Tarry Town, Tarrytown and Tarrytown Oaks Location

There are 3 subdivisions that area commonly referred to as Tarry Town, simply because they neighbor one another and are located in the same area.  All Tarry Town subdivisions are located just north of Enfield Road, West of the MoPac Expressway and East of Lake Austin.  Tarrytown, Tarrytown and Tarrytown Oaks are all located within the 78703 zip code.

Homes for Sale in the Tarrytown Area

Homes in Tarrytown vary in style and include everything from bungalow, traditional and mid-century modern. The variety of home styles is part of the appeal in this neighborhood.  Tarry Town doesn’t have a cookie cutter feeling, like some neighborhoods have. Homes for Sale in Tarry Town, Tarrytown and Tarry Town Oaks can be viewed on my Tarrytown page.

Tarry Town, Tarrytown and Tarry Town Oaks Austin Market Data

There are 8 active single family houses for sale right now. There are 11 pending houses and 8 homes have sold in the last 90 days.  The average price of an active single family house in Tarrytown, Tarrytown Oaks and Tarry Town is $711,600.  The average size of a home is 2,488 square feet with 4 bedrooms and 3 full baths.

The Tarrytown area is comprised of many micro subdivisions not mentioned here. New subdivisions were created as the area developed.   One of the largest is Brown Herman.  My advice to anyone looking in the area is to have a customized map search created, this way nothing will be missed.

[View with PicLens]

5905 Paseo Del Toro is a Central Austin beauty which combines casual style with modern sophistication.  Ideal floor plan w/master suite & additional bedroom on main level — perfect for office or guests. Large eat-in kitchen w/stainless appliances.  Features:  2 Limestone stone fireplaces, built-ins, hardwood floors on first floor, crown molding, modern master bath w/ glass tile backsplash, glass cabinets in kitchen, wood blinds, ceiling fans in all rooms. HVAC (SEER <14), Water Heater, Roof, updated plus many more! Commuters Delight!

Directions:  From Mopac, go West on 2222, Right on Dry Creek, Right on Paseo Del Toro.  From 360, go East on 2222, Left on Dry Creek, Right on Paseo Del Toro.   From Mesa, turn on Dry Creek and Left on Paseo Del Toro

5905 Paseo Del Toro Updates

• Composite roof (2006)
• HV/AC installed 2009 (SEER >14)
• New water heater installed 2011
• Gutters replaced  (2008)
• Whirlpool Convention Oven Range 2009

5905 Paseo Del Toro House Improvements

• Updated master bathroom with glass tile, new cabinetry, his/her sinks and new hardware, cork floors & lighting
• Hardwood floors throughout lower living area and master
• Tile in kitchen and laundry
• Crown molding
• Stainless kitchen appliances
• Garage door and opener (2008)
• High-end carpet throughout upstairs
• Designer paint throughout
• Wood blinds
• Glass-faced cabinetry
• Ceiling fans in all rooms
• Large deck off back door
• Popcorn removed from all ceilings
• Updated upstairs bathroom with wainscoting
• Landscaping in front and back yard
• Leaded glass front door
• Updated lighting

5905 Paseo Del Toro Features

• Master bedroom downstairs
• Exceptional storage space
• Limestone fireplace in living room
• Limestone fireplace in master bedroom
• Low maintenance yard
• Second refrigerator space and built-in ironing board in laundry
• Large garage
• Insect extermination maintained by ABC Pest and Lawn
• Fully automated sprinkler system
• Security system

5905 Paseo Del Toro, Austin TX 78731 Neighborhood

• Exemplary elementary school
• Mature oaks & deer
• Great Location for commuters
• Minutes to downtown
• Minutes to lake, walking trails and dog parks
• Local restaurant within easy walking distance
• Minutes from grocers, cleaners, daycare centers and places of worship

Austin Homes for Sale

There are some upgrades that we need to do and others that would fall into the ‘nice to do’ category.  I often try to put perspective on this when the home inspection comes back on a house. The dilemma on how to move forward often comes when buyers feel that a major system, like the furnace is old.  The main question Austin home buyers to ask and to be mindful of is whether or not the system has reached its end of life.  If in all probability a furnace is coughing up its last breathe of hot air, my buyers need to consider the cost of a replacement during their option period, because we may want to go back to the sellers and talk about the cost.  Sellers don’t always know a lot about their house before it is inspected, so this is often new information they need to consider.

Selling a Home in Austin

[Helpful tip to Sellers:  if you are worried about the condition of your home before a buyer's inspection -
have your house pre-inspected before it goes on the market.]
 
On the flip-side, it is important to remember functionality.  Building codes change over time, as new and improved ways of doing things are discovered.  That doesn’t mean the existing system isn’t doing the job, just because standards have changed.  For buyers to think a Seller should make a concession because there is a better way of doing something now, is not realistic.  Sure, it would be more efficient to have a two zone HV/AC system on a two story house, but to expect a seller to pay for that is not realistic.  Again, is the system functioning properly?  There is always a new and improved way to do something and there always will be, but to expect a 1969 home to be upgraded to 2012 standards is not realistic.  If you want a new home, then I will sell you a new home. 

Don’t get me wrong, upgrades are a Seller and Buyer’s best friend.  Houses that have been updated sell for more money, simply because they have more value.  A buyer feels confident that they should not need to worry about replacing something for a while, which is then something they don’t need to budget for in the future.  A house that has updated systems shows pride of ownership from the inside – it’s not just the aesthetics that attract a buyer.

My latest Central Austin Real Estate listing is a great example of pride of ownership from the inside – out.  Yes, the house looks great, but the added value comes from the fact that just about every system in the house has been replaced in the last 6 years – even the water heater.  The owners got into the habit of replacing things as needed, which is of course what we all strive to do.  5905 Paseo Del Toro is located in Central Austin just North of 2222 in the Highland Hills/Northwest Hills area of Austin.         5905 Paseo Del Toro details

6607 Clubway Lane 78745

6607 Clubway Lane located in South Austin, is a single story home in the 78745. 6607 Clubway features fresh paint on the interior and exterior, newer dual-pane windows with screens and hard tile floors. The carpet in the bedrooms has also been updated. Large master with space for sitting, exercise or even a desk. The master bath and kitchen range have been updated as well. 6607 ClubwayLane offers a fenced in yard and automatic sprinkler system. Sits on the corner of a cul-de-sac lot. 6607 Clubway Lane in 78745 is conveniently located for shopping, restaurants, parks and more.

6607 Clubway Lane in 78745

Sq. ft. 1,525 (tax record)
Bedrooms: 3
Baths: 2

List Price: $169,900

Visit me today, Sunday, February 12th from 1 – 4

Directions: Off William Cannon between South First & Manchaca. North on Woodhue to Armadillo. Turn Left on Armadillo. House is on the left corner of Armadillo & Clubway. (Second block off Woodhue)

5909 Paseo Del Toro Austin Texas 78731

5905 Paseo Del Toro is a Central Austin beauty combines casual style with modern sophistication.  Ideal floor plan w/master suite & additional bedroom on main level – perfect for office or guests. Large eat-in kitchen w/stainless steel appliances.  

5905 Paseo Del Toro, Austin TX 78731 - see website for more information

5905 Paseo Del Toro features:  2 floor-to-ceiling Limestone stone fireplaces, built-ins, hardwood floors on first floor, crown molding, modern master bath with glass tile backsplash, glass cabinets in kitchen, wood blinds, ceiling fans in all rooms. Updated: HV/AC (SEER <14), Water Heater, Roof, Lighting, Convection Oven range. 

5905 Paseo Del Toro Austin, TX 78731 link on You Tube

Location:  Highland Hills / Northwest Hills Area, commuters dream – easy access to downtown, lake, eateries, daycare, cleaners, hike & bike trails and dog parks.  No HOA!

Year Built:  1980

Bedrooms:  4 (master and additional bedroom on main)

Baths:  2.5

Square Footage:  2,127 sq. ft. (per appraiser)

Exterior:  Front Porch, 3-sides masonry, nice backyard deck

List Price:  $417,000

5905 Paseo Del Toro

5905 Paseo Del Toro is conveniently located in Central Austin. 5905 Paseo Del Toro is a Highland Hills / Northwest Hills area home boasting cottage casual style with modern sophistication. Exterior character includes 3-sided masonry, rocking chair porch and backyard deck for entertaining.

5905 Paseo Del Toro Austin, TX 78731

5905 Paseo Del Toro has an ideal floor plan with the master suite and an additional bedroom on main level – perfect for home office or guests. Large eat-in kitchen offers plenty of counter and cabinet space with stainless steel appliances.

5905 Paseo Del Toro Living with Limestone Fireplace

Features: 2 floor-to-ceiling Limestone stone fireplaces with built-ins, hardwood floors throughout first floor, crown molding, modern master bath with glass tile backsplash, glass inset cabinets in kitchen and tiled counter. Pride of ownership shows with many updates.

5905 Paseo Del Toro Kitchen

Year Built: 1980
Bedrooms: 4 (master and one bedroom down)
Baths: 2 ½
Living: 1
Dining: 2
Garage: 2

Size: 2,127 sq. ft (appraiser)
List price: $417,000
Zip code: 78731

5905 Paseo Del Toro Updates

• Composite roof (2006)
• HV/AC installed 2009 (SEER >14)
• New water heater installed 2011
• Gutters replaced  (2008)
• Whirlpool Convention Oven Range 2009

House Improvements

• Updated master bathroom with glass tile, new cabinetry, his/her sinks and new hardware, cork floors & lighting
• Hardwood floors throughout lower living area and master
• Tile in kitchen and laundry
• Crown molding
• Stainless kitchen appliances
• Garage door and opener (2008)
• High-end carpet throughout upstairs
• Designer paint throughout
• Wood blinds
• Glass-faced cabinetry
• Ceiling fans in all rooms
• Large deck off back door
• Popcorn removed from all ceilings
• Updated upstairs bathroom with wainscoting
• Landscaping in front and back yard
• Leaded glass front door
• Updated lighting

Features

• Master bedroom downstairs
• Exceptional storage space
• Limestone fireplace in living room
• Limestone fireplace in master bedroom
• Low maintenance yard
• Second refrigerator space and built-in ironing board in laundry
• Large garage
• Insect extermination maintained by ABC Pest and Lawn
• Fully automated sprinkler system
• Security system

Neighborhood

• Exemplary elementary school
• Mature oaks & deer
• Great Location for commuters
• Minutes to downtown
• Minutes to lake, walking trails and dog parks
• Local restaurant within easy walking distance
• Minutes from grocers, cleaners, daycare centers and places of worship

Contact Doreen Zelma for more information on this listing.

office:  512-761-0567

email:  doreen@supportlocalaustin.com

All information is reliable, but not guaranteed. Buyer must verify.

It’s a great idea to talk to a lender even if you aren’t planning on purchasing a home for a year or two. Sometimes, things appear on a credit report that should not be on there, like a college loan that was paid off years ago. Understand, the challenge often with a credit report is not in releasing the lien — it’s about waiting for that line item to not appear on your credit report anymore which will raise your credit score. It can take 3 to 6 months at minimum for the debt to no longer appear on a credit report, so I encourage everyone to know your number even if you aren’t buying a house anytime soon.

Austin Real Estate Market

The Austin Texas Real Estate Market is strong and will remain strong with mortgage rates in record lows. If you are thinking of selling, I encourage you to talk to me about your local inventory, because after all markets are local. 2009 may not have been your year to sell, but 2012 may very well be.

Visit me on Sunday, January 29th from 1 – 4 pm.

Directions:  South of William Cannon on Manchaca Rd to Right (West) on Shiloh. Second Right onto Manassas Drive . 8108 Manassas Drive is the second house on the left.

Austin Market Data

Crestview
Number of homes for sale                       13        
Median List Price                                   $264,900          
Where in Austin?                                   Central

Rob Roy on theLake
Number of homes for sale                       6         
Median List Price                                   $2,924,500       
Where in Austin?                                   West

Tarrytown
Number of homes for sale                       7         
Median List Price                                   $789,000
Where in Austin?                                   Central

Legend Oaks
Number of homes for sale                       9
Median List Price                                   $259,900
Where in Austin?                                   Southwest

Shady Hollow
Number of homes for sale                       9
Median List Price                                   $304,990
Where in Austin?                                   Southwest

Senna Hills
Number of homes for sale                       4         
Median List Price                                   $532,188          
Where in Austin?                                   West

Great Hills
Number of homes for sale                       11
Median List Price                                   $525,000
Where in Austin?                                   Northwest

Highland Park
Number of homes for sale                       11
Median List Price                                   $589,000
Where in Austin?                                   Central

Jester Estates
Number of homes for sale                       7
Median List Price                                   $457,000
Where in Austin?                                   Northwest

Mueller
Number of homes for sale                       6
Median List Price                                   $746,716
Where in Austin?                                    East

Crossing at Onion Creek
Number of homes for sale                       11
Median List Price                                   $160,000
Where in Austin?                                    Southeast

Legend Oaks home in Southwest Austin features a wonderful bright and open floor-plan. Backs to Greenbelt.  Located at 7117 Ridge Oak Road, this single story home has a Gourmet kitchen with center island opens to formal dining and living room with tile floors, built in entertainment hutch, fireplace and crown molding.  The home is 1,841 square feet per the tax record and has 3 bedrooms with 2 full baths.  7117 Ridge Oak Road has a 2-car garage and 3-sides of masonry exterior finish.

7117 Ridge Oak Road is listed at $239,000

Directions:  From Mopac South:  turn right on William Cannon and turn left on Ridge Oak  or from 290, turn left on William Cannon and right on Ridge Oak

Open House 7117 Ridge Oak Road

Visit me Sunday, January 15th from 1 – 4pm

View pictures of 7117 Ridge Oak Road and other Legend Oaks’ homes here.

