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What's inside
17 pages of honest, Hill Country specifics
Three paths, not two
Custom build, to-be-built in a community, and spec/inventory — three very different timelines, budgets, and trade-offs.
5 things buyers get wrong
Why 'new builds always cost more' and 'move-in ready' are the assumptions costing buyers the most money.
Builder incentives decoded
Rate buydowns, design credits, and closing cost help — what's actually on the table and when to ask.
School districts & location
City name isn't ISD. How a few miles between Dripping Springs, Driftwood, Lakeway and Bee Cave changes everything.
The builder's agent truth
Why the on-site agent works for the builder — and how to register your representation before it's too late.
Budget reality checklist
Blinds, softeners, fencing, landscaping on new builds — plus 1–3% annual reserves on resale. What to plan for.
Your guide
Jennifer Ferrara
Founder of Nook Realty and Hill Country Real Estate Advisor. With $60M+ in career transactions and Top 3% agent status in the Austin metro, Jennifer wrote this guide to give buyers the same honest conversation her clients get across the table.
What buyers say
“Jennifer made buying our first Hill Country home feel calm and clear. The guide alone saved us weeks of guessing.”
Sarah & Mike T., Driftwood, TX
“Honest advice, zero pressure, and she knows every street in Dripping Springs. We can't recommend her enough.”
The Alvarez Family, Dripping Springs, TX
“We toured five neighborhoods in a weekend and landed the perfect lot. She knows this market cold.”
Ryan P., Wimberley, TX
Common questions
Good to know before you opt in
Is the guide really free?
Yes. 100% free. No fees, no obligation. We just ask for your email so we can send it and follow up if you have questions.
Do I have to book a call?
Yes. The intro call is a required step before you can download the guide. It's a quick, relaxed chat so we can answer your questions and make sure the guide is actually a fit for you.
How soon will I get it?
Instantly. After you opt in and confirm the booking step, the PDF downloads on the next page.
Do you only work in Driftwood?
We focus on Driftwood, Dripping Springs, Wimberley, and the surrounding Hill Country, and also help clients across the greater Austin metro.