Category Archives: Home Selling

Just Sold in Barton Hills

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1304 Robert E LeeJust sold, 1304 Robert E Lee Road in Barton Hills offers nearly 3,000 square feet of living space in this 2-story duplex.  Side A has 3 bedrooms, 2 1/2 baths and a loft space, with the master located on the main floor.  Side B features 3 bedrooms and 2 1/2 baths with the master on the second floor.  Each side of the duplex has it’s own private outdoor yard space, a wood burning fireplace, separate utility closets and carport space.

1304 Robert E Lee Road, Austin, TX 78704

1304 Robert E lee Road was an attractive investment property due to it’s hot 78704 location.  The zip code 78704 in Austin is the home of Zilker Park, Barton Springs Restaurant Row, South Congress Avenue in the SoCo District, the Town Lake Hike & Bike Trail, Lady Bird Lake, the SoLa District on South Lamar and the SoFi District on South First.

Barton Hills, Austin 78704

1304 Robert E Lee Road is very close to Barton Springs Pool, Zilker Park and the Umlauf Sculpture Garden.  This Luxury location is convenient when Austin’s local festivals like the Zilker Park Kite Festival, SXSW and the Austin City Limits Music Festival are taking place.

1101 Blue Fox Drive, Austin TX 78753

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1101 Blue Fox Drive, Austin TX1101 Blue Fox Drive is located in the North-East subdivision of Harris Ridge.  Built in 1993, this single story home has 3 bedrooms, 2 baths and a 2-car garage.  Highlights include a wood burning fireplace in living room and large backyard deck with covered lattice adding nice outdoor living space.

For Sale 1101 Blue Fox Dr., Austin TX 78753

The floor plan for 1101 Blue Fox Drive has the master bedroom separate from the secondary bedrooms.  There is a 2-car attached garage and a dining area that could be used for added living space.

Pride of Ownership shows through the extensive amount of updates throughout 1101 Blue Fox Drive which include: Roof, HV/AC, HWH (2010), Silestone kitchen counter with sink, ceramic and glass block tile (2011), Garage Door (2005), Backyard Fence (2009), Most of interior freshly painted, Energy Efficient Appliances (2007), Gutters (2006), In-ground Sprinklers (2006), Pergo flooring in main living areas (2005), Stained deck and new lattice (2013).

1101 Blue Fox Drive, Austin TX 78753 is located in the Pflugerville School District.  There is a neighborhood pool, park, sports court and field for soccer and other games.  Harris Ridge residents participate in a bi-annual neighborhood garage sale and an annual neighborhood party at the park.

The Harris Ridge subdivision is located near the well-known Tech-Ridge area of Austin.

Buying in a Seller’s Market

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Like a G6What am I seeing lately in the Austin real estate market?  A whole lot of craziness!  There are days right now that I feel more like a fire fighter and less like a Realtor.  The Austin real estate market is favoring sellers right now.

Austin Real Estate Market Activity

Inventory is low for tenants, so lease prices have been on the rise.  Higher leases and low interest rates have created an environment where a monthly mortgage payment is cheaper than rent.  This dynamic has added more buyers to the market and  many of them for the first time, where before owning a home was only a dream.  In addition, investment purchases are on the rise as well.  Higher leases and low interest rates are making it easier to positive cash flow than in the past, making purchases attractive to investors.

When there is less than 3 months of inventory available, it is known to be a seller’s market.  Neutral markets are defined as having 4 to 6 months of inventory.  Buyer’s markets have greater than 6 months of inventory.

Austin Homes for Sale

We are miles away from a buyer’s market right now.  With so little inventory buyers need to be creative when purchasing a home in this market.  Buyers need to see a house within 24 hours after it comes on the market if it looks good.  Some buyers are submitting an offer before they even see the property.  They will submit an offer early because hours can go by while waiting for a response, which gives them time to see it.  If the house looks promising and a buyer has been in the market long enough to know what is out there – it is not unusual for a buyer to offer even a little more than list.  Money is cheap to borrow right now.  It’s about $50 a month for every $10,000 you borrow.

Don’t wait for someone else to buy your home and make an offer based on what it’s worth to you.

House of Now

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house of nowThe Austin Real Estate Market ended 2012 with a low inventory and substantial supply of buyers.  January has picked up exactly where 2012 left off only with more buyers.  A common new year’s resolution is to buy a new home, which means that on January 1st my phone starts ringing even more.  Every buyer starts off on the same path in that they look at homes that entered the market in the past.  Whether the house was put on the market 2 days ago or 2 months ago, it is new to the buyer who has just entered the market.

The strange dynamic that I often see is when a house has been on the market say 70 days, which by today’s standards is kind of long, and all of a sudden on day 71 it’s in multiple offers.  For 70 days nobody wanted the house and on day 71 it is in a bidding war.  Some buyers pass houses by that have been sitting, because they feel like there is something wrong or it’s overpriced.  More often than not, buyers pass by a house because they think they have time.  Whether it is day 3 or day 70, they think the home is going to be around until they decide if they want to buy it.

I have had more than one client who has lost an opportunity to put an offer on a house that was on the market for 3 days in the last 2 weeks.  These clients are now referred to as my Zen clients because we are looking in the now. We have looked at every home that might be a possibility and are now looking at what comes on the market – when it comes on the market.  If a house comes on the market that might be the right fit – we go see it within 24 hours.  My Zen buyers are not only pre-qualified, but they have a thorough understanding of what to expect in terms of closing costs and pre-paid costs like homeowners insurance and escrows for taxes.  I can write an offer the same day my Zen buyer wants to buy the house because we are that prepared.

