Your Guide to San Antonio’s Breweries and Top Places to Enjoy Craft Beer

The courtyard at the Alamo Beer Company



Growing up in San Antonio, you heard many people say, “Keep San Antonio lame”. Well, I firmly believe that San Antonio has evolved to become one of the coolest cities on the planet and my quest for craft breweries has confirmed this! From Dignowity Hill (Alamo Beer Company) to the far Northwest side (Mad Pecker Brewing Company), you are sure to find an ale to satisfy your pallette! If you’re looking for something off the beaten path, Boerne and New Braunfels also have establishments that will satisfy your thirst for all things hoppy!

April 7, 1933 the Cullen-Harrison act went into effect allowing the sale of beer containing less than 3.2 % alcohol, which was the first legal alcohol allowed since Prohibition began in 1919 and was the first step to ending Prohibition for good. 86 years later, many people gather to celebrate the “holiday” National Beer Day on April 7th which was created in 2009 to honor this historical moment in history. Given that this is one of the best days to have a reason to go out and try some new beers we have a list of some of the best local breweries in San Antonio and the surrounding areas for you to try and celebrate the holiday accordingly!

  • Alamo Beer Company
    • 202 Lamar, San Antonio, TX 78202
    • Try out their featured craft draft beers while playing some cornhole and listening to live music
  • 5 Stones Brewery
    • 11335 FM 1863, New Braunfels, TX 78132
  • Big Hops
    • The Bridge: 306 Austin St, San Antonio, TX 78215
    • Huebner: 11224 Huebner Rd Suite 204. San Antonio, TX
    • Bitters: 226 W Bitters Rd Suite 108, San Antonio, TX 78216
    • Shaenfield: 7915 W Loop 1604 N, San Antonio, TX 78254
  • Blue Star Brewing Company
    • S Alamo #105, San Antonio, TX 78210
    • Located in the Blue Star Arts Complex so you can check out some local artists work and it has been a local favorite since it opened in 1996
  • Boerne Brewery
    • 9 Hill View Lane, Boerne, TX 78006
  • Busted Sandal Brewing Company
    • 7114 Oaklawn Drive, San Antonio, TX 78229
  • Cibolo Creek Brewing Co.
    • 448 S Main St, Boerne, TX 78006
  • Dodging Duck Brewhaus
    • 402 River Rd, Boerne, TX 78006
    • Try some local beers brewed in the hill country while sitting on an outdoor patio overlooking a duck-filled pond.
  • Faust Brewing Company
    • 499 S. Castell Ave, New Braunfels, TX 78130
    • Take a tap room tour on Sunday from 1-8 pm!
  • The Friendly Spot
    • 943 S Alamo St, San Antonio, TX 78205
    • Kid-friendly outdoor spot in Southtown featuring 250+ brews
  • The Granary
    • 602 Avenue A San Antonio, TX 78215
    • Not only is this one of the best places to get some tasty BBQ, but they also feature a continuously changing menu of local taps and beer offerings.
  • Guadalupe Brewing Company
    • 586 Wald Rd, New Braunfels, TX 78132
  • Mad Pecker Brewing Company
    • 6025 Tezel Rd #122, San Antonio, TX 78250
  • New Braunfels Brewing Company
    • 180 W Mill St #100, New Braunfels, TX 78130
  • Quarry Hofbrau Beer Garden
    • 7310 Jones Maltsberger Rd, San Antonio, TX 78209
    • For National Beer day, they will be serving 22 oz. draughts for the price of 16 oz draughts from 11 am-Midnight
  • Ranger Creek Brewing & Distilling
    • 4834 Whirlwind Drive, San Antonio, TX 78217
    • Hosting a BBQ from 12-4 pm on National Beer Day and will be running a special on mesquite-smoked porters as well as special beer cocktails.
  • Southerleigh Fine Foods and Brewery
    • 136 E Grayson St #120, San Antonio, TX 78215
    • Offering a progressive happy hour from 4-9 pm on National Beer Day, starts at $1 pints from 4-5 pm and will go up in price by $1 every hour

Enjoy and Please Drink Responsibly!