How a house is classified is determined by whether the land the residence sits on is fee-simple or undivided. If the parcel is undivided, then the structure is in a condominium regime which gives owners partial interest in the land. When a residence is fee-simple the owner has owns absolute title to the land and structure. In a condominium regime, you own the space the unit occupies and only own a partial interest in the common land surrounding the property.

Austin Condominium regimes can come in garden home, townhouses, single family, duplexes and apartment designs. Many have backyards, which can make it impossible to tell by looking, how the property is classified. Fee simple properties are available in the same styles, with the exception of towers. Some people don’t want to live in a condominium regime because they feel too restricted in how they can utilize their backyards. Understand fee-simple home owners still need to abide by city, deed and zoning restrictions. Fee-simple home owners can also be restricted through their home owners associations. Condominium regimes will often let homeowners improve property with patios and other outdoor improvements as long as they get permission first and comply with certain aesthetic guidelines. People are not always as limited as they think they will be.

I searched Austin MLS listings and selected some active properties so show examples of home styles that are classified as condominiums. Click the link here to see the condos

Click the link below or the picture, which will take you to a pdf. document with national real estate and local Austin housing information that you may find useful whether you’re in the market for a home, thinking about selling your home, or just interested in homeowner issues in general.

Austin Housing Trends 12_11

The report includes third quarter results comparing the Austin real estate market to the rest of the United States. Mortgage data, employment findings, building permit numbers and pricing trends are posted.

Austin Housing Inventory

There are 17,517 listings currently active in the greater Austin MLS listings. This is LOWER than it was previously

The average price of a Single Family Residential listing is $367,527

 Click the link below or the picture, which will take you to a pdf. document with national real estate and local Austin housing information that you may find useful whether you’re in the market for a home, thinking about selling your home, or just interested in homeowner issues in general.

Austin Housing Trends 12_11

The report includes third quarter results comparing Austin to the rest of the United States.  Mortgage data, employment findings, building permit numbers and pricing trends are posted. 

Austin Housing Inventory

There are 17517 listing(s) currently active in the greater Austin MLS listings.   This is LOWER than it was previously

The average price of a Single Family Residential listing  is $367,527

The more detailed the criteria I use to find a home, the lower the number of search results.  However, I do have to use some criteria when looking like a zip code or MLS area.  The Austin MLS system will only allow me to pull 100 properties for any given property search.  It is rare though that I do not have enough criteria to narrow the search to less than 100.  After all, everyone typically has some criteria whether it’s a neighborhood, school district and of course – price.

 For those who really want to narrow the field down further, I can get very specific in terms of how I search for a property.  Understand, I may be lucky to find one property if the criteria are too narrow, but the flexibility in how I search for properties is available for those looking for something really specific.

Search for a Home in the Greater Austin area

Here is a list of some unique criteria I can use when searching for a property:

• Elementary School
• Master bedroom located on the first floor
• Number of stairs to enter a house
• Fireplace
• Fractional ownership (time share)
• Year built
• Pool
• Duplex, triplex or fourplex
• Building materials (i.e. all sides masonry)
• Media Room
• Modified for wheel chair
• Area amenities (i.e. club house, jogging path, lake privileges
• Flooring
• Type of utilities
• City view
• No backyard grass

There are too many criteria to list.  The intent is give you some idea of how detailed I can get.  One thing to note is that not all agents add as much detail as they can to a listing.  If an agent does not add that a property has a view of downtown, for example, the system is not going to pull it if your criteria include only city view properties.  There are fields that, as Realtors, we have to fill when entering a listing, while others are voluntary.

Fewer buyers mean fewer offers to sellers. I’ve talked before about wants and needs. Some owners need to sell now, they don’t just want to sell. Many people make job changes this time of year which nowadays, may mean moving to a different state. Sellers are often more flexible this time of year with price because they don’t have the buyer traffic they would have other times of the year – there is simply less demand. Investors know this, which is why I work with more investors this time of year than any other.

Interest rates are also very low right now, which gives you more buying power. You can qualify to spend more on a house when interest rates are low, than you can when they start to go up. Why? Lenders look at debt to income ratio when deciding to approve a buyer for a loan. Debt includes existing data like student loans and car payments, but the principle and interest on your proposed home purchase will also be a factor. The more you spend on interest the lower your principle payment on the house will need to be to meet the criteria of debt to income.

Real Estate Traffic

Ironically, another advantage this time of year for buyers is time. People often take off a few days between Christmas and New Years. When shopping for presents has ended, people often find they have extra time to look for a house without the stress of spending the day at work. In fact the busiest day to search for a home on-line is December 26th, the day after Christmas.

Happy Holidays to You,

Doreen

Austin Downtown Districts

What’s moving Downtown and how are other hot condo areas doing?  I have selected specific condominiums and popular areas in Central Austin to offer some data points. Downtown Austin and the surrounding areas offer great varieties in unit sizes, amentities and styles. There are low rises and hi-rise living options in a variety of price points. The large variety of  locations, styles and price points offer truely something for everyone.

The data below is specific to condominium homes.  

If there is an area you want me to spotlight -please let me know.

Central Austin Condo Market Data

All Downtown Condos
Number of Active Houses on the Market:         81
Average Days on Market:                              109
Median List Price:                                 $ 399,900

Spring Condominiums (Downtown)
Number of Active Houses on the Market:         10
Average Days on Market:                                 85
Median List Price:                                 $ 408,500

360 Condominiums (Downtown)
Number of Active Houses on the Market:            6
Average Days on Market:                                  51
Median List Price:                                 $ 387,000

W Residences (Downtown)
Number of Active Houses on the Market:             9
Average Days on Market:                                138
Median List Price:                              $ 1,149,000

Milago Condomniums (Downtown)
Number of Active Houses on the Market:             5
Average Days on Market:                                   85
Median List Price:                                  $ 339,000

All Condos in zip code 78704
(South of Downtown: SoCo / Zilker area)
Number of Active Houses on the Market:            65
Average Days on Market:                                    96
Median List Price:                                   $ 250,000

All University of Texas Condos
Number of Active Houses on the Market:            44
Average Days on Market:                                  143
Median List Price:                                    $ 208,750

All condos in zip code 78703
(West of Downtown: Tarrytown area)
Number of Active Houses on the Market:             45
Average Days on Market:                                   102
Median List Price:                                     $ 370,000

Austin Winter Real Estate Market

The holiday season is also the start of colder weather. In other parts of the country snow can really impact winter home sales. Fortunately, for the Austin Real Estate market snow and ice days are little and far between. Buyers can generally shop year round though it may be hard to find the time.

Only the must-see homes on the hot list make the cut this time of year. There are fewer buyers this time of year and with little time, those coming out to see a house are serious shoppers. Sellers will get less traffic but those that come out want or need to buy — now.

A decorated house brings warmth and whimsy to the décor which makes people feel good. Decorations help set the stage for your home. One of my sellers’ biggest challenges for selling a home is keeping it clean. Houses are generally cleaner this time of year because we clean anyway when friend and family are coming to visit.

Houses smell better this time of year as well. The real Christmas tree, those fresh baked cookies and gingerbread room deodorizers make buyers feel good when they come see your home.

There are many sellers that will take their house off the market between Thanksgiving and Christmas. I always encourage by sellers to keep their houses on the market. Serious buyers will miss your home if it is not for sale.

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

Austin Market Spotlights

Legend Oaks (Southwest Austin)
Number of Active Houses on the Market: 10
Average Days on Market: 45
Median List Price: $ 266,025

Cherry Creek (South Austin)
Number of Active Houses on the Market: 16
Average Days on Market: 98
Median List Price: $ 184,970

Plum Creek (Kyle)
Number of Active Houses on the Market: 25
Average Days on Market: 89
Median List Price: $ 179,250

City of West Lake Hills
Number of Active Houses on the Market: 27
Average Days on Market: 122
Median List Price: $ 1,295,000

Barton Creek West (West Austin)
Number of Active Houses on the Market: 3
Average Days on Market: 60
Median List Price: $ 585,000

Cat Mountain (North Austin)
Number of Active Houses on the Market: 7
Average Days on Market: 85
Median List Price: $ 450,000

Bouldin (Central Austin)
Number of Active Houses on the Market: 6
Average Days on Market: 79
Median List Price: $ 447,000

Travis Heights (Central Austin)
Number of Active Houses on the Market: 17
Average Days on Market: 99
Median List Price: $  575,000

What all of these dream houses have in common is that they are scarce.  My challenge is often that buyers don’t always believe they are looking at a dream house. I never know when the ideal house is going to come up for someone.  Buyers and houses enter and exit the market constantly.  When a house is only 7 days old on the market and it’s a dream house, buyers often think they can wait. 

Remember a dream house is always going to show up in someone elses dream, so there is no telling when the next buyers are going to see it.  When buyers lose a dream house it can become very discouraging, but often need to go through the experience.  The next time my buyer won’t wait for another buyer to purchase their house.  All houses sell in their own given time.  It could be day 7 or day 150.  If a buyer sees their dream house on day 150 – it’s new to them!
I often find it a helpful exercise to show buyers the difference in inventory between their wants list versus their needs list.  A buyer may easily start with 35 homes that meet their needs criteria, but when I add a golf course view – we wind up with 5.
Remember our goals change in the future as life has a habit of changing.  Buying a new home is a dream in itself. Sticking to the present and what you need now will help keep that dream a reality.

Applicants that do not own a vehicle can use a utility bill showing the matching address, but also must sign an affidavit stating that they do not own a vehicle.

The new law does not affect those who have already received tax exemption status. The new homestead requirements also apply to applications for the over-65, disability, disabled veterans, homeowner’s surviving spouse and manufactured (mobile) home exemptions.

The homestead exemption form must be filed between Jan 1, 2011 and April 30, 2011.   To qualify you must have owned your home by January 1, reside there as of that date and not claim an exemption on any other property.

1908 Glencliff Drive 78704

Lately, I have been spending my time in Central Austin specifically Barton Hills and other areas within the 78704 zip code.  Conditions have varied with some needing a little love, like maybe new paint colors, while others need some major updating.

Homes in need of remodeling can be found in all price points. When you are purchasing a home that is considered ‘dated’, it is best to know what your intended use is for it. For example, if you are looking to just lease the house out, freshening up the paint and re-carpeting may be all you need to do to make it ready for a tenant. If your plans are live in the house, understand that many of the upgrades you will add are for you. They may depreciate over time and not all buyers will appreciate what you have done. When the plan is to remodel a home to flip it, budget is key. Sticking to a budget which should include a miscellaneous fund for unexpected work will keep you from buying yourself right out of the neighborhood.

Here are some houses I have seen in the past week. Doreen’s picks of the week Again, how much work they need, if any, will depend on the buyer’s intended use.

1908 Glencliff (see link above) was designed by James D. Pfluger. It is a work of art with great bones and over an acre of land on the cliff of the Barton Creek Greenbelt, about 200′ upstream from Camel’s Hole. It has privacy and a view, but the view could be better if someone cleaned up the brush and trees and perhaps redesigned the overhang on the back decks. The house has tons of possibilities. Many of the surrounding homes have been completely rebuilt and updated.

One note about investment properties. Leases are on the rise, because properties for lease are in short supply. There are many people who cannot qualify for a loan these days, so they need to lease. There are some people of course that prefer to lease, but with the addition of people that now do not have a choice – the demand is very high. So, if you are thinking about purchasing an investment property – now may be the time. Remember, investment properties also come in all price points. They require 20% down and rates right now hovering around 5% and under.

Rules and by-laws are defined and outlined for each home owners association and can include anything from buildings restrictions, pet limitations and quiet hours. H.O.A.s impose fee’s to manage common charges and services impacted by the community. Mandatory home owners associations are typically created at the time the subdivision is created whether it is a neighborhood of houses or a condominium community.

H.O.A.s are a legal and financial entity designed to fund and manage common services and areas. Gated entrances, pools, fitness centers and playgrounds are all examples of common areas. Common services can include water, cable, trash and even gas. What services are included typically depends on how the subdivision was initially designed. Home owners associations can be powerful; they will impose fines and can even place liens on a property if fees are not paid or rules are not complied with.

Home owners associations often manage community activities as well, which provides an environment to socialize with neighbors within the community.

Austin HOA Rules and Restrictions

Whether or not a home owners association will work for a buyer will depend on many factors. If you are looking to build and want the freedom to choose any material you want or size of home, a neighborhood with a home owners association may not work for you. Having horses or parking an RV or boat next to a house – may not be allowed. You may be limited to the kinds of fences you can have. Dog breeds that are typically labeled as ‘aggressive’ are often not allowed as well.

Some people like limitations and rules within a community. Members of an association often like the structure within the community and welcome the limitations. Some people like a common aesthetic theme limited building materials bring. They also like the sense of community and small town feeling common amenities often provide.

Home owners associations can include many amenities, rules and by-laws or very few. H.O.A.s vary greatly in terms of when fees are due. Some are monthly; others are quarterly or even paid annually. Frequency is often determined by the size and scope of the association.

Unless I have a buyer who truly doesn’t like the idea of a home owners association, I often suggest clients be open to the idea. You can often tell just by driving through a neighborhood if it is heavily restricted or looks fairly laid back. With so many of them in the greater Austin area, it is hard for prospective buyer to completely rule them out.

The data below is specific to single family houses, unless otherwise indicated.  If there is an area you want me to spotlight -please let me know.

