When a Buyers Agent is in the processing of submitting a cash offer , one of the most important documents they may be asked for is a Proof of Funds letter. This document helps confirm that the buyer has the financial ability to complete the purchase and can make a strong difference in competitive situations.To help simplify the process, I’ve created a blog post that explains what a Proof of Funds letter is, what information it should include, and provides a simple email template buyers can send directly to their bank or financial institution.You can read the full post here: https://www.debsellstexas.com/how-to-request-a-proof-of-funds-letter-for-your-home-purchaseHaving this document ready can help avoid delays and strengthen your position when making an offer.If you’re considering buyi... 03/23/2026

184 Arrowhead Drive Open House in Lake Thunderbird – Smithville, Texas  If you have been looking for a well-maintained home with privacy, flexibility, andcommunity lake access in Bastrop County, this property in Lake Thunderbird deserves a look. Come and see it on Sunday March 8th from 2-4 pm. Situated on three combined lots totaling approximately one-third acre, this 2017 Clayton double-wide offers space, functionality, and thoughtful upgrades in a wooded lake community just northwest of historic Smithville. Positioned along a paved main access road near the subdivision entrance, the property provides convenient in-and-out access while mature trees and established landscaping create a surprisingly private setting.The home features a split floor plan designed for comfortable everyday li... 03/03/2026

Everything is Back to Normal – Website Up & Running!I’m happy to report that DebSellsTexas.com is fully restored and running smoothly again.Thank you for your patience while the temporary 403 issue was being resolved. Everything is now functioning properly, including the property search tools and area pages.You can once again use the customized searches set up for:Bastrop County with cities, areas, and subdivision searchesFayette County and area and subdivision searchesWhether you are researching neighborhoods, acreage properties, horse properties, homesteads, or simply keeping an eye on the market, the site is ready for you.As always, I am here to help Buyers and Sellers throughout Bastrop, Fayette, and the surrounding counties. If you prefer direct assistance, you are welcome to conta... 03/02/2026

It appears my website, Deb Sells Texas, is currently returning a 403 code. My website platform manager has been notified and is working to resolve the issue.If you are searching for information on a specific property in Bastrop County or Fayette County, please reach out to me directly. I am happy to pull the most current and complete information directly from the listing services and send it to you.In the meantime, it is business as usual. I am actively assisting buyers and sellers throughout Central Texas and remain fully available by phone, text, or email.If you need property details, market updates, or want to discuss your real estate goals, I’m here and ready to help. I will post when it is back up and running again.  Deb Dahlberg-RowlandRealtor® | Stanberry Realtors – BastropServin... 03/01/2026

If you’ve ever tried to search for developed horse properties in a traditional MLS system, you already know the challenge.There is no simple search button for:• Stall barns• Lighted arenas• Round pens• Wash racks• Cross-fencing• Tack and feed rooms• Quality pasture layoutMost equestrian infrastructure is buried in remarks instead of categorized in searchable fields.That’s why I created a two-part blog series featuring developed horse properties currently available in Central Texas. These are not just acreage tracts that allow horses — these properties already include usable equestrian improvements.In Part 1, I featured several properties with existing arenas, barns, and cross-fenced setups in Bastrop, Washington, Williamson, and Caldwell Counties.In Part 2, I highlighted additional ranc... 02/17/2026

Feeding horses in Central Texas is not the same as feeding horses in other parts of the country. Our long, hot summers, unpredictable drought cycles, sandy soils in some areas and heavy clay in others all affect pasture quality and hay availability.When I had 28 horses on my ranch in Bastrop, I baled my own round bales just to make it through winter. Even with good pasture management, Texas summers can stress grasses and force supplementation earlier than expected. Coastal Bermuda is common here, but quality varies depending on rainfall and cutting timing. In drought years, sourcing consistent, clean hay becomes one of the biggest challenges for horse owners.Many owners rely on a combination of round bales for maintenance feeding and square bales for stall horses or performance animals.... 02/16/2026

Interest in tiny homes, park models, ADUs, and small footprint housing continues to grow across Central Texas. Whether you’re planning to place a tiny home on acreage in Bastrop County, add a guest house in Fayette County, or explore downsizing options near Austin, it’s important to know which manufacturers and builders are serving our region.I’ve put together a helpful list of tiny home manufacturers and sales offices that serve Central Texas — including companies located in Austin, Smithville, Georgetown, Waco, Temple, Mustang Ridge, and surrounding areas.If you’re researching builders, comparing models, or just beginning to explore tiny home living, this resource is a great place to start.You can read the full list here:https://www.debsellstexas.com/tiny-home-builders-sales-offices-s... 02/15/2026

