The Reality of Remodeling

Posted on June 26, 2015 by Doreen Zelma, REALTOR

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

Posted on June 4, 2015 by Doreen Zelma, REALTOR

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

Posted on April 22, 2015 by Doreen Zelma, REALTOR

photo by
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.

Austin Garden Homes

Posted on February 21, 2015 by Doreen Zelma, REALTOR

Cottages at Northwoods at Avery Ranch

A client is in the process of building a garden home in Northwest Austin in the Cottages at Northwoods. Garden home communities in Austin are a very popular alternative to traditional condominium and suburban living. Whether referred to as a village, enclave or garden home in Austin, the look and expectation are the same. The community consists of +/- 40 single family detached homes that ooze with the charm of traditional architectural styles including bungalows, cottages, and even French quarter. These are master planned communities all the way down to the landscaping and fencing choices.

Single family houses in a condominium regime

Garden home communities typically have one main entrance and are often designed with a circular drive with lot sizes typically much smaller than average (about an 1/8 of an acre). These communities are typically developed as a condominium regime and therefore have a mandatory Home Owners Association (HOA). A condominium regime is not platted out with individual lots that have metes and bounds with individual surveys. Like with a traditional condo, you have a percentage of ownership interest in the land and may even have shared utility lines like water.

Austin Garden Home Communities

Not all garden homes are in a condominium regime, but managed by an HOA like the Village at Kinney Court in South Central Austin. Depending on how the community is designed will determine what elements are ‘common’ and therefore managed by the HOA, who will ultimately set the fees.

At the end of the day, the structure and operation of these communities does not detract from their appeal. The attraction lies in the location, which is often not far from an urban setting, little or no lawn maintenance, a cozy community feeling and the grace of yesteryear.

Are you ready, willing and able Buyer in Austin?

Posted on February 5, 2015 by Doreen Zelma, REALTOR

Low interest rates, little inventory and plenty of buyers have made it a busy winter. The biggest mistake a buyer can make right now is to not have a plan and thorough understanding of the home buying process. If a home comes on the market these days, that is better than most – whether it is because of features or price, rest assured there are plenty of buyers that are going to go see it – and they all have similar wants and needs in a house. As soon as a new home pops up – everybody runs to it. Like houses attract like Buyers.

Buyers need to be prepared to act quickly when viewing a house they are interested in.

Know your Numbers

Get pre-qualified or pre-approved for a loan before you ever step foot in a home – it will set the bar and/or comfort zone on what your price point should be. An offer will not be accepted without a pre-approval which could take days. Waiting for a pre-approval is valuable time to waste when you see a home you really want to act on in Austin.

Moving in Austin

Buying a home in Austin if you already own one can be tricky. Sellers are not eager to accept an offer if your current home is not under contract and will be less eager if your current home is not already on the market. Austin is in a very strong Seller’s market. You need to be a ready, willing and able Buyer.

Understand the contract up front…what is option money, earnest money, a MUD, how does a back-up contract work? Having an understanding of the contract and the home buying process will save time and maybe a bit of frustration before you actually purchase a home.

Make a list of contacts you will need once you are under contract. The option period goes by very fast once you are under contract. Knowing who you are going to call for an inspection is helpful. How much hazard insurance might cost, even how much common upgrades like having a room painted, replacing carpet or installing granite might be helpful to know upfront, so that you have an idea.

Preparing before looking at homes will give the buyer a leg up on the competition and the ability to act quickly when the ideal home becomes available.

Beyond Austin’s City Limits

Posted on January 20, 2015 by Doreen Zelma, REALTOR

I held an open house in Elliott Ranch last week, which is located in the City of Buda. About 25 people toured the home which was a pretty strong showing for a 2-hour open house right in the middle of Sunday football.

Buda borders Austin on its southern end, so some visitors were not even aware they had left the city limits. The mindset of many people who live in Central Texas is that Buda is a suburb in South Austin.

Austin Real Estate and Beyond

From a market perspective, Buda is considered part of the greater Austin area and has been experiencing the same growth challenges and low inventory of homes for sale. Buda is an area I reference, along with Kyle, Dripping Springs, Manor and Cedar Park when I talk about how Austin is growing up and growing out. Buda offers buyers a little more for their money when compared to Austin. The dollar goes further in Buda, offering a larger home, maybe a newer home and/or larger lot size for buyers when compared to the City of Austin.

Featured Home: 490 W Overlook Mountain Road, Buda Texas

3 bedrooms
2.5 baths
2,566 square feet (tax record)
2.269 acres
in-ground pool
fire pit
3-car garage

Located in the gated community of Elliott Ranch

New Home for the New Year

Posted on January 1, 2015 by Doreen Zelma, REALTOR

As we ring in 2015, many buyers have a new house on their list of New Year’s wishes. Historically the day after Christmas is the busiest day of the year to look of a house online. I alone, have shown 4 properties since Christmas, so buyers are out there. One of the benefits of looking this time of year is that school is still out of session in Austin, which makes it much easier to get around town. Many people also take off from work between Christmas and New Year’s which makes it a little less stressful with extra time available to shop for a home.

Holiday Buyers

Yes, this time of year can be a hassle for sellers who want to have a few pajama days and don’t want to leave the house. Keep in mind if people are looking for homes in Texas, in 30 degree weather during the holiday season — they are serious buyers. Buyers who are intent on buying now are the people your want looking at your home as opposed to the Looky Lou’s who are not buying until Spring.

Sell a Home by Showing a Home

The easiest way to sell a home is when the seller matches the intent of the buyer. You can’t sell it if you don’t show it, so if that buyer wants to see it and you want to sell it — let them come. Plug in that Christmas tree, throw on a coat and take a drive around the neighborhood. You can even stay in your pajamas.

Cheers to a safe, happy and prosperous 2015!

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