Tarry Town  (Central)
Number of Active Houses on the Market:                      16

Average Days on Market:                                              81

Median List Price: $                                                  $606,500

Elliott Ranch (Buda)
Number of Active Houses on the Market:                     12

Average Days on Market:                                            99

Median List Price: $                                                 $432,400

Whispering Hollow  (Buda) Still Developing
Number of Active Houses on the Market:                     17

Average Days on Market:                                            59

Median List Price:                                                    $218,835                                              

Garlic Creek (Buda) Sill Developing
Number of Active Houses on the Market:                   16

Average Days on Market :                                         76

Median List Price:                                                   $199,106          

Austins Colony (East)
Number of Active Houses on the Market:                  18

Average Days on Market:                                          86

Median List Price:                                                   $109,950                                  

Pemberton Heights (Central)
Number of Active Houses on the Market:                    6

Average Days on Market:                                          71

Median List Price: $                                           $1,535,750

Towers of Town Lake (Downtown Condominium Community)

Number of Active Condos on the Market:                   9

Average Days on Market:                                         74

Median List Price:                                                    $289,500

Pemberton Heights is a charming Central Austin neighborhood that is grounded in architectural roots from the 20’s and 30’s.  Homes in Pemberton Heights reflect more than just the classic bungalow design. Pemberton Heights offers a casual sophistication reflected in the storybook traditional architectural details found throughout the neighborhood.

No storybook neighborhood is complete without a castle and Pemberton Heights has one.  Originally built in the late 1800’s as a cistern, the Pemberton Castle, also known as the Fisher-Gideon House was constructed into a limestone gothic castle in 1926. The castle was the first platted unit when the Pemberton Heights subdivision was created and includes a history of well known Texas figures, artists and even ghost story.

Pemberton Heights has received national attention over the years.  In 1998, Town and Country Magazine selected Pemberton Heights as one of their Top 25 Platinum Addresses in the United States.  The Old West Austin area which includes Pemberton Heights was named one of the ‘Ten Great Places’ neighborhoods by the American Planning Association.

Search for Pemberton Heights Austin Homes for Sale

Pemberton Heights Location

Pemberton Heights is a Central Austin neighborhood located just east of Mopac and west of N Lamar Boulevard. Pemberton Heights can be found just north of Windsor Road and south of W 30^th Street.

Pemberton Heights School District

Pemberton Heights is located in the Austin Independent School District

]]> http://www.supportlocalaustin.com/central/pemberton-heights/feed/ 0 http://www.supportlocalaustin.com/austin-city-limits-2011/ http://www.supportlocalaustin.com/austin-city-limits-2011/#comments Tue, 27 Sep 2011 15:32:05 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2504 The Austin City Limits Music festival celebrated its 10th anniversary in Zilker Park.  Roughly 75,000 people were in attendance on each day of the 3-day festival setting a record.  The Austin City Limits Music Festival draws visitors and musicians to Austin from all over the world.  This year the ACL music festival not only benefited [...]]]> The Austin City Limits Music festival celebrated its 10th anniversary in Zilker Park.  Roughly 75,000 people were in attendance on each day of the 3-day festival setting a record.  The Austin City Limits Music Festival draws visitors and musicians to Austin from all over the world.  This year the ACL music festival not only benefited the local economy, but also through donations made for wildfire relief efforts as well.

According to the Austin City Limits Festival website, attendees and The Do Good Bus raised $20,826.90 for The Red Cross and The Texas Wildfire Relief Fund. In addition, C3 Presents matched Friday’s donations for a grand total of $35,088.10.

The ACL Music Festival moves to cooler weather next year during the weekend of October 12, 2012.

Austin Real Estate Close to Zilker

Looking to live close to Zilker Park?  Here is a link to houses and condos for sale close to Zilker Park.  I can also set up a customized search to send you homes specific to your needs.

]]> http://www.supportlocalaustin.com/austin-city-limits-2011/feed/ 0 http://www.supportlocalaustin.com/central-texas-fires/ http://www.supportlocalaustin.com/central-texas-fires/#comments Mon, 19 Sep 2011 17:37:43 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2495 It has been a quiet month in real estate partially due to the somber memories of 9/11 and the fires that have claimed a significant portion of the landscape over the past 2 weeks.   Here is a link to some ways you can help fire victims.  Many people living in remote areas like Bastrop, which has had over 35,000 [...]]]> It has been a quiet month in real estate partially due to the somber memories of 9/11 and the fires that have claimed a significant portion of the landscape over the past 2 weeks.   Here is a link to some ways you can help fire victims.  Many people living in remote areas like Bastrop, which has had over 35,000 acres burned, do not have hazard insurance.  In some cases, they have lost everything from smoke and fire damage.  There are many donaton drop of centers set up all over Austin to help collect supplies.

 

]]> http://www.supportlocalaustin.com/central-texas-fires/feed/ 0 http://www.supportlocalaustin.com/back-to-the-future/ http://www.supportlocalaustin.com/back-to-the-future/#comments Mon, 12 Sep 2011 19:36:43 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2490 Someone asked me last week if selling her house next year would mean selling higher than this year. I responded by telling her if I could predict the future like that – I’d be a very rich lady. When I list a house and even when I represent a buyer I look at trends in [...]]]> Someone asked me last week if selling her house next year would mean selling higher than this year. I responded by telling her if I could predict the future like that – I’d be a very rich lady. When I list a house and even when I represent a buyer I look at trends in the market. Market tends vary about every 3 months based on how inventory is moving, what houses have sold for and what houses entering the market are being listed for. Housing prices are a reflection of both national and global economic factors that affect interest rates, the stock market, the bond market and employment rates to name a few. The volatility of market conditions makes it impossible to predict what your house will sell for a year from now. Sometimes I do go back a year, but it’s not to price a house – it’s just to tell a story.

As I often say, markets are local and that is often widdled down to a particular subdivision or specific condo community. There are markets that are in high demand. Markets can be defined as a subdivision, school district, zip code, etc. So, looking back in time longer than 3 months helps me tell the story of that particular market because – although the list price can’t be predicted a year from now, how hot a specific market is generally can. Price is a moment in time.

I’ll give you an example most people familiar with Austin can relate to, which is zip code 78704. Zip code 78704 is the southern neighbor of Austin’s downtown district. Many consider it downtown and although it certainly has an urban flare, it has a bit more of a small town feeling than a cityscape. Zip code 78704 is the home of Zilker Park and the SoCo, SoLa and SoFi districts which are all popular for their local eateries and shopping. The local amenities coupled with the vast array of affordablility due to a large variety a price points makes 78704 not only hot, but consistently hot. Inventory moves here and will always move here because of the location.

Austin Real Estate Market

Let’s look at the over all story of the Austin market over the first 6 months of 2011 vs the first 6 months of 2010.

• There were 584 less homes sold in 2011 than in 2010. 
• The sales volume is 3 million dollars higher than 2010.
• The average sales price is $14,000 higher in 2010 ($255,000 in 2011 vs. $241,000 in 2010).
• The median sales price was also up for the first half of 2011: $191,000 vs. $185,000 in 2010.

 So, overall houses there are slightly less houses selling, but those that are – are selling for more money. Austin is looking good.

]]> http://www.supportlocalaustin.com/back-to-the-future/feed/ 0 http://www.supportlocalaustin.com/marisol-at-the-oasis/ http://www.supportlocalaustin.com/marisol-at-the-oasis/#comments Tue, 06 Sep 2011 20:59:15 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2485 Last month, I viewed properties at Marisol at the Oasis, a gated enclave of what will ultimately be 30 luxury homes overlooking Lake Travis and the Texas Hill Country.  Located in what is now considered Oasis,TX, Marisol at the Oasis can be found off of Comanche Trail on 620 in Northwest Austin.  Residents enjoy the [...]]]> Last month, I viewed properties at Marisol at the Oasis, a gated enclave of what will ultimately be 30 luxury homes overlooking Lake Travis and the Texas Hill Country.  Located in what is now considered Oasis,TX, Marisol at the Oasis can be found off of Comanche Trail on 620 in Northwest Austin.  Residents enjoy the luxury of being steps away from the famous sunset view of the Oasis Restaurant, in addition to Uncle Billy’s Brew and Que.  The Oasis master plan is a mixed use community which includes about 30 eclectic retail shops as well.

A variety of builders have contributed to the community, including Crescent Estates, Redbud, Precise, Waldrop and Waterford Custom Homes.  Inventory homes are available for purchase or can be built to suit.  All of the homes are very unique from one another, offering different floorplans and aesthetic materials like stonework. 

Homes range from $800,000 to $2 million.  Here is a link to my new Marisol at the Oasis webpage, which shows some of the MLS listings available.

]]> http://www.supportlocalaustin.com/marisol-at-the-oasis/feed/ 0 http://www.supportlocalaustin.com/north-west/marisol-at-the-oasis/ http://www.supportlocalaustin.com/north-west/marisol-at-the-oasis/#comments Tue, 06 Sep 2011 20:19:58 +0000 Doreen Zelma http://www.supportlocalaustin.com/?page_id=2478 Marisol at the Oasis is a gated enclave with the potential for 30 homes overlooking Lake Travis and the Texas Hill Country.  Located in what is now called Oasis,TX, Marisol at the Oasis is located on Comanche Trail on 620 in Northwest Austin.  Residents enjoy the luxury of being steps away from the famous sunset view of [...]]]> Marisol at the Oasis is a gated enclave with the potential for 30 homes overlooking Lake Travis and the Texas Hill Country.  Located in what is now called Oasis,TX, Marisol at the Oasis is located on Comanche Trail on 620 in Northwest Austin.  Residents enjoy the luxury of being steps away from the famous sunset view of the Oasis Restaurant and Uncle Billy’s Brew and Que.  The Oasis master plan is a mixed use community which includes about 30 eclectic retail stores.

Marisol at the Oasis Homes for Sale

Marisol at the Oasis search MLS listings below

 

Marisol at the Oasis Luxury Homes

A variety of builders have contributed to the community, including Crescent Estates, Redbud, Precise, Waldrop and Waterford Custom Homes.  Inventory homes are available for purchase or can be built to suit.  All of the homes are very unique from one another, offering different floorplans and aesthetic materials like stonework.

]]> http://www.supportlocalaustin.com/north-west/marisol-at-the-oasis/feed/ 0 http://www.supportlocalaustin.com/beat-the-heat/ http://www.supportlocalaustin.com/beat-the-heat/#comments Tue, 23 Aug 2011 22:22:56 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2462 Austin, like all of Texas, is experiencing severe drought conditions. Record breaking heat and water conservation has caused some shifts in routine for all of us. For me, that means trying to get out early to look at houses whether I am with clients or previewing. I showed land in Smithville last Monday, which is [...]]]>

Austin, like all of Texas, is experiencing severe drought conditions. Record breaking heat and water conservation has caused some shifts in routine for all of us. For me, that means trying to get out early to look at houses whether I am with clients or previewing. I showed land in Smithville last Monday, which is just west of Bastrop. My clients and I started at 10:30, spending about a good 20 minutes at the first lot. As the day heated up, we started to select what lots we actually wanted to get out of the car for. We saw 14 lots in 2 hours.   Heat can be motivating!

 
Shifts in routine also include remembering to water plants after sunset and being mindful of our foundations. Dirt is like a sponge, when it dries out — it condenses. That dirt under your house is condensing too. Cement doesn’t bend, it cracks.  Having a drip system around your house is helpful. A hose with holes placed around your house can help water your plants and your foundation at the same time.

]]> http://www.supportlocalaustin.com/beat-the-heat/feed/ 0 http://www.supportlocalaustin.com/living-lakeside/ http://www.supportlocalaustin.com/living-lakeside/#comments Thu, 11 Aug 2011 21:21:27 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2456 I have several clients currently looking for waterfront property. Waterfront is 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. Waterfront property does not always mean direct access to the lake. Even [...]]]>

Steps to Lake Travis

I have several clients currently looking for waterfront property. Waterfront is 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.

Waterfront property does not always mean direct access to the lake. Even direct access can vary from walking across a lawn directly into the lake 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, someone has to maintain the bock dock and the stairwell used to access the lake. 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 you will need to budget for.

There is nothing like having the lake as your neighbor.  It can provide constant entertainment. Just consider what you want and what you need from it — before you start your search. The greater Austin area touches Lake Austin, Lake Travis and Lady Bird Lake.  Access to the Town Lake Hike & Bike Trail can be found from waterfront condos like Milago.  There is now a waterfront page on my website that captures some of the waterfront properties available.

I have selected some random subdivisions in Austin below and listed some current real estate market data.

Understand this data is specific to single family houses.  If there is an area you want me to spotlight -please let me know.

Tarry Town

Number of Active Homes on the Market: 13

Average Days on Market: 42

Median List Price: $ 725,000

Travis Heights

Number of Active Homes on the Market: 25

Average Days on Market: 77

Median List Price: $ 575,000

Lost Creek

Number of Active Homes on the Market: 22

Average Days on Market: 81

Median List Price: $ 608,000

Anderson Mill

Number of Active Houses on the Market: 59

Average Days on Market: 73

Median List Price: $ 172,500

Circle C Ranch

Number of Active Houses on the Market: 33

Average Days on Market: 80

Median List Price: $ 300,000

Mueller
Number of Active Houses on the Market: 9

Average Days on Market: 87

Median List Price: $ 550,000

My football buyer isn’t going to buy a house if there is no room for a big TV. Yes, football often trumps where the kids are going to eat. You laugh, but again, this is all about lifestyle. There are many things buyers will forgive like bad paint and carpet, if the house works for their lifestyle.

Sellers need to help too. I was recently invited to a home in South Austin because a fellow agent wanted my opinion on how much the current décor would influence a potential buyer. I entered from the front door, directly into the living room which was painted University of Texas burnt orange. There were 2 large flat panel TV’s on the wall with a gaming console in between them. This was the ultimate UT man cave that only a UT gamer could love. It is very hard for a buyer to mentally separate that lifestyle, with their own. When a seller leaves the house that personalized when they put it on the market — they  send the message to potential buyers that it is their home and they really don’t want to leave. I recommended at least one TV come down and the room to be painted a neutral color.