Posted on April 7, 2019 at 2:26 pm
Marisa Jackson Team | Posted in Food, Foodie, San Antonio, Summer Activities, weekend |

What Does a Realtor Know About Margaritas?

In honor of National Margarita Day, I set out to find the top margaritas in town. As I drove around San Antonio and the surrounding areas previewing homes and showing properties, I did major margarita research. Ok…I simply asked my friends on Facebook to weigh in on their favorite Margaritas. But more importantly, I began to reflect and remember all of the colorful margaritas shared over the years with clients, coworkers, colleagues, family, and friends…and I remembered the closings, celebrations, and good times in the quaint corners of or city. I realized that I don’t just LOVE margaritas. I LOVE margaritas IN San Antonio:

  • In the Downtown area, treat yourself to a fruit-infused margarita at The Fruteria in Southtown. Another “must-try” is the prickly pear concoction at King William’s Rosario’s and Boudro’s Texas Bistro on the Riverwalk.
  • In the Pearl Brewery area, choose a Mangonada Margarita at La Gloria. Just a short walk from La Gloria, try a La Babia Margarita at Sternewirth in the romantic, dramatic Hotel Emma.
  • Head up Broadway to the Northside for a handcrafted Chispa Margarita at the Calvillo family’s El Mirasol or Soluna. You will never forget the fresh simplicity of the Chispa. If you’re in the central part of the city, have one (only one) margarita at La Forgetcha, I mean, La Fogata.
  • When you’re In San Antonio, you have to indulge in the salty-sour flavor of the Chamoyrita. It’s worth the drive to El Chapparal in Helotes or to your nearest Las Palapas (locations all around the city). Pucker up!
  • For a flight of inspiring margaritas at The Rim, or out West on Highway 151, Tiago’s is the place to relax and enjoy a refreshing happy-hour beverage.

All of this margarita talk has gotten me thirsty. In fact, I’m headed to Tiago’s to meet my fellow REALTORS from the Phyllis Browning Company. Time to celebrate National Margarita Day! Be inspired to get out there and enjoy the charming culture of San Antonio and our margaritas.


About the Blogger: Leah D. Flores is part of the Marisa Jackson Team with the Phyllis Browning Co., ready to help you with all of your real estate needs—selling, buying, and investment. She earned a BBA from Baylor University and is a licensed REALTOR. She is also a member of NAR, TAR, and SABOR Real Estate Associations. The Marisa Jackson Team is a Real Estate Platinum Top 50 finalist.   

Posted on February 22, 2019 at 12:31 pm
Marisa Jackson Team | Posted in Food, Foodie, San Antonio |

Real Estate Investments: Now What?

Many people are out there scouring the city for Investment property…cash flow property…rental property. Some are looking for their first house. Others have already amassed a portfolio of income producing properties. If the latter describes you, congratulations!

Are you aware of how much each rental property is worth? You may be surprised at how much home equity that you have at your disposal. Now what? Here are 9 different ways to move ahead via your investments (and for those of you looking for your first cash flow property, let this inspire you):

  1. Stay put. If everything is working well for you…and you are happily managing properties (or having someone else manage them for you), then just stay put.
  2. Refinance. Strategically refinance some of the properties and then invest in more of a good thing.
  3. Sell and move up. With rates still low by historical terms, you can sell some of your rental properties and buy the home of your dreams.
  4. Sell and vacation. Always wanted a vacation home? Now is your chance.
  5. Sell and pay off debt. Take some of your equity and pay off student loans, home mortgages or car loans. Live a debt free life.
  6. Sell and trade-in. Take the leap from single family rentals to a multi-family property or a commercial property.
  7. Sell and create a cushion. If you are concerned about what’s in store for the economy, use your equity to insulate yourself from uncertainty.
  8. Sometimes less is more. Be strategic about selling some of your properties and paying down the ones you keep in order to generate more monthly cash flow with fewer properties.
  9. Try something new. Ready to start your own business, invest in someone else, or try non real-estate investments. Here is your chance.

