Texas Hill Country Building Savvy August 2021

August 2021

Texas Hill Country | Homebuilding Industry Publication

FORD BRONCO “OFF-ROADEO” Horseshoe Bay Resort

LIVING ARCHITECTURE Marley Porter

THE LATEST ON LAUNDRY ROOMS

TREO SIGNATURE HOMES Scooter and Kristi Lofton Building a Family Business

PLAY WHERE YOU BELONG

APPLE ROCK GOLF COURSE | HOLE 10

There is no better time for your family to join the club, create memories and enjoy an abundance of amenities in the secluded Lake & Hill Country. Located in the heart of Texas, The Club at Horseshoe Bay Resort is a sprawling property recognized as a tropical oasis.

FOR MORE DETAILS PLEASE CONTACT MEMBERSHIP AT 830.598.7846 OR MEMBERSHIP@HSBRESORT.COM 2

Building Savvy

SAVVY’S A-LIST A-LIST SAVVY’S Architectural Photography

Air Conditioning Jason Roberts Classic Services AC 210.789.2033 830.358.1499 www.jasonroberts.biz www.classicairconditioningandheating.com Architecture

Delineations Architectural Photographer 830.693.9408 Jason Roberts and Associates www.delineations.com 210.789.2033 www.jasonroberts.biz Banking Hill Country National Bank

Building Materials 512.756.7363 BMC www.hillcountrynationalbank.com 512.977.7400 www.buildwithbmc.com Building Materials MG Building Materials

Guido Companies 830.257.2300 210.344.8321 www.mgbuildingmaterials.com www.guidoconstruction.com Cabinetry

Carpentry

Granite Countertops

Doors Rendi’s Trim Carpentry The Front Door Company 830.220.1983 210.340.3141 www.thefrontdoorco.com

Flooring Accent Granite & Marble Sunn Carpets and Flooring 830.693.1144 210.349.7866 www.accentgranite.com www.sunncarpets.com

Destination Resort

Electrician The Club at Horseshoe Bay Resort

Home Technology Garage Doors

JPI Electric 830.598.3917

Hollywood-Crawford HomeSmart

210.233.6638 www.jpielectric.com

210.494.3434 325.388.9278

www.hsbresort.com

Elevators

Home Warranties Centricity Hill Country Lighting 727.385.7599 Lighting

JPI Electric Home Elevator of Texas 210.233.6638 210.340.5702

830.257.2425

www.jpielectric.com www.homeelevator.com

Mortgage Company Aligned Mortgage River Hill Group 210.874.1630 210.844.1542 www.alignedmortgage.com Terry Kemmy Keller Williams,

Roofing

Pest Control Accurate Pest Control 830.798.4371 210.495.0499 www.williamsonroofing.com www.accuratepest.net Williamson Roofing

www.hollywoodcrawford.com www.homesmartanywhere.com

Electrician

Real Estate

Title Company

Plumbing

Independence Title Diamond Plumbing 512.454.4500 210.967.6100 www.independencetitle.com www.dptexas.com

www.hillcountrylighting.com StrucSure

Fireplace Installations Integrity Fireplace Installations Turn 2 Flooring 210.294.1383 Flooring

512.560.9550

www.sunncarpets.com

Kohutek Construction

830-624-4450 www.strucsure.com Painting Flawless Painting

Insulation 830.265.0170 Klar Insulation 210.296.5499

512.949.7000

Roofer Window Coverings & Interiors Kendall County Roofing Custom Creations & Interiors 830.331.2650 830.693.8206

www.kendallcountyroofing.com

www.customcreationsandinteriors.com

Specialty Electronics and Appliances HomeWerks 210.499.5760 www.sanantoniocentralvac.com

Insurance Hotchkiss Insurance 210.581.0420 www.hiallc.com 210.248.2556

Turn 2 Flooring

Lumber and Millwork Roddis Lumber 210.226.1426 Residential | Commercial www.roddislumber.com

| New

Specialty Glass and Mirror B&T Glass 210.656.8507 www.btglassandmirror.com Build | Renovation

Title Company Cori Pearce, Owner Luxury Iron Doors and First American Title 512.560.9550 | turn2flooring@gmail.com Interiors 817.918.2323 TX 78738 AMS3827 GroupRR 620 S, Bee Cave, www.firstam.com 210.366.0490

DISCLAIMER: Any articles included in this publication and/or opinions expressed therein do not necessarily re ect the views of N2 Publishing but remain solely those of the author(s). The paid advertisements contained within the Building Savvy magazine are not endorsed or recommended by N2 Publishing or the publisher. Therefore, neither N2 Publishing nor the publisher may be held liable or responsible for business practices of these companies. NOTE: When community events take place, photographers may be present to take photos for that event and they may be used in this publication.

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TERRY KEMMY

“ Te r r y i s s o c r e a t i v e when it comes to advertising properties in i n n o v a t i v e w a y s . We l o v e his creative thinking.”

TE R RY K EMMY

Realtor ® terry0372@kw.com 210.844.1542

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[From The Publisher]

Kindness and Tolerance are

Tested in Unprecedented Times On that note, kitchens truly are the heart of a

experienced as we have sought to fight it. There

home, perhaps more so now than before as we

have been numerous news stories about unruly

enter the current timeframe that is we’re seeing

airline passengers acting out, fighting with each

the beginning to be referred to as “post-pandemic.”

other and members of the flight crew. Much of

The discussion on appliances continues with our

it seemingly stems from refusing to obey federal

Savvy Special Report on laundry equipment. As

regulations such as mask-wearing—just one of the

the pandemic subsides, to say that people are

societal issues with political overtones that fans

still on edge is an understatement. About those

the flame over differences of opinion that people

appliances we write about—months of lead time

stand ready to tell us all about.

is the norm for ordering them, and like so many other items on the spec sheet, we’re seeing

There are times when “firing a customer” may be

appliance prices significantly rise.

the right decision. At the same time, it is important that we never forget the value of a customer

Through the years, we’ve seen the pendulum swing from opulent to minimalist home

No one in the homebuilding industry is immune

and the need to preserve the art of customer

to the tension we’re feeling in this unusual time.

