Beat the Texas Heat

Posted on July 31, 2014 by Doreen Zelma, REALTOR

Summer is here and if a house is vacant the air conditioner may not necessarily be on. At 5pm in Texas, we are basically walking into a pizza oven when viewing an unairconditioned home. If buyers have flexibility in their schedule, it is often best to go earlier in the day. It is cooler out which keeps spirits high and makes the process more enjoyable for all.

Showing Houses in Austin

I often say the only fun part in the home buying process is looking at homes, so when you take that away, it’s a little less joyful. Not everyone has the flexibility in their schedules to get out early. Most people work from 9-5pm at least during the week, but even if buyers can see some possibilities earlier on the weekend and keep the must-sees for during the week -it can help.

Home Viewing Tips

Inventory in Austin is low and so I have buyers constantly making concessions in terms of their criteria in order to find a good fit. Sometimes they wind up with 10 homes they would like to see, but within that list there is typically 3 homes they really want to see. Those are the homes I want to define and show first even if it is 100 degrees out or at 6pm in the evening. We save the rest of the list because more often than not, the rest are homes the buyer is talking themselves into, which we will ultimately talk ourselves out of.

We often refer to cooler heads prevailing in an emotional sense, but in Texas the term is just as applicable with the temperature outside. The more comfortable the buyer is, the more focused they will be to choose the right house.

Lakeview and Lakefront Homes for Sale in Austin

Posted on June 13, 2014 by Doreen Zelma, REALTOR

Some of my clients are looking for lakefront property or at the very least, one with a lake view. Austin waterfront homes are scarce simply due to the limited real estate available that surrounds the lake. What can limit the search even further is the intended use one expects to gain by owning waterfront property.

Homes Near the Lake in Austin Texas

Lakefront homes do not always mean easy access to the lake. Even direct access can vary from walking across a lawn to descending a steep flight of stairs. Maybe you want to have a boat docked in the water or the potential to have one. All of these are points to consider including the biggest one — do you even need to access the lake? Sure, water access may be nice to have, but maybe you only really want the view.

For many, water activities are seasonal. A nearby public boat dock or neighborhood park may offer enough convenience for water access. Maintenance, on the other hand, is not seasonal. If a home has direct lake access, there may be a boat dock and a steep flight of stairs used to access the lake to maintain. These are added expenses that can be costly. Another data point to be mindful of is flood insurance. Flood insurance is often required, which is another expense a buyer will need to budget for.

Homes for Sale in Austin Texas

There is nothing like having the lake as your neighbor. The lake can provide constant entertainment like kayaking, stand up paddling and boating. For others, a lake view affords homeowners some added privacy and a peaceful setting. Just consider what you want and what you need from it — before starting your search. The greater Austin area touches Lake Austin, Lake Travis and Lady Bird Lake.

Downtown condos can offer easy access to the Town Lake Hike & Bike Trail along with unparalleled views. Downtown lakefront condos like the Milago, offer the luxury of lakefront living without the maintenance of the expansive decking, stairs and dock. There is a waterfront page on my website that captures lakefront properties for sale or I can customize a search.

South Austin Open Saturday May 17th: 213 Camperdown Elm Drive

Posted on May 15, 2014 by Doreen Zelma, REALTOR

Single story South Austin home for sale located at 213 Camperdown Elm Drive in the subdivision of Oak at Twin Creeks. Home offers direct access to neighboring Mary Moore Metropolitan Searight Park through the backyard. Features include masonry exterior, granite counter in kitchen, double ovens, island with breakfast bar and a wall of windows facing the backyard and greenbelt.

213 Camperdown Elm Drive was built in 2007 with 2,758 square feet of living space (per tax record). The floor plan includes a formal dining and living room, family room, 3 bedrooms, 2 1/2 baths and 2-car garage.

213 Camperdown Elm Area Amenities

213 Camperdown Elm, Austin Texas 78748 neighbors Mary Moore Searight Park and is conveniently located in Southwest Austin near the popular Southpark Meadows shopping area. 213 Camperdown Elm Drive is not far from major roadways including 1626 and I-35.

213 Camperdown Elm Drive Open House Saturday May 17th 12:00 – 3:00

Directions: from I-35 take the Slaughter exit and continue on Slaughter to South 1st Street. Go left on South 1st and right on Camperdown Elm.