Call us to learn more about investment strategies. Life is what you make it…so dream big, work smartly, and invest wisely. Then take a step back and enjoy the fruits of your labor.


About the Blogger: Leah D. Flores is part of the Marisa Jackson Team with the Phyllis Browning Co., ready to help you with all of your real estate needs—selling, buying, and investment. She earned a BBA from Baylor University and is a licensed REALTOR. She is also a member of NAR, TAR, and SABOR Real Estate Associations. The Marisa Jackson Team is a Real Estate Platinum Top 50 finalist.    


Posted on September 10, 2018 at 8:27 pm
Marisa Jackson Team | Posted in Uncategorized |

Best Places to Book a Staycation near San Antonio

Summer is coming to a close, but Labor Day Weekend is just around the corner which means it’s time to start making plans for a fun filled 3-day weekend after school starts! Vacations can be difficult to plan and 3 days isn’t always enough time to travel, so staycations in your city are a great way to feel like you’re getting away even when you’re still at home. Listed below are some of the best places around the city for you and your family to schedule your staycation for the holiday weekend.

Hyatt Regency Hill Country Resort & Spa

  • 9800 Hyatt Resort Dr
  • 210-647-1234
  • Fun for the whole family, the Hyatt has many activities such as biking, walking trails, playgrounds, beach volleyball, s’mores by the campfire and much more. They also have a 5-acre waterpark on-site with a lazy river, surfing machine, waterslide, family pool and a private adults-only pool as well.

JW Marriott San Antonio Hill Country Resort & Spa

  • 23808 Resort Pkwy
  • 210-276-2500
  • This lovely resort with a 9-acre waterpark, a beautiful spa and PGA-certified golf course has something for everyone in your family. It is also home to the upscale Texas steakhouse, 18 Oaks who also holds one of the best brunch buffets in the city on weekends.

Hotel Emma

  • 136 E Grayson St
  • 210-448-8300
  • This 19th-century brewery turned luxury hotel located in the historic Pearl Brewery has a rooftop pool, chic bar and is also in walking distance to many of the best restaurants in the city.

La Cantera Resort & Spa

  • 16641 La Cantera Pkwy
  • 210-558-6500
  • Scenic views of the Hill Country are plentiful at this resort as well as multiple infinity-style pools, an arcade, escape room and a program for kids to get out and explore the nature around the resort, your family will have plenty of fun activities to enjoy during the holiday weekend.

Ye Kendall Inn

  • 128 West Blanco Rd, Boerne, TX
  • 830-249-2138
  • Built in 1859, this Historic Boutique hotel is located right in the heart of Boerne. Whether you spend the day antique shopping on Main Street or enjoying a delicious meal at Peggy’s on the Green, Boerne is the perfect place for a quiet getaway.

Hoffman Haus

  • 608 E Creek St, Fredericksburg, TX
  • 830-997-6739
  • Each room at this Bed & Breakfast has its own unique style providing an experience of luxury. At 9:00 every morning gourmet breakfast is delivered to your door with fresh organic coffee, teas, and juices. After breakfast, spend your day at their spa or explore Fredericksburg through one of their shopping, romantic, historic or active tours.

The Lakehouse Bed & Breakfast

  • 1519 Glenn Dr, Canyon Lake, TX
  • 830-899-5099
  • Located on Canyon Lake, this family owned Bed & Breakfast has many amenities sure to please! Beautiful pool, hot tubs, and scenic views of the lake during the 2-course gourmet breakfast will make you want to stay forever. For when you want to get out and explore the area, there are also many wineries, craft breweries, trails and live music venues to explore nearby.

