Monthly Archives: December 2010

Call First: Go!

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When going on a listing appointment, one of the things I discuss with my Sellers are showing instructions. Showing instructions are entered into the listing database, so that agents understand what they need to do to gain access to a house. Instructions can include anything from the need to make an appointment with the listing agent, to simply showing up.

Most Sellers think that Buyers plan ahead to see homes, so they always think they are going to have time to prepare for a showing. More often then not, that is simply not true. Buyers do plan ahead to buy a home. They talk to me about where they want to live and what they are looking for in a home. Buyers often make an appointment with me in advance to view homes, but often don’t know what they want to see until the last minute. Everyone always wants to see what new inventory might come up, so some homes are scheduled ahead of time, but others are often chosen at the last minute, which may alter the overall itinerary and change appointment times.

Convenience is Key

Understand, Buyers’ schedules are often not as flexible as you might think. I often have clients that will have a babysitter watch the children, so they can view some homes with me for a few hours. Other times, buyers are only in town for a day or two and need to see as many homes as possible in a small window of time.

Sellers can’t sell what Buyers can’t see, so flexibility is key to getting a house sold. The easier it is to show, the more Buyers will have the opportunity to see the home. When I am on a listing appointment, we talk about how to we are going to manage the dogs, and how the morning routine might change. Beds need to be made, sinks need to be cleaned and laundry needs to be put away. This way, if a call comes in as the day progresses, no one panics. With Buyers you never get a second chance to make a first impression.

The happy medium that seems to work best with my clients is Call First, then Go as a showing instruction. It gives my clients a head up that someone is coming, but offers the flexibility agents often need to show it.

Austin Neighborhood Spotlights

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What’s going on in a neighborhood near you? I have selected some random neighborhoods in Austin and cities surrounding it, to provide some current real estate market data. If there is an area or neighborhood you would like me to spotlight – just let me know.

Overall, the Austin market is going strong into 2011 strong. Neighborhoods averaging 3 months or less are considered to be seller’s markets, because there is a demand to live in them. Neighborhoods averaging 4 to 6 months are considered neutral markets. Six months or more time on the market is considered to be buyer’s markets. The exceptions to this rule: luxury properties over $800,000, simply due to less buyers and new homes under construction where the houses are actively marketed before or during building.

Austin Homes for Sale

Hyde Park (Central Austin)
Number of Active Homes on the Market: 10
Average Days on Market: 124
Median Home Price: $ 323,500

Jester Estates (Northwest Austin)
Number of Active Homes on the Market: 8
Average Days on Market: 127
Median Home Price: $ 423,700

Rob Roy (West Austin)
Number of Active Homes on the Market: 11
Average Days on Market: 202
Median Home Price: $ 1,250,000

Onion Creek (South Austin)
Number of Active Homes on the Market: 30
Average Days on Market: 142
Median Home Price: $ 310,950

Plum Creek (Kyle)
Number of Active Homes on the Market: 24
Average Days on Market: 71
Median Home Price: $ 143,825

Doreen’s Favorite Things

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Don’t get too excited here.  Try and control yourself, we don’t have medics standing by. I’m not Oprah, so I don’t have anything to offer you for free, except advice.  When it comes to real estate though, I do have a list of favorite things.  These are products that I have found over time that work well in regard to cleaning, staging and prepping a home for sale.  Not all of them are pricey; in fact you may already have a few of them.  I mention many of them in my listing presentations as I walk around a home to see what seller’s might need to do, to show their home in its best light. Here is a list my favorite things and why they made the list.  They are in no particular order.

Drumroll please………………………..

Glade Vanilla Scented Plug-Ins

The Vanilla and Lilac scent is ok too.  They give a nice warm undertone to a home.  Seller’s have a tendency to make a home smell too fragrant.  Buyers just want a home to smell clean, floral scents are often over powering.

Dyson Vacuum Cleaners

I am not going to get model specific, because I don’t think it matters.  I have pets and have a tendency to kill my vacuum cleaner every 2 – 3 years.  The Dyson picks up pet hair others leave behind.  It is great for picking up after the kids as well.

Candles

Candles are a great staging tool, because they work in every room of your home.  Try putting 3 together on a shelf, a dresser or centerpiece on a table.  They give a home a warm feeling even when they are not lit.

Area Rugs

Buy a couple to help divide a large room up, and give smaller areas more definition.

Shoe Boxes

How many of you have a closet with empty show boxes?  Shoe boxes are a great way to store items you don’t necessarily want potential buyers to see when viewing your home.

Bamboo

Bamboo lives a long time, just in water.  It’s a great plant to add to a room even if you don’t have a green thumb.  Try putting 3 stalks together in a clear vase with pebbles or glass beads.

Duvet Covers

Let’s face it, comforters can be pricey.  Duvet covers are a great way to use the same comforter when you change the décor of a room.  Or, if you need a new comforter you can save money and buy any pattern you want, because no one will see it with a duvet.

Kaboom

I use Kaboom on everything including my carpet.  I advise you test an area before trying this.

Books

Books are another great staging tool that works in every room of a home.

IKEA

IKEA is a great store if you are looking to re-do a room, add extra storage or if you simply want to finish a room with items like bookshelves.

