Eyeing a century-old storefront on Main Street or a farmhouse near the Pedernales in Johnson City? Historic buildings here carry character and story, but they also come with rules, inspections, and costs you should understand before you fall in love. If you know how to verify designation, evaluate condition, and align your plans with local and state requirements, you can move forward with confidence. This guide gives you a step-by-step process tailored to Johnson City and Blanco County so you can make a smart, informed decision. Let’s dive in.
Understand historic designation
Historic status affects what you can change, what approvals you may need, and what incentives you might unlock. It can also influence value, insurance, and financing.
What designation means for you
- National Register of Historic Places: Federal recognition of significance. Listing does not restrict a private owner’s rights by itself, but it is required if you plan to use federal historic rehabilitation tax credits for income-producing properties.
- Texas designations: The Texas Historical Commission oversees Recorded Texas Historic Landmarks and marker programs. State recognition can bring visibility and sometimes review requirements for state-assisted projects.
- Local designation: Cities and counties can adopt local landmark or district rules. Local ordinances can control exterior changes and require review by a preservation board. In Johnson City, confirm current requirements directly with the planning or building permits office.
Where to verify status
- National Register status: Check the National Park Service database for listing or contributing status.
- Texas designations: Contact the Texas Historical Commission for RTHL or markers.
- Local controls: Ask Johnson City’s planning or building permits office whether the property sits in a local historic district or carries a local landmark designation.
- County records: Blanco County Appraisal District and the County Clerk can help verify ownership, deed restrictions, easements, and tax status.
Do your homework first
Before you tour, gather records and context so you know what questions to ask on site.
- Title and deed history: Look for easements, covenants, and conservation restrictions.
- Permits and alterations: Request permit history from the city and any documentation of past renovations from the seller.
- Historic designations: Confirm NRHP, state, or local status and any review requirements.
- Flood risk: Check the FEMA Flood Map Service Center to understand insurance needs and possible mitigation.
- Market context: Review recent sales of historic or older homes in Johnson City and nearby Blanco County to gauge pricing and demand. Talk with an agent experienced in historic properties.
What to look for on site
A standard home inspection is essential, but historic buildings benefit from specialized eyes. Use this checklist during your visit and follow up with qualified pros.
Exterior and site
- Foundation and drainage: Note settlement, masonry cracks, leaning piers, or water pooling. Poor drainage is a common culprit behind structural issues.
- Roof and flashings: Identify age, materials, and any prior roofline changes. Roofs are a top cost driver on older buildings.
- Masonry and wood siding: Look for deteriorated mortar, efflorescence, bowed walls, rot, or insect damage.
- Porches and steps: Inspect for structural soundness and the condition of original details.
- Windows and doors: Original units are character-defining. Test sash operation and check glazing, weatherstripping, and frames.
- Paint and finishes: Peeling can signal moisture. Plan for lead-safe practices if paint predates 1978.
Structure and interior
- Floors and framing: Watch for sagging or unevenness that points to structural wear.
- Historic finishes: Note plaster vs. drywall, original millwork, and built-ins. Document what you want to preserve.
- Moisture and mold: Trace stains, musty odors, and high-humidity areas back to the source.
- Crawl spaces: Check ventilation and moisture control. Look for pest entry points.
Mechanical systems and utilities
- Electrical: Confirm service size, grounding, and panel capacity. Knob-and-tube or cloth wiring can be an insurability concern.
- Plumbing: Identify original galvanized or lead piping and assess fixture and drain condition.
- HVAC: Note system age, efficiency, and ductwork. Many historic buildings need thoughtful upgrades.
- Insulation and energy: Check attic insulation and window performance to plan targeted efficiency improvements.
Specialized inspections
- Structural engineer with historic experience, especially for masonry or significant movement.
- Preservation architect if you plan restoration or hope to use tax incentives.
- Lead-based paint inspector or risk assessor.
- Asbestos inspection for older insulation, floor tiles, or mastics.
- Termite and pest inspection.
- Geotechnical or soils evaluation if foundation concerns are significant.
- Flood elevation certificate if the site lies in a Special Flood Hazard Area.
Permits and preservation standards
Getting approvals right at the start will save time and reduce rework.
Local permits and reviews
- Confirm whether exterior changes, additions, or demolition require review by a local preservation board or special permit. Start with Johnson City’s planning or building permits office.
- Ask about timelines and submittal requirements. Build review periods into your schedule.
- Coordinate with Blanco County on any county-level requirements affecting the site.
Secretary of the Interior’s Standards
- If you want to pursue historic tax credits, your rehabilitation must meet the Secretary of the Interior’s Standards for Rehabilitation. A preservation architect can help design improvements that retain character-defining features while meeting modern needs.
