Dripping Springs OUTLOOK | September + October 2025 | Volume 21 Issue 11
Scott Daves REALTOR® 512.415.2265
scott@stanberry.com
The Gardens of Cranesbury View
New Braunfels, TX 78132
19-acre one of a kind European inspired Wedding Venue including 6 Chateaus with overnight accommodations for up to 50 people, gorgeous sculpted gardens and hedge paths, and currently being offered at a 7.5% Cap rate as a Turnkey investment! For Sale - $6,000,000
Ashley Cooper REALTOR®
Koppy REALTOR®
2014 HAMILTON AVE + 1118 PROSPECT AVE IN AUSTIN’S
brooke@stanberry.com
For Sale in Kyle – Paramount Subdivision
141 Yellowstone Drive
Kyle, TX 78640
Single-story, like-new (built in 2023), interior repainted, light cabinets, granite counters, 2.5 car garage.
Asking $329,000
DRIPPING SPRINGS, HAYS COUNTY
±12.5 AG-exempt, unrestricted acres with ±326 feet of W Fitzhugh frontage. Panoramic Hill Country views from homesite w/septic system, well/utilities in place. 5 RV hooks total, 3 with water/electric/ septic, 2 with water/electric and 400 AMP electric panel. MLS# 8231680 $499,500
1+ acre corner lot in the New Custom Home Gated Development of Hawkridge just minutes to Austin in the heart of the Texas Hill Country. This lot features mature oaks, views, excellent building sites in the acclaimed DISD and City Water. Priced at $479,990
Brooke Koppy REALTOR®
512.658.3355
LISTINGS
brooke@stanberry.com
DRIPPING SPRINGS, HAYS COUNTY
For Lease in Dripping Springs – Big Sky Ranch
Creek Road – Pre-Leasing "NEST" Brand New office / retail MLS#8560595, Ranch Road 12 – Sale or Lease
260 Eagle Mountain Trl
Dripping Springs, TX 78620
Residential / Commercial on 2 Acres / close to town MLS# 3679352, Johnson City – @ Hwy 281 & Hwy
290 For Sale / currently operating as a local tavern / many potential uses. MLS# 8746666
4 BR / 3.5 BA / 3,106 sqft / primary on main level, Spacious home with two living areas, media room, and dedicated office. Fridge + W/D included. $3,100/month
“I CANNOT ENDURE TO WASTE ANYTHING SO PRECIOUS AS AUTUMNAL SUNSHINE BY STAYING IN THE HOUSE."
―
NATHANIEL
HAWTHORNE
Editor Publisher
Cyle Elizabeth Johnson
Creative Director Nico Johnson
Cover Cathy Richardson
Though temperate this year, it is always the sweetest breeze that chills the air and then sticks around. There’s a certain fragrance that accompanies this breeze though I haven’t words to describe it – you know it when you open your front door and your senses instantly recognize it.
This breeze couldn’t arrive a moment too soon. The season of festivities is here and ready to carry us into the most wonderful time of the year. Uhland Fall Fest returns Saturday, September 27 and runs through Sunday, November 2. Its old fashioned quality is a refreshing departure from the fast-paced, screen-filled daily modus operandi so many of us are accustomed to.
The Dripping Springs Outlook, a subsidiary of Valentino Publications, is mailed monthly to all street addresses serviced by the Dripping Springs Post Office in 78620.
In October, the Dripping Springs Songwriters Festival fills the air with the music of over 45 performers for its 11 year running. People of all ages can enjoy music all over town spanning eight stages and three days, October 17 through 19. This is a weekend that invites us slow down and stay awhile, with the return of many crowd favorites and the introduction of new artists to fall for. How special to have such a variety of good music in good places, right in your own backyard. th October 17 through November 8, Dripping Springs’ own Meteor Theatre presents Steel Magnolias. This is one not to be missed. The colorful characters alone are reason to turn out. Whether you’ve seen it once, a dozen times, or have yet to know the charisma and tenacity of the ladies of Truvy’s salon in Chinquapin, Louisiana—you’ll soon find out why they’re known a steel magnolias.
The lovely and talented Cathy Richardson designed our cover this issue to celebrate and garner attention for the 28th annual Empty Bowls Project on Sunday, November 2. In her beautiful article on the event, Kristi Greene writes, “In an age of online fundraisers and digital causes, there’s something refreshingly tactile about this event. You touch the bowl, you taste the soup, you sit beside neighbors, and you leave knowing you made a difference.”