service before it becomes a lost art entirely. In

While home buying demand is usually a good

this season, we thought a Sales Savvy article on

thing for our industry, the multiple offers, low

customer negotiation tips was appropriate. While

inventory, material delays and rising prices add

negotiation requires that both sides of the party be

more stress to the already stressful process of

reasonable, which isn’t always the case, the winner

building or remodeling a home. Add together all

will be the one that stays calm and professional. A

the uncertainty and tension unique to this time in

successful outcome comes from understanding

styles, from “bigger is better”

history and pile those onto the normal emotions

the negotiation process—and that is one thing that

to “smaller, more efficient use

that a major investment or a move causes in

has not changed since the time when this article

of space is best.” If you look at

normal times, and it’s not surprising that builders

was first published in Building Savvy years ago!

why things shift, it is usually

are reporting bad customer behavior—something

due to what else is going on

that also appears to be a widespread side effect

Thank you for allowing us to be your eyes and ears

of pent-up anxiety and isolation.

for news and trends in our essential industry.

in the world. Truly, homes reflect their occupants’ need for celebration and reward at

Psychologists contend that extreme examples

certain times, and for peace,

of bad behavior are explained by the fact that

Terry Kemmy

we are all more traumatized than we realize by

Publisher

the virus and all the changes that our world has

210.844.1542

serenity and protection during others.

5

[Resort News]

BRONCO OFF-ROADEO AT HORSESHOE BAY

T

hese days Club at Horseshoe Bay Members are

functionality of their Bronco or Bronco Sport. More than a mere

sharing their community roads with numerous Ford

educational seminar, the program provides ample behind-the-wheel

Broncos. Specifically, the Ford Bronco and Ford

practice and plenty of skill-building time navigating the steep hills,

Bronco Sport Badlands/First Edition. The Horseshoe

challenging ledges, and trails of central Texas.

Bay Resort was selected to collaborate with Ford and be one

Located on Highway 71, only a 10-minute drive from the resort, the

of four Bronco Off-Roadeo driving experiences. The other three

off-road courses and trail rides are designed to challenge owners

locations are in Mt. Potosi, Nevada; Moab, Utah, and one soon-to-

and give them the confidence to utilize the capabilities of the Bronco.

be-revealed location in the Northeast. All are due to open later this

This rugged, Hill Country course was developed with the help of

year except for Horseshoe Bay’s June opening.

Formula Drift Champion and “professional fun haver” Vaughn Gittin

The Bronco Off-Roadeo, an off-road school and wholescale Ford

Jr., King of the Hammers champion Loren Healy, and distinguished

Bronco brand experience, has been calling out to current owners

off-road experiential manager Bob Burns. Tthe Texas Bronco Off-

and order-holders of the Bronco and Bronco Sport for some time

Roadeo experience comprises over 50 miles of trails, and is the first

now. The purpose of the Bronco Off-Roadeo is to help familiarize

of several such instructional and venture installations designed with

Bronco owners with the off-road technology, capabilities, and

the assistance of Gittin, Healy, and Burns.

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out on a two- or four-hour trail drive designed to challenge their off-roading skills while highlighting their vehicle’s capability.

Initial registration for the Bronco Off-Roadeo at Horseshoe Bay is open to Bronco Sport Badlands and First Edition owners as well as order-holders of two-and four-door vehicles. Participants of the Bronco Off-roadeo experience will be provided the opportunity to experience every trim-kit and model offering of the Bronco and Bronco Sport vehicles while on site.

Horseshoe Bay is advertised as a location featuring “stunning sunsets and rugged ranches where wild broncos run free.” Ford Bronco Off Roadeo participants will learn how to effectively navigate rutted trails, steep hills, and craggy ledges of central Texas.

“Stay-and-play packages are offered to the new Bronco drivers,” said Horseshoe Bay Resort Managing Director Bryan Woodward. “This partnership offers Ford guests, when not navigating the trails, a premier, lakeside golf resort with premium lodging and dining, watercraft rentals, fishing excursions, three championship golf courses, two resort-style pools, tennis, pickleball and spa amenities.

Bronco Off-Roadeo nights end around the campfire with likeminded Bronco aficionados, a great way to celebrate the arrival of summer and the legacy of the Ford Bronco.

In the fall, members at the The Club at Horseshoe Bay will have the opportunity to also experience the Bronco trails.

“Seeing the level of passion, dedication, and experience that Gittin, Healy and Burns have put into our home course here in Horseshoe Bay has been like watching a masterpiece being constructed,” said Horseshoe Bay Resort Director of Sales and Marketing, James Gutierrez. “Seeing this near two-year project come to fruition has been mesmerizing, and we’re excited to welcome Ford Bronco owners to experience a world-class experience here in the heart of the Texas Hill Country.”

Designed to be easy enough for newbies yet still challenging for drivers with some off-road time under their belts, the program starts with a 90-minute hands-on tutorial led by trail guides who will highlight design and technology features. Naturally, a heavy emphasis on Ford-branded off-road features includes Trail Control, Trail Turn Assist and Terrain Management System with G.O.A.T. (goes over any terrain type) Modes with a hands-on element. Additionally, trail etiquette and recovery techniques, including how to equip and use traditional gear like recovery straps, winches and Hi-Lift jacks, are outlined. Then, owners can venture

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[Focus Section]

Kitchen Design 2022: Meeting the needs of culinary- and tech-obsessed homebuyers

By Beverly Smirnis

The modern kitchen has evolved to become more than a space for preparing food. Having ample kitchen space is a must, along with more opportunities for customization— whether the owner is into gourmet cooking or specialty baking, or fancies him or herself as a coffee barista, wine connoisseur, or signature cocktail maker.

Post pandemic, more individuals are still doing at least some of their work remotely. While a “hybrid” schedule may mean they won’t be spending quite as much time at home, homeowners don’t appear to be moving backwards in what they demand of their homes or any less intentional about how they will use their space to live full lives.