Posted on August 20, 2018 at 11:26 pm
Marisa Jackson Team | Posted in San Antonio, staycation, weekend | Tagged , , ,

Best Brunch Spots in San Antonio

The combination of breakfast and lunch (and champagne for mimosas) has been a weekend favorite dating back to the early 1900’s. Whether you want something sweet or savory to eat, there is always something on the menu to please you and all of your friends. As the popularity of this trendy mid-morning meal continues to grow due to it’s convenient time that allows people to sleep in, while also making it socially acceptable to still eat breakfast food later in the morning and drink before noon, San Antonio has many spots to enjoy a delicious meal with all of your friends. Listed below are some of the best brunches around the city, including some of my personal favorites!


  • Boiler House Texas Grill & Wine Garden
    • 312 Pearl Pkwy
    • Brunch hours: 10 am – 3 pm, Saturday & Sunday
    • Try the Krispy Kreme Burger for a taste of sweet AND savory all in one, with a glazed doughnut bun, burger patty, fried egg, melted cheese, 2 slices of bacon and a lemon chive aioli! You’ll definitely need a nap after eating all those delicious carbs!
  •  Botika
    • 303 Pearl Parkway
    • 11 am – 3 pm, Sunday
    • Botika stands out from typical brunches because of it’s Dim Sum style brunch which infuses their Peruvian and Japanese flavors into classics like Chicken and Waffles.
  • Chisme
    • 2403 N St. Mary’s St
    • 10 am – 4 pm, Saturday & Sunday
    • Brunch-goers get to enjoy the music of a mariachi band serenading the restaurant while eating delicious items such as the Tres Leches pancakes, Horchata French Toast or Fried Chicken & Churros.
  • Feast
    • 1024 S Alamo St
    • 10:30 am – 2:30 pm, Sunday
    • Beautiful restaurant located in Southtown San Antonio. Try their Eggs in Hell that come with a spicy tomato sauce and charred lemon polenta along with one of their Guava Juice mimosas.
  • The Fruteria
    • 1401 S Flores St
    • 9 am – 3 pm, Saturday & Sunday
    • Try one of their many fresh juices or fruit cocktails with brunch specials such as the Choripapa Torta. They also have lots of vegetarian options on the menu as well!
  • Grayze on Grayson
    • 521 E Grayson St
    • 10 am – 3 pm, Sunday
    • Fan favorites include the Cinnamon Toast Crunch French Toast, the Barbacoa Benedict and their loaded Bloody Mary’s that come with shrimp and candied bacon.
  • Mash’D
    • 17623 La Cantera Pkwy
    • 11 am – 3 pm, Saturday
    • Throwing their own spin on all your favorite brunch items, try the Unholy One with caramel moonshine French toast that sandwiches fried chicken and melted cheese. They also have $2 mimosas that come with flavors such as orange, peach, blood orange and blackberry.
  • NOLA Brunch & Beignets
    • 111 Kings Ct
    • 8 am – 2 pm, Tuesday-Sunday
    • Open 6 days a week, this BYOB eatery doesn’t limit your brunching to the weekend! Try Creole favorites such as the Blue Crab Omelette, Chicken & Beignets, or Bread Pudding French toast.
  • Peggy’s on the Green
    • 128 W Blanco Rd, Boerne, TX
    • 11 am – 2 pm, Sunday
    • Peggy’s Southern-style cooking boasts menu items such as chicken breast with “waffles” made from macaroni and cheese
  • Sangria on the Burg
    • 5115 Fredericksburg Rd
    • 10 am – 4 pm, Sunday
    • Along with their regular sangria flights, during brunch, they also have mimosa flights! Try some of their many delicious tacos with a side of the charred corn!
  • Southerleigh Fine Food & Brewery
    • 136 E Grayson St
    • 10 am – 4 pm, Sunday
    • Southerleigh’s version of an eggs benedict with country ham and jalapeño cornbread along with a michelada are sure to satisfy your taste buds on the weekend.

Posted on August 2, 2018 at 8:21 pm
Marisa Jackson Team | Posted in Family Activities, Food, San Antonio | Tagged , , , ,

Is it HOT enough for you San Antonio?

