Author Archives: Doreen Zelma, REALTOR

About Doreen Zelma, REALTOR

Doreen Zelma, Broker Associate, GRI, CLRA with Sky Realty, serving the Austin Round Rock MSA and Central Texas for 17 years.

Akoya Austin 78704 Condo For Sale

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Akoya condominiums offer a bit of Caribbean flare in the heart of Austin’s 78704 zip code. St. Barts inspired & designed by award-winning architect Michael Hsu: for sale 2200 Dickson Drive, unit 125 is located near trendy 78704 SoLa area eateries, shops & hot spots.  Austin’s eclectic 78704 zip code offers an ideal balance of living in a suburban area while enjoying the convenience of an urban lifestyle.

SoLa district in Austin 78704

Austin’s 78704 zip code is home to hot spots like Zilker Park, the ZACH Topfer Theatre, the Long Center and Lady Bird Hike & Bike Trail. 2200 Dickson Drive, Unit 125 is located in the SoLA district of 78704, where South Lamar Boulevard local favorites include The Broken Spoke, Alamo Drafthouse Cinema and a variety of retail and eateries.

For Sale:  2200 Dickson Drive, Unit 125 Austin, TX 78704 in Akoya Condominiums

Akoya condominium green built community end unit nestled in the corner with covered entry for added shade. Features: Silestone kitchen counters (2014) & Glass tile back splash, Bamboo floors, Granite counter in bath, wired for surround sound & Google Fiber, track and recessed lighting and walk-in closet.

Resort-style courtyard, in-ground pool, outdoor grilling station, shower and patio.

  • 72 Walk Score
  • 83 Bike Score
  • Gated Entry

Unit 125 in Akoya Floor Plan:

  • 1 bedroom/1 bath
  • 640 sq. ft (per tax record)
  • first floor location

Combination LG washer/dryer (2011) conveys with refrigerator.

MLS# 8194093

Navigating Austin

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traffic jamI used to commute 42 miles in 40 minutes to the office and back everyday. On a snow day, I could easily add an hour, maybe even two, in a really severe storm. While Austin weather is a little more stable then the North East the population here is not. I still hear we have a net gain of 100+ people moving here a month. In addition, it’s always Sunday fun day in Austin with regular events bringing in visitors from all over the world for festivals, Circuit of the Americas (COTA), concerts and marathons. It is never a dull moment here. Construction projects are around every corner as well, lending to road closures, delays and detours.

Moving to Austin

Whether a buyer is moving to Austin, or simply moving to another area of Austin, I always encourage taking the time to do a ‘test drive’ during the week.

Weekday Traffic

Looking at homes on weekends is great, everyone is relaxed and we can see more homes in a short amount of time, because there are less cars on the road. Weekend tours can easily give a false impression of what a weekday commute with Austin traffic might look like. After all, drive times on Mopac and I-35 at 5pm on a Saturday when you are rolling, will be far different then when you are idling during the week.

Commuting in Austin

Now if it’s just impractical to take a day off of work to ‘test drive’ the morning and evening commute, at least leave work one day and head to your future living destination. If you don’t live in Austin, plan on spending a weekday here and do a mock commute. Taking the time to do your homework upfront, will amount to hours spent where you want them; not waiting to get where you’re going.

Virtual Driving

For tech-savvy consumers, many smart phones have apps like Google Maps and on-board GPS devices can also be helpful. No matter what technology you use, current traffic conditions are taken into account when the program is calculating the estimated travel time. You can often see where traffic is on the device and sometimes even why. Plugging the address into these devices when you would normally be doing the drive will help you estimate commuting times as well.

The Reality of Remodeling

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remodel HGTV is powerful. I cannot even begin to tell you how many homeowners I speak to who got an idea to attempt a do-it-yourself project as a result of watching a home makeover show. If you are chuckling on the inside, it may be because you are one of them. I use the word ‘attempt’, because while these shows inspire and educate, they also tend to make projects seem simpler than they are.

