About 131 Bess St.
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.
Features of 131 Bess St.
| MLS® # | 1869995 |
|---|---|
| Price | $799,000 |
| Bedrooms | 3 |
| Bathrooms | 3.00 |
| Full Baths | 2 |
| Half Baths | 1 |
| Square Footage | 1,688 |
| Acres | 0.58 |
| Year Built | 1954 |
| Type | Residential |
| Sub-Type | Single Family Detached |
| Style | Craftsman |
| Status | Price Change |
Community Information
| Address | 131 Bess St. |
|---|---|
| Area | 2508 |
| Subdivision | DIETERT |
| City | Boerne |
| County | Kendall |
| State | TX |
| Zip Code | 78006 |
Amenities
| Amenities | Park/Playground |
|---|---|
| Parking | Two Car Garage, Attached, Side Entry |
| Is Waterfront | No |
| Has Pool | No |
| Pool | Hot Tub |
Interior
| Interior | One Living Area, Separate Dining Room, Island Kitchen, Walk-In Pantry, Utility Room Inside, 1st Floor Lvl/No Steps, Cable TV Available, All Bedrooms Downstairs, Laundry Main Level, Laundry Room, Walk in Closets, Attic - Pull Down Stairs, Attic - Access only, Attic - Radiant Barrier Decking, High Speed Internet, Shop, Skylights |
|---|---|
| Appliances | Ceiling Fans, Washer Connection, Dryer Connection, Built-In Oven, Self-Cleaning Oven, Microwave Oven, Gas Cooking, Refrigerator, Disposal, Dishwasher, Ice Maker Connection, Vent Fan, Smoke Alarm, Solid Counter Tops, Carbon Monoxide Detector, City Garbage service, Cook Top, Custom Cabinets, Gas Water Heater |
| Heating | Central, Window Unit |
| Cooling | One Central, One Window/Wall |
| Fireplace | Yes |
| # of Fireplaces | 1 |
| Fireplaces | One, Living Room, Wood Burning, Stone/Rock/Brick |
| # of Stories | 1.0 |
| Stories | 1 |
Exterior
| Exterior | Asbestos Shingle |
|---|---|
| Exterior Features | Patio Slab, Deck/Balcony, Privacy Fence, Chain Link Fence, Sprinkler System, Double Pane Windows, Has Gutters, Mature Trees, Gazebo, Other - See Remarks, Screened Porch, Storage Building/Shed, Workshop |
| Lot Description | Mature Trees (ext feat), 1/2-1 Acre, Corner, Level, Xeriscaped |
| Roof | Composition |
| Construction | Pre-Owned |
| Foundation | Slab |
School Information
| District | Boerne |
|---|---|
| Elementary | Fabra |
| Middle | Boerne Middle N |
| High | Boerne |
Additional Information
| Date Listed | June 4th, 2025 |
|---|---|
| Days on Market | 456 |
| Foreclosure | No |
| Short Sale | No |
| HOA Fees | 0.00 |
Listing Details
| Agent | Deanna Wright |
|---|---|
| Office | Kuper Sotheby's Int'l Realty |
| Contact Info | (210) 373-1553 |
| Office Contact | (210) 373-1553 |