The traditional kitchen triangle work zone comprising the sink, refrigerator and range is changing. The experts say that at least one kitchen zone should be dedicated to work—whether it’s where the professional powers up the laptop to start the weekday mornings near the coffee center or the homework hub for the kids after

BLANCO’s modern design, dual-spray control faucet has a powerful pull-down sprayhead –

school. Following this trend, multi-

concealed within its graceful, gooseneck spout. With a convenient swivel of 190 degrees,

functioning extra-large kitchen islands

this faucet can easily clean every corner of the sink.

are a must-have. Double sinks and walk-in pantries remain among the most desired features in the modern kitchen, according to NAHB research.

Consumers are investing in pro-style appliances and specialized gadgets like pasta makers, sous vides and bread makers.

The jury is out as far as finishes go Stainless steel appliances are still the top choice, but buyers looking for more customization may be interested in statement ranges, which are also trending. Others seek the totally integrated look.

For faucets, matte and brushed finishes in stainless steel or black lead the trend. Ventilation hoods have transcended beyond being a practical necessity into another decorative focal point in the kitchen. Like appliances, you may choose to go with a signature range hood--perhaps a luxe copper design or a ceiling-mounted chimney style, recess it into a custom built wood mantel, or find a creative way to make it part of the architecture.

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The name of the game for ovens is sizing to suit, multiple cooking modalities For baby boomers who are downsizing, the right sized appliance is compact but functions with all the same capabilities and options as those found in a premium full sized kitchen.

Other buyers seek an oven that is maximum in every way-- from range cavity size to BTU output. Whether big or small, units offering multiple cooking modalities in a single unit are also all the rage. Gas and induction cooking methods are nearly equal in popularity, with induction expected to replace traditional glass electric cooktops. A number of manufacturers now offer both convection cooking and steam cooking in a single unit.

Capturing two 2021 Best of IBS Awards in the Home Technology and Indoor Product categories, Signature Kitchen Suite offers the only 36-inch dual-fuel pro range with builtin sous vide functionality – in addition to induction and gas – all on the rangetop. It is engineered to be installed without the need for a separate and expensive make-up air system, as it stays under 39,000 BTUs, making this ideal for installations in urban homes or luxury high-rise buildings. With the potential to significantly save builders costs on ventilation, this is a true game-changer for the industry.

On the other end of the spectrum, Italian appliance maker Forza offers the world’s first 48” range with single-cavity oven with 7.8 cubic feet in the range cavity and over 40-inches of clearance, it can cook two Thanksgiving turkeys side by side. To bring the outdoor barbecue trend indoors, the MaxRotisserie accessory is a 33-inch motor-driven rod that can rotate a LG’s InstaView side-by-side refrigerator has

whole goat, lamb or small pig for multicultural cuisines. With 18,000 BTU, it heats the oven

an InstaView window that allows you to knock

cavity evenly from edge to edge, eliminating cold spots and maximizing the heating area

twice to see inside without opening the door.

The oven goes 0 to 400°F in 8 mins and tops out at 536°F in 20. It’s range features Forza’s

It features a UVnano water dispenser that kills

proprietary MassimoBlu™ Hyper Double Broiler—the industry’s only blue-flame double broiler

up to 99.99% of bacteria using ultraviolet light

and the Infinito™ Grate System—a continuous grate system with an integrated bullnose,

on the dispenser nozzle. Linear Cooling, Smart

utilizing edge-to-edge cast iron grates. With four 12,000 BTU full brass burners in the back

Cooling, and Door Cooling+ work together to

and four 20,000 BTU dual flame full brass burners in the front, it has 128,000 BTU of total

extend the life of produce and help keep all

cooktop power.

foods fresh and flavorful.

Forza, shown in Radicale Red, offers the world’s first 48” range with single-cavity oven with 7.8 cubic feet in the range cavity and over 40-inches of clearance.

Refrigeration: When it comes to food preservation, one temperature does not always fit all Creating a suite of complementary refrigeration and freezer appliances, or appliance columns, is a trend that provides food storage flexibility, yes, but it also accomplishes much more. Today’s homeowners are sensitive to the fact that more than one third of the world’s food

9

production is lost to waste every year. While food producers

pounds. It comes in stainless steel and black stainless steel finishes and has

go to great lengths to ensure the food we buy is fresh when it

built-in Wi-Fi that lets you set the ice-making schedule via an app.

reaches the grocery shelves, it takes the right refrigeration and knowledge of how to properly store food and ingredients to make a difference in reducing food waste. Modern refrigeration makes it easier to store every type of food ingredient at its optimal temperature and humidity level – locking in flavors, texture and

Miele’s CM6 MilkPerfection countertop coffee system allows you to control the quantities of water, milk and froth at any point in the preparation. You can also store your preferences in a user profile, so your significant other will magically know exactly how you like your morning caffeine.

micronutrients.

Luxury appliance brand Signature Kitchen Suite has earned the reputation for bringing groundbreaking innovations to market, and its 24-inch built-in undercounter convertible dual drawer refrigerator is no exception. Homeowners will enjoy unmatched flexibility with dual convertible drawers that operate independently of one another. Users can select from six temperature zones including Pantry, Fridge, Bar, Seafood, Meat and even a setting to convert each drawer into a freezer.

Pantries are a Top Priority Ultimately, the pantry serves as the problem solver of the kitchen.

Homebuyers are happy when their kitchen counters are clutter free. Walk-in pantries are listed as the 7th most wanted feature by homeowners according to the NAHB HMI survey. Installing a countertop in the pantry makes unloading the groceries easy.

For more counterspace and a clean, seamless look in the kitchen,

The KitchenAid® SmartOven+ 30” Combination Oven with Powered

consider designing the pantry to house some of the countertop

Attachments enables grilling, stone cooking and steaming. The steamer

appliances (including the coveted gadgets listed below), and be

attachment can also be used with the Steam Assist mode to create a

sure to add plenty of electrical outlets. Ideal shelving would be a

humid cooking environment ideal for baked goods, breads and roasts.

combination of adjustable shelving along with some solid wood

The mobile app allows users to remotely monitor and control the oven,

shelving to allow for storing and protecting of valuable dishes or

suggest when it’s time to tend to the food, or enter cooking instructions

family heirlooms such as china without the worry of it toppling

and save them for next time.

over.