Reality TV Shows vs. Remodeling in the Real World

Remember, it’s an 10 hour project shown in 30 minutes. TV shows have the power to edit and often have a team completing the handiwork behind the scenes. It’s a reality show, just like any other.  I laugh on the inside and try not to show my angst on the outside when I go on a listing appointment with those who lost their drive on a remodel. The results range from unfinished faux painted walls, tile put in place that was never grouted and crown molding that doesn’t completely go around the ceiling. All of these unfinished projects are going to affect the sales price of your home.

It is easier to sell a dated home that is fully functioning and completed, than a home that seems to stop mid sentence. To a buyer, the project needs to be finished. I often have to change the perception of the seller, to see these things with buyers’ eyes, because after a while the seller doesn’t see the projects anymore. They have been living with them for so long; they just tend to blend into the background.

Do-it-yourself Projects

Many home supply stores offer classes on do-it-yourself projects. I often recommend someone take one before making a decision to start a project. We are all good at something, but certainly not good at everything. Have a reality check with yourself when you are watching those reality shows. Get a real education on what’s involved with a do-it-yourself project, before you begin one.

Real Estate in the Rain

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My client’s foundation was poured just before May’s rain days began

I think Mother Nature got a bit confused last month.  April showers are supposed to bring May flowers – not the other way around.  May, after all, is prom season, graduation season, wedding season and to many, the start of home buying season.  For many, May is simply the busy season which often requires a lot of planning and with all of this rain – re-planning. Lake Travis is now almost 70% full, which is good news, but as we well know it came at a cost to many with so much rain in so little time.

Home Shopping in the Rain

Looking for a house to buy in the rain creates opportunity for some buyers and disadvantage for others.  My advice varies based on the mindset of my client, the property description and what the must-have feature is.

Safety First

If I know that even in the rain, my buyer will right an offer – I advise that to go see it.  I am talking about light rain days like we experienced in early May, not the Memorial weekend storms.  In addition, if you are not familiar with an area, it is best to wait for a sunny day.  The threat of flooding in some areas is common even with very little rain, so if you don’t know an area well – it’s best to stay home.

Austin Real Estate Rain or Shine

On a typical rainy day, if my buyer is all about the kitchen and the yard is simply a place to let the dog out – we should go look at houses.  If we looking at an Austin condo – we should go see it as well. There are not very many outside features in a condominium you cannot see from a window, especially if it is located in downtown Austin.  If my buyer needs to see the condition of the exterior of the house or needs to walk the yard prior to making a decision – we should not go look.  The Austin market does not cater to looky-loos.  With so little inventory – the market is not waiting for good weather either.

Austin Weather

The weather can be very different when driving from North Austin to South Austin or vice versa.  Austin weather can also change very quickly.  There are weather apps you can download to watch the local radar on your phone.  Whether you look at houses in rain or shine, it is best to look when you are a ready, willing and able buyer.  If you are not willing to write an offer in the rain then wait.  The sun will be out tomorrow and if it is meant to be – the house will be waiting for you.

Stay safe, stay dry and donate to those in need.

It’s Always Spring In Austin

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photo by S. Nascimento

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S. Nascimento

The notion that spring is the prime real estate season to buy and sell a home in Austin has not proven itself to be true in the last few years. There is so little inventory in the greater Austin area that fall buyers are becoming winter buyers, winter buyers are being pushed into the spring season and so-on. New buyers are entering the market all of the time and because existing buyers have not purchased a house yet, they don’t leave the market. In a balanced market buyers and sellers are flowing in and out of the market as inventory constantly turns over. The inventory of buyers right now, largely outweighs the inventory of homes.

Multiple Offers in Austin

When a house for sale receives multiple offers, there can only be one buyer. That buyer is not only relieved that the search is over, but truly feels like a winner. The rest of the buyers go back into the market pool and wait for the next home to try again. The lack of inventory has created an influx of buyers that stay in the market while new buyers are entering it. I get emailed lists of buyer needs daily from agents looking for homes for active buyers. They have seen everything available and are waiting for new choices.