Home Improvements and Accessories

Posted on April 15, 2014 by Doreen Zelma, REALTOR

The difference between a house and a home is you. The memories, the pictures, the furniture, even the paint color combine to create a unique blend that reflects your own personality and style. Improvements and accessories personalize, improve and/or allow for added functionality that a home may not have had before. Consider them enhancements when it is time to sell an Austin home because they add appeal whether it’s monetary or simply enhances the functionality of a room.

So what items convey with the property and what items move with you when selling your home? There are often many assumptions made here by the seller but make no mistake, the opposite thought process is often made by the buyer. When I have a listing appointment I try to go through items I see and review a contract since many of the items are noted.

Austin Homes for Sale

When buying an Austin home Improvements generally affixed to the dwelling or property are considered permanently installed and built-in so they convey with the sale as real property. They include items like: shrubbery, plumbing, light fixtures, wall-to-wall carpeting, garage door openers, shutters, mounts and brackets for televisions and speakers.

Accessories include items like stoves, curtains and rods, blinds, draperies, artificial fireplace logs, above ground pools and pool equipment.

Sometimes there are items Sellers want to take typically because they have some sort of personal attachment to them. Grandma’s chandelier is hanging in the dining room, there are bookcases in the living room or maybe you just really like the curtains. If it is yours and you want to take it with you, the best thing to do is to remove the item before we list it. Removing grandma’s chandelier and replacing it with another fixture is simple enough to do and avoids discussions or assumptions later on.

If there is something that is going to stay visible that a Buyer would expect is staying, the best thing to do is to post of little sign on it so that potential buyers know up front that the item is not conveying. Later on when an offer arrives any improvements and accessories that will be retained by the Seller should be listed into the contract under the exclusions section. This way it is crystal clear to both parties.

Surfing for Homes in Austin

Posted on March 6, 2014 by Doreen Zelma, REALTOR

I know we don’t do a lot of surfing here in Central Texas, but I’m from Jersey so indulge me for a minute here on my analogy. Catching a wave is a lot like buying a house in Austin right now, you paddle really hard, wait, ride the wave and then do it all over again. Buyers need to hurry up when a house comes on the market and then wait for the next one if it’s not the right house or if they lose one due to multiple offers. Understand, there is a bit of rush and then waiting in any market because once you are under contract time is of the essence during the option period. Once the option period is over, much of the time is spent waiting for the lender to get things in order for the closing.

Searching for Homes in Austin

Waiting for the next house or the right house to hit the market can be very frustrating for a buyer right now. The housing inventory in all of Central Texas is very low and that includes Elgin, Manor and even Georgetown. I have clients on custom home searches from Kyle to Georgetown and everywhere in between with price points ranging from $125,000 to $1 million. Out of the 40 custom searches I have created for my buyers, about 10% receive an email on any given day which lists a new home in their inventory. I have some buyers who only get a new link once every 2 weeks, which is why everything is going so fast and into multiple offers. There are a lot of ‘Evan’s out there and ‘Lisa’s looking for the exact same house.

About 150 people move into the greater Austin area every day and about 50 people leave

Although it can be somewhat daunting, the clients that I have been working with for awhile have settled into the pace. We do a lot of waiting for the house, then we hurry and then we wait again. These clients are going to be great surfers. For a new buyer, it’s hard to believe until you have experienced it first hand. In the beginning I get a lot of “what do you mean it’s gone? – it’s only been 3 days!”. Yes, Evan #1, Evan #5, or Lisa #10 bought it. So, we paddle out and wait for the next one. When it’s meant to be – it will be. Just like a wave, when it’s the right one – we’ll take it all of the way to the closing.

What kind of a home are you?

Posted on February 19, 2014 by Doreen Zelma, REALTOR

They say you are what you eat. What kind of home you purchase can say something about you as well. Austin is known for being weird. The eclectic mix of politics, religion and style are as unique as the tastes in architecture, landscaping and design of Austinites who call this city home. There is quite a mix of homes for sale in Austin.