If you haven’t had a chance to attend or create a bowl, this is your year to jump in. I’ll see you there. “Because no one in Dripping Springs should go hungry—and every bowl filled today means one less bowl left empty tomorrow.” (Greene)
Cyle Elizabeth Johnson
Nature’s Breakthrough Changing the World of Health
by Breca Tracy, PhD
In the world of modern medicine, few breakthroughs have been as transformative as GLP-1 receptor agonists. What makes them remarkable isn’t just their impact—it’s their foundation in something completely natural. GLP-1s (glucagon-like peptide-1s) are hormones our bodies already produce in the gut. Their job? To regulate blood sugar, slow digestion, and send signals of fullness to the brain. Harnessing and enhancing this natural process is proving to be life-changing for millions.
Yes, GLP-1s are making headlines for weight loss—and for good reason. For many, they have finally quieted the relentless “food noise” that makes dieting feel impossible. But the story doesn’t stop at the scale. Across the globe, patients are reporting that GLP-1s have freed them from far more than extra pounds. They’re seeing reductions in blood pressure, lower cholesterol levels, and healthier hearts. Some are tapering off or eliminating long-standing medications for diabetes, hypertension, and high cholesterol, giving them new hope for a future of true wellness.
Perhaps even more inspiring is the effect GLP-1s are having on the brain. Studies and real-world stories reveal that these therapies are helping people manage addictive behaviors, from overeating and binge eating to smoking, alcohol, and even gambling. And in early research, GLP-1s are showing promise in an area once thought untouchable: dementia. By improving insulin signaling in the brain, reducing inflammation, and protecting neurons, scientists believe GLP-1s could one day play a role in slowing or preventing cognitive decline—a breakthrough with profound implications for aging populations.
GLP-1s represent more than medicine—they embody the possibility of freedom. Freedom from food obsession. Freedom from disease. Freedom to live with energy, confidence, clarity, and health. Rooted in nature and amplified by science, GLP-1s are not just changing waistlines. They are changing lives—and they may just change the future of the human brain. Schedule your consultation today!
We have a very unique team of experts. Come see us, call, or email us! Dr. Breca Tracy currently serves as Director of Science & Operations at REGENERATE Dripping Springs. Breca has resided in Dripping since 2007 after obtaining her Ph.D. in Biochemistry and Molecular Biology from the University of Oklahoma Health Sciences Center. Contact us at 512-3684548, 800 Hwy 290 W, Building F, Suite 200. NaturalHealingTX.com.
Banking on the Emotional Bank Account
Deep within us lies an accountant. He rolls up his sleeves, pulls his green visor firmly down upon his brow and tabulates. He measures row after row of deposits against rows and rows of withdrawals. At the end of each day, he calculates the net revenue against the expenditures to determine one thing: Are we in the black or the red?
Our accountant comprises our expectations, values, and a sense of right from wrong. Most of this value number-crunching usually happens within our subconscious called the Emotional Bank Account. You know it's there when you've been involved in a relationship or project that meets your needs and values. Then you may feel the feelings of largesse, such as contentment, satisfaction, and pride. If, however, your expectations and beliefs are being disregarded or ignored, feelings of resentment or discouragement may arise.
While such concepts are often intuitive for us, Dr. Stephen Covey, in his book, The Seven Habits of Highly Effective People, outlines some dynamics within our Emotional Bank Accounts. Essentially, acts that build trust are deposits and acts that weaken trust are withdrawals. Dr. Covey lists five categories of deposits and withdrawals.
1. Kindness vs. Unkindness Kindness includes acts of courtesy, support, and helpfulness. Unkindness means such things as discourtesy, needling, criticizing, and so on.
2. Keeping Promises vs. Breaking Promises The relationship between promises and trust is obvious. Promises include commitments of any sort, even commitments we may consider
by Leslie Tourish, LPC
casual and not to be taken seriously. As we keep our promises, people learn we can be counted on.
3. Honoring Expectations vs. Violating Expectations Relationships depend on expectations. When expectations are clear and people observe them, relationships tend to run smoothly. When they are unclear or unmet, we tend to feel uncertain or violated. This deposit category includes both making expectations clear and honoring them. The Emotional Bank Account withdrawal, of course, is the opposite.