- Work on properties listed in or contributing to the National Register is reviewed by the Texas Historical Commission and the National Park Service when credits are involved. Engage those agencies early if incentives are part of your plan.
Budget, incentives, and insurance
Historic buildings reward careful planning. Build a budget that matches the building’s needs and your goals.
Typical cost drivers
- Structural stabilization and drainage improvements.
- Roof replacement using appropriate materials.
- Masonry repointing and repairs.
- Window repair or restoration rather than wholesale replacement.
- Hazardous material abatement for lead or asbestos where present.
- Upgrading electrical, plumbing, and HVAC to modern standards.
Historic skills and materials can cost more than standard remodeling. Include a contingency of 20 to 30 percent for hidden conditions.
Tax credits and loans
- Federal Historic Rehabilitation Tax Credit: A 20 percent credit is available for certified rehabilitation of income-producing certified historic structures. Private residences are not eligible unless part of the property is income-producing.
- State and local incentives: Program availability varies. Check with the Texas Historical Commission and Johnson City or Blanco County officials for current options like abatements or façade support.
- Renovation-friendly loans: FHA 203(k) and Fannie Mae HomeStyle Renovation can bundle purchase and rehab for eligible buyers. VA and USDA programs may allow rehabilitation financing subject to their rules.
Insurance and valuation
- Insurance: Older systems and unique materials can increase premiums or create exclusions. Shop multiple carriers and consider endorsements that reflect historic features.
- Appraisal: Unique properties can be hard to compare. Share documented plans and contractor estimates to help the appraiser understand scope and value.
Build your Hill Country team
Choose professionals who understand historic construction and local processes.
- Preservation architect or architect with historic experience.
- Structural engineer familiar with historic buildings.
- Licensed general contractor experienced in preservation.
- Certified home inspector plus specialists for lead, asbestos, and termites.
- Historic tax credit consultant if you plan to use incentives.
- Real estate agent with local historic-property experience.
- Title company or attorney to review easements, covenants, and restrictions.
- Contacts: Texas Historical Commission, National Park Service Technical Preservation Services, Johnson City planning or permits office, Blanco County Appraisal District and County Clerk, FEMA or the local floodplain manager, and local historical societies.
Red flags to watch
- No or incomplete permit history for major renovations.
- Ongoing water intrusion, rot, or mold.
- Severely outdated electrical systems or overloaded service.
- Unpermitted additions that compromise structure or code compliance.
- Location in a high-risk flood zone without mitigation or realistic insurance costs.
- Suspected lead-based paint or asbestos without testing and a plan.
- Easements or covenants that block your intended use or modifications.
A simple game plan
Follow these steps before you commit and as you plan your project.
- Verify designation status at federal, state, and local levels.
- Pull permit and alteration history and request documentation from the seller.
- Run a title review for easements, covenants, and restrictions.
- Order a complete home inspection plus lead, asbestos, and termite inspections.
- Walk the site with a preservation architect or experienced contractor for a preliminary scope and budget.
- If pursuing commercial or income-producing use, consult the Texas Historical Commission and the National Park Service early about certification.
- Engage a tax credit consultant if incentives are central to your financing.
- Build a realistic budget with a 20 to 30 percent contingency and extended timelines for permitting and specialty trades.
- Talk with multiple insurers about coverage options and required upgrades.
- Coordinate early with Johnson City’s planning or permits office to map out approvals.
Ready to move forward?
With thoughtful research, the right inspections, and a team that understands Johnson City, you can balance preservation with practicality. Whether you are evaluating a Main Street commercial building or a historic home in Blanco County, local knowledge and a careful plan will help you protect character and value. If you would like a sounding board or need introductions to preservation-savvy pros, our team is here to help.
Start a conversation with Fredericksburg Realty to explore properties and put a smart plan in place.
FAQs
How does National Register listing affect a Johnson City homeowner?
- National Register listing recognizes significance but does not, by itself, restrict what a private owner can do. Local landmark or district rules, if present, are the ones that typically regulate exterior changes.
What inspections are essential for older buildings in Blanco County?
- In addition to a full home inspection, plan on structural, termite, lead-based paint, and asbestos inspections, plus a preservation architect review if you are considering restoration work.
Can I use the 20 percent federal tax credit on a private residence?
- The federal historic rehabilitation tax credit applies to income-producing certified historic structures. Purely private residences are not eligible unless part of the property is income-producing.
Who decides if my renovation meets preservation standards?
- If you apply for tax credits, the Texas Historical Commission and the National Park Service review your plans against the Secretary of the Interior’s Standards for Rehabilitation.
What are common budget surprises with historic properties?
- Hidden structural repairs, roof replacements with appropriate materials, masonry repointing, hazardous material abatement, and full system upgrades are common. Include a 20 to 30 percent contingency for unknowns.
