2,000-gallon water storage tank behind the house

Country systems, explained

Everything a city buyer wonders about, answered.

Water: 600-foot private well, 2,000-gallon storage

Drilled to 600 feet, the deepest well the owners know of nearby, so it draws from well below the seasonal table. The well fills a storage tank, so pressure and supply stay steady through a dry stretch. No water bill.

Septic: aerobic system with spray irrigation

A large concrete tank treats wastewater and sprinklers distribute it. Standard in the Hill Country; a yearly service contract keeps it inspected.

Propane: 250-gallon tank

Runs the gas cooktop. Heat and cooling are electric central systems.

Road, power, internet

Improved all-weather road to a gated entry. Electricity and propane connected; internet via Hill Country Wireless today, with Starlink available at the address.

Getting here

Two wineries and a state park before you've finished your coffee.

6 minTexas Hills Vineyard
8 minDowntown Johnson City
13 minSiboney Cellars
16 minPedernales Falls State Park
25 minDripping Springs
~1 hrAustin
~1 hrSan Antonio
35 minFredericksburg wine country

717 Brock Hollow Dr, Johnson City, TX 78636 · Open in Google Maps

Questions buyers ask first

The things you'd otherwise go looking for on Zillow.

Is this a full-time house or a cabin?
A full-time house. Tilson built it in 2023 to the same spec as their primary residences: slab foundation, central HVAC, laundry room, walk-in pantry. The owners used it as a weekend place, which is why it has so little wear.
How is the water?
Private well drilled to 600 feet, the deepest the owners know of in the area, feeding a 2,000-gallon storage tank. No water bill and no dependence on a shared system.
What does "river access" actually mean?
Pedernales Bend owners share a private access point on the Pedernales River a few minutes from the house, for swimming, wading and fishing. The $250-a-year HOA maintains the common grounds.
How far is it, really?
6 minutes to Texas Hills Vineyard, 8 minutes to downtown Johnson City (H-E-B, restaurants, the courthouse square), 13 minutes to Siboney Cellars, 16 minutes to Pedernales Falls State Park, 25 minutes to Dripping Springs, about an hour to central Austin or San Antonio, 35 minutes to Fredericksburg. The last stretch is an improved all-weather road.
Septic, propane: what do I need to know?
Aerobic septic with spray distribution, standard for the Hill Country, on an annual service contract. A 250-gallon propane tank runs the gas cooktop; heating and cooling are electric. All of it is three years old.
Can I keep animals or get an ag valuation?
Yes to animals, within Pedernales Bend's deed restrictions. The 6.1 acres meets Blanco County's minimum for an agricultural valuation through beekeeping; the county requires five years of ag use before the lower valuation applies, so treat it as a long-term benefit.
Internet?
The house is on Hill Country Wireless, a local fixed-wireless ISP, and the address is eligible for Starlink Residential Max (400+ Mbps, free professional install). Either works for remote work; running both gives you a backup line.
Flood risk?
The house sits at about 1,087 feet, roughly 80 feet above the Pedernales a mile to the east and 45 feet above the nearest drainage. FEMA's digital flood hazard layer shows no mapped special flood hazard area on or near the property.
Is financing straightforward?
Conventional, VA and cash offers are all welcome. The home is a standard single-family resale with a 2023 build date, which keeps appraisal and insurance simple.

From the owners

We built this as our weekend place and only ever made it out for a handful of them. The best part was always the same: string lights on, fire going under the big oak, and more stars than we knew were up there. It deserves someone who will use it every week. The owners · [Replace with your own words]

Schedule a showing

See it this weekend.

Listed by Topper Real Estate. Call or text Ashley directly, or send the form and she'll reach out within the day.

Open showing times this week

Sat Nov 8 · 10:00 am Sat Nov 8 · 1:00 pm Sat Nov 8 · 3:30 pm Sun Nov 9 · 11:00 am Sun Nov 9 · 2:00 pm

Weekday showings by appointment.

Ashley SchumannTopper Real Estate · Johnson City
(830) 868-4663
MLS #7920571 · View on Zillow

Goes to one agent and the owners. One text back, no mailing list.

Request a showing · $580,000