29307 Summit Rdg · Fair Oaks Ranch, TX 78015

$425,000

3 bd · 2.5 ba · 2,329 sqft · SingleFamily public records · 107 Days on market

Built 1980 4,660 sqft lot $182/sqft · 17% below area Est $514k · 17% under $94/mo HOA · 3% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.4/10.0
• Appreciation +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.3/10.0

Listing remarks MLS

**OPEN HOUSE SUNDAY 5/17 FROM 12PM-3PM** Welcome to this beautiful home overlooking the #2 hole of the Live Oak Golf Course in Fair Oaks Ranch. Perfectly positioned to capture peaceful golf course views, the home offers a wonderful blend of comfort, elegance, and relaxed Hill Country living. Step inside to a spacious family room featuring rich wood floors, expansive windows that frame the lush fairway, a cozy fireplace, and custom built-ins for both storage and display. The kitchen is thoughtfully designed with quartz countertops, a breakfast bar, new oven and cooktop, abundant custom cabinetry, a pantry, and a large utility room including washer and dryer. The generous breakfast and dining area enjoys scenic views, creating a lovely setting for morning coffee or evening meals. The spacious primary suite offers a private retreat with a sitting area or office space, plantation shutters, and a spa-inspired bathroom with multiple closets, including a large walk-in closet. Upstairs, you'll find two additional bedrooms and a full bath, providing comfortable accommodations for family or guests. Step outside to the covered back patio where you can relax and enjoy tranquil golf course views and beautiful Texas evenings. Located just a short walk or golf cart ride from Fair Oaks Ranch Golf & Country Club, members enjoy access to 36 holes of championship golf, tennis, pickleball, swimming pools, a fitness center, clubhouse dining, and a vibrant calendar of social events. Additional features include a beautiful gated courtyard, two-car garage with extra storage closets, a workbench area, and space for golf cart parking. HOA dues cover lawn maintenance!

Key facts

• Custom cabinetry
• Covered back patio
• Golf course views

Tags

• GOLF COURSE VIEWS
• CUSTOM CABINETRY
• COVERED BACK PATIO
• SPA INSPIRED BATHROOM
• ABUNDANT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-604 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (32.6% below list).
• Recommended offer: $287k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.0% in Fair Oaks Ranch — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#603 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Boerne ISD (town): math 59% / reading 61% proficiency, ranked #42 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fair Oaks Ranch El (math 59% / reading 66%, grade B, #311 of 4,322 statewide, top 7%, 825 students, 12% FRL); Boerne Middle South (math 62% / reading 57%, grade B, #166 of 1,662 statewide, top 11%, 911 students, 18% FRL); Boerne - Samuel V Champion H S (math 59% / reading 83%, grade B+, #114 of 1,632 statewide, top 7%, 2,014 students, 12% FRL).
• Market conditions: 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $75k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,660 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 12.4

CMA / ARV

• ARV (median comp): $513,536
• List price: $425,000
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29547 Terra Vis	0.27mi	3/2.0	2,320 (-0%)	8mo	$525,000	$226	78
29331 Summit Rdg	0.06mi	3/3.0	2,468 (+6%)	11mo	$634,500	$257	76
29615 Terra Bella	0.43mi	3/2.0	2,309 (-1%)	7mo	$549,900	$238	71
29602 Terra Vis	0.24mi	3/2.0	2,179 (-6%)	10mo	$479,000	$220	68
7335 Scintilla Ln	0.53mi	3/2.5	2,322 (-0%)	10mo	$874,900	$377	66
29462 Summit Ridge Dr	0.14mi	3/2.5	2,636 (+13%)	9mo	$525,000	$199	64
30006 Cibolo Gap	0.69mi	3/2.5	2,157 (-7%)	8mo	$499,000	$231	49
29303 Sumpter Dr	0.71mi	4/3.0 (+1)	2,342 (+1%)	12mo	$490,000	$209	49
7807 Rocking Horse Ln	0.68mi	4/2.5 (+1)	2,526 (+8%)	1mo	$785,000	$311	49
29314 Sumpter	0.69mi	4/2.0 (+1)	2,013 (-14%)	1mo	$549,000	$273	38
7206 Chartwell Cir	0.65mi	4/2.0 (+1)	2,101 (-10%)	11mo	$479,000	$228	37
30415 Cibolo Run	0.68mi	3/3.0	2,667 (+14%)	12mo	$678,500	$254	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.32×
• Total profit: $-81,359
• Equity at exit: $91,000

10-year hold

• IRR: -10.1%
• Equity multiple: 0.19×
• Total profit: $-96,691
• Equity at exit: $85,998

Cash invested: $119,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78015

• Home prices YoY: -0.7%
• Active inventory: 161
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,867 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$369 /mo · $4,425/yr
• Insurance: −$177
• HOA: −$94
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-604