The Drink’s The Thing Now that people have had time to practice up on their culinary and bar-tending skills, home entertainment is even more the rage, and specialty appliance options are here to support the habits.

Plum’s integrated wine dispenser offers a sleek design and the ability to hold two opened bottles of wine for up to 90 days so you can have a glass of wine at the touch of a button. Using artificial intelligence, it also automatically identifies varietals and chills the bottle to the proper temperature. Dacor also makes a 24-inch integrated wine dispenser that implements argon gas technology to store four open bottles for up to 60 days without a loss of flavor.

GE Profile’s Opal 2.0 nugget ice maker lets you have “good ice” at home for your cocktails or mocktails. Designed to fit on

A fingerprint resistant finish, three adjustable racks, large capacity,

countertops and low enough to clear cabinets, the device makes

quiet operation and dishes that come out clean the first time are the

one pound of chewable nugget ice per hour and holds up to three

qualifiers of a great dishwasher like the latest one from Whirlpool®

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Make it a Comfortable Retreat Use cushier seating, make it easy to clean, put some thought into clever clutter-reducing design, add some mood-inducing lighting, art and music. The kitchen is indeed the new family room!

Beverly Smirnis is the co-founder of Building Savvy magazine and publishes its flagship Dallas/Fort Worth edition. She and her business partner and husband, Steve Smirnis, have served as judges for the International Builders’ Show Best of IBS Awards and judged numerous homes for builders association parade events across the country.

Signature Kitchen Suite’s wine column refrigerators interact with a Signature Sommelier app to manage your personal collection with photos of labels and notes on shelf placement.

The app can even learn your preferences to make pairing recommendations.

OUR SERVICES DRYWALL CUSTOM TEXTURES VENETIAN PLASTER NEW CONSTRUCTION

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RESIDENTIAL COMMERCIAL FAUX FINISHES INTERIOR & EXTERIOR PAINTING

[Builder’s Corner]

Understanding “Price Per Square Foot” for New Homes

A

By Steve Zbranek

s expected, clients have many questions during the initial meetings regarding their new home construction process here in Central Texas. One that

comes up frequently involves cost per square foot.

Understanding key components should help bring clarity to this topic. This article addresses building size, living area and covered area delineations. cases costs a builder more per square foot to build than a bedroom, game room or family room. Wood ceilings, exterior columns, flagstone floors, weatherproof light fixtures and ceiling fans combined with outdoor kitchens and audio-visual

For years real estate agents, appraisers, inspectors, taxing authorities and buyers have focused on property value as a price per square foot of the living area. Before computers did all

equipment are all expensive. When comparing price per square foot of a 5,000 square foot home, all of these costs must be included in the budget, however none of the square footage of these areas is considered in the price per square foot of the living area analysis.

of the work, real estate and tax appraisers would

Knowing this relationship between living area and covered area typically does

simply measure the exterior of a home, then

not change the new home design. It does however help clients understand the

deduct for the garage and the front porch to

cost of their new home as it is being created right in front of them.

determine the “living area.” Today the calculations are more precise, but they measure the same thing.

As demographics change and kids move out, more people are interested in downsizing their home. Our typical empty nest client will tell us that they only need 3,000 to 3,500 square feet for their new home. However, they still want a

During the initial meeting with clients, we

three-car garage and an over-sized outdoor living area. Now, these same costs

discuss the cost per square foot of a new

have to be spread over less living area footage. The bottom line is that smaller

home. This helps them understand during the

homes cost more per square foot to build than larger ones since there is less

design process how their wish list affects “living

square footage to divide the fixed costs into (driveway, garage, land, covered

area” costs. The first step is to understand the

porches and patios, landscaping, etc.). The relationship between a building size

relationship between the living area and the final

and the living area of a home is a major driver in both cost and price per square

building size. This discussion seems to be the

foot.

most educational for our new customers.

Numerous other factors can affect costs going into the price per square foot

Most think that 5,000 square feet is 5,000

conversation. The next factor are the development costs. This specifically

square feet. If one plan has more garage bays, a

relates to what it costs to construct a new custom home on one site compared

large covered front porch and an award-winning

to another. Items such as soil condition, topography, vegetation, utility location

outdoor living area, the covered area (or building

and availability, city and community requirements are all examples of variables

size) will be larger. This extra footage in some

which greatly affect the cost of a home. For example, a flat lot with average

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tress, no fill, sewer, water, power and cable TV available at the

story 3000 square foot home there is no consideration in comparing “price

site, in the county (vs. an incorporated city) will typically produce

per square foot”. Once our custom home clients understand this, even those

the lowest possible construction cost. Moving away from these

who began discussing a one-story home, they often ask us to put a couple

variables can increase the cost to build a new home, without

of bedrooms upstairs to reduce “costs.”

adding any additional footage, features or any fun stuff to the home.

Topography is another factor. While sloping lots on hillsides

So, the question of “how much per square foot can you build a

typically provide panoramic vistas, these views come at a high cost to the overall project. Topography affects many costs, including the foundation, exterior masonry (on one of our homes

4,000-square foot home for” is essentially unanswerable without more information. Some of that information will come from the home buyer.

the stone mason had to scaffold up 10 feet to get to the bottom of the home), utilities, landscaping, pools, driveways and not the least of which tractor work, retaining walls and excavation.