4. Loyalty vs. Duplicity We are loyal to people when we speak kindly of them. We are guilty of duplicity (being two-faced) when we talk about them behind their backs.
5. Apologies vs. Pride We all make mistakes. We vary only in how willing we are to admit them and to make amends. This deposit, which we call an apology, means being willing to admit our mistakes and make up for them. The withdrawal, pride, is maintaining the pretense of perfection and being unaccountable for our errors.
Almost all aspects of our successes and failures will have drawn energy from how we choose to treat others, and what values we choose to honor. As the saying goes: Sow a thought, reap an action; sow an action, reap a habit; sow a habit, reap a character; sow a character, and reap a destiny.
Leslie Tourish, LPC, is a Dripping Springs psychotherapist in private practice. To contact Leslie, visit LeslieTourish.com orLATourish.com
In Dripping Springs, wellness is more than a trend—it’s a lifestyle. At Haus of Jayne, we believe in helping our community feel better, live well, and explore natural alternatives with confidence. Whether you’re curious about cannabis for the first time or looking to deepen your understanding, we’re here to guide you through the journey— safely, responsibly, and with expert care.
Start Low, Go Slow Edibles are one of the most popular ways to enjoy cannabis, especially for those who prefer a smoke-free option. The golden rule? Start with a low dose and increase slowly over time. Everyone’s body responds differently due to genetics, metabolism, diet, and even stress levels. What works for one person may feel very different to another—so pacing yourself helps ensure a comfortable and positive experience.
By Christina Cruz
Setting, & Comfort Matter Cannabis isn’t just about what you take—it’s about how and where you enjoy it. Creating a safe, calm environment and being in a good headspace can make all the difference in your experience. Whether you're unwinding at home, preparing for a restful night’s sleep, or seeking creativity for a project, your mindset and surroundings are key.
Choosing Your Method of Enjoyment Not all cannabis products work the same way: Smoking or Vaping – Provides fast onset (usually within minutes) and allows you to feel effects quickly Edibles – Take longer to kick in (typically 30–90 minutes) but tend to offer deeper, longer-lasting effects
Infused Beverages – Often onset faster than edibles and fade sooner, creating a lighter, more social experience
The Science of Feeling: Terpenes & Effects Cannabis can feel uplifting, creative, and energizing—or calming, soothing, and sedative. How is that possible? The secret lies in terpenes—aromatic compounds also found in fruits, herbs, and flowers. They work in harmony with cannabinoids to shape your experience, from bright and stimulating (think citrusy limonene) to deeply relaxing (like earthy myrcene).
Let’s Explore Together If you’ve ever wondered whether cannabis could be part of your wellness routine, now is the perfect time to learn more. Our expert team is here to answer questions, guide you through product options, and help you find what feels right—for your body, your lifestyle, and your comfort level.
At Haus of Jayne, we’re more than a shop—we’re a community destination for curiosity, care, and connection. Come visit us, explore new possibilities, and discover how this natural plant might help you feel better, live better, and thrive.
Christina is the Community Relations and Marketing Specialist at Haus of Jayne, boutique hemp dispensary. Native Austinite and nature enthusiast, Christina is passionate about holistic wellness and educating the community about the benefits of cannabis. She spends time reading about the world around us and learning everything she can about history, the arts, and sciences.
ASK GEORGE
GEORGE ALTGELT, OWNER OF GEO GROWERS ON 290 & BELL SPRINGS ROAD, ANSWERS QUESTIONS
ABOUT GROWING AN AUTUMN GARDEN THAT FLOURISHES.
What is best to plant between summer and autumn? Normally I recommend all kinds of squash. The time to plant squash is by July 4 but you can still give it a try – I would! You have all the way up until frost before you have to harvest your squash. Pumpkins, of course, butternut squash, and Atlantic Blue. I like to recommend squash because they store very well over the winter. They have a lot of vitamin A that’s released when you bake them. th.
What else is good to plant this time of year? Scented geranium grows outside very nicely but can come in over winter in a window. We have orange scented geranium at Geo Growers. Scented geraniums have a tendency to repel mosquitoes. These are great for a porch garden.
