3Z Realty

Do You Really Need 20% Down to Buy a Home?

Wed, 11 Feb 2026 17:00:19 GMT

For decades, “you need 20% down” has been treated like an unbreakable rule of homebuying . Many people delay buying for years because they think they cannot move forward until they have saved a massive lump sum. In reality, the 20% down payment is not a requirement. It is one option among many, and for a lot of buyers, it is not even the best one.

At 3Z Realty, we spend a lot of time helping clients separate long-standing myths from how the market and lending actually work today. Down payment expectations are one of the biggest areas of confusion.

Where the 20% idea came from

The 20% benchmark became popular because it allows buyers to avoid private mortgage insurance (PMI) on most conventional loans. PMI protects the lender, not the buyer, and it adds a monthly cost. Putting 20% down reduces risk for the bank, so it has long been framed as the “gold standard.”

But “ideal for a lender” is not the same thing as “necessary” or even “financially smart” for every buyer. Modern loan programs are designed around a wide range of down payments, many of them far below 20%.

Common low-down-payment options

Depending on your finances, location, and goals, you may qualify for programs such as:

Conventional loans (3% to 5% down)
Many first-time and repeat buyers qualify for conventional mortgages with as little as 3% to 5% down. These typically include PMI, but PMI is not permanent. Once you reach sufficient equity, it can usually be removed.

FHA loans (3.5% down)
FHA loans are backed by the Federal Housing Administration and are designed to help buyers with lower savings or more modest credit profiles. They allow 3.5% down and are widely used by first-time buyers.

VA loans (0% down)
Eligible veterans and active-duty service members may qualify for zero-down loans with no PMI. These are some of the strongest buyer tools available.

USDA loans (0% down in eligible areas)
Some rural and suburban areas qualify for USDA financing, which can also offer zero-down options for buyers who meet income and location requirements.

The right program depends on your full financial picture, not a single percentage.

The real question is not “How low can I go?”

The more important question is: What down payment strategy supports your overall financial stability?

Putting less than 20% down is not automatically risky. In many cases, it allows buyers to:

Enter the market sooner instead of waiting years while prices and rents rise
Preserve emergency savings rather than draining cash into a single asset
Budget for repairs, furnishings, and moving costs without financial strain
Keep capital available for investments or business needs

At the same time, lower down payments often mean higher monthly payments and added insurance costs. Those tradeoffs need to be evaluated carefully.

At 3Z Realty, we frame this as a cash-flow and risk-management decision, not a rule to blindly follow.

When 20% down does make sense

There are absolutely situations where 20% down is a strong move. It can:

Reduce monthly payments
Eliminate PMI
Strengthen purchase offers in competitive markets
Increase long-term equity efficiency

For buyers with high savings, stable income, and ample reserves left after closing, 20% down can provide both comfort and leverage.

The key is that it should be a choice, not a barrier.

The costs most buyers underestimate

Down payment is only one part of the picture. Buyers also need to account for:

Closing costs
Inspections and due diligence
Initial repairs and maintenance
Moving and setup expenses
Ongoing ownership reserves

We routinely see buyers who could technically put 20% down, but doing so would leave them financially thin. That is rarely a position of strength.

A smarter way to approach it

Instead of asking, “How fast can I get to 20%?” a healthier question is: “What combination of down payment, monthly payment, and remaining savings puts me in the most stable position six months after I move in?”

That is the framework we use with our clients.

Buying a home is not just a purchase. It is a financial system you will live inside of. The goal is not to hit a headline number. The goal is to protect your flexibility, your cash flow, and your long-term options.

If you are considering buying and are unsure what down payment actually makes sense for you, 3Z Realty helps clients model realistic scenarios, not sales-driven ones. The right answer is specific, and we believe it should always be built around clarity rather than pressure.

Why Some San Marcos Homes Sell in 3 Days and Others Sit for 90

Wed, 04 Feb 2026 17:00:21 GMT

If you have spent any time watching the San Marcos market, you have probably noticed something confusing. One house hits the MLS on a Thursday and has multiple offers by Sunday. Another, just a few streets over, sits, and sits, and sits ...

Same city. Similar square footage. Sometimes even the same school zone. So why does one sell in three days while another struggles for three months?

The short answer: Homes do not sell fast because the market is “hot.” They sell fast because they are positioned correctly. And positioning is not luck. It is a combination of pricing, presentation, timing, and how well the property fits what real buyers in this market are actually looking for.

