The stretch of Highway 290 between Fredericksburg and Johnson City is one of my favorite drives in Texas. Vineyards, tasting rooms, peach stands and rolling pasture line the road, and the Pedernales River valley opens up around Stonewall. It is also one of the most interesting real estate areas I work in. Here is what I tell clients who want to own a piece of Hill Country wine country.
Wine Road 290
This corridor is often called Wine Road 290, and it is the heart of wine tourism in Texas. More than 50 wineries are located in Fredericksburg and Gillespie County, and many of them sit right along the highway or just off it. Fredericksburg is also its own wine appellation. The Fredericksburg in the Texas Hill Country AVA was designated in 1988, and it sits entirely within Gillespie County. It is part of the much larger Texas Hill Country AVA.
For homeowners, that means world-class tasting rooms, restaurants and events just minutes from home. For investors, it means steady visitor traffic all year.
Stonewall: Peaches, Wine and History
Stonewall sits on the Pedernales River in southeastern Gillespie County, and it has a personality all its own. It is famous for some of the sweetest peaches in Texas. Peach season usually runs from mid-May to mid-August, and the Stonewall Peach JAMboree takes place on the third full weekend in June. Stonewall is also home to the Lyndon B. Johnson National and State Historical Parks, including the Texas White House, the LBJ birthplace and the Sauer-Beckmann Living History Farm.
Stonewall children can attend Stonewall Elementary, part of Fredericksburg ISD. Many families like having a small-town campus close to home with the rest of the district just up the highway.
Types of Property Along Highway 290
- Country homes on acreage with views of vineyards and the river valley
- Land and small ranches for building a custom home or a family compound
- Vineyard and orchard properties with established plantings
- Guest houses and short-term rentals that serve the wine country visitor
- Commercial and mixed-use sites along the highway frontage
Buying a Vineyard Property
A vineyard is a beautiful thing to own, and it is also a working farm. Before buying one, I help my clients look closely at a few key areas.
- Water. Irrigation depends on wells. Ask about well production, records and any registration or permits with the Hill Country Underground Water Conservation District.
- The vines. Know the grape varieties, the age of the plantings and the trellis and irrigation systems. A vineyard consultant can evaluate their health.
- Contracts. Find out whether the fruit is sold to a winery under contract and whether that agreement continues after the sale.
- Tax valuation. Many vineyards and orchards carry an agricultural valuation. Learn how it works and what you must do to keep it.
- Permits and use. If you hope to open a tasting room, host events or rent guest cottages, check the deed restrictions and the state and county requirements first.
Short-Term Rental Demand
Wine country brings visitors, and visitors need places to stay. That is why short-term rentals along Highway 290 and around Stonewall are so popular with my investor clients. Guests love a cottage with a porch facing the vineyards, or a farmhouse a few minutes from their favorite tasting room.
Rules depend on location. Inside Fredericksburg city limits, a short-term rental requires a City permit, and permits can transfer to a new owner after an inspection. Properties in the City's extraterritorial jurisdiction do not need that City permit. Out in the county, deed restrictions and HOA rules can still allow or prohibit rentals, so I review them before you make an offer. I specialize in short-term rental properties and can help you compare locations and understand how a property may perform.
Everyday Life in Wine Country
Living along 290 feels like a slower, more scenic version of Hill Country life. You buy peaches from the stand down the road, pick up a bottle at a neighbor's winery and watch the sunset over the vines. Downtown Fredericksburg, the hospital and grocery stores are a short drive west, and Johnson City is to the east. Many of my clients say this is the Texas lifestyle they were looking for.
Let's Find Your Place in Wine Country
Whether you want a weekend home, a full-time residence, a vineyard or an income property, I would love to help you explore Highway 290 and Stonewall.
Contact me to talk about wine country real estate, or search properties for sale.