I can't believe we are already in December!  My how the year has flown! This year there are some great holiday events happening in Bastrop and in Fayette County.Here is a list of some of them:  Christmas at Hyatt Regency Lost Pines in Bastrop  Bastrop Annual Tree Lighting Ceremony Bastrop River of Lights  La Grange Holiday Extravaganza and Trail of Lights  Fayetteville Country Christmas and Lighted Parade There are also some great homes for sale that are active on the market that have a minimum of three bedrooms and two baths,  and a two car garage, from 0-5 acres currently listed in:Bastrop, TX106 Woodcutter Ct ,  MLS #3073237,  $649,000117 Hornsby Trl ,  MLS #5907567,  $699,900La Grange in Fayette County, TX3275 Forest Hill East Dr ,  MLS #1787142 $795,000504 South Franklin , MLS #372... 12/02/2025

Bastrop Texas continues to be one of the most sought-after small towns in Central Texas, offering a mix of established neighborhoods, new construction, and communities with easy access to the Colorado River, local schools, and all the amenities along Highway 71. Buyers who want a balance of convenience, charm, and natural beauty often find Bastrop to be the perfect fit.On my website, I offer a live MLS search page dedicated to Bastrop. This page updates automatically and shows every active listing directly from the MLS. You can filter by price, square footage, year built, acreage, beds, baths, and more. Whether you are searching for a single-story home, a newer build, or a property close to downtown, you can tailor the search to match your needs.A recent search I did specifically for Ba... 11/14/2025

This Friday, November 15th from 9:30 AM to 6:00 PM, the Bastrop office of Stanberry Realtors will host a festive in-person Holiday Market at 111 N. Hasler Blvd., Suite 101 in Bastrop, Texas.Local vendors will be on hand with a wide variety of handcrafted and homemade goods including jewelry and permanent jewelry, home-made jams, jellies, condiments, baked goods, holiday ornaments, resin and laser art, dream catchers, 3D printed gifts, custom woodwork, floral designs, soft goods, non-toxic cleaning products, clothing, and pet items such as treats, toys, and cozy blankets.Gift wrapping will be available on site. Shoppers can also enjoy shaved ice, lemonade, and hot chocolate while they browse.All vendor space fees from the event will be donated to the Bastrop County Animal Shelter to help... 11/11/2025

Each morning starts the same way at our house — with a glass of fresh juice. 🍎🥕🍍Our blend includes celery, pineapple, ginger, turmeric, beets, limes, and apples. It’s bright, flavorful, and full of energy for the day ahead.Buying fresh organic ingredients every week adds up, so my long-term goal is to grow them all right here at home. Bit by bit, I’m getting closer.From Containers to a Food ForestOur large container garden is thriving, and I’ll soon be adding a greenhouse to protect the tender plants that can’t handle a Texas freeze. My young food forest is starting to fill in too — and if all goes well, we’ll have a harvest next year!I’ve learned that a lot of store-bought produce can actually regenerate. Beets and celery will regrow from their tops if replanted, and I’ve had great luc... 11/07/2025

As a Career Realtor® based in Bastrop, Texas, I’m proud to serve Bastrop County and the surrounding South Central Texas Triangle—an area rich in history, natural beauty, and community spirit. My work focuses on helping buyers and sellers navigate all types of residential, farm and ranch, homestead, horse, and historic properties.With years of hands-on experience in rural and lifestyle real estate, I bring not only market knowledge but also a genuine passion for connecting people with properties that fit their dreams. Whether it’s a family home, a weekend getaway, or acreage for your own homestead or ranching venture, I provide personalized guidance from first look to closing day.Bastrop County offers a wonderful mix of small-town living, open spaces, and proximity to Austin and other Ce... 11/02/2025

When it comes to equestrian properties in Central Texas, few regions offer the diversity, beauty, and convenience of the greater Austin area. From rolling Hill Country landscapes to established horse-friendly subdivisions, there’s truly something for every rider — whether you’re an avid competitor, casual trail rider, or simply want space for your horses at home.As a Horse Property Specialist and lifelong equestrian myself, I understand the unique needs of horse owners — from arena footing to fencing, from pasture management to trailer access. Over the years, I’ve helped clients buy and sell a wide range of properties across Bastrop, Fayette, and the surrounding Central Texas counties.I have created dedicated searches on my website, DebSellsTexas.com, on the following equestrian and hor... 10/27/2025

New Land Listing on Cottletown Road — Unique Opportunity — Let My Experience Work for YouI’ve been helping clients buy and sell properties up and down Cottletown Road in Bastrop County for many years, and I know firsthand what makes this area special. A new listing has just become available —This rare opportunity sits in one of the most desirable rural settings in the Lost Pines region, surrounded by scenic countryside yet just minutes from town.The property offers excellent road frontage and light restrictions, allowing flexibility for your vision. Site-built homes, barndominiums, modular, RV, or double-wide manufactured homes are permitted, giving you the freedom to create the lifestyle you want. With electric service available and a private well typical for the area, this tract blend... 10/21/2025