1. Price is not just a number. It is a message.

Most sellers hear “price it right” and assume that means “price it high and negotiate.” But in reality, price is the strongest marketing tool you have.

Homes that sell in days are almost always priced into the market, not above it. They are positioned where active buyers are already searching, not where a seller hopes someone might stretch.

When a home is priced correctly:

It shows up in more saved searches
It attracts multiple buyers instead of one cautious buyer
It creates urgency instead of hesitation

Homes that sit for 60 to 90 days are often not “bad homes.” They are homes that told the market the wrong story. Buyers read price as information. If a home sits, buyers assume something is wrong, even when nothing is. That perception alone can cost tens of thousands of dollars.

2. Fast-selling homes feel easy to say yes to.

Buyers do not fall in love with square footage. They respond to clarity.

Homes that move quickly usually share a few traits:

They are clean, bright, and well-presented
They show clearly in photos and in person
They do not make buyers feel like they are inheriting a list of problems

That does not mean every fast sale is a full remodel. It means distractions have been removed. Deferred maintenance is addressed. Cosmetic issues are handled strategically. The home feels move-in ready, even when it is not brand new.

Homes that sit tend to create friction. Too many small repairs. Dated finishes combined with an ambitious price. Poor photos. Strong smells. Clutter. Awkward showing experiences. Each friction point gives buyers a reason to wait instead of act.

3. Timing matters more in San Marcos than most sellers realize.

San Marcos is not a generic Texas market. It is shaped by Texas State University, investor activity, commuters, and a steady flow of relocation buyers.

Certain price points and property types have very specific demand windows. Miss them, and you can easily add months to your selling timeline.

For example:

Entry-level homes near campus behave very differently from custom homes in Willow Creek.
Investor-friendly properties move on different cycles than owner-occupied family homes.
Spring and early summer buyer behavior is not the same as late fall and winter.

Homes that sell in days are often launched when the right buyers are already active. Homes that sit often hit the market out of sync with who is actually shopping.

4. Marketing is not exposure. It is translation.

Almost every listing is “online.” That does not mean it is marketed well.

Fast-selling homes are not just posted. They are positioned. The photography highlights flow, light, and usability. The listing description answers buyer questions before they are asked. The showing experience is simple and accessible. The property’s strengths are clear, and its limitations are priced in.

Homes that linger often fail to translate what makes them valuable. Or worse, they unintentionally highlight what makes them harder to buy.

Good marketing reduces uncertainty. Uncertainty is what keeps buyers from making offers.

5. Strategy beats optimism.

The biggest difference we see between three-day homes and ninety-day homes is not condition or size. It is strategy.

Sellers whose homes move quickly usually made decisions based on data, not hope. They understood their competition. They were realistic about tradeoffs. They priced to create momentum. They prepared their home to compete. They treated the sale like a financial decision, not just an emotional one.

Homes that sit often start with optimism and adjust later, after the market has already spoken.

By then, the leverage is gone.

At 3Z Realty, our job is not to “list” your home. It is to position it. That means studying what is actually moving in San Marcos, what buyers are responding to right now, and how to place your home where it has the highest chance of creating urgency instead of waiting.

Because homes do not sell in three days by accident. They sell that way by design.

The Real Cost of Selling a Home in Central Texas

Thu, 29 Jan 2026 17:00:01 GMT

When most homeowners think about the cost of selling , one number usually comes to mind: the agent commission. But in Central Texas, the real cost of selling a home is a combination of several moving parts, some obvious, some easy to overlook, and all important to understand before you list.

At 3Z Realty, we believe the best decisions start with clear expectations. Here is what actually goes into the cost of selling a home in San Marcos , New Braunfels , and the surrounding Hill Country.

Agent Representation and What It Really Covers

Agent compensation is often framed as a single percentage, but what that number represents is professional guidance, marketing execution, negotiation skill, and risk management throughout the entire transaction.

A strong local agent is not just placing your home in the MLS. They are analyzing neighborhood pricing trends, advising on improvements that actually pay off, coordinating professional photography and listing exposure, screening buyers, managing offers, navigating inspections, and protecting you through appraisal and closing.

The real cost is not just what you pay, but what you gain: fewer surprises, stronger offers, and a smoother path from listing to closing.