 

I work with investors often enough to understand no two are alike. The appeal of becoming an investor is often due to the added income one might expect from collecting rent. There are many things to consider though and plan for before becoming one, which are typically not considered until I start asking questions. Understanding what a client’s long term and short term goals are is always a good place to start. Is the goal immediate positive cash flow or long term appreciation? Knowing these answers helps me start to fine tune what type of property and location might be best suited to meet those needs. Does my client want a tenant already in place? Who is going to manage the property and how much can someone afford as a down payment are all questions that need to be discussed up front. Typically, an investor is not going to have a monthly positive cash flow without putting down at least 20%. The down payment in itself can make one shy away. Understand, positive monthly cash flow can be a little as $50 a month after paying the mortgage, taxes, HOA and maybe even a property management company. There is also down time to consider. Once a tenant moves out, you may have one or two months with no income on the residence as you seek and make the unit ready for a new tenant.

Now let’s discuss selling an investment property. When you have a tenant in place that is indeed what you have. Unless the tenant is on a month to month lease, where you can give 30 days notice to the tenant if the unit sells — the lease conveys. Tenants have rights; one being the lease doesn’t become void, just because the owner changes hands. The lease itself often becomes a catch 22 when marketing the property. A good tenant is worth their weight in gold! If they are clean, don’t cause problems, pay on time, etc. — it is clear they have made your house their home. In return, investors often don’t hike up the rent on these tenants because they want them to stay. An owner may not be making any profit on these tenants, but they also have no down time and damages. These tenants are diligent about telling owners about repairs needed as they go along, so there are no surprises at the end of the day. Think about it. If you need to replace carpet, paint and do other repairs all at once — you not only have significant immediate expenses, but you also can’t rent the unit out while the repairs are made, which means no additional income.

A good tenant though can also hurt you when selling. Not only have you limited your buyer pool, to investors only, but they may not be paying market value on their rent. This may work for the current owner, for reasons I stated above, but it may not work for a buyer. For investors, this is a numbers game and if the current rent is too far below what the monthly expenses will be — that property is going to be passed by simply because the numbers don’t work.

Buying an investment property is often a great move, especially if someone has an out of state student who will be attending a college. Out of state tuition is often much higher than in state tuition. Buying a condo for a student will allow them become an in state resident can mean much lower tuition after they have lived in the state a certain amount of time. The differential between the in state and out of state tuition can be significant, making a little off-campus condo a more affordable alternative down the road.

Rivercrest is a waterfront neighborhood set along the banks of Lake Austin.  Rivercrest is located in West Austin in the Westlake 78746 zip code.  Rivercrest is located primary on Rivercrest Drive which runs parallel to Lake Austin.  Many of the homes in this luxury community include back yard boat docks which offer ultimate convenience for lake access.  Rivercrest is a lush community filled with large Pecan and Oak trees.

 Rivercrest Homes for Sale

When we live for awhile in the same space, we often become blind, deaf and well, sometimes even dumb. How many times have you walked around that overgrown bush that has taken over your walkway, instead of just trimming it back? How often do you look at the weeds in your planting beds and try to convince yourself they are wild flowers? We all do it to varying degrees, so here are some reminders of things that need tending to when you are going to sell your home — clean the gutters, weed and mulch planting beds, cut back bushes, paint or power wash if the house looks dirty.

Sellers worry about the foyer in the entry, because in their minds it is the first thing a buyer will see. The truth is that the first thing a buyer sees is the front lawn.

Aqua Verde is a small community nestled along Lake Austin.  Aqua Verde is located in West Austin in the Westlake area, just south of the Pennybaker Bridge.  The picturesque lakefront community of Aqua Verde is ideal for lake lovers, whether boaters, fisherman or simply enjoy the scenic landscape.  Homestyles in Aqua Verde reflect the natural hill country surroundings.  Many homes feature decks, some with pools with lavishly landscape yards, designed to enjoy outdoor comforts.  Home styles vary from small dockside boat houses to cliffside homes over 4,500 square feet.  Aqua Verde is a true luxury neighborhood due to its convenient natural and nearby urban amenities.

Aqua Verde Homes

]]> http://www.supportlocalaustin.com/west/aqua-verde/feed/ 0 http://www.supportlocalaustin.com/west/rio-robles/ http://www.supportlocalaustin.com/west/rio-robles/#comments Thu, 23 Jun 2011 18:54:41 +0000 Doreen Zelma http://www.supportlocalaustin.com/?page_id=2367 Rio Robles Lakeside Living Rio Robles is a luxury West Austin waterfront community.  Most homes in Rio Robles are two stories and range from 2,000 to 7,000 square feet.  Lot sizes is Rio Robles are a minimum of 1 acre.  Many homes in Rio Robles feature private pools and large outdoor living areas.  Residents in [...]]]> Rio Robles Lakeside Living

Rio Robles is a luxury West Austin waterfront community.  Most homes in Rio Robles are two stories and range from 2,000 to 7,000 square feet.  Lot sizes is Rio Robles are a minimum of 1 acre.  Many homes in Rio Robles feature private pools and large outdoor living areas.  Residents in Rio Robles enjoy the benefit of access to Lake Austin and the community park.  The Lake Austin waterfront park includes tennis, volleyball, picnic tables, a clubhouse, pool and boat ramp.

Rio Robles Homes

Rio Robles  Location

Rio Robles is located in West Austin.  The luxury community is nestled between Commons Ford Ranch Park and Emma Long Metropolitan Park, along the southern banks of Lake Austin.  Though set in a secluded, serene setting, Rio Robles is located minutes from the Hill Country Galleria Mall.  Rio Robles can be found by taking  from Bee Caves Road, and then turning left onto Lake Ridge. Streets included in Rio Robles include Carlotta Lane, Lisa Drive and Lauranne Lane in zip code 78733.

Rio Robles School District

Rio Robles is located in the Eanes Independent School District.

]]> http://www.supportlocalaustin.com/west/rio-robles/feed/ 0 http://www.supportlocalaustin.com/7606-latta-drive/ http://www.supportlocalaustin.com/7606-latta-drive/#comments Wed, 15 Jun 2011 17:58:31 +0000 Doreen Zelma http://www.supportlocalaustin.com/?p=2347 Little Bit of Country in the City 7606 Latta Drive – Open Sunday, June 19th from  1:00-4:00 Home will be featured in Sunday’s Austin American Statesman Tradtional farnhouse style colonial located on nearly 3 park-like acres, minutes away from William Cannon retail stores including Costco.  Set along the Edwards Aquifer, and backs to Williams Dry [...]]]>

7606 Latta Drive

Sometimes we remodel because we want to and other times it is because we have to. Foundation repair may require drilling through those hardwood floors, dishwashers leak or at some point we decide to replace the carpet in bedrooms with wood. It’s important to note that flooring whether  wood, tile or even carpet goes in and out of style these days just like clothing. Matching up flooring becomes a nearly impossible task, so plan ahead. Buy extra tile and wood flooring, so if disaster strikes, you have some backup. My clients picked a home last year, purely because it was original. From the bathroom sink to the tile floors, it was mid-century modern throughout and it was being sold by the owners who built it. The house failed the static test which required the plumbers to go in through the 1965 tile flooring in order to fix the leak. It was so wonderful that the owners had planned ahead and had two extra boxes of the original tile, which really saved the aesthetic of the house. So, when you think about flooring, think ahead it may save you some grief and money in the future.

Austin Lake Living

Some Austin luxury water front properties include private docks. There are many public boats ramps available for day trips. Lady Bird Lake, commonly known as Town Lake, marries water sport activities like stand up paddling, canoeing and kayaking. Lake Austin and Lake Travis allow motor boats for added entertainment like water skiing, wake boarding and tubing. Restaurants can also be found along waterfront on Lake Austin and Lake Travis with docks, providing boaters with easy access.

Lake Travis, Lake Austin and Lady Bird Lake

Lake Travis, Lake Austin and Lady Bird Lake are collectively part of the Highland Lakes. These man-made lakes and reservoirs were created through dams and are part of the Colorado River, which begins in Lubbock, Texas and ultimately empties into the Gulf of Mexico. Austin’s lakes not only provide entertainment and water, but electric power as well.

Lady Bird Lake, Lake Austin and Lake Travis provide scenic backdrops to homes scattered throughout Austin, West Lake Hills and Lakeway and many other local cities. To live on the lake, is considered a luxury, whether it’s a sprawling estate or lake house getaway.

Every house needs a wow factor. As a listing agent, I try to highlight one when marketing a home to appeal to buyers. Buyers often have their own wow factor when touring a home as it can be a personal thing. A wow factor can be anything: an island kitchen, hand scraped floors, even a great price can turn a buyer’s head. I was in Driftwood two months ago and the neighboring house has an outdoor fireplace that was amazing. My clients and I just stood there and said “wow” in unison.

Austin area real estate is unique in that the hill country landscape adds some natural wow factors.  City, hillside and lake views all add an additional backdrop to many of the homes here. 

A wow factor puts the exclamation point on a home and really sells it. Do you know what’s really interesting though? Rarely does the wow factor translate over the internet. You might be in like over the internet, but you won’t be in love until you see it in person. Even when price is the wow factor, it is often hard to see value over the internet.

When Austin real estate buyers are looking in a general area, like Spicewood or Northwest Hills, I typically set up a map search.  Older neighborhoods are made up of many micro-subdivisions as the land was and is developed. 

The subdivision list below is random.  It will give you an overall idea of what to expect in terms of available inventory and price points.  If there is a particular subdivision or neighborhood you would like me to highlight in the future, please ask.

 Milwood

Number of homes for sale                       57        

Median List Price                                   $187,500          

Where is Austin?                                   North

Spicewood at Balcones Village

Number of homes for sale                       5         

Median List Price                                   $305,000          

Where is Austin?                                   Northwest

Cat Mountain Villas

Number of homes for sale                       10                    

Median List Price                                   $430,445

Where in Austin?                                   Northwest

Hyde Park

Number of homes for sale                       17

Median List Price                                   $410,000

Where in Austin?                                   Central

Edgemont

Number of homes for sale                       5

Median List Price                                   $648,000

Where in Austin?                                   Central

Travis Heights

Number of homes for sale                       17        

Median List Price                                   $610,000          

Where is Austin?                                   Central

Western Trails

Number of homes for sale                       6

Median List Price                                   $271,500

Where in Austin?                                   South

Lost Creek

Number of homes for sale                       8

Median List Price                                   $597,200

Where in Austin?                                   West

Village at Western Oaks

Number of homes for sale                       20

Median List Price                                   $259,000

Where in Austin?                                   Southwest

Onion Creek

Number of homes for sale                       33

Median List Price                                   $323,900

Where in Austin                                    Southeast

The SoCo area in Austin, already exuding a 50’s vibe, becomes a hot spot as car enthusiasts line the streets to view the cars and take in some live music.

SoCo Real Estate Market

Let’s take a look around the SoCo area of South Congress, which will include the Travis Heights and Bouldin areas.

The picture shows a ½ mile radius setting Doc’s Bar & Grill and Jo’s in the middle.  There are currently 14 homes for sale.  Available houses for purchase in this area range in age from 90 years to newly built.  List prices range from a $299,000 for a tear down/needs TLC, to $717,500 for new construction.  Average time on the market, is currently 77 days.

I support local Austin, after all I think it’s only neighborly.

The Villages at Western Oaks is comprised of 600 acres in southwest, Austin. Homes in the Villages at Western Oaks were built over a 20 year time frame and are as new as the mid-2000’s. The Villages at Western Oaks offer a diverse selection of floor plans and construction facades. Though it doesn’t have any private amenities, the Villages at Western Oaks maintain an appeal through its convenient location, local park and popular schools.

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Villages at Western Oaks Homes for Sale

Available homes in the City of West Lake Hills

The Eanes Independent School District is currently comprised of 9 schools in the West Lake Hills area.  The Eanes district is known for its consistent exemplary status, which is the highest designation awarded in the State of Texas.   When most people think of Eanes, they think of the City of West Lake Hills.  The City of West Lake Hills is indeed in the Eanes district, as well as the City of Rollingwood, but an even larger portion of the district is in the City of Austin.

Currently, there are 224 single family houses for sale in Eanes ISD.  The City of West Lake Hills has 25 within the city limits, and the City of Austin has the remaining 199.  There are only 29 condos available for purchase in Eanes ISD and all are in Austin. (see maps to see general areas, I can only put 100 homes on a map, which is why there are 2 for the City of Austin.)

Looking by zip code?  There are 70 homes in Eanes ISD available for purchase in the 78733 zip code and 154 in 78746.  All of zip code 78733 is in the City of Austin which is on the west side of 360 (Capital of Texas Highway).

first 100 Available homes in Eanes in the City of Austin

Why haven’t I mentioned the City of Rollingwood?  Rollingwood is very small, so the inventory of available properties is always low.  I typically recommend buyers widen their search to include the City of West Lake Hills, if they are considering Rollingwood.

When considering looking in Eanes ISD, it is important to consider location to points of interest and distance to work.  As you can see from the pictures it covers a bit of ground which can mean an extra 20 minutes in commuting time depending on your destination.

second 100 available homes in Eanes in the City of Austin

When J.W. Smith developed the planned community of Western Oaks in the 1970’s, he is quoted as saying “my master plan is a family plan”. Today Western Oaks continues to attract families, empty nesters and others for its southwest location, landscape and local amenities.

Western Oaks features an equal mix of one and two story homes set in cul-de-sac community. Greenbelts and towering Oaks are scattered throughout Western Oaks which add a park-like setting.

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Western Oaks Homes for Sale

Legend Oaks is nestled just south of West Highway 290 and West William Cannon Drive. Located just east of the Oak Hill ‘Y’, the Legend Oaks area is commonly referred to as the gateway to the Texas hill country.