Break-even live

Break-even rent $3,631

Max offer price $318,312

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-484	+0% $-604	+5% $-724	+10% $-845
Rent	-10% $-830	-5% $-717	+0% $-604	+5% $-491	+10% $-377
Rate	-1.0pp $-390	-0.5pp $-496	base $-604	+0.5pp $-714	+1.0pp $-826

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29342 Ridgeview Trl Boerne, TX	3.0	2.5	1989	$3,000	$1.51	12d	1	0.04mi
7750 Terra Mnr Boerne, TX	4.0	3.0	2792	$3,550	$1.27	25d	1	0.18mi
7230 Chartwell Cir Boerne, TX	4.0	2.0	2232	$3,200	$1.43	0d	1	0.66mi
30406 Cibolo Run Fair Oaks Ranch, TX	3.0	2.5	2229	$3,199	$1.44	21d	1	0.69mi

HOA detail

• Monthly dues: $94 · $1,128/yr
• Likely covers: poolgymsecurity

Listing history 24 events

1. 2026-06-21
   statusdays on market $425,000 Active 107 DOM
2. 2026-06-18
   days on market $425,000 Price Change 104 DOM
3. 2026-06-17
   days on market $425,000 Price Change 103 DOM
4. 2026-06-16
   days on market $425,000 Price Change 102 DOM
5. 2026-06-15
   days on market $425,000 Price Change 101 DOM
6. 2026-06-13
   days on market $425,000 Price Change 99 DOM
7. 2026-06-13
   days on market $425,000 Price Change 98 DOM
8. 2026-06-09
   days on market $425,000 Price Change 95 DOM
9. 2026-06-08
   pricestatusdays on market $425,000 Price Change 94 DOM
10. 2026-06-07
    days on market $450,000 Active 93 DOM
11. 2026-06-04
    days on market $450,000 Active 90 DOM
12. 2026-06-03
    days on market $450,000 Active 89 DOM
13. 2026-06-02
    days on market $450,000 Active 88 DOM
14. 2026-06-01
    days on market $450,000 Active 87 DOM
15. 2026-05-31
    days on market $450,000 Active 86 DOM
16. 2026-05-11
    price $450,000 1676-char remark

    Show marketing remark (1676 chars)

    **OPEN HOUSE SUNDAY 5/17 FROM 12PM-3PM** Welcome to this beautiful home overlooking the #2 hole of the Live Oak Golf Course in Fair Oaks Ranch. Perfectly positioned to capture peaceful golf course views, the home offers a wonderful blend of comfort, elegance, and relaxed Hill Country living. Step inside to a spacious family room featuring rich wood floors, expansive windows that frame the lush fairway, a cozy fireplace, and custom built-ins for both storage and display. The kitchen is thoughtfully designed with quartz countertops, a breakfast bar, new oven and cooktop, abundant custom cabinetry, a pantry, and a large utility room including washer and dryer. The generous breakfast and dining area enjoys scenic views, creating a lovely setting for morning coffee or evening meals. The spacious primary suite offers a private retreat with a sitting area or office space, plantation shutters, and a spa-inspired bathroom with multiple closets, including a large walk-in closet. Upstairs, you'll find two additional bedrooms and a full bath, providing comfortable accommodations for family or guests. Step outside to the covered back patio where you can relax and enjoy tranquil golf course views and beautiful Texas evenings. Located just a short walk or golf cart ride from Fair Oaks Ranch Golf & Country Club, members enjoy access to 36 holes of championship golf, tennis, pickleball, swimming pools, a fitness center, clubhouse dining, and a vibrant calendar of social events. Additional features include a beautiful gated courtyard, two-car garage with extra storage closets, a workbench area, and space for golf cart parking. HOA dues cover lawn maintenance!

17. 2026-04-08
    price $475,000 1676-char remark

    Show marketing remark (1676 chars)

    **OPEN HOUSE SUNDAY 5/17 FROM 12PM-3PM** Welcome to this beautiful home overlooking the #2 hole of the Live Oak Golf Course in Fair Oaks Ranch. Perfectly positioned to capture peaceful golf course views, the home offers a wonderful blend of comfort, elegance, and relaxed Hill Country living. Step inside to a spacious family room featuring rich wood floors, expansive windows that frame the lush fairway, a cozy fireplace, and custom built-ins for both storage and display. The kitchen is thoughtfully designed with quartz countertops, a breakfast bar, new oven and cooktop, abundant custom cabinetry, a pantry, and a large utility room including washer and dryer. The generous breakfast and dining area enjoys scenic views, creating a lovely setting for morning coffee or evening meals. The spacious primary suite offers a private retreat with a sitting area or office space, plantation shutters, and a spa-inspired bathroom with multiple closets, including a large walk-in closet. Upstairs, you'll find two additional bedrooms and a full bath, providing comfortable accommodations for family or guests. Step outside to the covered back patio where you can relax and enjoy tranquil golf course views and beautiful Texas evenings. Located just a short walk or golf cart ride from Fair Oaks Ranch Golf & Country Club, members enjoy access to 36 holes of championship golf, tennis, pickleball, swimming pools, a fitness center, clubhouse dining, and a vibrant calendar of social events. Additional features include a beautiful gated courtyard, two-car garage with extra storage closets, a workbench area, and space for golf cart parking. HOA dues cover lawn maintenance!