Preparing Your Home for the Market

In Central Texas, presentation directly affects both time on market and final sale price. Preparation costs vary widely, but often include:

Minor repairs like paint touch-ups, fixture replacements, or landscaping refreshes
Deep cleaning or professional staging
Pre-listing inspections to uncover issues early

These expenses are not about perfection. They are about eliminating friction for buyers. Homes that show well and feel well-maintained attract more serious interest and tend to negotiate better.

A local agent can help you decide what is worth doing and what is not. Not every project produces a return. Knowing the difference can save thousands.

Closing Costs and Transaction Fees

Sellers in Texas typically cover several closing costs, which may include:

Title insurance
Escrow and settlement fees
Recording and document charges
Prorated property taxes
HOA transfer or document fees, if applicable

These costs are usually a percentage of the sales price and are often overlooked when people estimate their net proceeds. They are a normal part of transferring ownership, but they should be planned for early so there are no surprises at the closing table.

Negotiated Concessions

Another real cost of selling is what comes out of negotiation.

After inspections, buyers may request repairs, credits, or price adjustments. In a shifting market like Central Texas, concessions can play a meaningful role in keeping a deal together.

This might mean paying for a roof repair, covering part of the buyer’s closing costs, or adjusting the price to reflect inspection findings. The goal is not to give away value, but to balance cost against momentum, timelines, and risk.

An experienced local agent helps you evaluate these requests strategically, not emotionally.

The Cost of Pricing and Timing Mistakes

One of the most expensive mistakes sellers make is mispricing.

Overpricing often leads to longer days on market, reduced buyer interest, and eventual price cuts. Those cuts frequently cost more than listing correctly from the start. Underpricing, on the other hand, can leave money on the table if demand is misread.

Central Texas is not one market. San Marcos behaves differently than New Braunfels. Neighborhoods, school zones, and even street-by-street conditions matter. Pricing is not a guess. It is a local analysis.

Understanding Your True Bottom Line

The real cost of selling is not just what comes out. It is what you walk away with.

At 3Z Realty, we focus on helping sellers understand their expected net proceeds early, factoring in preparation, closing costs, and likely negotiation outcomes. That clarity allows you to plan your next move confidently, whether that is upsizing, downsizing, or relocating within the Hill Country.

Selling a home is a financial decision, but it is also a life transition. Our role is to make sure you enter it informed, supported, and positioned for the best possible result.

If you are considering selling in Central Texas and want a clear, realistic picture of what it would look like, we are always happy to talk.

How We Price Homes in Central Texas (And Why Zillow Is Usually Wrong)

Fri, 23 Jan 2026 16:57:47 GMT

If you have ever typed your address into Zillow, you have probably seen a number pop up that feels ... authoritative. Clean. Confident. Final.

And very often, very wrong.

Online estimates can be a useful starting point. They are not a pricing strategy. And in Central Texas especially, relying on them can leave serious money on the table or keep a home sitting on the market far longer than it should.

At 3Z Realty, pricing is not a button we push. It is a process. Here is what actually goes into it and why algorithms struggle to keep up with the realities of San Marcos, New Braunfels, and the surrounding Hill Country.

Why Zillow and Other Algorithms Miss the Mark

Automated home values are built on big data. Public records. Past sales. Broad market trends. That works reasonably well in areas where homes are highly uniform and neighborhoods behave predictably.

Central Texas is neither.

Within the same subdivision, we regularly see huge pricing swings based on lot placement, hilltop views, floodplain boundaries, remodel quality, short-term rental demand, or whether a home backs up to a greenbelt or a busy road. Two houses can look identical on paper and perform very differently in the real market.

Algorithms cannot walk your home. They cannot smell fresh paint or old plumbing. They cannot feel how a layout lives. They do not know which neighborhoods buyers are suddenly targeting or which ones are quietly cooling.

They also lag. By the time sales are public and rolled into an estimate, buyer behavior may already be shifting.

Zillow is looking in the rearview mirror. We are watching what is happening right now.

How We Actually Price Homes

When we price a home at 3Z Realty, we are not trying to win a guessing game. We are trying to predict real buyer behavior. That means combining hard data with lived, local market knowledge.

Our pricing process includes:

1. Hyper-local comparable analysis

We look at recent sales, current listings, and pending contracts. Not just by square footage and bedroom count, but by street, view, school zones, lot characteristics, upgrades, and condition. A half mile can matter. So can which side of the highway you are on.

2. Market temperature, not just averages

Is inventory tightening or expanding in this exact price band? Are buyers waiving contingencies or asking for aggressive concessions? Are homes moving in three days or three weeks? These patterns matter far more than city-wide medians.