How do I know which fertilizers to buy? Nature’s Creation is a really wonderful, natural fertilizer. Their Bedding Plant Food has a mycorrhizal fungi in it to re-inoculate your bed. Not only does it find a source of minerals but it’s going out ahead of the roots to find that. The plant is actually growing the fungus by supplying it with sugars so that it has the energy to build the fungal mat and the energy to go out – like a Blood Hound – and find the source of mineral food. Plants and fungi have a symbiotic relationship. That’s especially true for trees. Trees depend on the fungal mat to digest the leaves that fell in the winter. The fungus digests that so the minerals can be released for the tree to take up again and make the new canopy. It’s a recycling process. Again, that’s something the fungal mat does for the tree.
Is this useable in an edible garden? Yes. The Garden-tone fertilizer by Nature’s Creation is organic and specifically created for organic herb and vegetable gardening. There are multiple specialized fertilizers. One for azaleas, another with alfalpha meal which is a protein, it breaks down. Protein is thought to be a better form of nitrogen. It has a slower breakdown and easier uptake for the plant. And it doesn’t gasify easily and float off in the breeze.
Nature’s Creation also has a specific fertilizer for roses; Rose-tone – a true organic fertilizer. We have another one for bulbs – bulbs are a little different. Bulbs are not too big on nitrogen – what they want is phosphorous. Speaking of phosphorous, it’s a major plant nutrient. Grass is very dependent on phosphorous. Phosphorous controls fruit size. If your fruits are too small, that’s probably a deficiency of phosphorous in the soil and the plant doesn’t have any to take up from the soil. That’s why we sell the minerals to go into your plant beds and vegetable gardens, that sort of thing.
Is there anything you recommend for starting an autumn garden? Yes, you want to make sure that your fertility is more than adequate. In case you haven’t heard this, in Texas, fall gardening is considered the jewel of gardening. It’s getting cooler and so many different plants like the cooler weather – especially the crucifers, we’re talking broccoli, cauliflower, brussel sprouts, cabbages of every kind, and kale. You want to start them in late September because these plants are stressed by heat.
George Altgelt is the owner of Geo Growers, located on 290 and Bell Springs Road. Geo Growers has been in business since 1995 and sells bulk material as well as bagged gardening products and plants. George believes we need to be producing more of our own food and each one of us can contribute. His goal is to make that easy and effective.
www.StartWithaSmallTree.com
512 801 9258
All Trees Installed Exclusively with Geo Growers Tree Mix
Sunday, November 2 11am-2pm
Dripping Springs Ranch Park
Fighting Hunger One Bowl at a Time: The Empty Bowls Project in Dripping Springs
The Empty Bowls Project is a grassroots movement that began in 1990 in Michigan with a simple but powerful idea: bring people together to share a meal, raise awareness of hunger, and support local food charities. At the heart of this initiative is a symbolic gesture—guests at Empty Bowls events receive a handmade ceramic bowl to take home, a reminder of the empty bowls still left in the world.
Since its inception, the international Empty Bowls Project has grown into a widespread philanthropic effort across the United States and beyond. It engages local potters, chefs, and volunteers to donate their time, talent, and resources to raise funds for local hunger-related causes. Events typically feature community-made bowls, simple meals (often soup and bread), and an invitation to reflect on food insecurity in a shared and tangible way. While the movement spans continents, one of its most heartfelt and enduring chapters is found in our hometown, Dripping Springs.
The Dripping Springs Empty Bowls Project: Local Art, Local Food, Local Impact
In 1997, Bridget and Bill Hauser, owners of Sunset Canyon Pottery, brought the Empty Bowls concept to Dripping Springs, Texas. Moved by the mission to help neighbors in need, they collaborated with Dripping Springs Helping Hands, a local nonprofit food pantry. What began as a small, local effort soon grew into a beloved community tradition—one that now provides nearly two-thirds of Helping Hands’ annual funding.
Over the years, the Dripping Springs Empty Bowls Project has raised hundreds of thousands of dollars to fight hunger in the area. Each fall, local potters contribute more than 1,000 handmade bowls. Area restaurants, bakeries, and chefs provide hearty soups and fresh bread. Local musicians entertain while girl scouts offer bread and cookies to guests. Guests purchase a ticket that includes a bowl of their choice and soup from one of their favorite restaurants. The event is held at Dripping Springs Ranch Park and draws crowds from all over Central Texas. The bowl each guest chooses is theirs to keep—a symbol of both community care and the work that remains. Every bowl is different, made with intention and donated in the spirit of service. This connection—between artist, recipient, and cause—is what gives the event its emotional depth.
