If you want a house in Boerne that's cozy, classy, unique, and under $300K, you've found it! This 1 1/2-story Boerne home is located in a quiet cul-de-sac, and close to town. Being only 1 mile from Curington Elementary School, 2 1/2 miles from Boerne Middle School North, and less than 1 1/2 miles from Boerne High School, it's a great location for anyone with children. This home has it all - 3 bedrooms, 2 1/2 bathrooms, office, and a fully customized theater room! Master bedroom is tucked away behind living room, with a walk-in closet, double vanity, and over-sized tub. Kitchen has granite countertops, espresso cabinetry, LED lighting w/dimmer switch, and opens up to the dining area & living room, which has multiple upgrades, including LED lighting (6) w/dimmer switch, built-in espresso entertainment center (matching w/kitchen & bathrooms), and full 5.1 surround sound w/built-in ceiling speakers & subwoofer. Some other upgrades include partial surround sound w/built-in ceiling speakers in master bedroom, epoxy garage flooring, brand new water heater, full-yard sprinkler system, full 7.2 surround sound in theater room - including a subwoofer & transducers under the raised hardwood stage in back under rear seating - along with a custom cedar bar and wall-built-in mini fridge, and more! You have to experience this! Enjoy movies &/or sports on the big screen, with a truly full surround sound experience?! You won't find another home at this price with a custom media/theater room like this, complete with custom cedar serving bar that hides a storage cabinet and mini fridge built into wall behind the bar. Along with this the media room includes a half-bath, custom hardwood stage for additional-seated viewing and a fully wired setup ready for movie night and/or game time, matching quarter-round in the ceiling edges for a nice touch, as well as being prepped for a 7-speaker and 2-subwoofer setup (along with 2 transducers under the stage) for an even better auditory experience!* * There is a large list of negotiable add-on non-realty items that seller is willing to leave upon additional offer, including all non-attached audio/video items, power reclining theater seating (2 sofas), 9-foot shuffleboard table upstairs, office desk/bookshelves/etc., stainless steel French door Kenmore Elite refrigerator/freezer, high-end Samsung high-capacity washer & dryer, leather partial sleigh queen bed & brand new (1 year old) medium-firm TempurPedic queen mattress w/ergo electric/mechanical foundation (massage & light), along with several other negotiable add-on items with a complete list available upon request.