3. On-site evaluation

We walk your home. We assess flow, light, maintenance, updates, and presentation potential. We note what will photograph well, what buyers will fixate on, and what objections we are likely to hear in showings.

4. Buyer psychology

Pricing is not just math. It is positioning. We pay close attention to search brackets, perceived value gaps, and how to place your home where it creates urgency rather than hesitation.

5. Strategy alignment

Not every seller has the same goal. Some want maximum price even if it means longer timelines. Some prioritize speed and certainty. Some are coordinating a purchase. Your pricing strategy should serve your plan, not a website’s average.

What Good Pricing Actually Does

Strong pricing does not mean “highest number.” It means:

Attracting the right buyers immediately
Creating competition instead of stale interest
Protecting leverage during negotiations
Reducing the risk of painful price cuts later
Supporting a smoother appraisal process

The first two weeks on the market matter more than any other period. That is when serious buyers are watching, agents are paying attention, and momentum is built or lost. A flawed starting price is very hard to fully recover from.

The Bottom Line

Zillow does not know your street. We do.

It does not tour homes every week in San Marcos and New Braunfels. We do.

It does not hear buyer feedback in real time, negotiate inspection reports, or watch deals fall apart over five-thousand-dollar misreads. We do.

At 3Z Realty, pricing is not automated. It is informed, intentional, and built around how homes actually sell here.

If you are thinking about selling and want a real pricing conversation, not a generated number, we would be glad to walk your home and show you exactly how the market is treating properties like yours right now.

How to Stage Your Home for Maximum ROI in Central Texas

Wed, 24 Sep 2025 15:00:11 GMT

Selling a home in Central Texas isn’t just about listing it on MLS, it’s about making it irresistible to buyers the moment they walk through the door. In a competitive market, home staging can be the difference between a quick sale at top dollar and a listing that lingers. At 3Z Realty, we help homeowners highlight their property’s best features and create a lasting impression that drives maximum return on investment.

Why Staging Matters

Think of staging like preparing for a first date. Buyers form an impression in seconds, and a well-presented home tells them, “This is the place I want to live.” Staging isn’t just about cleanliness or décor, it’s about creating a lifestyle buyers can see themselves enjoying. Homes that are thoughtfully staged often sell faster and at higher prices, especially in high-demand Central Texas markets like San Marcos , New Braunfels , and surrounding areas.

Start with a Clean Slate

Before you bring in furniture or décor, declutter and depersonalize your space. Remove excess items, personal photos, and bold or unusual décor that might distract buyers. A clean, neutral canvas allows buyers to envision their own belongings in the space and highlights the home’s size and flow.

Pro Tip: Central Texas buyers love open, airy spaces. Maximize natural light by pulling back curtains and trimming trees that block sunlight.

Focus on Curb Appeal

First impressions start outside. Your home’s exterior is the first thing buyers see, and in Central Texas, outdoor space is a huge selling point.

Mow the lawn, trim hedges, and plant colorful flowers.
Pressure-wash siding and walkways to give your home a fresh look.
Add welcoming touches like a new doormat or potted plants by the entryway.

A polished exterior signals to buyers that the home has been well cared for.

Highlight Key Rooms

Certain areas have a bigger impact on buyers’ decisions:

Living Areas: Arrange furniture to showcase space and flow. Neutral throws, pillows, and tasteful art can make the room feel inviting without overwhelming it.
Kitchen: Clear countertops, update hardware, and add a few modern touches like a fruit bowl or fresh flowers. The kitchen is often the heart of the home and can make or break a sale.
Bathrooms: Sparkling clean fixtures, fluffy towels, and subtle décor elevate the space. Even small upgrades like new cabinet knobs or a modern shower curtain can make a difference.
Bedrooms: Keep them calm and clutter-free. Neutral bedding and soft lighting help buyers imagine themselves living there.

Depersonalize, But Don’t Sterilize

While you want buyers to envision themselves in your home, leaving it completely bare can feel cold. Instead, add subtle accents that suggest lifestyle: a vase of fresh flowers, a neatly folded throw, or a small reading nook. These touches make the home feel lived-in and welcoming, without competing with buyers’ imaginations.

Work With Local Experts

Central Texas homes have unique selling points, from Hill Country views to spacious backyards and proximity to rivers or downtown areas. Our 3Z Realty agents know how to highlight these features to appeal to the right buyers. We also have a vetted network of contractors, painters, and stagers who can make simple upgrades that yield big returns.