How to Buy a home in Austin now

If you want to buy a house in Austin you need to be a Zen buyer.  Understand, it’s ok to just look, but you are constantly going to be looking in the past until you are ready to buy.  The houses presently for sale are going to sell, so it’s kind of waste of time.  A better use of time is to get pre-qualified to see how much you can spend or want to spend and then get closing costs and pre-paids estimated in order to have a solid idea of you can afford.  It costs money to buy a house, but it costs a lot of time too.

If you are planning to buy a house now – you need to prepare now.

New Year New Home

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New yearsSellers had much to do leading up to Christmas, which created a slowdown in terms of new inventory for Austin Real Estate coming on the market. Have no fear your search will render new results over the next few days as people are able to clean up from the holiday, family and friends go back to the daily grind and our schedules go back to normal. I expect your inventory will pick up over the next week and buyers will as well.

If you aren’t on a custom home search with me and are considering purchasing a home in 2013, now is the time to contact me.

Real Estate Austin

The Austin real estate market is booming! Here are some fun facts:

  • Austin will have 60,000 new jobs over the next 2 years.
  • The Austin unemployment rate dropped to 4.9% (the national average is 7.8%)
  • 130,000 people will be moving to Austin over the next 2 years
  • Apple may become Austin’s largest employer
  • Austin home sales could increase 20% to 25% over the next 12 to 18 months.
  • All-cash transactions made up 30 percent of all home sales in November 2012
  • 30 percent of November home purchases were first-time buyers
  • Investors made up 19 percent of all closings in November

Homes for Sale in Austin

From what I have read the future over the next 2 years looks very bright. As the price of homes rise in Austin, the how far your dollar will go decreases. For example, if economists are right, you will need to pay $240,000 in the future to get a house that is now worth $200,000.

I wish you a safe, happy and prosperous 2013!

Austin Real Estate Spotlights

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I have selected random subdivisions in Austin Texas real estate market areas and listed current data on active listings. The data is subdivision specific, so there may be additional homes available for purchase in the neighborhood.  Average Days on Market below 90 days are considered Seller’s markets, because homes are moving quickly.  Austin neighborhoods with homes on the market between 3 and 6 months are considered neutral.

Real Estate Austin

The data below is specific to Austin single family homes for sale. If there is an area you want me to spotlight -please let me know.

Barton Hills (Zilker Park Area)

Number of Active Houses on the Market: 2

Average Days on Market: 37

Median List Price: $ 444,450

Circle C Ranch (Southwest Austin)

Number of Active Houses on the Market: 24

Average Days on Market: 50

Median List Price: $ 359,450

Hyde Park (Central Austin)

Number of Active Houses on the Market: 7

Average Days on Market: 95

Median List Price: $ 549,000

City of West Lake Hills

Number of Active Houses on the Market: 18

Average Days on Market: 196

Median List Price: $ 1,224,925

Jester (North Austin)

Number of Active Houses on the Market: 4

Average Days on Market: 88

Median List Price: $ 475,250

Northwest Hills (North Central Austin)

Number of Active Houses on the Market: 11

Average Days on Market: 164

Median List Price: $ 675,000

Tarrytown (Central Austin)

Number of Active Houses on the Market: 14

Average Days on Market: 119

Median List Price: $ 1,049,750

Travis Heights (Central Austin)

Number of Active Houses on the Market: 11

Average Days on Market: 104

Median List Price: $  599,000

Vacation is Over

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I went to the East Coast to visit some family and friends.  Though I was only 20 minutes from the hustle and bustle of New York City, the area I grew up in still has many unemployed and houses are certainly not selling the way they are here.  Let’s be grateful and thankful that overall Austin has a strong stable economy. 

Last week was a big vacation and shopping week as people started to prepare for the new school year.  I do have a new listing in Sendera at 9432 Collazo Way, which is in South Austin and very close to the new Alamo Drafthouse on Slaughter.  I’ve also been working in Austin’s popular Central zip code 78704 lately for a condo buyer and an investor seeking a duplex.  For a change of pace, I sold a house in Buda to a repeat client and her husband in the community of Leisurewoods.  We looked at homes for about 2 years before we found the right house.

Austin Vacation Home Rentals

Last week, the City of Austin finally adopted an ordinance to put some controls in place regarding Austin vacation home rentals.  Vacation home rentals are very popular in areas of Austin like Barton Hills and Travis Heights because of the close proximity to local Austin attractions like Downtown, South Congress Ave and Zilker Park.  Vacation home rentals are the ideal alternative to staying in a hotel because they provide an added level of warmth and comfort and are often closer to an Austin attraction.  As the popularity of vacation home rentals increase, so do the problems associated with it simply by the fast overturn of the tenants renting these properties.  Noisy vacationers have become cumbersome for certain communites in Austin, so having an ordinance will allow the City to control the inventory of properties and impose a tax on them as well.

Austin Short Term Rental Rules

  • All short-term rental properties are required to be registered with the City of Austin.
  • Upon registration, all STRs must demonstrate certificate of occupancy or proof of inspection.
  • No more than 3% of single-family residences may be used as a non-owner occupied STR in a census track.
  • A packet containing viable community information must be shared with the tenant.
  • Short-term leases pertaining to home sales/closing terms (leasebacks) will not be affected by this ordinance.

Austin Investment Homes

The market is hot right now for Austin investment properites. Leases prices are in some areas 20% or more than last year. Purchasing an investment property whether single or multi-family property will typically have a slightly higher interest rate and a larger downpayment. With Austin inventory down, rents have increased making this a strong market for investors.