San Antonio is HOT right now and there are many ways to beat that Texas heat. One of the best parts about living in the San Antonio area is that there are many options close by when you want to take a dip in the water because of it’s close proximity to multiple waterparks, rivers, swimming holes, and even public splash pads for the kids! Whether you want to spend some time in the water or enjoy a nice cold treat we’ve got you covered with a list of the best places to cool you down in this weather.



  • Six Flags Fiesta Texas White Water Bay: 17000 IH-10 West, 78257
    • Multiple waterslides, Texas-shaped wave pool, and lazy river
  • Aquatica at SeaWorld San Antonio: 10500 Sea World Dr 78251
    • Located inside SeaWorld, multiple water slides, and cabanas to help you escape the sun
  • Schlitterbahn New Braunfels: 400 N Liberty Ave, New Braunfels, 78130
    • Named the worlds best waterpark, covers over 70 acres with water slides, tube chutes connecting to the Comal river, wave pools and everything else you could want from a waterpark!


Tubing Rentals for a day on the river:

  • For tubing on the Comal River:
  • For tubing on the Guadalupe River:


Swimming Holes:

  • Blue Hole (requires a reservation for swimming): 100 Blue Hole Lane, Wimberley 78676
  • Jacob’s Well (requires a reservation for swimming): 1699 Mt. Sharp Rd, Wimberley 78676
  • Landa Park: 164 Landa Park Dr, New Braunfels, 78130
  • San Pedro Springs Park: 2200 N Flores, 78212
  • Son’s Island: (requires a reservation for swimming and cabana rental): 110 Lee St, Seguin, 78155


Free Splash Pads:


Raspas/Fruit Cups:


Fun Ice Cream/Popsicles:

  • Steel City Pops: 812 S Alamo St & 17619 La Cantera Pkwy
    • Build your own ice cream or fruit popsicles
  • Kuma: 6565 Babcock Rd, 78249
    • Ice cream served in Hong Kong style bubble waffle cone
  • Fruit Mix: 7007 Bandera Rd, 78238
    • Most popular for their Thai style rolled ice cream

Posted on July 24, 2018 at 7:57 pm
Marisa Jackson Team | Posted in Family Activities, Summer Activities | Tagged , , , , , , , , ,

Tips to Declutter Your Home!

“Clutter” in the home is often defined as anything you are keeping around your home that doesn’t add value to your everyday life. Psychology Today has even pointed out that added mess tends to cause more stress in peoples lives, so by not taking care of the clutter in your home, you may also be causing yourself to become more stressed in the place where you should be the most relaxed!

So why is decluttering your home so important?

  1. Clutter gives our minds excessive stimuli which cause our senses to overwork on things that aren’t important
  2. Clutter can be very distracting and takes our attention away from the more important things we should be focusing on
  3. Clutter makes it difficult to relax in our own homes because we become anxious when we feel that our home is messy and our work is never done
  4. Clutter may create feelings of embarrassment when looking at the mess it creates especially when you have guests over
  5. Clutter frustrates us by preventing us from locating the things we need easily (i.e. important files, keys, etc.)

Luckily, taking small steps each day towards decluttering can be a simple way to not only become less stressed but also create more organization in your home. Although decluttering may seem pretty overwhelming at first, there are ways to get the whole family involved and make it fun!

Here are some ideas to help you get started:

  1. Start small! Begin with a small “no-clutter zone” in a certain area of your house. This can be a counter, table, or any specific area of your living room. Make a rule for your family that nothing can be placed in that area if it is not being used and everything must be put away where it belongs. As this area begins to stay clutter-free begin expanding that zone throughout your entire house!
  2. Clear off your counters. Countertops are spaces where we typically keep things such as blenders, toasters, and other kitchen appliances. If there are any appliances there that you don’t use every day, find a spot to place them in the cabinet so they are out of your way!
  3. Designate an area for incoming mail and other papers! Papers tend to account for a lot of clutter in our homes, whether it be mail, receipts, warranties, or other important documents. Create an “in-box tray”, then when you receive mail, throw the junk away immediately so it doesn’t begin to pile up and place all the important stuff in the tray until it is no longer needed. Any other important papers should also be filed away in a specific location so they are easy to find and out of the way.
  4. Designate a decluttering weekend for the whole family. Gather some boxes and label them “keep”, “donate”, and “throw away”, then go through cleaning the rooms of your house and fill the boxes up. Items you want to keep, find a designated spot for them to go when they are not being used rather than having them laying around all over your home. You will also find in the donate and throw away boxes that many items that you’ve kept around for many years don’t get any use or don’t work at all so why not simply get rid of them!
  5. Clean out your closet! Over the years we tend to keep buying clothes, but never get rid of the old stuff which makes our closets very cluttered. Utilize the hanger trick where you turn them all backward until you wear that clothing item. Any hanger that goes unturned for 6 months, consider donating that item or selling it to a consignment shop to make some extra money!

These are just a few simple ways to begin decluttering your home but if you want even more tips, this page has a thorough guide to help you!

Posted on July 17, 2018 at 10:10 pm
Marisa Jackson Team | Posted in Home Maintenance |

Family Friendly Summer on a Budget in San Antonio

The kids are out of school and they are already telling you they are bored.  What to do? Check out these awesome family activities around town! Bonus, most of them are free!


HEB Cinema on the Plaza at the Tobin Center offers free movies on the lawn. On Friday, June, 8th they will be showing Star Wars: The Last Jedi. On July 13th, they will be showing The Greatest Showman!

University Health System will also be offering Yoga on the lawn at the Tobin Center on June 9th and Joy Flow on June 23rd, and Family Friendly Cross Training on July 21st.


As if The Pearl District isn’t cool enough, they are bringing back their Sound Cream Sessions every Wednesday evening. Enjoy different genres of music provided by different DJs while out on the lawn! The kids can cool off in the Splash Pad and don’t worry about finding something delicious to eat!


Check out all of the features and events going on at the beautifully renovated Hemisphere Park.


Another great venue with FREE summer movies all summer long!


San Antonio is blessed with beautiful museums. The McNay Art Museum offers the following Free Admission:

  • FREE H-E-B Thursday Nights (4−9 pm): FREE general admission. Special exhibition access is $10 on Thursday nights.
  • FREE DICKSON-ALLEN FOUNDATION First Sundays of the Month (noon−5 pm): Free general admission. Special exhibition access is $10 on First Sundays.
  • Bank of America’s Museums on US – Present your Bank of America or Merrill Lynch credit or debit card and picture ID on the first full weekend of every month for one free general admission.

FREE admission for teens 19 and under provided by the John L. Santikos Charitable Foundation Fund of the San Antonio Area Foundation.

** FREE general admission for Alamo Colleges, Trinity University, and the University of the Incarnate Word students, faculty and staff with their school IDs or business cards through our Educational Institution partnership.


The San Antonio Museum of Art also offers free general admission!

FREE General Admission:
Tuesdays: 4:00–9:00 p.m.
Sundays: 10:00 a.m.–noon
The Museum is a Museums on Us participant and offers one free general admission on the first full weekend of every month to Bank of America and Merrill Lynch cardholders.

The Blue Star Museums program provides free general admission to all active duty, National Guard and Reserve military personnel and up to 5 members of their family starting Labor Day weekend (May 26, 2018) and until Labor Day (Sept. 3, 2018).

University Sponsors:
*Alamo Colleges, Trinity University, University of the Incarnate Word (and affiliated Brainpower Connection Schools), and University of Texas Health Science Center San Antonio students, faculty and staff receive free general admission to the Museum with their school IDs through Corporate Sponsorships.


Explore the beautiful and historic Japanese Tea Garden located near the San Antonio Zoo and Brackenridge Park.