Let’s examine a few line items, using the example of a 4,000 square foot

Savvy custom home Realtors get a professional builder involved

home. To upgrade from a composition shingle roof to either a tile or

in a client’s land purchase before the final decision is made. Lot

metal roof on our subject home will cost approximately $30,000 more at

cost versus lot price is the point here. A $75,000 lot can be less

approximately $7.50/ per square foot (PSF). To change from high efficiency,

expensive to the project than a $50,000 lot.

low E vinyl windows and exterior doors to a clad wood window and door

In addition to home site variables and the overall building size, building designs also play a significant role in the cost of a new home. Let’s begin with this basic geometry example. If you draw a perfect square with 10′ on each of the four sides, the box

system you will need another $40,000 at $10/ PSF. Today people don’t use carpeting nearly as much. The result is that wood, travertine or other natural stone products and many tiles are easily $10/PSF more to buy than “nice” carpeting. Over the entire home, add another $10/PSF to the total cost.

contains 100 square feet. Easy! If you draw a rectangle that had 50′ on the long sides and 2′ on the short sides, the rectangle

Cabinets have morphed into another expensive line item all together! Today

will still contain 100 square feet. Easy again. However, to build

buyers want cabinets in virtually every room…custom designed cabinets that

the first 100 square feet the builder must pay for 40 linear

are stained and with all of the bells and whistles that are now available. You

feet of exterior wall space (framing, drywall, insulation, stone,

guessed it, another $6 to $9/PSF. Garage sizes, patio floor covering, lighting,

baseboards, etc.). To build the second 100 square feet the builder

kitchen appliances (one customer spent $7,000 on her refrigerator), trim

has to build 104 linear feet of exterior walls. While this example is

details and many other owners selected items to affect the final number of

extreme, it still proves a point. No one can build 40 feet of walls

our original 4,000 square foot home.

for the same price as 104 feet of wall space. When you connect these dots it’s easy to understand how production builders offer homes at affordable prices. They build square homes on level lots.

Lastly, two-story homes are less expensive to build than onestory homes. Two-story homes enable you to build on the

The bottom line is, giving you a “price per square foot” of a home in Central and South Texas without knowing much more about the factors discussed in this article is virtually impossible for any builder.

How much per square foot is greatly determined by the location of the new custom home, the size, the design and features in the outdoor living area, as well as the overall finish out selections. If someone quotes a price per

foundation twice, under the roof twice, use shorter lumber, electrical wires, heating and air ducts, plumbing pipes, and more.

However, back to our topic of cost per square foot…When a onestory 3000 square foot home is offered for sale next to a two-

square foot of a new home without seeing the site, building or finish out they are making assumptions in these areas that may not be valid for the subject project.

About the Author In addition to serving two terms as Chairman of the Lake Travis Chamber of Commerce, Steve Zbranek was also the Founding Chairman of Leadership Lake Travis, served on the Board of Directors Lakeway Police Memorial Foundation and was recognized as both Business of the Year and Citizen of the Year by the Chamber. A decorated US Air Force Veteran, Steve is a 42-year Custom Home Builder in San Antonio, Austin, Horseshoe Bay & the Texas Hill Country. He’s a two-time National Master Builder of the Year, was inducted into the Austin Builders “Hall of Honor” and his company Zbranek & Holt Custom Homes was recognized three times by the Austin Business Journal “Custom Builder of the Year.” Zbranek is also a Past President of both the Greater Austin and Greater San Antonio Home Builders Association. For more information visit www.zhcustomhomes.com

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Specializing in E xceptional Architectural Photography G R A P H I C D E S I G N • C O M M E R C I A L P H OTO G R A P H Y • W E B S I T E D E V E LO P M E N T • V I D E O P R O D U C T I O N

PHOTOGRAPHY • VIDEO PRODUCTION • GRAPHIC DESIGN

Photography & Graphic Design by Jason Roberts has been published in Texas Monthly, Luxury Home Magazine, Cowboys & Indians Magazine, LUXE, The Inspiring Woman Book, San Antonio Woman Magazine, and many other quality periodicals as well as numerous applications for print and electronic media for a wide variety of clients.

Contact me for a quote on your next project:

210.789.2033

www.jasonroberts.biz Featured image photographed for LLB Interiors at the 2021 Parade of Homes in Belle Oaks.

Custom Home Builder: Evolutionary Homes 15

[Savvy Builder]

TREO SIGNATURE HOMES Building Quality Hill Country Homes Since 1997

S

ome home builders are raised in a construction family and can’t wait for the day when they can go out on their

“

own. It’s just in their DNA. Others reluctantly settle into this business as a second or third option.

With Scooter Lofton it’s a little of both.

Lofton, with Treo Signature Homes, is a third-generation contractor who was taught from a very young age the importance of quality home construction. His grandfather, father, and all his brothers were

“Truth be told, I did not want to be in construction,” he said.

quality craftsmen in construction. It was simply what the family did.

“I was into sports and spent time coming out of college

But Scooter was more interested in sports than he was nail guns.

as a professional tennis instructor. As much as I fought it though I found myself working for a Civil Engineer firm in Houston. I quickly found myself loving all the things I was learning. I was a site representative for R.G. Miller Engineers and it afforded me the ability to learn many things from Wastewater Treatment Plants, Water Plants, Storm Water, Detention, etc.”

16

“Our mission is to be the hands and feet of Christ not only to our clients, but also to our subcontractors and vendors,” he adds. “The team of quality people that work with us have come to be like family. In every home we build many of them will write a favorite scripture passage on a wall stud, or sheetrock or the foundation itself. We’re all about integrity and holding ourselves to a very high standard.”

Treo Signature Homes follows the Golden Rule: Do unto others as you would have them do unto you. They craft each home as if it were their own and practice the art of listening more than talking. A hallmark of the Lofton’s success is to be extremely prepared and enter into each project with a firm timeline, and to build a quality product in an exceptional time frame. The average build time is seven months from groundbreaking to delivering a certificate of occupancy - which is significantly more efficient than the average build time of other builders (building similar sized houses).

The Loftons are members of the Hill Country Builders Association and in 2019 Treo Signature received four awards at the HCBA Parade of Homes. Their homes are typically very energy efficient. “We utilize spray foam insulation in all the exterior walls as well as rafters,” Lofton adds. “We use baton insulation in all Over two decades ago Lofton decided to go out on his own and start his own custom home building enterprise. And like everyone else before him Scooter, and his wife Kristi,

the interior walls. When you combine the insulation with the quality doors and windows, we believe we are setting up our clients with an extremely efficient home.”

wanted to be unique, different and really stand out. The

Scooter and Kristi both serve in their church (The Church of Horseshoe Bay).

Loftons took it one step further by naming their business

Kristi is leading “Women of the Word” (WOW) and Scooter serves on The Board

Treo Signature Homes. Treo is a reference to the trinity –

of Trustees. Kristi is also very hands on with the clients, especially when it

the Father, Son and Holy Spirit.

comes to design and helping clients make finish out selections.