How to Get Involved Locally
Sponsor: Local businesses and individuals can sponsor the event financially or through in-kind donations like soup, supplies, beverages, cookies, advertising, bread, flowers, rentals, or raffle prizes.
Make Bowls: Artists, potters, students, and hobbyists are encouraged to donate handmade bowls. The Art Garage, Cordovan Art School & Pottery Parlor, and Sunset Canyon Pottery offer classes to help you make and/or decorate a bowl for firing. The bowls can then be donated to our cause.
Volunteer: The event relies on volunteers for setup, ticketing, soup serving, cleanup, and more. Get involved with a hands-on cause. Meet others who care.
Attend the Event: Every dollar goes directly to Helping Hands, led 100% by volunteers and stays within the Dripping Springs community.
Spread the Word: Sharing the event with friends, co-workers, and social media followers helps grow awareness and ensures a strong turnout each year.
Why It Matters
Hunger isn’t always visible—it can live quietly in homes where jobs have been lost, medical bills are mounting, or the rising cost of living leaves too little for food. Helping Hands serves hundreds of local families each year, offering groceries, temporary financial assistance, and dignity to those who need support.
Summer Supplement Supply – Hands extends weekly supplement bags to families to help keep tummies full.
School Supply Drive – Each August, Helping Hands distributes school supplies to their clients with students living in the DISD school district.
Project Elf – This is a culmination of loving efforts by the entire town…businesses, public, and private schools, community groups, churches and individuals come together to provide Christmas presents for our client’s children
The funds raised by the Empty Bowls Project ensure that all of this work can continue, and even expand. Each bowl, each dollar, and each volunteer hour becomes a lifeline for someone in the community.
For most, standing in line for food is a humiliating act. Recent federal cuts to SNAP (Supplemental Nutrition Assistance Program, also known as “Food Stamps”) are putting pressure on food pantries, nationally, to fill the gap as more Americans are experiencing food insecurity. Families sometimes go without a meal or even a days’ worth of meals and often don’t know from where their next meal is coming. Recent data show that 47.4 million people suffer from the threat of hunger, and 13.8 million are children. Locally, the number of families the Dripping Springs Helping Hands Food Pantry serves has risen 10 times since 2014. Last year, our pantry distributed almost 400,000 pounds of food.
A Legacy of Compassion
What started as a heartfelt idea from a couple of local potters has become a central event on the town’s calendar—part community art show, part culinary gathering, and part charitable mission. Whether you’re a potter, a chef, a sponsor, or just someone who loves good soup and good people, the Empty Bowls Project welcomes you. Because no one in Dripping Springs should go hungry—and every bowl filled today means one less bowl left empty tomorrow.
Article by Kristi Greene
Picking a Puppy
Picking a puppy for your family can be a daunting task. Not only are there over 400 breeds of dogs world wide; but there are millions of dogs in shelters in the U.S. alone. Scrolling online you could come across countless images of dogs you could imagine yourself walking down the street with. But there’s more to a dog than just a cute photo online. And if you have only been eyeing a dog for aesthetics, we at Good Dog In the Making would recommend doing a bit more research before you buy.
When you envision your life with a dog, what do you see? Are you an active family that goes on trail hikes or runs every morning? Then maybe, a more athletic or high energy dog would be good for you and your lifestyle. Something that will keep up with your pace of life – but even more likely, who’s energy will motivate you to get moving out of the house. Maybe you’re nearing retirement and want something manageable that could easily mold into your daily routines. Something smaller, with a good temperament and an easygoing demeanor. Or maybe you’re just looking for an all around family dog. Something that truly fits the profile of man's best friend that could be part of the family every football Sunday.
Now that you have thought of the image you want, do not be fooled by breed aesthetics and surface value looks. When choosing a new puppy it is essential to meet an individual inperson before adopting them out – the same way you would test drive a car before buying to see if it really is what you’re looking for. In-person meetings can showcase the temperament of an individual puppy or an entire litter. It is more likely to
by Diana Ozimek
realize the puppy you were looking at to begin with is prone to more biting, jumping, and barking than you originally thought –and maybe their sibling is looking a little more calm and collected.
Before adopting, it is important to know what you want for yourself and your family while also giving yourself enough room to make the right decision. So if you’re looking for a quiet life, maybe put down that photo of a husky and start visiting your local breeders and shelters to find the pup that’s right for you.