Posted on June 4, 2018 at 3:22 am
Marisa Jackson Team | Posted in Family Activities, Summer Activities | Tagged , , , , ,

Fall is Here! Yay! Here’s Your Home Fall Maintenance Checklist

Fall is Here! It’s time for pumpkin-spiced everything, yay! It’s also a great time to take care of some home maintenance as temperatures start to cool down.  If you are planning on selling your home in the future, it is imperative you stay on top of, and maintain, your home. You don’t want repairs to stack up as you get ready to sell. Here’s a great fall Maintenance Checklist that was provided by our friends at Trinity Title.



Fall Maintenance Checklist

1. Stow the mower.

If you’re not familiar with fuel stabilizer, you should be. If your mower sits for months with gas in its tank, the gas will slowly deteriorate, which can damage internal engine parts. Fuel stabilizer ($10 for a 10-ounce bottle) prevents gas from degrading.
Add stabilizer to your gasoline can to keep spare gas in good condition over the winter, and top off your mower tank with stabilized gas before you put it away for the winter. Run the mower for five minutes to make sure the stabilizer reaches the carburetor.

Another lawn mower care method is to run your mower dry before stowing it.

1. When the mower is cool, remove the spark plug and pour a capful of engine oil into the spark plug hole.

2. Pull the starter cord a couple of times to distribute the oil, which keeps pistons lubricated and ensures an easy start come spring.

3. Turn the mower on its side and clean out accumulated grass and gunk from the mower deck.

2. Don’t be a drip.

Remove garden hoses from outdoor faucets. Leaving hoses attached can cause water to back up in the faucets and in the plumbing pipes just inside your exterior walls. If freezing temps hit, that water could freeze, expand, and crack the faucet or pipes. Make this an early fall priority so a sudden cold snap doesn’t sneak up and cause damage.

Turn off any shutoff valves on water supply lines that lead to exterior faucets. That way, you’ll guard against minor leaks that may let water enter the faucet.

While you’re at it, drain garden hoses and store them in a shed or garage.

3. Put your sprinkler system to sleep.

Time to drain your irrigation system. Even buried irrigation lines can freeze, leading to busted pipes and broken sprinkler heads.

1. Turn off the water to the system at the main valve.

2. Shut off the automatic controller.

3. Open drain valves to remove water from the system.

4. Remove any above-ground sprinkler heads and shake the water out of them, then replace.

If you don’t have drain valves, then hire an irrigation pro to blow out the systems pipes with compressed air. A pro is worth the $75 to $150 charge to make sure the job is done right, and to ensure you don’t have busted pipes and sprinkler head repairs to make in the spring.

4. Seal the deal.

Grab a couple of tubes of color-matched exterior caulk ($5 for a 12-ounce tube) and make a journey around your home’s exterior, sealing up cracks between trim and siding, around window and door frames, and where pipes and wires enter your house. Preventing moisture from getting inside your walls is one of the least expensive — and most important — of your fall maintenance jobs. You’ll also seal air leaks that waste energy.

Pick a nice day when temps are above 50 degrees so caulk flows easily.

5. De-gunk your gutters.

Clogged rain gutters can cause ice dams, which can lead to expensive repairs. After the leaves have fallen, clean your gutters to remove leaves, twigs, and gunk. Make sure gutters aren’t sagging and trapping water; tighten gutter hangers and downspout brackets. Replace any worn or damaged gutters and downspouts.

If you find colored grit from asphalt roof shingles in your gutters, beware. That sand-like grit helps protect shingles from the damaging ultraviolet rays of the sun. Look closely for other signs of roof damage (#5, below); it may be time for a roofing replacement.

Your downspouts should extend at least 5 feet away from your house to prevent foundation problems. If they don’t, add downspout extensions; $10 to $20 each.

6. Eyeball your roof.

If you have a steep roof or a multistory house, stay safe and use binoculars to inspect your roof from the ground.

Look for warning signs: Shingles that are buckled, cracked, or missing; rust spots on flashing. Any loose, damaged, or missing shingles should be replaced immediately.