17

Treo Signature is surrounded by excellent subs, tradesmen, suppliers and partners. Here’s what a few of them day to say:

“Scooter is honest, very fair. He’s one of the first builders around here I started working with. They are very organized, always on top of things and often finish their jobs ahead of schedule.”

Will Howe - Sound Design “My favorite thing about them - is that they are very family-oriented.

They are so reliable, quick to respond and get things done. And they treat you like extended family.”

Kyle Wilson - Andersen Windows “They listen to what I say, consider me the expert. They don’t constantly question my experience like some others. And they provide the homeowner with the best possible AC system.”

Barry Simpson - Barry’s HVAC “They know when they send their customers our way that we will treat them right. This is why they let us bid on the flooring throughout the entire house.”

Bonnie Carter - Carter’s Flooring Their son-in-law, Doug Fisher, is also a key part of the team. Doug married the Lofton’s daughter Taylor after they met in college at Mary Hardin Baylor. They were both pursuing church music degrees and Fisher went on to become a worship pastor at Hutto Bible Church. Four years later he had built up a good team, COVID hit, and at the same time Lofton was getting stretched too thin. Things just somehow lined up for a career change.

“Scooter is very excited, very passionate about his craft. And it shows. He’s also detail oriented and they build a fine home. This is why his clients love him and give him

“Scooter needed help and I was ready for a new challenge,” says Fisher “We compliment

referrals to their friends and family.”

each other. He’s such a visionary, big picture guy. And I love to dive deep into the details.

Jeff Bingham - Security State Bank

I’m thankful to be learning from him. This is truly a family organization.”

18

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[Savvy Spotlight]

WILLIAMSON ROOFING “My brother-in-law was in the roofing business and asked me to help run his company which I did for 8 years,” John says. “When that came to an end in 2009, I started Williamson Roofing. We are business founded and grounded in faith, we believe in treating others as we would want to be treated, and providing value through balancing quality, service and price.”

The company has a combined craftsmen experience of more than 50 years in the roofing industry. There isn’t a new construction project, a reroof or a repair problem that they can’t solve, especially with their expertise with metal, tile, shingles and single ply roofs.

One of John’s key associates is Richard Weston, who hails from Llano, TX. Weston is the Central Texas Hill Country rep for Williamson Roofing.

Fresh out of the Army in 1976, Weston accepted a friend’s invitation to move to Colorado to frame houses. Even though he had no prior experience Richard took to the construction industry and has loved it ever since.

In 1983 He moved to Jolleyville, TX and began Richard Weston

W

framing for Milburn Homes. A year later he met the love of his life, Debbie, and her two children. They soon married and settled into a house in Bertram.

After their children grew up and moved out the couple

illiamson Roofing was founded in 2010 by John Williamson

felt called to sell their house, buy an RV, and go on the

and his wife Jennifer. The company is headquartered

road to build churches. They had already help build

in Boerne, TX. John holds his Bachelor of Science in

and repair several other churches and knew this is

Construction Science from Texas A&M University, and has

what they should do. They moved to Las Vegas, then

been in the construction industry for over 20 years.

to New Mexico.

20

Before long Weston was offered an opportunity to build several

shops I have ever seen. The warehouses are filled with coil stock, flat

motels for a company. He and Debbie ended up going to Belle

sheets, underlayment, and everything else needed to manufacture the

Fourche, South Dakota, Junction City, Kansas, and New Braunfels

finest standing seam roofs as well as tile, TPO, and shingles. And the

Texas. Eventually they landed in Lake Buchanan building several

greatest part of Williamson Roofing is the craftsmen that install all of

houses, large remodels, and room additions.

these products.”

“In 2011 we decided to become licensed property claims adjusters,”

Williamson wanted to expand into Burnet and Llano counties and

says Weston. “This led us to go to several large hurricanes and

Weston was looking for a good opportunity. It was the perfect match.

hailstorms. It is some of the hardest work we have ever done and

Working alongside Weston is Jake Wittschiebe, a “smart, hard-

some of the most rewarding. At the same time, I worked for several

working, young man who is exactly the type of person we need in our

roofing companies.”

industry. He helps bid my projects, orders the material, schedules the crews, and does anything else I need him to do. We are a great team!”

In 2020 the Westons near Llano and began building their forever home. “I heard about John Williamson and that his company was

For more information on Williamson Roofing please contact

a great company to work for so I called him and we set up a time

Richard at 830.798.4371.

to meet. When I went to the office and checked out the facilities, I was really impressed. John has one of the best and cleanest fab

WILLIAMSON

ROOFING

At Williamson Roofing we want to do everything possible to build long-term relationships with our clients. We are committed to providing our clients with quality workmanship and products. Our goal at Williamson Roofing is to give you a long-lasting final project. We keep an open communication throughout your project to help the process go smoothly. We install metal, tile, shingles, gutters, chimney shrouds, metal wall panels, and custom sheet metal, along with just about anything else made of metal for the outside of your home or out-buildings. If you’re looking for a roofing company that you can trust, let Williamson Roofing be your go-to source. Send us your plans and we will work hard to exceed your expectations no matter how difficult the job.

METAL

TILE

SHINGLES

RESIDENTIAL

COMMERCIAL

GUTTERS

830.249.7939 Williamsonroofing.com

RICHARD WESTON

830.798.4371 Richard@WilliamsonRoofing.com

21

[Savvy Architect]

A

rchitect and builder Marley Porter talks about the philosophy of Living Architecture and Construction Management, Inc. more like a missionary than a pounder of nails. “Architecture without soul is like concrete without rebar.

Before too long it’s going to crack and fall apart. Together with our clients we search for and create meaning. From the spiritual realm of ideas we find

Living Architecture

that special Reason for Being and then spin everything in the design and construction around that idea. This is their own personal Living Architecture.”

