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Tiffany Dumond Keller Williams Heritage

States: Texas

Counties: Comal, Guadalupe, Bexar

Cities and Towns: New Braunfels, San Antonio, Seguin, Canyon Lake, Schertz, Cibolo, Boerne, Bulverde, Cibolo, San Marcos, Converse, Live Oak

Licensed Since: 2018 | TX License # 701692

About Tiffany Dumond

Like many REALTORS®, I entered real estate after a successful "other career." I received a BS in Accounting and soon after passed my CPA. I worked for 10+ years in the mortgage industry and have a vast knowledge of the loan process. I then worked for a startup company as a Controller for Guardian Capital, one of the larger purchasers of NPL’s (non-performing loans) as well as a large scale developer. I have rehabbed many many of my own investment properties both in Chicago and in the San Antonio/New Braunfels area. My rehabbed properties have all topped the market in their neighborhoods due to my keen eye and love for interior design and staging. I have flipped several properties but really believe that buying and holding in the San Antonio/New Braunfels is the best things to do with the strong appreciation and growing rental rates.

I have a strong analytical background and can be a great resource running analysis and helping my clients feel comfortable with numbers on any type of investment property. I can help answer any questions clients may have related to capital gains tax or 1031 exchanges when selling property. I am a dedicated professional with the utmost integrity who will work to achieve your goals. My experience, along with trusted mortgage and contractor resources, can assist you through the investment buying or selling process every step of the way.

A resident of New Braunfels and property owner in New Braunfels, San Antonio, and Chicago, Tiffany brings an unparalleled knowledge of the market and the real estate industry to her clients, whether buyers or sellers. Call her today to put her expertise to work for you!

To learn more about Tiffany, listen to her interview on The Rental Income Podcast:

She Built Two Rental Portfolios - One for Cash Flow and One for Appreciation with Tiffany Dumond (Ep 314)

Market Overview

The San Antonio/New Braunfels/Austin corridor market has been one of the fastest growing areas in the US. Money Magazine ranked New Braunfels #25 out of the 50 best cities to live in 2020 and among the #1 fastest growing cities in the country in 2019. Affordable housing, hill country beauty, mild winters, job growth, and no state taxes have definitely fueled this development.

New Braunfels offers the best possible location for those who want a little more space, but with easy access to the city culture of Austin or San Antonio. Two international airports are within 45 minutes and the music scene is second to none. New Braunfels is also known as the water capital of Texas. It is home to the Comal river (the shortest river in the world) and the Guadalupe river. Both have amazing lake houses where you can enjoy tubing, kayaking, SUP, or just a lazy day in the water. If you love water parks, Schlitterbahn, one of the country’s largest, calls New Braunfels home. It becomes an extremely busy vacation spot in the summer for not only Texans but for people all over the US. Gruene, a charming restaurant and bar district in New Braunfels, is a place where you can enjoy some hill country charm or visit the oldest dance hall in Texas. If you are looking for a small town feel with all the amenities of a big city, then you will love New Braunfels.

With Tesla and many other companies making the area home, it’s not hard to imagine why New Braunfels has seen double digit appreciation in the last couple of years.

Please reach out to let me know how I can help you find your next dream home or your new real estate investment.

Investment Price Points

The New Braunfels/San Antonio area can differ quite a bit in pricing depending on the area you are purchasing. Generally, San Antonio is a cheaper market and you can find reasonable pricing in “C’ type neighborhoods but the properties would still need quite a bit of work. You can invest in single family homes, duplexes or large multifamily properties. A very entry level price point for a single family home can be found occasionally still for around $100K. It will be in a rougher neighborhood, have small square footage and barely standing but it can be done with a lot of sweat equity!

The mid range price point in our market is anywhere from $200-$250K. Anything below $200K generally needs some work but it all depends on the type of investor you are. If you want turn key with minimal work then around $225-$250K can be a great little rental with decent cash flow.

The mid to upper range is $250-$300K for cash flow but could still be good flip opportunities. On average an investor may only get 3-4% but appreciation will still be strong. In this price range you may even find the rare duplex that needs some updating.

Upper price range is $300-$350K for a single family home but cash flow might be tight. There has been quite a few more opportunities with newly built duplexes that are closer to $375-$400K but are returning around 7-8% cash flow. Recently due to so many people moving to the area and wanting to build or move down and have an opportunity to rent before they buy, there has been more opportunity for a high end rental market, especially if you are willing to do shorter leases. Renters are willing to pay a premium especially if furnished. This is a good option if you want to increase cash flow.

In the very upper price range, our market has plenty of opportunity with multifamily over 2 units over $400K that could go into the millions.

Regardless of price range, if you aren’t as worried about cash flow, our market has been returning an average appreciation rate of around 8% for average neighborhoods and up to 12% on average for nicer neighborhoods. We still have a growing market with plenty of opportunity!

Free Report: Demographic and Housing Data on the San Antonio Market

Would you like free demographic and housing data on the San Antonio market? The report includes information on schools, income, employment, crime, average sale prices, fair market rents and more. You can get reports on the whole market or zero in on a specific zip code.

This report has all the info you need to help you decide if the San Antonio market is right for you! Click here to get your free report.

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