01/12/2026
Price reduced from $299,000.00 AGAIN, & AGAIN to $219,000.00 as of 1-17-26. CURRENT OFFER TO SALE 149 DEEP SPRINGS TRINITY TEXAS 75862
THIS OFFER SUPERCEEDS ALL PREVIOUS OFFERS as of 1-17-26.
OWNER FINANCING AVAILABLE! Ask about terms.
☆☆☆☆☆☆☆
Location: 149 Deep Springs, Trinity, TX 75862 in Westwood Shores, Trinity Texas.
SALE PRICE : $299,000.00. CASH BUYERS ONLY, as the upstairs needs completed, which creates problems with financing., unless you can get it.
Hi, I'm a retired class A building contractor, and I know what I have, and certainly what it's actually worth.
I have a 1,437 sq ft of living space, currently completed 98%, with materials that go with the house to finish upstairs work. A Clerestory Roof Style.
Here's my method of evaluations, like it or not.
Steel frame structure, with 6" walls, R-19 min.in all outer walls, and R-30 in ceiling. Roof is Galvilume. Reseach these Galvilume R Panels for info. You’ll be amazed.
Location: 149 Deep Springs, house on lot AS IS,
I have $135,000.00, just in Material ONLY! DOES NOT REFLECT LABOR COST. Who among any of you can convince me you work for free???
#1. One method I used for years as a building contractor is doubling the material cost, which would be $260,000.00.
Then, I'd choose my profit %, say 20%, which is, is a norm in many businesses, which is $52,000.00.
$260,000.00 + $52,000.00, which equals to $312,000.00.
Deducting $15,000.00 for labor to finish the remodeling of what I called my Studio, but can be a bedroom, with full bath, and plenty of storage upstairs.
This gives me a selling price of, $297,000.00, plus.
#2. Which is more in line with the Insurance Replacement Values of $273,000.00 and change, and WILL increase in cost sometime this month, raising my Premium without question.
#3. Sq. Ft. Value ranges in our area, from $135 - $205 a sq. ft. I will use, the $205 per sq. ft, because my house is unique, whether anyone else thinks it is, or not.
So, $205 x 1,437 sq. ft. = $294,845.00.
Plus there is a concrete RV Pad, with an 100 amp Service, with pedistal boasting a 50 amp breaker, 30 amp breaker, and 110 V receptacles for RV hookup.
Stand alone, I value this at $15,000.00.
$294,845.00 + $15,000.00 = $309,585.00.
So, my current selling price for 149 Deep Springs, Trinity Texas, 75862, is, and shall be, $299,000.00, that's $10,000.00 OFF immediately.
Also available for Purchase is my adjacent lot, purchased, cleared, ready to build on. These two lots, are the flatest land I've ever built on which saves money tremendously.
Whoever purchases 149 Deep Springs, Trinity Texas, 75862 for $299,000.00, would see this lot a must have, because of the floor plan, that I designed and built, in hopes of acquiring this lot to build onto 149 Deep Springs, which I did.
If sold separately, someone with current set backs, could build another house, within 15' of my house. Not good at all. Who would want that? Not me.
Therefore, there's more value in this lot, than folks are trying to convince me.
This Lot, is Offered at the low price of $15,000.00, to the owner ONLY of 149 Deep Springs. Approximately 111' x 53', almost the identical size to 149 Deep Springs.
Sold separately, I'm asking $25,000.00.
So, let me recap. 149 Deep Springs for sale for $299,000.00, with the ABILITY to purchase, adjacent cleared building lot for $15,000.00, making the total Purchase Price for both 149 Deep Springs, and lot #14, for $314,000.00, or $299,000.00 for 149 Deep Springs, alone, and $25,000.00 purchased separately.
By Appointment Only!!!
For Sale by owner, and prices are more realistic than current appraisal of $170,000.00 for a loan of smaller amount, for what ever reason. Comparatives I believe, but how can apples be compared to oranges?
Call me, James, at either 540-537-6389, or 936-714-4656 for viewing TODAY!
Serious CASH Inquiries ONLY!!! Unless you can obtain financing with "AS IS" conditions.
Additional benefits if buying from owner, no Realtors fee taken from your pocket to theirs.
~ JJH
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FULL DISCLOSURE, as per law, I've been told, at least every clising I've been involved in.
To the best of my knowledge, all systems are working properly. But the upstairs (materials there) must be completed.
Furthermore, when Rosalyn and I came here in 2017, the MUD water bill was $56.00 a month for water, (first 1,000 gallons), and sewage. It's current minimum is hovers between $165.00-$196.00 whether or not I use one gallon of water, and I'm only one person. Like when I travel for 2 or 3 months, I still have to pay their min. FEE, for water and sewage, unles I disconnect it while I'm gone, which I did last time. Shouldn't have to do this at all. Just be just what I use.
Our infrastructure, evidently we're continually told, has many many challenges, to the degree, that I continue to get emails as the property owner that the levels of the MCL, are below "ALLOWABLE" levels, that is a CANCER causing agent, that is now being disclosed to us, periodicalky in correspondences, often, as if that makes it our fault we get CANCER, by either drinking it, cooking with it, or even bathing in it.
READ PARAGRAPH UNDERLINED IN RED, from H2O. This is not the first notice, and I'm sure it won't be the last.
Also, I've disclosed a compiled list, publically posted on a FB page as Friends of Westwood Shores, that I'm a current member of.
Not sure the time span, but currently, the list informs us of the people that have passed away in Westwood Shores.
My Rosalyn is #107 on this list, and a new friend of ours, for the past 8 years, Bill Young is # 300 as they are in alphabetical order of last names.
How many on this list that died with cancer is also undetermined or undisclised. If your spouse died of cancer, like mine, I am terribly sorry for your loss. I completely understand.
Additionally, had we been privy to this information before we purchased, in other words, had we known this fact alone, we would never taken our retirement money and built here. You can take that to the bank.
This was not disclosed to us at our closing. Whether anyone else has, or currently are disclosing this information, I do not know.
I couldn't in all good conscience, sell somebody this place without full disclosure of this truth.
Whether or not, Rosalyn and I made a good investment in Real Estate by building, or buying in Westwood Shores or not, REMAINS TO BE SEEN.
Real Estate is a fairly safe haven for investments. While Westwood Shores is a great place with 3 swimming pools, 2 boat ramps, 18 hole golf course, pickle ball courts, tennis courts, Club House and bar, as well as Marina Village, a great RV park, at the northern tip of Lake Livingston, I'd love to be able to say, "Come on in, the waters fine", I can't.
Call me today for your own personal time to view a unique house designed I've called home for 8 years, and now is currently know as Studio 149. At least thats what I call it.
I'm very interested in your thoughts, as this post will hopefully remain posted until it sells.
Thank You.
~ James J. Hamrick
149 Deep Springs
Trinity Texas 75862
540-537-6389 or
936-714-4656
[email protected]