The Bottom Line

Staging your home isn’t about spending a fortune—it’s about strategy. A well-staged home can sell faster, attract more buyers, and ultimately earn a higher price. In the competitive Central Texas market, first impressions matter, and we’re here to make sure your home shines.

Ready to stage your home for maximum ROI? Contact 3Z Realty today , and let our local experts guide you from listing to closing with confidence and ease.

Discovering San Marcos: The Best Neighborhoods for Families

Wed, 17 Sep 2025 15:00:10 GMT

San Marcos, Texas, offers a unique blend of small-town charm and vibrant community life, making it an ideal place for families seeking a balance between comfort, convenience, and connection. Whether you're relocating from out of state or moving within the area, here are some of the most family-friendly neighborhoods in San Marcos that you might want to consider.

Willow Creek: Spacious Living with a Suburban Feel

Nestled in the northern part of San Marcos, Willow Creek is known for its spacious lots and serene environment. The neighborhood boasts a mix of traditional and contemporary homes, providing options for various family sizes and preferences.

Families are drawn to Willow Creek for its quiet streets, mature trees, and the sense of community that permeates the area. The neighborhood is also conveniently located near top-rated schools, parks, and shopping centers, ensuring that families have easy access to essential services and recreational activities.

Blanco River Village: Riverside Charm and Community Spirit

Situated along the scenic Blanco River, Blanco River Village offers picturesque views and a close-knit community atmosphere. Homes in this neighborhood range from charming cottages to more expansive residences, catering to diverse family needs.

The proximity to the river provides opportunities for outdoor activities like fishing and kayaking, fostering an active lifestyle for families. The neighborhood's community events and gatherings further strengthen its family-friendly reputation, making it a place where neighbors know each other by name.

Franklin Square: Historic Charm in the Heart of San Marcos

Located in the heart of San Marcos, Franklin Square is a vibrant neighborhood that combines the charm of historic homes with modern amenities. Its central location makes it a desirable spot for families seeking urban conveniences with a suburban feel.

The neighborhood is known for its walkability, allowing families to easily access parks, cafes, and community events. The active neighborhood association organizes various family-oriented activities throughout the year, fostering a strong sense of community and belonging.

Sunset Acres: Affordable Living with a Peaceful Atmosphere

Offering a more affordable housing option, Sunset Acres provides families with budget-friendly homes without compromising on quality or location. The neighborhood features a mix of older and newer homes, many with spacious yards.

Residents appreciate the quiet streets and the strong community ties that define Sunset Acres. The neighborhood's peaceful atmosphere makes it an ideal place for families seeking a tranquil environment while still being close to the amenities and attractions of San Marcos.

Cottonwood Creek: Modern Living with Family-Oriented Amenities

Cottonwood Creek is a newer development in San Marcos, offering modern homes with contemporary designs. The neighborhood is designed with families in mind, featuring wide streets and ample green spaces.

The community is known for its family-oriented events and activities, providing opportunities for residents to connect and build lasting relationships. The neighborhood's layout encourages outdoor play and social interaction, making it a vibrant place for families to call home.

Tips for Choosing the Right Neighborhood

When selecting a neighborhood in San Marcos, consider the following factors to ensure it aligns with your family's needs:

School Proximity: Research the quality of nearby schools and their ratings to ensure your children receive a quality education.
Safety: Look into crime rates and talk to current residents about their experiences regarding neighborhood safety.
Amenities: Consider the availability of parks, recreational facilities, and shopping centers that can enhance your family's lifestyle.
Community Engagement: A neighborhood with active community groups can provide support and foster a sense of belonging.

Ready to Explore San Marcos Neighborhoods?

At 3Z Realty, we specialize in helping families find their perfect home in San Marcos. Our team is well-versed in the unique characteristics of each neighborhood and can guide you through the process of selecting a community that fits your lifestyle and needs. Contact us today to start your journey toward finding the ideal home for your family in San Marcos.

The Future of Central Texas Real Estate

Thu, 11 Sep 2025 17:47:07 GMT

Central Texas isn’t just growing, it’s booming. From San Marcos to New Braunfels and across Hays and Comal Counties, the region has become one of the most desirable places to live in the state. Families, retirees, students, and investors are all eyeing this area for its blend of affordability, natural beauty, and access to Austin and San Antonio. But what does the future of Central Texas real estate really look like? Let’s take a closer look at the trends shaping tomorrow’s market.

