Score
0Horseshoe Bay, TX
1512 Apache Tears
9.7M
5 beds
7 baths
10,500 sqft
5 bd • 7 ba • 10,500 sf
This analysis was generated on 2/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$9,700,000
Price/Sq.Ft
$924
Year Built
2013
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Prime Lakefront Location: Situated on the shores of Lake LBJ, this property offers stunning views and direct access to water activities. Lake LBJ is a highly desirable location in the Texas Hill Country.
• High-End Design and Construction: Designed by HKS Inc., the architectural firm behind Cowboys Stadium and Globe Life Field, this property features exceptional design and construction quality. The use of high-end materials ensures durability and longevity.
• Turn-Key Furnished: The property is being offered turn-key and fully furnished with high-end luxury interior appointments. This simplifies the move-in process and allows buyers to immediately enjoy the property.
• Escondido Golf and Lake Club Membership: The inclusion of a full equity membership to Escondido Golf and Lake Club, valued at $125,000, provides access to a top-rated golf course and club amenities.
• Elevator: The presence of an elevator makes the property more accessible for individuals with mobility issues.
The Bad
• High Price per Square Foot: At $923.81 per square foot, this property is priced significantly higher than the average for Horseshoe Bay. This could make it a less competitive option for buyers who are focused on value.
• Long Days on Market: With 164 days on the market, this property has been listed for a relatively long time. This could indicate that it is overpriced or that there are other factors deterring potential buyers.
• Moderate Fire Risk: A fire risk score of 4/10 suggests there is a moderate risk of wildfire. Buyers should take precautions to protect the property from fire damage, such as clearing vegetation and maintaining defensible space.
• Severe Heat Risk: A heat risk score of 7/10 indicates a significant risk of extreme heat. Buyers should be prepared for high temperatures during the summer months and ensure that the property has adequate cooling systems.
The Ugly
• Severe Wind Risk: The wind risk is rated as severe (8/10), meaning insurance will be critical and expensive. The location may be prone to significant wind damage, requiring ongoing maintenance and repairs.
• High Estimated Insurance: The estimated insurance cost is $34,920 per year, reflecting the property's high value and exposure to climate-related risks. This will add significantly to the ongoing cost of ownership.
• Low School Ratings: The public schools serving this address have low ratings which may be a major concern for families with children.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• High-Net-Worth Individuals: Those seeking a luxury, turn-key lakefront property with high-end finishes and amenities will find this home appealing. The inclusion of boats, jet skis, and luxury furnishings streamlines the move-in process.
• Golf Enthusiasts: The Escondido Golf and Lake Club membership, valued at $125,000, provides access to a top-rated golf course and club facilities. This is ideal for avid golfers seeking a premium golfing experience.
• Buyers Prioritizing Privacy and Exclusivity: Situated in a resort community with controlled access and designed by a world-renowned architectural firm, this property offers a high degree of privacy and exclusivity.
• Those Seeking a Second Home or Vacation Property: The property's location on Lake LBJ and the included watercraft make it well-suited for use as a vacation home or weekend retreat. The turn-key nature of the sale further simplifies ownership for those who may not be present year-round.
Not For
• Buyers on a Strict Budget: The high price point and estimated insurance costs make this property unaffordable for many buyers. Those seeking a more budget-friendly option should consider other properties in the area.
• Families with Young Children: The relatively low school ratings (4/10 for Packsaddle Elementary, 6/10 for Llano J High School, and 5/10 for Llano High School) may deter families with school-aged children.
• Buyers Seeking Extensive Commercial Amenities: Horseshoe Bay has limited commercial options, requiring residents to travel to nearby Marble Falls or Burnet for more extensive shopping and services. This may not be suitable for those who prefer to have amenities within close proximity.
• Individuals Sensitive to Extreme Heat: The severe heat risk (7/10) and the number of hot days per year may be a deterrent for those who are sensitive to high temperatures. They may want to investigate additional cooling options.
Demographics
Area Median Income
$0
Property History
Price History
Ownership Timeline
$0Financed
Jan 18, 2022W Brett Smith, Allison W SmithDustin R Womble, Leisha A Womble
Vendors Lien
Standard Sale (Purchase/Resales)
$0Cash Purchase
Aug 15, 2013W Brett Smith, Wilson Brett SmithAllison W Smith
Intrafamily Transfer
Non-Arm's Length Transactions
$0Financed
Jan 1, 1970Hb Lago Escondido LtdW Brett Smith
Vendors Lien
Standard Sale (Purchase/Resales)
Property Taxes
$0
2024 Tax Assessment
Assessed Value$7,893,662
Tax Rate0.00%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
High
6.0/10
GoodFinancials
Monthly Costs
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