 

Buyer Turn-Ons

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Buyers typically find a house to view for sale, from going to an open house or making an appointment with me to see one.  No matter how a Buyer comes to view a home, the Seller knows ahead time that a Buyer is going to be touring their home with possibly little notice.  I explain to my Sellers that once we actively market their house – it’s Showtime!  Your audience can arrive any minute, so your house always has to be in show ready condition. After all, you never get a second chance to make a first impression.

So what turns Buyers on when they see a home?  Like anything else in life – it’s the little things that really get their attention.

Top 10 Buyer Turn-ons

1-     a clean house with freshly vacuumed carpet

2-     an edged lawn

3-     live plants in outdoor and indoor pots

4-     an organized pantry

5-     clothing and linen closets in color order

6-     a set dining room table

7-     clutter free kitchen counters (it makes them look bigger)

8-     a quiet house

9-     a pleasant scent

10-  set beds

Some of these sound silly – I know.  Yes, many of them have absolutely nothing to do with the house itself.  Like I mentioned earlier, it’s the little things that Buyer’s read into. Buyers develop an over all impression of the condition of the house based on the attention to detail Sellers pay to the little things.

Downtown Condo Market

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Some are old, some are bold, others are modest and brand new – there is an Austin downtown condo available to suit everyone looking to live an urban greener lifestyle.  Let’s take a peak at the inventory and how well it’s doing…..

Downtown Condos by the Numbers

Based on current 90 day data, there have been 171 condominiums that are available for actively available for purchase, have an accepted offer and are pending, or have closed in downtown, Austin. 

Downtown Condominium Inventory breakdown:

  •          107 units are Active
  •            34 units are Pending
  •            30 units have Sold

    • The median time on the market for a downtown Austin condo is 94 days.

    Downtown Condos by Price and Size

    Active units currently range in price from $109,900 to just over $5 million.  The median list price is currently $325,000.  Downtown condominiums currently available for purchase range in size from 494 square feet (per tax record) to 7,113(per agent).  The median size of a unit available for purchase is currently 1,219 square feet with 2 bedrooms and 2 baths. 

    Just as there are many factors that make up the market price of a house, there are many things that factor into the price of a condo.  Building amenities, floor height, views, and interior finishes all factor into the price of a condo.  You have heard the saying in real estate “location, location, location”, and condominiums are no different.  The locations of the buildings within downtown, and the location of the unit within the building, are also factors that will ultimately affect the list price.

    Remember:  Buyers are not just purchasing a unit in a hi-rise, they are buying convenience.  Is Near Town Lake? the Warehouse District? the office?  Convenience is defined by the Buyer.

    The Spirit of 37th Street

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    Last night, I took a stroll down W 37th Street in Central Austin, to take in the holiday light display this street has been entertaining crowds with, for over 20 years.  Every year, homeowners on this tiny block, light up and decorate their homes, trees and everything else in their yards, in the spirit of the season.  The efforts here are purely voluntary – there is no organized committee or neighborhood association driving this.  Holiday spirit alone motivates and inspires 37th street neighbors to welcome the rest of Austin to pay a visit. 

    W 37th Street Holiday Lights

    West 37th Street can be accessed from Guadalupe Street. It is located north of the University of Texas.  The tree lined street is already filled with the character and charm of 1930’s style bungalows. You can drive down the street, but bare in mind, you will be going the pace of the car in front of you, which may be very slow.  The way to take in the holiday display is to find a parking spot and walk.  There are sidewalks on both side of the street and a Starbucks is steps away, for those looking for a nice hot drink for the walk.  One of the houses typically has a band, to provide some additional holiday cheer.

    Modern Home for the Holidays

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    5517 Agatha Circle

    I will be holding my listing on 5517 Agatha Circle on Sunday, December 12th from 1-4pm. This sophisticated home is located in Agave, a modern home community. Agave is a community of trendy, modern homes inspired by host of urban architects. Agave has been featured on the ‘Today Show’ and was voted Best Cubist Neighborhood in the Austin Chronicle.

    3-story floor plan

     Main Floor: entry, 2 bedroom, 1 full bath, storage nook
     Second Floor: eat-in kitchen, living area, half bath, utility room with floor to ceiling storage, outdoor deck
     Third Floor: Master bedroom, master bath, flex room (could be nursery, office or yoga room), outdoor deck
     Ideal floor plan for guests, teens or roommates

    Green Features in 5517 Agatha Circle

     Tankless water heater
     Low V.O.C interior paint
     Bamboo flooring
     Low-e glass in double-pane windows
     Polished concrete flooring on foundation level
     Composite exterior decking and fencing
     Spray foam icynene open cell insulation at roof
     BIBS (blown in blanket system) at walls
     Low-flow toilets
     Water-saving shower heads and faucets
     14 SEER HVAC system
     Programmable digital thermostats
     2-stage poly seal air infiltration system
     Energy Star-rated appliances
     Silestone counters in kitchen and bathrooms

    Central East Austin Location

    Less than 10 miles from Downtown and the University of Texas
    Less than a 5 minute drive to 183

    View:
    UT Tower and Downtown from front lawn and 3rd floor flex room.

    This will be my last open house of 2010.
    When: Sunday, December 12th, 1 – 4 pm
    Where: 5517 Agatha Circle
    Directions: East MLK Blvd, to Sendero Hills Parkway, Right on Agatha Circle