131 Bess St., Boerne, TX 78006

• 3 beds |
• 3 baths |
• 1,688 sqft

Property Description

Charming Cottage on Rare Double Lot with Studio/Workshop in the Heart of Boerne. A rare opportunity in historic Boerne, this charming cottage-style home sits on an oversized 0.57-acre double lot, offering privacy, flexibility, and exceptional potential just a short stroll from the shops, restaurants, and art scene of Boerne Main Street. One of the most valuable features of this property is the separate, buildable second lot (.203 acres), creating endless possibilities-build a guesthouse, second residence, income-producing rental, or preserve the extra space for a private park-like setting beneath beautiful heritage and live oaks. The property also includes a 1000sq ft two car garage to include 500 sq ft climate-controlled studio ideal for artists, makers, remote professionals, or hobbyists. With ample workspace and privacy from the main home, it's perfectly suited for a creative studio, workshop, home business, or future guest quarters. Inside, the renovated cottage blends warmth and modern design with abundant natural light from floor-to-ceiling windows overlooking the lush backyard. The open-concept living, dining, and chef's kitchen creates an inviting space for entertainment, featuring a large island with quartz countertops, stainless steel appliances, custom cabinetry, designer lighting, and energy-efficient windows. The owner's suite provides a peaceful retreat with a luxurious bath and spacious walk-in closet. Outdoors, enjoy the serenity of the detached screened cedar gazebo and hot tub retreat, surrounded by native landscaping and mature oaks. Additional highlights include RV parking, two storage sheds, lean-to storage, and an oversized detached two-car garage. Major improvements include HVAC, electrical panel, sewer lines, and exterior paint (2022-2024), roof (2021), and RO water filtration system. With city approvals already in place for flexible use, this one-of-a-kind property offers the rare ability to live, create, expand, or invest-all within walking distance of downtown Boerne.

Listing Status:

Active

Date Added:

June 4, 2025

Data Last Updated:

May 21, 2026 at 6:54AM

Listing Office:

Kuper Sotheby's Int'l Realty : (210) 822-8602

Listing Agent:

Deanna Wright : (210) 373-1553

MLS ID:

1869995

Interior

• General: One Living AreaSeparate Dining RoomIsland KitchenWalk-In PantryShopUtility Room Inside1st Floor Lvl/No StepsSkylightsCable TV AvailableHigh Speed InternetAll Bedrooms DownstairsLaundry Main LevelLaundry RoomWalk in ClosetsAttic - Access onlyAttic - Pull Down StairsAttic - Radiant Barrier Decking
• Flooring: Ceramic TileWoodVinyl
• A/C: One CentralOne Window/Wall
• Heating: CentralWindow UnitNatural Gas
• Fireplace: OneLiving RoomWood BurningStone/Rock/BrickFireplaces: 1
• Disability Feature: Int Door Opening 32"+Ext Door Opening 36"+Doors-Swing-InDoors w/Lever HandlesEntry Slope less than 1 footNo CarpetLevel LotLevel DriveFirst Floor BathFull Bath/Bed on 1st FlrFirst Floor BedroomWheelchair Modifications
• Eco/Green Feature: Smart Electric Meter13-15 SEER AXProgrammable Thermostat12"+ Attic InsulationDouble Pane WindowsEnergy Star AppliancesRadiant BarrierLow E WindowsFoam InsulationCellulose InsulationStorm DoorsCeiling FansDrought Tolerant PlantsLow Flow CommodeLow Flow Fixture

Exterior

• General: Asbestos ShinglePatio SlabDeck/BalconyPrivacy FenceChain Link FenceSprinkler SystemDouble Pane WindowsStorage Building/ShedGazeboHas GuttersMature TreesWorkshopScreened PorchOther - See Remarks
• Style: Craftsman
• Pool: Hot Tub

Construction

• Roofing: Composition
• Windows: All Remain
• General: OneSlab

Location

• HOA Amenities: Park/Playground
• School District: Boerne
• County: Kendall

Lot

• Zoning: Dietert Addition Lot Pt 23.5758 Acres1518000000370

Utilities

• Utilities: Boerne-CityBoerne-City
• Water: City
• Sewer: Boerne-City