Population Growth Driving Demand

Central Texas is one of the fastest-growing regions in the United States. San Marcos consistently ranks as one of the fastest-growing cities in the country, and nearby New Braunfels isn’t far behind. This influx of new residents means increased demand for housing at every price point, from starter homes for young families to luxury estates for those relocating from larger metro areas. For current homeowners, this trend points to rising property values and strong resale opportunities. For buyers , it underscores the importance of acting quickly in a competitive market.

Affordability Compared to Austin

As Austin prices continue to soar, many buyers are looking south toward Hays and Comal Counties. San Marcos, Kyle, Buda, and New Braunfels all offer more square footage for the money while still keeping Austin and San Antonio within commuting distance. This affordability advantage isn’t going away anytime soon, and it positions Central Texas as a long-term winner in the regional housing market. For investors , this means steady demand for both rental and resale properties.

The Student Factor

Texas State University adds a unique dimension to the San Marcos market. With more than 38,000 students, the university generates constant demand for rental properties. That makes San Marcos a reliable market for investors focused on student housing. As enrollment grows, this segment of the market will only strengthen, providing stability even when broader economic factors fluctuate.

New Construction and Master-Planned Communities

Builders are racing to keep up with demand, and master-planned communities are transforming the landscape of Central Texas. These developments often feature neighborhood amenities like pools, parks, and walking trails, which appeal to young families and retirees alike. Buyers should expect more of these thoughtfully designed communities in the coming years, especially as infrastructure projects improve roadways and expand access.

Energy Efficiency and Smart Homes

Tomorrow’s buyers are looking for more than curb appeal. Energy-efficient upgrades, solar-ready systems, and smart home technology are becoming must-haves. In Central Texas, where long summers can drive up utility bills, these features make a home not only more comfortable but also more valuable. Sellers who invest in these upgrades now are positioning themselves for stronger returns in the future.

Short-Term Rental Opportunities

The Hill Country’s charm has made it a destination for weekend getaways, and short-term rentals are in high demand. Regulations vary by city, but with San Marcos’ river attractions and New Braunfels’ festivals and music scene, this market segment will continue to grow. For investors, vacation rentals can be a profitable piece of the Central Texas real estate puzzle, if managed carefully.

Challenges to Watch

Of course, no market is without challenges. Rising interest rates, limited inventory, and infrastructure strain can impact buyers and sellers alike. Additionally, floodplain considerations around the San Marcos and Guadalupe Rivers require careful navigation. That’s why working with a knowledgeable local REALTOR® is essential. You need someone who understands not just the numbers but the nuances of each neighborhood.

What This Means for You

Whether you’re buying, selling, or investing, the future of Central Texas real estate looks bright. Values are strong, demand is steady, and the region continues to attract newcomers from across the country. At 3Z Realty, our team specializes in helping clients take full advantage of these opportunities. From pricing strategies and vetted contractor referrals to rental guidance and neighborhood insights, we’re here to help you move forward with confidence.

The bottom line? Central Texas real estate isn’t just keeping pace with the state’s growth; it’s leading it. If you’re ready to find your next home, investment property, or buyer, the future is already here.

Ready to take the next step? Contact 3Z Realty today and discover how our personalized approach can help you achieve your real estate goals.

Client Appreciation Party, Narcolepsy Awareness Day, Zaylee's 1st Birthday!

Thu, 07 Apr 2022 20:36:00 GMT

Client Appreciation Party, Narcolepsy Awareness Day, & Zaylee's 1st Birthday!

Check out the gallery of amazing photos from our big event below. Shelby Luera with LuLu & Roo Photograph made us all look like rock stars by capturing our special day and producing some of the most professional photos I have ever seen!

The Bar-B-Q was provided by Black's BBQ and My Mom's Famous Gumbo by The Great Toni Roden!

Music Performed by Jesse Stratton & His Son , and The World Renowned Big John Mills .

Be sure to click the links to their website to check out the upcoming shows & grab some merch or music! Jesse Stratton's - Running On Empty is our Narcolepsy Awareness Theme Song listed below.

Last but not least, a huge thank you to all of our amazing clients, friends, and family for attending our special event, bringing so many wonderful gifts for Zaylee, and participating in our Narcolepsy Fundraising Raffle. If you find a photo of you and your family in the gallery and would like a copy of the full size file, please let me know and I will email them over.