Moving to Austin

There are some areas of Austin that will get an even bigger boost of buyers this spring and summer along with a little more inventory, because some buyers and sellers are driven to move based on the school year calendar.  Additional inventory would have to radically outweigh the number of buyers, which most likely will not happen. The seller’s market in Austin will continue to be a year round event until a change in economic conditions forces a shift.

Austin is a Global Market for Buyers

In real estate, we talk about the perfect marriage of price, condition and location to sell a home. When all 3 factors are in line with one another, buyers will come and a home will sell. Buyers are coming from all over the world to Austin because it offers the perfect marriage of price, condition and location for those who wish to call it home. When it comes to real estate, it is always spring in Austin.

1814 Village Oak Court, Austin TX 78704

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1814 Village Oak Ct-MLS_Size-001-Front yardUnder contract but accepting back-up offers, 1814 Village Oak Court in Austin’s trendy 78704 zip code offers an ideal balance of living in a suburban area while enjoying the convenience of an urban lifestyle.

SoLa district in Austin 78704

Austin’s 78704 zip code is home to hot spots like Zilker Park, the ZACH Topfer Theatre, the Long Center and Town Lake Hike & Bike Trail. 1814 Village Oak Court is located in the SoLA district of 78704, where South Lamar local favorites include The Broken Spoke, Alamo Drafthouse Cinema and a variety of retail and eateries.
1814 Village Oak Ct Austin, TX 78704This South Lamar area beauty features a well-balanced floor plan, soaring ceiling in living area, 3-sided fireplace borders living and dining, bonus loft space upstairs perfect for home office, cherry wood floors, cherry cabinets, island kitchen w/ granite counters, masonry siding, 3-sided wood burning fireplace, crown molding, flagstone patio, fenced backyard and no home owner’s association.

1814 Village Oak Court Austin, TX 78704

• 3 bedrooms
• 2.5 baths
• 2,002 sq. ft (tax records)
• Year built: 2004
• 1 car attached garage
• loft/study space
• fenced backyard with flagstone patio and deck
• 2nd floor deck
• cul-de-sac street

ML# 1584727

Get Your Home Sold

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IMG_2346Listing appointments are more than just about the paperwork, market data and pricing.  I tour the home with a buyer’s eyes pointing out things along the way that have often been there for so long the owner doesn’t even see them anymore.

My suggestions start from the street, not inside the house.  I tell sellers all of the time that I want the house to look ‘light, bright and happy.’ I want buyers to feel good when they visit one of my listings from the moment they pull up to the house.

Here are some tips to get your home show ready or maybe just a little happier:

Creating Curb Appeal

•Replace dead plants with flowers
•Place garbage bins and recycling containers on the side of the house or in the garage. Doing so increases curb appeal and aids in parking in front of the house.
•Put the garden hose away when not in use.  Buyers don’t want to be walking over it to get to the front door.
•Paint your mail box and door knocker (if rusting) with some metallic paint.
•Replace the door mat.
•Hose off the front of the house, if needed (you can power wash but just be prepared to paint)
•Clean the gutters
•Rake and sweep dead leaves

Buyers are guests too.  Make the house clean enough for company.

♦The #1 thing I want owners to do when I list a house is clean.  When buyers see a 1970’s kitchen that is spotless, they comment on how clean it is.  It’s a blank canvas that can be updated someday and is considered usable the way it is.  When the same Buyers see a modern kitchen, that is dirty, it is a turn off.  It’s funny how the brain works, it doesn’t say “I can clean this”, like you would think; instead it says “I could never cook in here”.  If you don’t like to clean, hire someone – it is money well spent.

♦De-clutter kitchen counter tops by moving vitamins, medicine, knives and every appliance that is not essential into a cabinet or storage bin.  The more you remove from the counter — the bigger and cleaner it will look.  In the bathroom, find a new home for the toothpaste, mouthwash, toothbrush and makeup.  Clutter becomes visual noise for buyers.

♦Organize kitchen drawers, pantries, shelves and closets.  Buyers will be looking in them.

Pride of Ownership

How a seller presents a home to a buyer says a lot about how they have taken care of it. A clean, organized home shows pride of ownership which gives the buyer a bit of confidence in terms of its overall condition.