Marley Porter

22

Founded in 1980 on the provocative idea of “an architecture proactive and reactive to each client’s particular needs and wants and must-have-its,” the company has grown to truly international proportions, still trim and fit. From video productions from Spain and Serbia of what’s in Marley’s head to crazy detailed construction documents from teams in Senora, Mexico and Buenos Aires to CAD/BIM/CRT collaboration out of New York for projects built from the world’s most sustainable building material – wood – to the local office in Cottonwood Shores, Texas ... Living Architecture and Construction Management continues to defy strict definition.

The evidence of their success is hard to miss. Locally there is La Ventana and 12 of the homes in those hills, La Quinta Hotel, First Capital Bank, Century Oak Plaza, Julie’s Cocina, LeStourgeon’s Seafood and the pizza joint next door.

The newest emergence is on top of Little Castle Mountain in Cottonwood Shores: Hozhoni on the Hill Wedding Venue and Lodging. In Austin, Jack Allen’s Kitchen and One World Theater as well as Mission Critical office building and the new fire stations in Spicewood and Briggs and the upcoming Cain Orthodontics in Marble Falls.

There are parks and memorials like the waterfront of Marble Falls and the Veterans Memorial, the Lago Vista Veterans Memorial, the Leo Manzano Running Trail and Andy Roddick Tennis Center in Granite Shoals and the skate park in Johnson City. “Art and Architecture and Meaning and Mystery are inseparable,” Porter adds.

Living Architecture and CM DBA Porterhouse Homes designs and builds several spec homes a year with development partners, designs and builds full custom homes from $250,000 to $25,000,000 often on difficult sites. Remodels are one of the teams favorite forms of creative expression. “The art of the remodel is knowing what’s gotta go,” adds Porter. “Subtraction is the best addition to beauty that exists!”

Finally, Porter suggests, “We are all our own Living Architecture. How we design the time of our lives and what we put into our bodies and our minds and how we choose to nurture our spirit through nature and space ... Wow! This is Living Architecture!”

23

[Sales Savvy]

RULES OF ENGAGEMENT:

Negotiate with the Best of Them

I

n Texas, a builders’ decision to exercise the “termination for convenience” clause in the building contract made recent news headlines. Termination for convenience clauses in building contracts give either party the right to terminate the contract without a default as long as they act in good faith. The builder cited that the buyers had become too difficult to work with, even to the point of being combative in demanding unreasonable changes and fixes.

While in today’s environment, the builder was able to quickly resell the home for a higher price than the original contracted amount, most would agree that, while having this language in the contract is a good risk management tool, exercising the option to use it should be a last resort.

We chose to rerun this article with Paul Evan’s tips for negotiating as a timely reminder that might prove helpful in these times of unequalled challenges and unusual circumstances that our industry finds itself in.

By Paul Evans

Some people might think that negotiating is arguing. That is

Do your homework before you start off on any negotiation. Get as much info on the issue and the current situation that you can. So

entirely wrong! At the end of any successful negotiation, there

armed with the facts, you are ready to meet with the customer and

must be a Win-Win resolution.

work out any differences.

Here are my HOW TO’s for negotiating sticky issues

Make sure that all parties are present and in a cooperative state of

with customers:

mind. Don’t meet separately with the husband and wife. Get them both to the table. Start the meeting off with small talk to find out the mood of the day. If they want to get right into it, you will need to be on your toes, because it is a real issue with them. Once you know the tone of the customer you will then know where to head next.

24

said I am sorry, I meant the material running horizontally between the frieze board and the fascia. Now if the customer was lost on soffit, then he was thoroughly lost on the rest. Make sure the customer understands what you a saying or meaning.

Listening and asking the right questions is critical. Listen carefully to what the customer is saying to formulate the questions you need to ask next. Always remember what you learned in your research about the situation and formulate that in your questions. Consider what you are now hearing from the customer and from what you know about the situation and form the next question. Most of the time you should preface each question with, “Let me make sure I understand.

You want the house painted green and we have painted it white per the contract?” Just that statement alone will get the party started.

Find common ground. “Now I understand that you like the color

Keep an open mind. Consider the possibility that the facts as

white and that you knew it was in the contact. Is this correct?” This

you saw them may not be the reality. This is not to say that you

is common ground that you want to clarify and make sure that both

shouldn’t make sure you get your point across as well. Just do not

sides are in agreement about it. Common ground is a stepping stone

be so stringent with your point that you don’t hear both sides, nor

to the next question. “So since we painted the house the color in the

should you be so accommodating that you fold at the onslaught.

contract you understand that there will be a cost in re-painting the

Remember one rule that needs to apply: If you give up something,

entire house?” or “Since you like the color white, what if we used your

you must get something of equal or greater value in return.

new green color as an accent?” These common grounds checkpoints

Stay calm and on task. Studies have shown that the person that

can make the process flow and keep everyone confident that you are

stays calm in any situation wins at the end. Some people will get

trying to be a team player. They need to understand that you are not

easier to work when you calmly respond to anything that comes

the enemy here; while you want to please them, they have to do their

up. Be polite but steadfast in your comments. Always stay on task

part in remembering the last paragraph in the business book: You

and on point. If the conversation veers off task, bring it back. Don’t

must make a profit to stay in business.

combine issues unless they are related. The issue that you have

Finish with a closing statement. At the end of the negotiation, you

with the faucet in the master bath has nothing to do with the issue

will use the common ground you established to frame your “closing

about the color of the house not being green.

statement.” Whether you have a conclusion or not, you must have

Speak in layman’s terms. Remember also that you are the expert

a closing statement to get a “yes” answer in agreement of where to

in your field and that not all folks will understand what certain terms

go from there. If you don’t have a final conclusion yet, at least you

mean. I was with a salesman one time making a call when he asked

now have a starting place for the next meeting. “So let me make

the homeowner what type of material that he wanted to use as

sure I understand where we need to go from here…” Recap what has

the soffit of the house. I saw the customer had a funny look on his

been accomplished, agree and get them to agree to consider some

face. The salesman caught that the customer didn’t understand and

resolutions, and set the next meeting to decide on a solution.