Black algae stains are just cosmetic, but masses of moss and lichen could signal roofing that’s decayed underneath. Call in a pro roofer for a $50 to $100 evaluation.

A plumbing vent stack usually is flashed with a rubber collar — called a boot — that may crack or loosen over time. They’ll wear out before your roof does, so make sure they’re in good shape. A pro roofer will charge $75 to $150 to replace a boot, depending on how steep your roof is.

7. Direct your drainage.

Take a close look at the soil around your foundation and make sure it slopes away from your house at least 6 vertical inches over 10 feet. That way, you’ll keep water from soaking the soils around your foundation, which could lead to cracks and leaks.

Be sure soil doesn’t touch your siding.

8. Get your furnace in tune.

Schedule an appointment with a heating and cooling pro to get your heating system checked and tuned up for the coming heating season. You’ll pay $50 to $100 for a checkup.

An annual maintenance contract ensures you’re at the top of the list for checks and shaves 20% off the cost of a single visit.

Change your furnace filters, too. This is a job you should do every two months anyway, but if you haven’t, now’s the time. If your HVAC includes a built-in humidifier, make sure the contractor replaces that filter.

9. Prune plants.

Late fall is the best time to prune plants and trees — when the summer growth cycle is over. Your goal is to keep limbs and branches at least 3 feet from your house so moisture won’t drip onto roofing and siding, and to prevent damage to your house exterior during high winds.

For advice on pruning specific plants in your region, check with your state extension service.

10. Give your fireplace a once-over.

To make sure your fireplace is safe, grab a flashlight and look up inside your fireplace flue to make sure the damper opens and closes properly. Open the damper and look up into the flue to make sure it’s free of birds’ nests, branches and leaves, or other obstructions. You should see daylight at the top of the chimney.
Check the firebox for cracked or missing bricks and mortar. If you spot any damage, order a professional fireplace and chimney inspection. An inspection costs $79 to $500.
Your fireplace flue should be cleaned of creosote buildup every other year. A professional chimney sweep will charge $150 to $250 for the service.

Posted on September 27, 2017 at 3:35 pm
Marisa Jackson Team | Posted in Home Maintenance | Tagged , , , , , , , ,

Is Curb Appeal Really That Important?

They say you never get a second chance to make a first impression. When it comes to selling your home, that first impression is curb appeal. When a prospective buyer drives up to your home, you want their initial thoughts and feelings to be positive.You want the sight of your home to conjure up feelings of positive anticipation of what's to come once they open the front door.  Even if the inside of your home is perfection, you don't want your buyers initial thoughts to be, "Ugh, this yard needs a lot of work."

Below are some simple and inexpensive ideas for adding curb appeal:

Trim back trees and bushes, especially if they are covering your home. 

Replace the old mulch with new mulch.

Add pops of color with hanging baskets or a nice planter by the front door.

Get easy landscaping ideas from Pinterest, driving around your neighborhood, or other neighborhoods.

If your front door is worn or faded, paint it. Consider using a pop of color here is well.

If your identifying house numbers are hard to find, consider replacing or adding them to the exterior of your home (how many times have you been annoyed trying to find someone's house and  can't find the numbers).

Pressure wash sidewalks, entryways, and the exterior of your home. 

Consider updating light fixtures. This is a relatively inexpensive solution that can add value and curb appeal. 

Just as you stage your home by decluttering and depersonalizing, you should depersonalize your yard (Yep, time to remove your pink flamingos and yard gnomes).  

When assessing your yard, look with "buyer's eyes" ask a relative or neighbor for their opinion ( YOU MUST promise them that your feelings will not be hurt). 

Make sure you check with your homeowner's association before you make any significant changes to your yard (even the color of your mulch can be something that has to be an approved color).  Most of these items are inexpensive ways to add curb appeal that will have your buyers saying, "I'll take it!" 


Best of luck! 





Posted on April 26, 2016 at 3:27 am
Marisa Jackson Team | Posted in Curb Appeal | Tagged , , , , ,