What Winter Texans Need to Know About Buying Property in the Hill Country

What can you actually buy?

The Hill Country's Winter Texan housing market has four main formats, each with different ownership structures and title implications.

1. A conventional home

A standalone house on its own lot. Ownership is straightforward — you own the land and the house, you get a deed, you pay property taxes, you have an owner's title insurance policy. The same process as any home purchase anywhere in Texas.

2. A park model in an RV park (rented lot)

You own the park model (a small, fixed-location RV or tiny home). You rent the lot it sits on. In this case, the park model is treated as personal property, not real estate — like a car. You will get a bill of sale, not a deed. No title insurance policy. Property taxes on the park model are assessed as personal property.

3. A park model on an owned lot (condo or co-op)

Some Winter Texan communities are structured as condominium or cooperative developments. You own your specific lot or share, and you own the park model on it. You get a deed and title insurance. Property taxes apply. HOA assessments apply — these can be substantial and come with complex governance.

4. A "55+" manufactured home community lot

A specific lot with a manufactured home or park model on it, in a community restricted to age 55 or older. Ownership can be either fee-simple (you own the lot) or leasehold (you own the home, lease the lot long-term). These have their own set of considerations.

The biggest pitfall: format confusion

Winter Texans sometimes purchase what they think is a real-estate transaction, then discover at tax time or resale that they actually purchased personal property with no title insurance, no deed, and no appreciation protection.

This happens often. Ask pointed questions:

• Will I receive a warranty deed?
• Will there be a title insurance policy?
• Who owns the land?
• What happens when I sell? Is there a transfer fee?
• What are the HOA or park assessments, and how are they structured?

If the answers are unclear or defensive, that alone tells you something.

Property taxes and the homestead exemption

Texas has relatively high property tax rates (the state has no income tax, but real estate carries the load). Winter Texans should know:

• If the Hill Country home is your primary residence, you may qualify for the homestead exemption, which reduces your taxable value. You can only claim one homestead, so this generally only applies if you are legally domiciled in Texas.
• If the home is a second residence, you pay full property tax with no homestead.
• Over-65 and disability exemptions may apply and are substantial if you qualify.
• Senior property tax deferral is available in Texas for qualifying seniors.

Work with your CPA — not just the Realtor — on the tax picture. The right classification can save you thousands per year.

Insurance considerations

Valley property insurance is affected by:

• Windstorm coverage — Coastal Texas properties may require separate Texas Windstorm Insurance Association (TWIA) coverage; Hill Country properties generally do not.
• Flood zones — Much of the Hill Country is in flood zones, and federally backed mortgages require flood insurance.
• Seasonal occupancy — If you are only here November through April, your insurer needs to know. Some policies have seasonal-occupancy exclusions that can invalidate claims.

What to look for in the title commitment

When you get the title commitment (for a conventional home or condominium purchase), pay close attention to:

• HOA dues and assessments — what are the monthly or annual costs, what do they cover, and can they be increased?
• Architectural controls — in many 55+ communities, you cannot change the paint color, the landscaping, or the fence without approval.
• Resale restrictions — some communities have right-of-first-refusal provisions or transfer fees.
• Easements and restrictions — utility easements, HOA common-area access, etc.

Paying cash? You still want an owner's title policy.

Many Winter Texans pay cash. Cash purchases do not require a lender's title policy — but you should absolutely still buy the owner's title insurance policy. It is a one-time payment for permanent protection against title defects. If anyone ever challenges your ownership years from now, your policy pays for the defense and any loss. Walking away from this coverage on the largest purchase of your life, to save one-time closing costs, is a poor trade.

Closing from out of state

If you are back home in Minnesota, Michigan, or Manitoba when closing happens, we can handle it. Options include:

• Remote online notarization (RON) — sign via encrypted video with a Texas-commissioned online notary.
• Mail-away closing — documents couriered to you, signed locally in front of a notary, and returned.
• Power of attorney — a trusted representative signs on your behalf with a properly executed POA.

How we help Winter Texans

Our team closes for Winter Texans constantly — first-time purchasers, long-time residents trading up, and families selling after a parent's passing. We understand the community structures, the RV park title conventions, and the tax considerations that are unique to seasonal buyers.

Contact us or call (210) 555-1656 before you go under contract. A 15-minute conversation can help you ask the right questions before you make the biggest financial decision of your retirement.