Paige, Texas, may be small, but it’s full of heart. Located along U.S. Highway 290 about forty-four miles east of Austin in northeast Bastrop County, Paige combines wide-open countryside, small-town character, and a peaceful way of life that’s drawing more attention from buyers who crave both space and connection. A Little History Paige began as a railroad stop in the 1870s and quickly became a hub for farming, ranching, and trade. While the trains no longer define its rhythm, the town has held onto its historic roots and its friendly, laid-back atmosphere. The old depot still stands as a reminder of that heritage, and community pride runs deep among those who call Paige home. Life in Paige Life here revolves around the simple pleasures of small-town living. Locals gather at nearby caf... 10/19/2025

Just 30 minutes southeast of Austin, Bastrop, Texas is one of the fastest-growing and most beloved communities in Central Texas. Known as “The Heart of the Lost Pines,” Bastrop offers a perfect blend of small-town hospitality, natural beauty, and modern convenience that continues to attract homebuyers, investors, and visitors alike.Where Nature and Community Come TogetherThe Colorado River winds right through the city, offering year-round opportunities for kayaking, paddleboarding, fishing, and riverside picnics. Outdoor enthusiasts love exploring Bastrop State Park—a Texas treasure featuring miles of hiking and biking trails among the famous loblolly pines—or spending weekends at Lake Bastrop, a scenic 800-acre destination for camping, boating, and nature watching.Bastrop’s natural cha... 10/18/2025

After more than twenty years in real estate, I’ve learned that no two properties—and no two clients—are alike. What they all share is a dream of Texas living, whether that’s a quiet country homestead, a working ranch, or a horse property with room to ride.I’m Deb Dahlberg-Rowland, a Career Realtor serving Bastrop County, Fayette County, and the surrounding Central Texas region. Living in Fayetteville and maintaining an office in Bastrop allows me to bring both local knowledge and regional perspective to every transaction.Horse and Equestrian PropertiesAs a lifelong horsewoman, I understand what makes a property work for horses—and for the people who care for them. From barns and arenas to fencing, water access, and sandy soil, I help buyers evaluate what truly fits their needs and lifes... 10/14/2025

🍂 October in South Central Texas: Just a Few of the Many Fun Events! 🍂Fall has arrived, and with it comes plenty of reasons to get out and enjoy our communities. Here are just a handful of happenings you may want to check out this October:Fayette County Oct 4–18: Round Top Antiques & Design Show — A treasure-hunter’s dream with antiques, art, and décor along Hwy 237. roundtoptexasantiques.com Oct 18–19: Fayetteville Lickskillet Days — Music, food, crafts, and small-town fun on the Square. Bastrop County Oct 4: Pumpkin Patch at the Bastrop Community Gardens — Family-friendly pumpkins, hay bales, and seasonal activities at Community Gardens. Oct 19: Smithville Fall Festival (St. Paul Parish) — BBQ plates, live auction, raffle, kids’ games, and vendor booths. Smithville Fall Festival Bastr... 10/03/2025

Hello, ActiveRain readers! If you’ve been searching for property that blends natural beauty with investment potential, you’ll want to explore the Colorado Riverfront offerings in Bastrop County: Pecan Shores & Doty River Estates: These idyllic subdivisions offer lovely river-adjacent lots—ideal for building a custom home amid nature. Hidden Shores Road, Smithville: A rare 1491-foot stretch of river frontage—perfect for river lovers seeking wide-open views. High-Elevation Ranch with Riverfront: Enjoy peaceful, panoramic river views above the floodplain on this scenic parcel. 261-Acre Colorado River Ranch: With over 2,300 feet of direct river frontage and plenty of room to roam, this ranch is an unparalleled opportunity. For more info or to schedule a showing, visit my website to see the ... 08/20/2025

If you're thinking about selling your home, don't get overwhelmed by the idea of major renovations. The truth is, small, strategic improvements can make a big difference in how buyers perceive your home—and how much they’re willing to pay for it.As a CRS (Certified Residential Specialist) serving Bastrop, Fayette, Lee, Caldwell, Colorado, Austin, and Washington counties, I work closely with sellers to help them get their homes market-ready without unnecessary stress or expense. I’ve seen firsthand how a few thoughtful upgrades can increase appeal, attract more interest, and lead to stronger offers.Start outside. Fresh landscaping, trimmed shrubs, and colorful flowers can instantly elevate curb appeal. Repainting or replacing your front door is another small change that creates a lasting... 07/22/2025