Diana is the owner & lead trainer at Good Dog in the Making. She is excited to bring her puppy training expertise to her new community & help families raise confident, well-mannered dogs.
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2025 Dripping Springs Songwriters Festival 2025 Dripping Springs Songwriters Festival
OCTOBER 17-19,
2025
The Dripping Springs Songwriters Festival is excited to celebrate its 11 year this October, marking over a decade of honoring the craft of songwriting. Set in Historic Downtown Dripping Springs, this special event is set to offer a memorable experience for music fans, tourists, and locals alike. th
Over the years, the festival has hosted thousands of attendees and numerous songwriters from around the globe, becoming a key destination for those seeking genuine and original songwriting, and this year’s festival promises to bring another great experience to the community.
This year’s festival includes over 45 performers, including a few duos and a variety of approved instruments beyond the guitar on stage. Festival organizers shared, “We are thrilled to once again be bringing this longstanding tradition to our community. This year’s diverse lineup brings some crowd favorites along with some new faces together for what we believe will be an unforgettable weekend!”
The Dripping Springs Songwriters Festival will follow a format similar to that of previous years. The first two days will feature live performances on eight stages, with songwriters performing in the Nashville-style “in-the-round.” Stages will be located at Acopon Brewing Company, Dog ‘n’ Bone, Haus of Jayne, Hudson’s on Mercer, Mazama Coffee Co., The Barber Shop, The Warehouse District, and Winehouse.
Additionally, on Saturday, our Bluebird Stage, located adjacent to the Stephenson Building, will bring 6 local young talents into the fold, performing “in-the round” on our Young Artists Stage. The Dripping Springs Art League’s Art Lounge will be onsite on Saturday and Sunday with artwork available for purchase with a focus on music and Dripping Springs. The festival will conclude on Sunday with the Final Jam, where all participating songwriters will come together for an exciting collaborative performance.
For a detailed festival schedule and updates, please visit www.DestinationDrippingSprings.com.
UHLAND FALL FEST
SEPTEMBER 27 – NOVEMBER 2, 2025
SATURDAYS & SUNDAYS | 10AM-7PM
It’s that time of year again!
Uhland Fall Fest is back with six fun filled weekends with even more activities and entertainment than years past. Although, let’s face it, for parents with
young children, we spent half of our time last year at the corn pit. Ah, the blessedly shaded, ever popular corn pit. I had the pleasure of speaking with one of the festival founders, Christopher Durst, again this year to learn what we can anticipate at our favorite autumnal event this go around.
Christopher says, “This year, we've had a lot of time to think about what we wanted to do. So we've moved around a lot of
stuff. You won't recognize the festival as it was last year. There are two different food areas. The market has completely moved to the other side. We have a new Air Pillow, new obstacle course, all kinds of new games, activities, photo ops. Traditionally, every year, we just like to add more and more things.”
The new location in Uhland (right next to Kyle) really does feel like a festival space. Bring your wagons and strollers because there is so much space to explore. Christopher always welcomes families to bring a picnic and water bottles (just no glass). Although there is plenty to eat and drink from the food trucks on site.
“When you first enter into the festival, there's going to be a huge four foot by six
foot map of the entire property that lists where everything is with a QR code that you can then scan and have on your phone,” Christopher says, after fielding several requests for a map of the property last year. Yes, there’s that much space to roam and that many activities to keep the whole family happy and busy.
You won’t find a wider variety of pumpkins and gourds anywhere else so be ready to stock up on your autumnal decor. Weekend 2 (October 4 and 5) is the Pumpkin Jamboree so you can enjoy 50% off of pumpkins and gourds.
Visit UhlandFallFest.com for tickets and to see the various themed weekends (included our beloved Butterfly Weekend). Truly, eat, drink, be merry, do a little holiday shopping, and leave knowing the kids are going to pass out in their carseats on the drive home.
Article by Cyle Johnson
The 2020 Hangover Cure Is Here
by Steve Mallet
In early April 2020, during one of the most intense times in this country’s history and a period of unprecedented loss of autonomy and freedom, the Austin real estate market went absolutely insane. Just a month earlier, the start of COVID lockdowns had produced widespread panic in the real estate service industry leading to cost-cutting and layoffs. But suddenly, listed properties were getting 10, 20, or even more offers well over the asking price. Agents didn’t understand what was happening or how to react. Prices jumped like a barefoot kid running across the Barton Springs parking lot on a hot summer afternoon.