Legend Oaks is a master planned community which began in the late 1980’s. The natural abundance of mature Oak trees, coupled with its masonry facades offer residents a traditional air and neighborhood appeal. Legend Oaks buyers will find a variety of retail shopping close-by and downtown Austin about 20 minutes away.

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Legend Oaks Homes for Sale

The South by Southwest Film Conference and Festival is the one event in Austin where you can find Ashton, Demi, Pee Wee Herman and I all in the same place. SXSW brings worldwide attention to Austin, as 175,000 people from all over the world converge on this great city to take in music, film and interactive technology from video games to social media.

Austin in the Spotlight

South by keeps Austin in the spotlight for the progressive city that it is, which is always good for job growth and real estate. Some participants left Japan to come to Austin just days before the earthquake.  Many events for the festival have re-branded themselves to bring awareness and raise money for Japan

The Zilker Park Kite Festival recently took place as well.  Celebrating its 83^rd year, Austin holds the honor of having the longest continuous kite festival in the United States.

Of course, some Austinites would rather get away from the downtown area, which hosts many of the SXSW events.  For those who would like a change of pace, Austin is currently hosting the Texas State Fair and Rodeo as well.

Austin Real Estate is Rocking

What am I seeing out there?  Inventory is low in many area of Austin, which means it’s a Seller’s market.  Buyers need to have a good idea what they can (or want) to afford before they start looking.  The lease market is also extremely low right now, as some buyers have converted into tenants because they can’t qualify for a loan or don’t have a downpayment.

Let’s take a look at the Zilker Park area real estate market, for those who live close enough to walk or bike to the park.

Local Austin Market Data

There are 82 houses actively for sale within a 1.5 mile radius of Zilker Park, which includes part of 4 different market areas.  All of the homes are in the City of Austin, with the exception of one which is in the City of Westlake Hills.  List prices range from $225,000 to $8.9 million.  The median time these homes have been on the market is 52 days and the median price is $537,400.

The same 1.5 mile radius has 114 condominiums actively available for purchase.  That number includes everything designated as a condo, whether it a duplex style, or tower like Spring Condominiums.  Active list prices here range anywhere from $124,900 to $4.9 million.  The median time on the market for a condo in the 1.5 mile radius surrounding Zilker Park is currently 59 days.

Zilker Park is located at 2100 Barton Springs Road and encompasses 351 acres.

The real estate market is no different. There are houses that are in need of repair and therefore wind up on the ‘clearance rack’. Other times, houses wind up ‘on sale’ when they start out over priced. When your home is listed over the market, it won’t sell, because the listing is missing its intended market. Now, one might think that the home might seem like a deal for the next market up. The problem though, with that mindset is that the next market up is either bigger, more updated, or in a better location. An over priced home really doesn’t have an audience, so it ultimately sells for less than what it would have – if the home had been initially priced correctly.

Let’s take a look at the housing market along the route:

Austin Real Estate Market Data

Downtown
There are currently 3 houses and 100 condos for sale in downtown Austin. The houses range in price from $585,000 to $2.8 million. The active condos available for purchase range from $105,000 to $5.3 million.

University of Texas
In the UT area, buyers will currently find 20 houses and 120 condos actively on the market for purchase. The houses range from $230,000 to $1.35 million. Condos in the University of Texas area are currently listed between $79,900 and $459,000.

Central Austin
Central Austin (north and south of Lady Bird Lake), encompasses a few different market areas and is the largest covered in this article. There are currently 162 condos for sale in central Austin ranging from $44,500 to $1.1 million. There are 374 houses for sale ranging from $119,000 to $8.9 million.

The Avenue Lofts feature 38 industrial designed condominium units in a 5-story mid-rise building. Originally a state office building, Avenue Lofts stands out with its art deco style architecture located in downtown, Austin at 410 East 5th Street.

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

Avenue Lofts for Sale

The Shore condominium tower in downtown, Austin offers 22 stories with 192 residences. Located at 603 Davis Street, The Shore is located along Lady Bird Lake which offers residents scenic views coupled with the convenience of urban living. Interior finishes at The Shore include modern materials and textures from granite counters, porcelain backsplashes, chocolate bamboo and light ash wood plank flooring.

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

The Shore Condominium Residences for Sale

Individuals must have served outside of the United States on qualified official extended duty for at least 90 days between December 31, 2008 and May 1, 2010.  If married, only one spouse needed to serve during those dates to qualify.

There is an $8,000 tax credit for first time home buyers and a $6,500 tax credit for repeat home buyers.

“Qualified service member” is defined as a member of the uniformed services of the U.S military, a member of the Foreign Service of the United States, or an employee of the intelligence community.

“Official extended duty” is defined as any period of extended duty outside of the United States for duration of at least 90 days during the period beginning after December 31, 2008 and ending before May 1, 2010.

Contact your local lender for more details.

Distressed properties can drag the prices down of all resale and new homes in a community.  Foreclosures can and do, contribute to the pricing of new inventory as it becomes available in a community, because they are competing with aggressive prices.  Distressed properties elongate the impact to a community even after they have sold.  They can have a ripple effect as a community’s new inventory is priced against the distressed properties as sold comparables, so it takes longer for the community to bounce back.

A ripple causing change in a given market can be positive as well.  A few houses in the neighborhood get remodeled.  A commercial building fills with a coffee shop, wine bar and cupcake bakery.  The flutter of hip, trendy happenings brings a new a fresh new perspective, to a once settled area.  The neighborhood slowly starts turning and house prices go up as it is now a modern, progressive place to live.  This happened years ago in what is now the trendy 78704 zip code and is currently happening in East Austin. 

Both of these Butterfly Effects happen not only in neighborhoods, but condominium communities like The Island on Lake Travis as well.

Jester Estate, Crestview, Onion Creek and more….

Jester Estate
Number of homes for sale                       12        
Median List Price                                   $440,750          
Average Active Days on the Market         120

Circle C Ranch
Number of homes for sale                       24                    
Median List Price                                   $316,500
Average Active Days on the Market         57

Parkside at Slaughter Creek
Number of homes for sale                       11
Median List Price                                   $207,900
Average Active Days on the Market         110

Crestview
Number of homes for sale                       16
Median List Price                                   $249,389
Average Active Days on the Market         141

Agave
Number of homes for sale                       6
Median List Price                                   $238,700
Average Active Days on the Market         129

Travis Heights
Number of homes for sale                       9
Median List Price                                   $599,000
Average Active Days on the Market         149

Western Oaks
Number of homes for sale                       25
Median List Price                                   $246,500
Average Active Days on the Market         98

Onion Creek
Number of homes for sale                       32
Median List Price                                   $308,000
Average Active Days on the Market         145

360 Condominiums
Number of homes for sale                       17
Median List Price                                   $339,900
Average Active Days on the Market         117

Spring Condominiums
Number of homes for sale                       3
Median List Price                                   $403,000
Average Active Days on the Market         70

When looking at houses keep fences in mind, so you can research what you would like to do in the future, before you purchase.

Over 12 architects contribute to the modern floorplans, colors and details of this community. Keven Stewart was the architect who designed 5517 Agatha Circle.  The first floor includes 2 bedrooms, and one full bath with polished concrete floors.  Make you way up the bamboo wood staircase to find a living area, eat-in kitchen and utility room with plenty of extra storage space.  The floor also feature a half bath and outdoor deck.  The third level of the house includes a master bedroom, master bath and flex room.  There is also a large deck off of the master bedroom.

5517 Agatha Circle is ideal for someone really looking to make a statement.  It is finished with green details like silestone counters, a tankless water heater, low V.O.C paint and Energy Star rated appliances.

Listing # 6640723

The Agave Community is nestled within a hillside in east Austin.  It is about 3 minutes to 183, 6.5 miles from the University of Texas and less than 10 miles to downtown Austin.

The better educated a buyer is before the option period begins, the smoother the time goes by.  Understanding the loan program you are qualifying for, choosing a home inspector, and having liquid funds available for option and earnest money fees are just a few of the things that add stress and take time. 

Any amendments made to the contract need to be agreed upon by midnight of the last day of the option period.  If the Seller has not signed the amendment by midnight on the last day of the option period, the buyer has 2 choices.  The buyer either accepts the property based on the initial terms and conditions, or must terminate contract in order to get their earnest money.

It’s no fun waiting until the last hours of an option period to wait for either party to decide what to do.  The best advice I can give is to be prepared before you find a home. Don’t waste days during your option period to prepare.  Planning ahead lets you take off like a G6 and allows time to educate yourself on the home, without feeling rushed.

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.

The Sabine on 5th is located in the heart of the Waller Creek redevelopment area of downtown, Austin. Built in 2007, the Sabine on 5th is comprised of 80 residences. The Sabine is located at 507 Sabine Street.

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

W Austin Hotel & Residences are the anchor for Block 21, an entire block of mixed use development located in the heart of the 2nd Street District in downtown, Austin. W Residences are comprises of 159 luxury condominium units. The 2nd Street District is the home of restaurants, boutique stores, a spa and the new Austin City Limits Studio Theatre. W Austin Hotel & Residences are located at 200 Lavaca Street.

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

 

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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

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.

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 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:

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.

W 37^th Street Holiday Lights

West 37^th 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.

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

Pantone has announced its color for 2011.  It’s Honeysuckle and you will see it everywhere. Here in Austin, I have seen great color schemes in homes, and of course, I have seen some poor choices.   Home color choices are not like clothing and makeup. With personal color choices you are working with individual skin tone.   Different colors and hues will complement your natural beauty.  Different colors enhance different people.  Personal color choices are also very temporary.

House colors are different, because they tend to be more universal in appeal.   If you are selling your home, the color scheme needs to appeal to the masses.   House colors affect our inner senses.   When done right, they inspire and relax.   When done wrong, they can enhance stress levels or depress you.   Choosing a color can be a long term commitment and investment, so neutral colors span the test of time.

Color your Home Happy

So, what are the rules for coloring your home?   The #1 rule is the simplest to follow – pick your palette from nature.   Green is a very soothing color to the eye.  It is relaxing.   That’s why actors are placed in ‘green rooms’, before they take the stage on a talk show.   A soft yellow is another great color to incorporate into a home. It is bright and cheerful.  Follow an Autumnal color palette, which appeals to all.  Think of browns and greens with touches of gold, yellow and red.

Buyers want a Blank Canvas

Taking a look at market data by zip code does give us a good overview of how different areas of Austin are performing.  It also helps us capture all of the data in a particular area.  Certain locations like Travis Heights and Tarrytown are comprised of dozens of micro-subdivisions.  So, looking at market data by zip code gives us a snapshot of overall performance.

Be mindful that price will affect the size of the buyer pool for a particular market.  A higher priced market area naturally has less buyers who can afford the homes there.  The result means longer time on the market.

Austin by the Numbers

78759 (North West: includes Great Hills)
Number of Active homes on the market:            98
Number of Sold homes in the past 90 days:       73                   
Median Current Listing Price:                           $345,975

78746 (West Lake Hills Area)
Number of Active homes on the market:            158
Number of Sold homes in the past 90 days:       56       
Median Current Listing Price:                            $1,172,000

78703 (Central:  includes Tarrytown, Pemberton)
Number of Active homes on the market:            126
Number of Sold homes in the past 90 days:       43                   
Median Current Listing Price:                           $599,450

78757 (Central:  includes Crestview)
Number of Active homes on the market:            90
Number of Sold homes in the past 90 days:       51                   
Median Current Listing Price:                            $247,250

78702 (East: includes just east of Downtown)
Number of Active homes on the market:            107
Number of Sold homes in the past 90 days:       22                   
Median Current Listing Price:                           $209,900

78749 (South:  includes Circle C Ranch and Western Oaks)
Number of Active homes on the market:            99
Number of Sold homes in the past 90 days:       74                   
Median Current Listing Price:                          $234,975

I support local Austin; after all, I think it’s only neighborly.

Doreen Zelma
REALTOR, GRI
E: doreen@SupportLocalAustin.com
W: www.SupportLocalAustin.com
T: 512-761-0567

West Austin communities offer structured and sophisticated living for those who seek to be apart from the hustle and bustle of downtown, yet close enough for an easy commute.  Lot sizes tend to be a little larger than other areas of Austin, offering a unique blend of upscale properties from sophisticated communities to sprawling estates.  West Austin offers a small town feeling with the convenience of local eateries and retail shops.  West Austin caters to those seeking elegant living within a hill country setting.

West Austin and the City of West Lake Hills Homes for Sale

I love listing homes this time of year for a couple of reasons.  The first, is because people tend to have company this time of year, so they are naturally organizing and cleaning.  Selling your home is not always a great motivator for cleaning it, so knowing Grandma Jean is coming to count the cobwebs tends to naturally motivate homeowners.
 
Do you know what the biggest day of the year to start looking for a house is?  It’s December 26^th — the day after Christmas.  That’s my second reason I like listing homes this time of year, because we are ready for December 26^th.  We have all of the marketing in place and the house is clean and organized.  So, as I would say:  It’s ShowTime!

The Ivy at 78704 is a condominium community located at 3204 Manchaca Road.  The Ivy @ 78704 is a modestly priced alternative to downtown hi-rise living.  The mid-rise condominium building is well appointed both inside and out and is set within mature landscaping.  The Ivy @ 78704 is located within one of Austin’s most popular zip codes, which is filled with many area attractions and is located just south of downtown, Austin.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

The Ivy at 78704 Condos for Sale

The East Village Condo is a modern urban residence in the heart of the East End District.  The trendy East Austin location is an artful mixed use low-rise condominium building designed by architect Bercy Chen Studio.  The East Village Condo is green both in design and location and is ideal for those seeking urban convenience.