Homes for Sale in Austin offer a unique blend of vintage and modern designs

I have a client looking in South Central Austin right now, specifically in zip code 78704. We have discussed how you can just turn a corner and be in a different neighborhood with a completely different vibe. I’ve had clients in the past who refer to master planned communities as ‘Disney Word’, because all of the homes conform to the same aesthetic tone. Other neighborhoods here look like something out of storybook with bungalow style homes and lemonade porches.

Bungalow Homes for Traditional Buyers in Austin

I have found, more often than not, that who you are, as a buyer, has a lot to do with what type of home you pick. Buyers who like antiques, nostalgia or tend to like structure, tend to like colonial and bungalow style homes. These buyers don’t care if the floors creek, have no finish and are original from the 1940’s. To them, the floors as real wood and they appreciate the history and authenticity they represent. These traditional buyers also like defined rooms. They like a formal dining room, separate from the kitchen and other rooms, because to them every room has a unique purpose and therefore should have a unique identity, which may simply mean a different paint color.

Dated homes ready for a remodel attract creative types in Austin

Unlike traditional, progressive buyers roll with the times. In my experience these buyers tend to be creative, artist types who don’t always look at a house for what it is… but rather what it could be. These buyers are deciding what walls they are knocking down and how they are going to expand the kitchen. These are the dreamers who know very well they may never get to every project they envision, but see the potential and possibility.

Modern Austin homes for buyers who think out of the box

Lastly, modern buyers are similar to progressive type, but have a flare for drama. These buyers are drawn to open floor plans and like mid-century, contemporary and modern design. They feel boxed in with too many walls. They like vaulted ceilings with a uniform tone between living areas. To some people, these homes look like office buildings, but to modern home buyers, they are dramatic and unique – a work of art in their own right.

The funny thing is that you typically don’t like what you grew up with. For example, I grew up in a mid-century modern single story home, but my brother, sister and I have always lived in 2-story traditional homes. I find this to be the case with more of my buyers than not. Maybe it’s the rebel in us or simply that we know deep down change is good.

Austin Inspection in Home Buying Process

Posted on February 8, 2014 by Doreen Zelma, REALTOR

Part of the Austin home buying process is a home inspection which takes place during an option period and typically signifies the mental transition of stepping off cloud 9 for a minute. Buyer’s remorse, if it’s going to happen, usually occurs within the first 24 hours of signing the contract to purchase. If the buyer is not having second thoughts, the inspection puts emotions aside and brings the buyer back to earth to explore the data.

Austin Home Inspection Process

A home inspector will test systems like heating and air, review construction and materials. If present, the inspector will review some of the highlights in person with the buyer and will then email a copy of the full report typically that evening.

An inspection report is generally about 40 pages long and can be overwhelming partially just due to building code changes. Like anything else, we all learn more overtime so technology changes along with construction because there are simply better or safer ways of doing things then there were years ago. GFCI outlets are a perfect simple example of this – many older homes don’t have them.

General and specific inspections in Austin should be done during the option period in order to protect the buyer’s earnest money

Think of an inspector as a general practitioner. An inspector may not be able to pin point what is wrong with a specific system like a dishwasher, but will help the buyer determine whether a plumber is then needed to further diagnose the problem. Time is of the essence here to bring a specialist in the look at the item of concern. Yes, there is an added cost, but the onus is on the buyer to determine whether or not they want the home. That does not necessarily mean pay for the repair, but if the buyer still wants the home, the buyer needs to bring specific knowledge to the seller. Understand, it is in the buyer’s best interest to understand what needs to be done.

Getting to Yes

If a buyer comes up with a list of 20 items they want repaired or a concession for them, the seller is going to be overwhelmed very quickly and will more often than not say just say no. A seller is often more emotionally tied to a home than a buyer is. The message that the buyer is sending is that he isn’t even ‘in like’ with the house anymore and doesn’t really want it.

I tell buyers to pick the top 3-5 areas of concern along with estimates to support what those concerns equate to, if significant, and those are the items we go back and discuss with the seller. Understand it is still the seller’s home and he can do whatever he wants. He can still simply say no. He can also ask to extend the option period to protect the buyer and allow time to do his own inspection. How the repairs are handled is often based on what the cost will be or how invasive the repair is.

The outcome of an inspection amendment is as unique as the people involved. When the right match of seller and buyer come together, the universe has a way of working things out. Everyone feels good which is how you get to a place of yes.

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