The surge came as employees who were locked down at home realized remote work allowed them to live just about anywhere in the country. People fled overtaxed, under-policed, and overregulated states in record numbers, seeking a less expensive and freer lifestyle. It was the 2020 version of the California Gold Rush of 1849 — in reverse — with California seeing one of the largest resident exoduses in its history. The huge influx of buyers in Austin led to bidding wars and skyrocketing prices on nearly every home for sale.
Some brokerages even asked buyers to sign notices acknowledging that traditional market conditions didn’t exist — and that the value of the home they were purchasing might drop in the future. After two years of massive, almost daily price increases, the market started to cool — and it cooled fast. By the spring of 2022, the bloom was withering on the vine. As some states dropped their heavy-handed restrictions and people returned to “normal life,” the idea of uprooting the family and moving across the country suddenly felt like too much. Home sales slowed, and prices began to recede as fewer buyers were willing to start fresh in a new state.
Austin home prices are now approaching levels only slightly higher than before the pandemic. Some who bought during the frenzy of ever-rising prices are now underwater on their mortgages. Since 2022, local home prices have continued to decline at an 8–10% annual rate. So — are we near the bottom? Mortgage interest rates have hit an 11-month low, the economy is booming, the stock market is setting records, and second-quarter 2025 GDP has outpaced even the most optimistic forecasts.
Ask the Magic 8 Ball (Google it) if now is a good time to buy, and you might get: “Outlook good.” Timing the market is almost impossible, but spotting the signs of positive change is often the best indicator that it’s time to get off the fence — and into a home.
Steve has been selling real estate since 2003. His team can help with all of your real estate needs. Residential, commercial, farm and ranch. Co-Host of the Mallett and Michelle on Dripping Springs Podcast.
HOW TO AVOID THE WRONG AGENT
By Cody Johnson
YOUR LOCAL HILL COUNTRY EXPERTS
Most consumers are not aware of how low the barrier to entry is to become a real estate agent. Because of the activity and market dynamics seen during the Pandemic, there are countless agents who entered the market and lack the experience and understanding to navigate the current market environment. Conversely, there are many agents in the industry who have not kept up with market trends and changing technology. Unfortunately, it is very easy to get stuck with the wrong agent.
Here are interview questions that you could ask as you’re interviewing agents to help you buy or sell your property.
Are you local? Do you know about property attributes commonly found in the Hill Country like Septic Systems, Rain Water / Wells, On-Site Propane, etc.?
How many years have you been in the business? How many deals have you closed in the last 12 months?
What do you do for marketing? How much do you typically spend per listing?
What is your off-market reach? How many off market listings do you know about?
What makes you different from other agents?
What are some examples of creative ways you have marketed properties?
Will you handle my deal or pass me off to someone else on your team?
How tech savvy are you?
Do you have a good relationship with other local agents?
Are you a member of any local real estate groups?
At NestHaven Properties, we have been through market cycles from the Great Recession through the Pandemic. Give us a call to see how these questions should be answered.
STEEL MAGNOLIAS, A PLAY BY ROBERT HARLING, GRACES METEOR THEATRE'S STAGE BEGINNING
OCTOBER 17
Step into the salty, sweet – and bittersweet – world of Steel Magnolias in Dripping Springs this October through November 2025.
Truvy’s salon in Chinquapin, Louisiana, is a gathering place and sanctuary for a close knit group of women from the neighborhood. Recently widowed Clairee is adjusting to life without her husband, who was the town’s former mayor. Ouiser, a wealthy curmudgeon, finds any excuse to bicker and complain. Truvy has hired young Annelle just in time to get Shelby and her mother, M’Lynn, ready for Shelby’s wedding later that day, and the women’s excitement fills the beauty shop with gossip, warmth and familiarity.
When the normally friendly Shelby suddenly becomes cranky, everyone realizes her blood sugar has dropped, and the women fuss over her and give her juice until she’s recovered. Shelby’s health is fragile because she’s diabetic, which makes M’Lynn worry about her daughter’s choices and the physical toll Shelby’s body may not be able to bear.
Over the next few years, as Clairee fills the void left by her husband’s death, Annelle embraces life in Chinquapin and Ouiser strikes up a new friendship, Truvy’s salon remains at the center of their lives and becomes an oasis when tragedy strikes.