25

Get a verbal then a written statement on what was decided. Now is

If all else fails. It would be naïve to think that there is never a time

the time to get a Yes or No. You want to first get a verbal agreement.

when you and the customer will come to an impasse, and you and/

Then once back at your office, follow-up with an e-mail to state the

or the customer feel the need to bring attorneys into the discussion.

outcome of the negotiation and what was agreed upon. Always put it

If there is no way to find a workable solution, try to go through a third-

in writing. A simple email might be OK for something small as long as

party mediator first. Understand the difference between a mediator

you get a reply of agreement back from the other party. Larger items

and an arbitrator. A mediator will moderate the negotiations and help

may need to be addressed with a contract or change order signed and

both parties come to a mutual agreement, whereas an arbitrator will

agreed upon by both parties.

make a ruling, which is usually binding as well. If the customer insists

Follow up after the transaction is completed. The follow up needs to be both verbal and in writing. Make a phone call to say the task is completed, and then send an e-mail stating that it is done. The

on an arbitrator and won’t go the mediator route, then you might as well just go to court. An arbitrator is less costly than the court system, but it is just one person making the call instead of 6 or 12.

verbal and written completion needs to include the original agreement

Negotiation can be used with any situation-- from your son wanting a

statement: “Ms. Jones, thanks for the opportunity that you have

new baseball glove to a $100 million buyout. Stay true to the process.

entrusted in me to complete said project. As you remember, this

If you miss a step, it will jump up and bite you at the end! The process

project was to re-paint the east and west side of your home in the

can take 20 minutes or 20 days, but the process must always stay the

green color #1234. Attached is my invoice showing completion of said

same.

project. Please acknowledge that you received this invoice. Thanks again for the opportunity.”

Send an Invoice. Even if you negotiated to change something out and involving no exchange of money, don’t conclude that no invoice is needed. Follow the same procedure. Invoice for zero dollars owed.

Fill out your invoice as you always would, including the overhead costs and any fees that would normally be on the invoice. Then zero the invoice out and add, “Thanks for your business.” If you have one of those customers that accuses you never giving an inch on anything, you can gracefully remind them of all the “zero balance invoices.”

When you do need to invoice them for something, they won’t be surprised about the overhead or supervisor charges included on the

R. Paul Evans CGA, CAPS, CGP is a native Texan with over 40 years in the construction industry. He is the VP of Millwork, Growth & Innovation for Builders First Source/BMC. Paul has been an instructor with the NHBA University Housing for over 15 years and is one of only a handful of Master Instructors for the NHBA in the country. He travels the country teaching Sales & Marketing, Customer Service and Negotiating Skills and has authored numerous articles and published three books on these subjects. Paul is also a voting member of the ICC, is licensed as an engineer in Texas and Louisiana and holds GC licenses in 17 states.

Paul also owns and operates a fully sustainable farm and is a licensed professional race car driver.

invoice.

HILL COUNTRY LIGHTING

1800-A Broadway, Kerrville, TX 78028 sales@hillcountryligh�ng.com

830 257-2425

26

27

[Savvy Finance]

Six Early Moves for Family

Business Succession

By Steven Bankler, CPA

T

here is only one certainty for business owners: You won’t be able to stay at the helm forever. You’ll exit,

Get planning. The most recent PwC Family Business Survey found

either by choice or by circumstance. Some business

that families who run businesses together have fallen woefully

owners prepare years in advance for that day, but

behind on having important strategic documents in place. Only

family business owners don’t often have such a clear

47% have a shareholder’s agreement, 19% have emergency and

vision in place.

contingency procedures, and 18% have entry and exit provisions.

Overlooking a smart exit plan can lead to high taxes (sometimes 40% of

Don’t forget the “business” part of the family business. Have a

the sale—even to heirs) or worse: a sudden dissolving of the business

smart exit strategy that includes the plans above and other tools

you worked so hard to build. Here are six ways to change that potential

like a buyout agreement.

outcome for your family business:

28

Separate your business from your personal life. Do you know how

Avoid this by understanding the difference between capital gains and

interconnected your business and personal assets are? Find out.

ordinary income. A sale price that looks better than another on paper

Too many family business structures don’t provide optimal asset

may end up hitting your wallet harder come tax time. And if you think

protection between the company and family. A good structure can

you can avoid a tax bill by gifting your business to your heirs instead

also establish order and governance, which can, in turn, cut down on

of selling, think again. That decision could cost you both dearly,

family disputes over business decisions.

depending on several critical factors.

Get your house in order too. Tend to your personal estate plan. Only

Stay ahead of changing tax laws. Capital gains, estate, and other

34% of small business owners have a will (the most basic building

taxes are changing under the current Biden administration. Each of

block). Neglecting an estate plan can lead to higher estate taxes and

these tweaks could result in thousands more in taxes if you don’t

other problems. For instance, not naming a power of attorney can tie

plan accordingly. If ever there was a time to evaluate your exit plan,

up your finances for heirs who need it to run the business, and lack

business structure, and estate plan, it’s now. Few plans that made

of a written plan may keep the keys to the business away from those

sense over the past four years will still make sense by the end of 2021.

who need them (while the courts decide what to do).

Passing a business down to the next generation is easier said than

Be honest with yourself. Passing a business down to family is

done. For the business to survive the transfer, be mindful of the costs

so complicated that most don’t succeed. Too often, heirs are

and plan ahead. The next generation will thank you.

uninterested in or incapable of running the family business. “Passing the legacy of a successful enterprise to children can be one of the

Steven Bankler has more than 44 years of experience in the accounting

greatest thrills of a parent’s life,” states our colleague John F. Dini,

industry. Steven’s expertise lies in consulting, planning, tax, and asset

an exit planning consultant and coach. “When the kids don’t cut it,

protection as well as exit strategy services for closely held businesses. He

however, it is wise to face facts and plan accordingly. Glossing over

also provides litigation support (both as a testifying expert witness and a

the issues will inevitably lead to more pain down the road.”

consulting expert), business negotiations and estate planning. Visit www. bankler.com for additional tax strategy tips and to learn more about Steven

Have a good sale strategy. Remember that business owners can

Bankler, CPA, Ltd.

owe more than 40% of the total amount paid for the sale in taxes.

830.693.8206

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29

[Savvy Special Report]

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