Find other East Austin neighborhoods here:  Agave, East Village, French Place, Mueller, and Willow Branch Lofts

The East Village Condos for Sale

Shinoak Valley is a small subdivision nestled within the Northwest Hills area of Austin.  Shinoak Valley offers hillside living with convenient access to major roadways.  Residents enjoy the sizeable floor plans and mature landscaping this Northwest Austin neighborhood offers.  Shinoak Valley is ideal for those looking for oversized properties, an element of sophistication and convenience to nearby major roadways and area attractions.

Shinoak Valley Homes for Sale

Treetops West is an appealing luxury subdivision in West Austin, reflected not only in the homes found within it, but in the location as well.  Treetops West is a collection of custom built homes which offer distinctive style in both facades and floorplans.  Treetops West residents have the benefit of falling within the desirable Eanes school district.  It is convenient to many Westlake and Austin area attractions.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Treetops West Homes for Sale

Zilker Terrace is a new community of single family homes located in Austin’s desirable 78704 area code.  Located at 1303 Robert E Lee Road, Zilker Terrace is on the same street from Barton Springs Pool and Zilker Park.  Zilker Terrace will start development in the spring of 2011, but pre-sales have begun.  Zilker Terrace will house 14 single family homes.  

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Zilker Terrace Homes for Sale

The Estate Above Lost Creek is a West Austin country club community within Barton Creek.  Rolling Hills, golf courses and 4,000 acres of Texas hill country surround the Estates Above Lost Creek community.  The luxury West Austin community features custom designed homes, on park line properties.  Also, known as the Estates of Barton Creek, the Estates Above Lost Creek is ideal for those seeking resort style living.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Estates Above Lost Creek Homes for Sale

Brown Herman is a Central Austin subdivision located in the northern section of the Tarrytown area.  The location is one of the most desirable in Austin, due to its close proximity to Lake Austin, Downtown, and area parks.  Brown Herman Add is a tree-lined subdivision filled with traditional character.  The home styles, schools and location appeal to a broad range of buyers who choose to call it home.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Brown Herman Homes for Sale

Brown Herman in the Tarrytown Area

Brown Herman Add is located just south of W 35th Street and Mayfield Park.  It is east of Lake Austin and on the west side of the Mo-Pac Expressway.  Exposition Blvd runs through Brown Herman Add, as does the northern part of Pecos Street.  Brown Herman has nearby popular Austin attractions like Mayfield Park, the Austin Museum of Art-Laguna Gloria and the Lyons Municipal Golf Course.

Brown Herman Add Home Styles

Brown Hermann Add home styles reflect much of a mid-century aesthetic, since the subdivision began development in the early 1950’s.  Brown Herman Add was developed over time, lending to a mix of designs including mid-century modern, traditional ranch style and even some custom floor plans.

Brown Herman School District

Brown Hermann Add is located in the Austin Independent School District.

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Highland Village is a well sought after neighborhood located in Central Austin. Highland Village is a small, established tree-lined neighborhood of modestly sized homes. The community has developed over time lending to its unique mix of character, though most of the homes were built in the early 50’s.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Highland Village Homes for Sale

The Sanctuary is a remodeled 29-unit community of condominiums located in Central Austin.  This small, gated enclave is offers convenient access to the urban amenities located right within its own 78704 zip code.  The Sanctuary condominium community is located at 3601 Manchaca Road.  It is located about 3 miles South of downtown, Austin.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Sanctuary Condos for Sale

Cascada is a community of townhome style condominiums in Austin’s popular 78704 zip code.  Cascada features luxury details from its exterior Tuscan style façade, to its interior finishes.  Cascada condominiums are ideal for those looking to live in a small community with some outdoor living space.  Residents benefit from living in an ideal central Austin location perfect for commuting to work or play.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Cascada Townhomes for Sale

Element Studios are a remodeled loft style condominium community, ideal for those seeking a modern alternative to leasing, while living in Austin’s hot 78704 zip code. This modestly priced community is surrounded by urban comfort and convenience. Element Studios include many value added features within the interior designs and community as well. The 61 unit enclave, remodeled in 2008, is within easy reach of many of Austin’s most popular hot spots.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Element Studios for Sale

Willow Branch Lofts are a modern East Austin condominium community, designed by award winning builder Russell Cartwright.  This modest priced community is ideal for those seeking an urban lifestyle, with many attractions close by.  Willow Branch Lofts are centrally located making them the ideal choice for students, professionals and first-time home buyers.

Find other East Austin neighborhoods here:  Agave, East Village, French Place, Mueller, and Willow Branch Lofts

Willow Branch Lofts for Sale

Caswell Lofts are located in Central Austin, just west of the University of Texas, east of MoPac Expressway and north of downtown, Austin.  Caswell Lofts are conveniently located at 2205 N Lamar Boulevard.  The small condominium enclave of 42 units offers modern design touches reflective of their urban environment.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Caswell Lofts Condomunium Units for Sale

Travis Green is modestly priced condominium  community, located in Austin’s desirable 78704 zip code. Travis Green offers convenient access to I-35, making it an ideal choice for those seeking convenient access to downtown, Austin and the University of Texas.  Travis Green is located in the desirable Travis Heights area of Austin, with South Congress Avenue (the SoCo District) less than a mile away.  The SoCo District, along with downtown, Austin, offers an eclectic mix of eateries, shops and live music venues.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Travis Green Condos for Sale

There is no greater billboard for the positive features of your neighborhood,  than your neighbor.  Your neighbors have the inside scoop on what it’s really like to live in your community.  They know how long it takes to commute to a variety of areas, about local hot spots, even what corner the bus picks the kids up for school. 
The best part about neighbors coming is that they generally like the seller’s house better than their own.  Either the storage is better, or the floorplan in the kitchen makes more sense, what ever the reason — it’s always positive and they are always eager to share their opinions with potential buyers.
There is no greater testimonial for a potential buyer, then hearing how happy neighbors love their community.  So, love thy neighbor.  They are your greatest cheerleaders. Remember, they have relatives, co-workers and friends and have the potential to bring you a great buyer.

Barton Heights is a vibrant, eclectic community located just around the corner from Zilker Park.  The neighborhood offers a unique blend of the warmth and character of yesterday, with modern style mix in.  Barton Heights is a tree lined neighborhood located just south of Barton Springs Road, which houses many popular Austin eateries.  Barton Heights’ residents enjoy amazing convenience to Zilker Park and downtown, Austin.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Barton Heights Homes for Sale

West Campus is located in Central Austin, just west of the University of Texas at Austin. The vibrant collegiate community features a mix of academic buildings, apartments, traditional and ranch style homes and well as condominium communities. Coffee shops and eateries provide local flavor and social outlets.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

West Campus and UT area Homes for Sale

Mount Bonnell Terrace is a luxury lakefront Austin community. Mount Bonnell Terrace is centrally located along Lake Austin, providing scenic views, and of course amazing accessibility to some of Austin’s finest attractions. The neighborhood has developed and changed over the years, lending to its sophisticated blend of old world charm and modern architecture. Mount Bonnell Terrace offers a rare blend of nearby treasures, making this a desirable luxury location.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Mount Bonnell Terrace Homes for Sale

Barton View is a unique pocket neighborhood in South Austin. Barton View is different due to its easy access to Highway 290, Mo-Pac Expressway and the Capital of Texas Highway. In addition, the neighborhood backs to the Barton Creek Green Belt and borders the 80+ acre Brodie Tract, a preserve designed to protect the purity of the Edwards Aquifer Recharge Zone, which feeding into Austin’s water system. Barton View is very close to a variety of retail as well. This unique location, coupled with modestly priced homes makes it an ideal choice for all seeking urban convenience.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Barton View Homes for Sale

The Travis Heights Condominiums are located in the heart of Travis Heights in Austin’s poplar 78704 zip code.  With convenient access to Little Stacy Park and Big Stacy Pool, there is plenty to do in the Travis Heights neighborhood, as well as the nearby SoCo district.  The Travis Heights Condominiums are ideal for those looking to live in a neighborhood environment with convenient access to downtown, Austin.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

The Travis Heights Condos for Sale

Rob Roy on the Creek is a small luxury West Austin community located west of Capital of Texas Highway.  Rob Roy on the Creek is ideal for those seeking a larger sized home, with plenty of exterior space to accompany it.  Residents love Rob Roy on the Creek for its hill country location and dynamic views.  The location is just a short distance away from a variety of urban amenities.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Rob Roy on the Creek Homes for Sale

Rob Roy on the Lake is an exclusive West Austin luxury community. Rob Roy on the Lake is one of six related neighborhoods which include Rob Roy, Rob Roy on the Creek, Rob Roy on the Canyon, Rob Roy Rim and Rob Roy West. Rob Roy on the Lake includes a unique mix of sprawling estate like homes which take in the area’s natural views.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Rob Roy on the Lake Homes for Sale

Granada Estates is located in Southwest Austin, just west of the Oak Hill ‘Y’.  Granada Estates can be accessed from Highway 290, on El Rey Boulevard, just passed Granada Hills and before the newest subdivision, Granada Oaks.  Granada Estates provides residents with a Texas Hill Country lifestyle in a neighborhood environment.

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Granada Estates Homes for Sale

Southbridge Villas is a new development of single family garden homes, located in a South Austin. The community of 38 homes offers six floor plan options, both in single and two story designs. Developed by Milestone Community Builders, Southbridge Villas are located at 7233 Manchaca Road. Southbridge Villas offer modestly priced, value added homes, perfect for first-time home buyers, step down buyers and those looking for an alternative to attached condominium living.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Southbridge Villas Homes for Sale

2020 Congress Condos are located at 2020 South Congress Avenue in Austin’s hot 78704 zip code. 2020 Congress is in the heart of the SoCo District, a hip, trendy area known for its unique blend of restaurants, shops and music venues. Originally built in the 1960’s, 2020 Congress Condos were remodeled in 2008. These modestly priced condos are ideal for first-time home buyers, students and investors.  

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

2020 Congress Condos for Sale

Crystal Mountain at Barton Creek is a timeless, elegant community located in West Austin.  The community of custom built homes features masonry facades on tree lined streets adding to the charm of this exclusive neighborhood.  Crystal Mountain at Barton Creek is located within the highly respected Eanes Independent School District.  Crystal Mountain is ideal for those who seek the picturesque setting of the Texas Hill Country, along with the accessibility of retail and major roadways. 

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Crystal Mountain at Barton Creek Homes Homes for Sale

I have said this before, and you will hear me say it again, looking at homes is the fun part, so it’s the item on the list buyers want to do first.  Unfortunately, it should be last on your list.  The first thing you need to do is contact a lender.  Nowadays, it’s not just about what you get paid, but how you get paid. If you get a commission based salary, qualifying for a loan is different.  Your assets, debt and credit score are also significant factors in determining how much of a house you can afford.

I understand, talking to a lender is work and it takes time.  Look at it as a way of self assessing whether you really want to buy at house.  If it all seems like more trouble than its worth – you are not ready. If it seems logical to get a good idea of what you can afford, then you are ready to buy a house.  Looking at homes takes time. Buying a home takes even more.  Spending time looking at things you can afford will save you time, not to mention, unnecessary disappointment in the end.

Davenport West is a luxury West Austin subdivision located between 360 and Lake Austin. Just south of Pennybaker Bridge, Davenport West is a prestigious community of custom built luxury homes. Davenport West is accessible through a gated entrance at The Creek at Riverbend or Rob Roy, depending on what area the home resides. Residents of Davenport West are pampered with the convenience of living near the Austin Country Club, Lake Austin and local wilderness retreats. 

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Davenport West Homes for Sale

The Talisman condominium is a gated community in the Zilker area of South Central, Austin.  Located in Austin’s trendy 78704 zip code, the Talisman condos offer residents the convenience of living on the same street as Zilker Park, and in the company of a nice selection of local Austin eateries.  Talisman residents enjoy an urban environment that is great for biking and walking. 

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

About Talisman Condos

The Talisman condominium is a gated community of a little over 60 units.  The low rise condominium is three stories tall.  There is a unique blend of single and multi-level units, and all include a one-car garage.  Talisman Condominiums have one to three bedroom floors plans.  Units’ sizes range from 903 to 1,537 square feet.  Talisman condominiums are set on a hill which offers residents a nice view. 

Talisman Condominiums for Sale

Villa Court is a new development in the South Central area of Austin. Located in the Austin’s hot 78704 zip code, 3505 Villa Court offers single family home living in an urban setting. The community of 13 homes is projected to earn a 4 Star Green Rating from the Austin Green Building Program. Villa Court features private backyards and detached houses, making it a desirable alternative to condominium living.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

3505 Villa Court Homes for Sale

The Village at Kinney Court is a small enclave of single family homes nestled at the end of Kinney Road off of South Lamar Boulevard.  This charming subdivision stands out within areas bordering it, due to old fashioned look and feel.  Homes in the Village at Kinney Court combine French quarter, cottage and Cape Cod architecture which include wrap around porches and plantation shutters.   

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

The Village at Kinney Court Homes for sale   

Carriage Park Condominiums are a small community of 20 dwellings, located near the SoLa area of Austin. The gated community was built in 2004, and reflects a modern upscale vibe fitting for the trendy 78704 zip code it resides in. Carriage Park residents get the advantage of having local eateries and music venues nearby along South Lamar Boulevard. Carriage Park is also minutes from Austin’s well known attractions including Zilker Park, Barton Springs Pool and Lady Bird (Town) Lake.  