18. 2026-03-06
    listed $499,900 New 1676-char remark

    Show marketing remark (1676 chars)

    **OPEN HOUSE SUNDAY 5/17 FROM 12PM-3PM** Welcome to this beautiful home overlooking the #2 hole of the Live Oak Golf Course in Fair Oaks Ranch. Perfectly positioned to capture peaceful golf course views, the home offers a wonderful blend of comfort, elegance, and relaxed Hill Country living. Step inside to a spacious family room featuring rich wood floors, expansive windows that frame the lush fairway, a cozy fireplace, and custom built-ins for both storage and display. The kitchen is thoughtfully designed with quartz countertops, a breakfast bar, new oven and cooktop, abundant custom cabinetry, a pantry, and a large utility room including washer and dryer. The generous breakfast and dining area enjoys scenic views, creating a lovely setting for morning coffee or evening meals. The spacious primary suite offers a private retreat with a sitting area or office space, plantation shutters, and a spa-inspired bathroom with multiple closets, including a large walk-in closet. Upstairs, you'll find two additional bedrooms and a full bath, providing comfortable accommodations for family or guests. Step outside to the covered back patio where you can relax and enjoy tranquil golf course views and beautiful Texas evenings. Located just a short walk or golf cart ride from Fair Oaks Ranch Golf & Country Club, members enjoy access to 36 holes of championship golf, tennis, pickleball, swimming pools, a fitness center, clubhouse dining, and a vibrant calendar of social events. Additional features include a beautiful gated courtyard, two-car garage with extra storage closets, a workbench area, and space for golf cart parking. HOA dues cover lawn maintenance!

19. 2014-09-03
    soldstatus
20. 2014-08-29
    soldstatus Sold 257-char remark

    Show marketing remark (257 chars)

    Beautiful Live Oak golfcourse view from the covered porch- easy access to IH10 & highly regarded schools from this wonderful garden home.Perfect for entertaining lots of folks. Enjoy the lifestyle in Fair Oaks Ranch...one of Texas' finest small cities.

21. 2014-08-06
    status Pending 257-char remark

    Show marketing remark (257 chars)

    Beautiful Live Oak golfcourse view from the covered porch- easy access to IH10 & highly regarded schools from this wonderful garden home.Perfect for entertaining lots of folks. Enjoy the lifestyle in Fair Oaks Ranch...one of Texas' finest small cities.

22. 2014-07-25
    historical Active Option 257-char remark

    Show marketing remark (257 chars)

    Beautiful Live Oak golfcourse view from the covered porch- easy access to IH10 & highly regarded schools from this wonderful garden home.Perfect for entertaining lots of folks. Enjoy the lifestyle in Fair Oaks Ranch...one of Texas' finest small cities.

23. 2014-07-19
    listed $280,000 New 257-char remark

    Show marketing remark (257 chars)

    Beautiful Live Oak golfcourse view from the covered porch- easy access to IH10 & highly regarded schools from this wonderful garden home.Perfect for entertaining lots of folks. Enjoy the lifestyle in Fair Oaks Ranch...one of Texas' finest small cities.

24. 1992-03-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,425 · $369/mo
• Projected year-2 tax: $7,778 · $648/mo
• Expected delta: +$3,353/yr (+$279/mo · 75.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,399
• − Mortgage interest: −$23,807
• − Property taxes: −$4,425
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − HOA: −$1,128
• − Depreciation: −$12,364
• Taxable loss: −$14,953
• Est. tax savings @ 24.0%: +$3,589
• After-tax cash flow: $-3,659/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Boerne ISD
• NCES district ID: 4810710
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 61% ▼ -6.00%
• Median HH income: $85,478
• Composite: 54.47/100
• National rank: #1350
• State rank: #42 of 826 in TX

Livability — Fair Oaks Ranch

• Score: 66/100
• State rank: #603
• US rank: #11448

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Oaks Ranch, TX
• County: Bexar County · 1,990,555 people
• City population: 24,867
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,867
• Household income: $162,487
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 184.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 29% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 234.5375
• Rent YoY: —
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+60.7% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $450,000 LERA
• 2026-04-08 Price Changed $475,000 LERA
• 2026-03-06 Listed $499,900 LERA
• 2014-09-03 Sold (Public Records) — Public Records
• 2014-08-29 Sold (MLS) — LERA
• 2014-08-06 Pending — LERA
• 2014-07-25 Contingent — LERA
• 2014-07-19 Listed $280,000 LERA
• 1992-03-01 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $4,425 · -49.3% YoY. Source: county tax records.