For more information and tickets, visit www.MeteorTheatre.org
Performance dates:
Friday, October 17 at 7:30 p.m.
Saturday, October 18th at 7:30 p.m. Sunday, October 19th at 7:30 p.m.
Friday, October 24th at 7:30 p.m.
Saturday, October 25th at 7:30 p.m. Sunday, October 26th at 7:30 p.m.
Saturday, November 1st at 7:30 p.m. Sunday, November 2nd at 7:30 p.m.
Friday, November 7th at 7:30 p.m. Saturday, November 8th at 7:30 p.m.
Low Flow Problems From Your Faucets
by Randy Lawrence
Thanks to technological advances, water softeners have certainly become more reliable than ever before. However, even with significant improvements, there are still issues that may arise which technology cannot alert us to. One problem that can happen over time is a
breakdown of the resin inside the softener unit. It’s important to be able to recognize the symptoms of this issue in order to keep a small problem from turning into a big one.
All water softeners are designed around a quantity of small plastic-looking beads called ion exchange resin. When viewed under magnification, these resin beads resemble a ball of yarn. Along the yarn are exchange sites which allow the resin to complete the job of removing hardness minerals from the water. If you were to hold these resin beads between your thumb and forefinger, you would find that they resemble tiny ball bearings and are very firm to the touch. However, there is one variable which can significantly shorten the life of this critical component – chlorine.
On non-chlorinated water, this resin can last more than twenty years. On city water, resin life can be reduced to ten years or less. Once the chlorine takes its toll, the resin beads begin to expand and soften. As this process advances, the degraded beads will begin to take on a Vaseline-like consistency and will start to impede the flow of water through the softener. Since it is a slow
process, it can be difficult to notice the changes in water flow into your home. You may notice that you can no longer run multiple faucets without a significant pressure drop or that the flow rate slows while running only a single outlet. If left unchecked, this problem can lead to physical damage inside the water softener and occasionally can lead to a release of resin beads into your home’s plumbing system. At this point, the best bet is to bypass your water softener. If this solves the pressure issue in the house then it is time to call your water treatment professional for replacement of the resin bed.
Randy Lawrence is the owner of ProQuality Water Systems, a full service water treatment company. He is one of only six Class III Certified Water Treatment Specialists in Hays County (LIC# WT0002693). With over 25 years of experience he has serviced Wimberley and surrounding areas for over two decades.
“When
Litigation: Too Many Lawsuits?
I am sitting at my desk pondering a recurrent frustration for lawyers, such as I, who regularly go to bat for folks suffering because someone else violated the rules that govern our conduct with one another. Today alone, I have encountered two bright, pleasant, and mature adults who apologized for having to make a claim for injuries suffered at the hands of others because, “I know there are too many frivolous lawsuits.”
Of course, their lawsuit wouldn’t be frivolous. When our ox gets gored, we expect the system to be there for us but we tend to assume that a vast number of other people’s lawsuits lack merit. Folks are often surprised when I point out that the number of damage lawsuits is actually down. I generally don’t try to get into the facts underlying the fallacy of there being a lot of frivolous lawsuits. Or the filters that exist to prevent frivolous lawsuits because it takes a fair amount of background information to gain an understanding of the difference between the perception of frivolous lawsuits and the reality.
Just as there are greedy lawyers, there are frivolous lawsuits but they are the exception rather than the norm and the system almost always weeds them out before they get very far along. Unfortunately, the perception of there being a vast number of these suits poisons the system that has served society well for centuries. From Biblical times we have held to the concept that
we should each be responsible for our own actions. When my actions wrongfully bring harm to another, I should make it right.
Since we aren’t all saints and therefore don’t always do the right thing, our legal system exists to give effect to this concept when a wrongdoer won’t make things right. Neither you nor I nor my clients should feel guilty for asking the system to perform its intended function. Neither should we assume that when someone else asks the system to do so, they are seeking a free lunch. Don’t repeat what you read about a frivolous suit without checking the facts. Snopes.com is often a good resource for that. You’ll often be surprised by what you learn.
by Roland Brown
Article originally published in the September 2017 issue of the Dripping Springs Outlook.
Attorney Roland Brown handles exclusively personal injury claims. Roland, who offices in Wimberley, has been voted HAYS COUNTY’S BEST PERSONAL INJURY ATTORNEY for 2020, 2021, and 2023 in annual polls of Hays County attorneys. For more information call 512 847 2500.