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Carriage Park Condos for Sale 

Buckingham Estates is a desired area located in South Austin. All of the streets in the neighborhood have English inspired names like Wales Way, United Kingdom Drive and Palace Parkway. Buckingham Estates is comprised of single family and multi-family homes. Buckingham Estates is modestly priced attracting first time home buyers and investors alike.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Buckingham Estates Homes for Sale

Sage Creek is a unique little jewel in the Travis Heights area of Austin.  The Arts-n-Crafts style community features 18 colorful homes reflective of the craftsman bungalows Austenites cherish.  The modern community, started development in 2001 and was completed in 2005.  Sage Creek was built by Bill Taute Homes and adds to the diversity and charm Travis Heights is known for.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Sage Creek Homes for Sale 

West End is a small neighborhood in Central Austin, located in the Central Design District. West End is often referred to as its neighboring community called Clarksville, or Old West Austin.  West End is bordered by a mix of eateries, shops and galleries along N Lamar Boulevard, W 5^th and W 6^th streets.  West End encompasses a mix of historic Victorian, charming bungalows and modern construction.  West End is right next door to downtown, Austin and the Flagship Whole Foods Market.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

West End Homes for Sale

West End Location

West End hugs the west side of N Lamar to W 12^th Street.  It is north of W 5^th Street.  West End is often referred to as Clarksville which is a larger area that incorporates the general area between N Lamar and Mo-Pac to the East and West, W 15^th Street and W 5^th street to the North and South.  This is small neighborhood is made up of many micro-subdivisions, so buyers tend to shop this location by area – not specific name.

West End Amenities

West End has a variety of nearby eateries and shops, making it an attraction to locals and visitors.  Popular dining places include Z Tejas, Whole Foods and Rounders Pizza.  West End offers shoppers Austin’s own Book People bookstore and trendy furniture stores like Nest Modern.  Austin Galleries is an 8,000 square foot show room located in the West End Gallery District features work by various artists and furniture.  Art on 5^th is another gallery on W. 5^th which displays work by local and well known artists like Dr. Seuss.

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Travis Heights Terrace is a small condominium community located a short distance from the poplar SoCo District of Austin. Only two stories tall, Travis Heights Terrace is an ideal choice for those seeking an urban lifestyle, and want to live close to downtown, Austin. With nearby a nearby park, local eateries and shops, it is a great location for people who like to take advantage of nearby entertainment. Travis Heights Terrace is also convenient from I-35, making it easily accessible for commuters. 

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Travis Heights Terrace Condos for Sale

Villas of Lost Canyon Condominiums are a 30-unit Spanish Mediterranean style enclave located in the heart of the Zilker area of in South Central Austin.  Villas of Lost Canyon offer luxury finishes and urban lifestyle in this desirable section of Austin. 

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Villas of Lost Canyon Condominiums for Sale

Travis Oaks Condominiums are located just outside of downtown, Austin near the SoCo District. The gated community affords residents an urban lifestyle in the trendy 78704 zip code of Austin. Developed in 1981, Travis Oaks Condos house a little over 100 units with one or two bedrooms.  

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Travis Oaks Condos for Sale

Council Ridge Condominiums are in South Central Austin in the always trendy 78704 zip code, just across from the subdivision, Travis Heights.  Council Ridge condos are surrounded on 3 sides by the Blunn Creek Nature Preserve, a 38 acre park equipped with walking trails.   Council Ridge Condominiums are located just around the corner from Austin’s popular SoCo District.  This hip, trendy location offers access to nearby eclectic shops and eateries, and less than 2 miles to downtown, Austin attractions.  Council Ridge is also just down the road from I-35, for easy commuting.

Find specific 78704 Condominiums here:  2020 Congress, Carriage Park, Cascada, Council Ridge, Element Studios, Talisman, The Ivy@78704, Travis Green Condominiums, Travis Heights Condominiums, Travis Heights Terrace, Travis Oaks, Sanctuary, Villas of Lost Canyon

Council Ridge Condos For Sale

Council Ridge Condominiums Homes

Developed in 1967, Council Ridge condos have mainly brick facades that resemble English townhomes.  Most units are side by side two-story dwellings segmented into small buildings.  The unique layout of this gated community is appealing to residents who do not want to live in a high-rise tower.  Many residents even have small fenced in backyards.

Council Ridge Location

Council Ridge is located on E Oltorf Street, just past the intersection of Eastside Drive.  Council Ridge is a short distance to the popular Curras Mexican Restaurant, as well as Stacy Park and Big Stacy Pool in Travis Heights.  St. Edwards University is easily accessible from Council Ridge, which is located about a half mile away.

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French Place is a pocket neighborhood in the Cherrywood area of East Austin.  French Place is known for its vintage 1930’s and 40’s cottages and bungalows.  Centrally located, French Place is one mile from the University of Texas and close to the popular Hyde Park area of Austin.

Find other East Austin neighborhoods here:  Agave, East Village, French Place, Mueller, and Willow Branch Lofts.

Homes in French Place

French Place homes are modestly sized between 800 and 2,000 square feet.  Some of these homes have been updated and remodeled, though most maintain their vintage character.  Buyers are drawn to the quintessential charm of this community.

Where is French Place Located?

French Place is located between Manor Road and E 38 ½ Street, on the east side of I-35.  French Place is about 1 mile from University of Texas.  It is centrally located in East Austin making it easily accessible.

Fun Things to Do in the French Place Area

French Place is centrally located in East Austin, close to I-35, which makes it an easy drive to the University of Texas, the Capital and downtown, Austin.  French Place borders Manor Road, which offers a unique mix of popular eateries like the Eastside Café.

French Place School District

French Place is located in the Austin Independent School District.

Selling your Austin or Central Texas Home

My 20 years of experience in marketing has provided me with the tools to tell your home’s story and the resources to sell your home – not just list it.

I am a REALTOR and GRI, which means I have pursued my real estate education beyond what is required to obtain a real estate license.  Only 10% of licensed agents have a GRI designation, which has provided me with a greater level of knowledge in market analysis, negotiating contracts and advertising.

 
Did you know that 90% of homes buyers start their search on the internet?  My marketing efforts don’t just include placing a sign in your yard and sending postcards.  I use the latest tech savvy tools to reach the greatest amount of buyers in the shortest amount of time.
Marketing tools and services I can provide include.

I make your home viral

• Share listings in the Multiple Listing Service with professional photography and virtual slide shows.
• Place your house/property on social networking sites like Facebook, LinkedIn and Twitter 
• Featured Blog about your home on my personal SupportLocalAustin.com Real Estate website and office websites.
• Smart phone text messaging allows for buyers to look up my properties right on their phone and view pictures and information.
• With your permission, your property will be syndicated to many online real estate sites
• Share my listing with other agents in my office at monthly company meetings and send out email fliers to all Austin Board of Realtors members.
• Feature your home on trade association websites including REALTOR.com and AustinHomeSearch.com.
• Syndicate Slide Shows to YouTube, Metacafe and Dailymotion
• Host open houses and agent tours

My unique properties have been featured in The Week Magazine, the Austin American Statesman and ModAustin.net.

5 Fifty Five

Condominium Homes for Sale

West Rim is a well sought after luxury community in the West Lake Hills area of Austin.  West Rim residents enjoy the benefits of hill country and lake living within this exclusive community.  West Rim is located just north of the desirable City of West Lake Hills and is within the Eanes Independent school District.West Rim is comprised of 94 residences on large lots within a park like setting, which affords privacy for homeowners within a neighborhood setting.  The gated water front park, pampers residents with outdoor comforts and convenient lake access.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

West Rim Homes for Sale   

Overall, the Austin market is strong.  Areas averaging 3 months or less are considered to be seller’s markets.  Four to six months are considered neutral markets.  Six months or more time on the market is considered to be buyer’s markets.  The exceptions to this are:   luxury properties over $800,000, because there are less buyers and new construction where the projects are actively marketed before or during building.

Austin Condominiums

78704 Condos

Number of Active Condos on the Market:  113

Average Days on Market:  138

(new construction projects make the average days high)

Median Home Price:  $ 275,000

Downtown Condos

Number of Active Condos on the Market:  151

Average Days on Market:  127

Median Home Price:  $ 349,500

Austin Single Family Homes

Circle C Ranch

Number of Active Homes on the Market:  33

Average Days on Market:  67

Median Home Price:  $ 314,900

Travis Heights

Number of Active Homes on the Market:  15

Average Days on Market:  115

Median Home Price:   $ 499,000

City of West Lake Hills

Number of Active Houses on the Market:  29

Average Days on Market:  136

Median Home Price:    $1,220,000

Shady Hollow

Number of Active Houses on the Market:  26

Average Days on Market:  108

Median Home Price:    $284,450

Cat Mountain

Number of Active Houses on the Market:  21

Average Days on Market:  134

Median Home Price:    $520,000

Barton Creek West

Number of Active Houses on the Market:  8

Average Days on Market:  58

Median Home Price:    $562,363

Real Estate sales are always interesting this weekend.  People often get sold on Austin this weekend, which generates home sales in the future when visitors ultimately decide to call it home.  Serious buyers will take a break from the music and will be shopping, simply because time is of the essence.  The Barton Hills, Zilker, SoCo, City of West Lake Hills and downtown, Austin areas will take center stage in terms of real estate, as visitors drive around exploring the shops and eateries thinking about what it would be like to actually live in the area, as they pass a house for sale.

Will it be a big open house weekend?  No.  Again, this is a weekend for serious buyers, but it doesn’t mean it isn’t a big real estate weekend.  The Austin City Limits Music Festival helps sell Austin to future buyers, who will decide to stop visiting and one day call it home.

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.

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.

Low interest rates give people more buying power.

For example, a $200,000, 30 year fixed rate loan at 4% will be $954.83 a month, while the same loan at 6% will be $1,199.10. Not only is your monthly payment lower, but your total debt-to-income ratio is lower too. In other words, you may qualify for a higher loan amount, than you normally would at 6%. People are taking advantage of this in 2 ways, by re-financing their existing loans or selling their existing homes and moving up.
 
Understand, re-financing costs money, so while you can often add some of your closing costs into the new loan — it still costs something because you are adding to the principle. If you don’t see yourself living in the house for 3 years or more, if may not be worth it. If you are saving $100 a month because you received a lower interest rate, but is costs $3,000 to close — are you really saving any money if you move in 2 years?

I am starting to see slightly longer days to close as a result of the lower interest rates. Although purchases tend to take priority with lenders, re-fi’s still add to the amount of work that needs to be done. I am starting see lenders ask for 40 days, when it normally takes 30 to close.

Purchase options in Agave range from building to suit, buying a resale or inventory model, if available. All Agave homes are green built to Austin Energy 3 Star Standards.

Voted Best Cubist Neighborhood by the Austin Chronicle in 2007

Agave has been featured on the “Today Show”

Agave Houses for Sale

Sellers often realize that what hasn’t been repaired or replaced, will ultimately cost them in the end.  Money makes things go away. Owners think they are simply saving money by ignoring foundation problems, roof repair or whatever else may be deficient.  In realty though, they are simply differing the payment to the sale.  The home is worth less to a buyer and will take longer to sell when systems are in need of repair or replacement.

I have been trying to preview as many properties as possible in the morning, while everyone is still busy at work.  Pictures can be deceiving for better or worse, and typically don’t show things like pantries, closets and sometimes even backyards.  Previewing properties without clients helps us rule out some things not worth seeing in the heat of the day, which happens to be when you get out of the office.  It allows us to focus on true possibilities in less time, which works out well especially with children in tow.  Children generally love looking at houses, but when they are getting in and out of their car seats in the heat, they loose interest pretty quickly which makes it a trying time for all.

Someone is watching your pets, but who is watching your house?

I have seen some houses where the owners have been away on vacation.  It is important to keep in mind when selling your home that plants need to be watered, garbage should be removed, and pools need to be tended to.  I had a reader last week whose pool turned an unappealing shade of dark green while they were away.  Just like keeping the house clean, pools need to be kept clean as well.  Buyers don’t know that people may be away, they just think there may be a problem or the pool is not being maintained.

1304 Robert E Lee Road

Travis Heights area classic bungalow styled home originally built in 1935 offers classic details and updated features.  Home has 3 bedrooms, 2 baths and is 1,394 square feet (tax record.)  The house sits on a large corner lot with live oaks trees and carport with storage.

Local area attractions include Stacey Pool and the SoCo (S. Congress) shopping and retail area of Austin. Travis Heights is located about 2 miles south of downtown, Austin.

Updates include:

• kitchen
• bathrooms
• siding
• HV/AC
• roof
• plumbing
• electric

Additional features include:

• fenced backyard
• hardwood floors
• built-in shelves and storage

This is a quintessential Travis Heights updated classic. Rare carport and off street parking! Large backyard with plenty of shade.

Visit Doreen in Travis Heights on Saturday from 12 – 3, August 7th

or call for a private showing

Directions to 500 E Mary:  From Congress go east on Annie, then rt on Newning, then left on Mary. On corner of Newning and East Mary -where it deadends in to Eastside Drive @ Stacey Park.

Doreen Zelma
REALTOR, GRI
Sky Realty Austin
E: doreen@SupportLocalAustin.com
W: www.SupportLocalAustin.com
T: 512-761-0567

I have selected some random neighborhoods in Austin below and listed some current real estate market data.

Understand this data is specific to single family houses.  The selected neighborhoods all show healthy days on market timelines.  Please note higher and moderately priced neighborhoods are showing similar days on market.  Low interest rates are certainly influencing homes sales.

If there is an area you want me to spotlight -please let me know.

Barton Hills

Number of Active Homes on the Market: 14

Average Days on Market: 40

Median Home Price: $ 442,000

Tanglewood Forest

Number of Active Homes on the Market: 14

Average Days on Market: 91

Median Home Price: $ 178,900

Cat Mountain

Number of Active Homes on the Market: 27

Average Days on Market: 93

Median Home Price: $ 534,450

Wells Branch

Number of Active Houses on the Market: 46

Average Days on Market: 78

Median Home Price: $ 174,700

Great Hills

Number of Active Houses on the Market: 45

Average Days on Market: 87

Median Home Price: $ 444,500

Senna Hills

Number of Active Houses on the Market: 11

Average Days on Market: 71

Median Home Price: $ 645,000

Search all listings in Austin and other Central Texas areas by price, Multiple Listing Number, addess - even year built:    Click ‘Find Listings’ when you are ready! 

All types of Austin homes can be searched below, whether you are searching for a luxury, waterfront, condominium, hill country retreat or even an investment property.   This search engine includes all homes listed in the Austin MLS.

Search Austin MLS Listings Below

All properties are updated daily to include new listings

If it’s easier for me to create a search for you – just ask.  I can search by zip code, map, school district and more!

Last week I went on a tour of homes in zip code 78704.  The tour covered Travis Heights to Barton Hills.  I saw some pretty interesting properties including a 1904 farmhouse which was moved here from Trall, Texas.  If you like older homes, it was absolutely amazing from the beaded trim on the doors, to the soaring ceilings.  It is truly something special.  Here is the link, along with some of the other properties I viewed.

On Sunday, June 27th, I will be holding one of the homes open on the tour, from 1 – 4pm.  500 E Mary street is located in the Travis Heights area of Austin, and has 3 bedrooms, 2 baths and is 1,394 square feet (tax record.)  The house sits on a large corner lot with live oaks trees and carport. Click the tour link above for more details.

Last weekend, I went to Brenham, Texas for the first time to attend the wedding of a former client and now friend.   She will be sharing her first home with her wonderful new husband.  I have a few clients having babies right now, and it is an honor to watch their families grow and homes be filled with joy.

No, I don’t sell houses in Brenham.  The furthest I’ll go east is Elgin, but I did find myself in Jonestown, Buckingham Estates, Sunset Valley, and Rob Roy last week.  Where’s that plane?  Maybe I’ll just settle for helicopter, then I could do roof inspections at the same time.

I also, helped someone move last week.  Let’s talk about moving.  I promise you have 3 times more than you think.  When you pack, it’s like adding water to a sponge.  It grows. Take vases for example.  In your cabinet, they take up 4 cubic feet.    When you wrap them in newspaper and pack them, they now take up 8 cubic feet.  They only things you own, that really don’t expand when packing are linens.

So here’s my advice.  Purge first.  If you haven’t finished that project in 3 years, you probably won’t.  If you haven’t worn it in a year, you probably won’t, unless it’s a special occasion outfit.  Oh – and if you still haven’t opened it, just bring it to Good Will.  Think about it, just because you are moving to a new house – doesn’t mean you are going to wear it, use it or even open it.

Also, it will take you 3 times longer to move, and 12 more car loads that you think.  I always recommend you hire a mover.  They really do take the stress off at the end of the day when you are out of steam from packing.  You’ve spent thousands of dollars on your new home, spend the extra $500 on movers. Get grandma’s desk delivered in tact, instead of loading it in the back of Uncle Harry’s pick-up truck praying it will get there in one piece, and hating on him when it doesn’t.

Last week, I saved two lives by giving blood.  If you haven’t given blood before, it takes about an hour.  The only thing you really have to do is have a good meal before you go.  Unfortunately for me, I did an open house directly afterward.  In the 90 degree heat, that probably wasn’t the smartest thing I have ever done – but hey I’m an overachiever and it all worked out.  I spent some time in Hyde Park, Western Trails and the Woods of Westlake last week.  

Located between the Lost Creek and Parkstone subdivisions, the Woods of Westlake sits along the west side of 360. The Woods of Westlake has a similar feeling to Lost Creek, only with smaller lots.  It offers direct access to the Barton Creek Greenbelt, making it a desirable location.

The Woods of Westlake is within the City of Austin, and is in the Eanes Independent School district.  Its kind of hard to tell what my picture in the left hand corner is, but its of a walking stick I saw on a house.  I don’t think I’ve ever seen one before, and it was kind of cool.

How healthy is the Austin Real Estate market?  From the looks of the data below, I would say very healthy.  Inventory is low, average days homes have been actively on the market is 3 months or less.  I have selected some random neighborhoods in Austin below and listed some current real estate market data.

Understand this data is specific to single family houses.  Some of these areas certainly have duplexes, triplexes, and of course, condominiums.  I like to separate condominium and investor markets, because they are different and should be explored on their own.

If there is an area you want me to spotlight -please let me know.

Hyde Park

Number of Active Homes on the Market: 31

Average Days on Market: 94

Median Home Price: $ 385,000

Travis Heights

Number of Active Homes on the Market: 23

Average Days on Market: 69

Median Home Price: $ 538,000

Tarrytown

Number of Active Homes on the Market: 29

Average Days on Market: 81

Median Home Price: $ 779,000

City of West Lake Hills

Number of Active Houses on the Market: 28

Average Days on Market: 60

Median Home Price: $ 987,000

Mueller

Number of Active Houses on the Market: 17

Average Days on Market: 44

Median Home Price: $ 448,605

Northwest Hills

Number of Active Houses on the Market: 33

Average Days on Market: 81

Median Home Price: $ 598,500

The second rattle snake not pictured was 4 feet long, and one of them was pregnant with about 20 babies.  So, needless to say the Smith’s have a snake wrangler on retainer, should any more unwanted guests arrive.

Yes, they live on a greenbelt, but understand this is Texas and snakes are everywhere.  I saw two myself last weekend at Town Lake, so just be aware. Tis the season.

What areas are hot right now?  Honestly, I haven’t come across a section in Austin that I would truly call a Buyer’s market right now.  Inventory seems to be moving no matter what price point you are looking in, provided you are within Austin.  There are other areas surrounding Austin that are feeling the affects of neighborhood foreclosures and short sales, which drive the prices down simply because there is an over saturation of Seller’s wanting to sell, versus Buyers looking to buy.

When I find areas with Average Days on the Market being over 6 months that is where I classify a neighborhood to be a Buyer’s market.  Areas that stay on the market for 4 – 6 months are considered ‘neutral’, and less that 4 months are considered a Seller’s Market.

The only exception to this rule is when I am referring to homes priced over $600,000.  There are simply less Buyers able to afford a home in that price point, so the inventory tends to sit a little longer.

Whether I am working with a Buyer or Seller to determine market price, I certainly take into account how hot a neighborhood is.  I take the last 3 months of inventory and add the sold and pending listings.  I then add the active listings up and determine the average amount of months it is going to take to ‘sell’ that inventory.  The lower the number – the hotter the neighborhood.  How hot is Cat Mountain right now?  It has about 6 months of inventory.  While Parkwood, in South Austin, has enough inventory to last 2 months.

Understand, the overall condition of a home certainly plays an important role in how fast a house will sell.  Looking at inventory flow is just an additional data point I like to refer to.

I had a client ask me last week what I think about sport courts.  While pools can limit your audience, when it comes to attracting buyers, sport courts don’t seem to have the same effect.  The reason is that they have a broader range of use, than a pool.  For starters, they are not seasonal; after all, you can shoot hoops or play tennis any time of year.

In addition to year round use, outdoor courts are rare enough to be considered unique, which is attractive to buyers who are looking for something extra. More often then not, selective buyers don’t even know what it is they are looking for.  We then look at a home with a sport court, and they just connect to it.

Unlike pools, sport courts generally don’t require as much maintenance as pools – after all, it can be as simple as a painted slab.  Sure you may have to patch, paint and repair some fencing from time to time, but over all they generally require less effort.

Sport courts vary in size and shape, tennis and basketball are most well known.   I often see courts that offer a more universal appeal with a basketball net and backboard.  Now, a sport court is not going to have any appeal to gardeners.  It may also impede on building an addition where the amount of impervious coverage is limited.  For properties within the McMansion Ordinance the ratio of non-permeable coverage can’t exceed 40% of the lot size.  So, while a sport court may not appeal to everyone, it certainly can offer unique twist to a typical home making standout from the crowd.

When I’m working with Buyers, I always want to know about where they work and how they live, because the house they ultimately decide to purchase has to fit in with their lifestyle.  People don’t often consider how walkable a neighborhood is when they find a house they love.  More often than not, we then to take a step back and figure out if Johnny can walk to school, or how close we are to the running trail.  

When I refer to a house being walkable, I am talking about proximity, not necessarily walking distance.  Not everyone in Austin has a commute.  Many of my clients work from home, so even the nearest place to get milk, can be a consideration.  Those who work from home have no commuting flight path.  Everyone has something they want to be convenient to.  For me – it’s a movie theater.

Walking scores do actually exist.  Overall, Austin has a walking score of 49, with 100 being the best. It is rated the 29th most walkable city in the country. Looking to find out how walkable your house is?  Go to http://www.walkscore.com/

I support local Austin, after all, I think it’s only neighborly.

The Nokonah hi-rise condominium, located in the West End neighborhood of Downtown, Austin offers easy access to Duncan Park and the Shoal Creek Greenbelt. The convenient location is within walking distance to local Austin favorites like the Whole Foods flagship store, the Shoal Creek Saloon and Book People, in addition to an eclectic mix of restaurants and retail shops. 

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

The Nokonah houses 99 luxury condominium units between 700 and 5,000 square feet.

Nokonah Condos for Sale

Built in 1940, the Brown Building, on Colorado Street holds a historical designation, which gives owners an additional tax exemption.   The hi-rise tower, located in the heart of Downtown, offers true warehouse loft style condominiums.  The Brown Bar and Gumbos restaurant are on the first floor, for your dining pleasure.  

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

What do I like about Spring?  At the time of my private tour it was 100% owner occupied building:  80% being primary residences, 20% were secondary.  The HOA is .38 cents a sq. ft, which is one of the lowest for Downtown living.  It has guest suites, so you don’t have to worry about where to keep your relatives.

Want more fun facts?  Only the exterior walls of the units are load bearing.  So, if you want to move an interior wall, or take one out – you can.  It also has gas cooking.  The main thing that separates Spring Condominium from some of the other downtown towers is the view. It is a point tower which allows floor plans to offer multiple views from each unit.  Typically, you have to choose a downtown, UT tower or a lake view.  Most of these units had 2 or 3 unique views in each unit, so you can have more than one.

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

Spring Condominium Homes

Thinking about moving to The Austonian?   

Looking to live in the tallest luxury home in Texas?  Located in the heart of downtown, Austin, at 2^nd Street and Congress Avenue, The Austonian is 57 stories tall in stature, and is equally high on luxury accommodations. Elliptically shaped, Residents have unparalleled views of the hill country, Lady Bird Lake or the urban landscape including the State Capital.     Energy efficient in design and resources, the 683 foot condominium tower is seeking a 4-star green rating.  Residents can take advantage of green living with the ability to work, play and shop within The Austonian.   In addition, owners can take advantage of a pedestrian friendly lifestyle to visit area boutiques and restaurants, many of which are undergoing upscale redevelopment on and around 2^nd Street.  

Inside luxury features abound in The Austonian.  Standard appliances include a sub-zero refrigerator, Wolf range and Miele dishwasher.  Larger units include a Miele coffee system or wine refrigerator.  Luxury features are customary in every unit and include hardwood floors, marble baths, limestone and marble countertops and solar shades.One bedroom units range in size, from a modest 1,200 square feet to 8,000 square foot 3 bedroom upper level penthouses.  Prices vary based on size and floor level, but range from $550,000 to $9 million for a top floor penthouse.   

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

Austonian Condominium Homes for Sale

 Last week, I was in Round Rock and then, moved on to Downtown, Austin to view some condominiums.  If you haven’t been to the historical district of Round Rock, it is quite charming. Downtown, I went to the Brown Building and the Nokonah.  Located on W 9th Street, the Nokonah is in the heart of Duncan Park and within walking distance to Whole Foods, restaurants and shops.  

Built in 1940, the Brown Building, on Colorado Street holds a historical designation, which gives owners an additional tax exemption.  The building was originally utilized as office space, some of which was occupied  by politicians,  including former President Lyndon B. Johnson. In 1998, The Brown Building was converted to loft style condominiums.  The Brown Bar and Gumbos restaurant are on the first floor, for your dining pleasure. Here’s a peak

Reminder:   we must be under contract by April 30th in order to qualify for the tax credit.

I support local Austin; after all I think it’s only neighborly.

Contact me for real estate needs by:

Phone:  201-286-2504

Email:  doreen@supportlocalaustin.com

My Listings have been featured in the Austin American Statesman and The Week Magazine.

_____________________________________________________________________________________________________________________

Austin Business Journal Award Nominee

 FOR IMMEDIATE RELEASE

9 A.M. EDT, March 5, 2010 

Austin, TX, March 5, 2010:  Doreen Zelma, a REALTOR with the Graduate REALTOR Institute (GRI) Designation, had been nominated for a Residential Real Award by the Austin Business Journal.  Doreen was selected, along with 90 other candidates for various honors that were presented.  Upon hearing the news of the nomination, Doreen  simply stated, “There are thousands of agents in Austin, so to be nominated is truly an honor.”  

_____________________________________________________________________________________________________________________________________________________________________________

FOR IMMEDIATE RELEASE                                                                 

7/20/07                                                                                    

LOCAL REALTOR® EARNS PRESTIGIOUS GRI DESIGNATION

            AUSTIN – Doreen M. Zelma, REALTOR recently received the nationally recognized Graduate REALTOR^® Institute (GRI) designation.

            The Graduate REALTOR^® Institute is a national continuing education program offered by the Texas Association of REALTORS^® (TAR). Graduates have completed three 30-hour courses of instruction in specialized subjects, such as legal issues, finance, marketing, real estate investments, professional standards and technology tools. Less than 10 percent of TAR’s 90,000 members have earned their GRI designation.

            The GRI designation is a mark of excellence that signifies the graduate is a cut above other real estate practitioners. It represents the knowledge and professionalism needed to perform successfully in today’s complex real estate field.

            The term REALTOR^® is a registered and protected trademark. A REALTOR^® is a member of the National Association of REALTORS^®, his or her state association of REALTORS^® and a local board or association of REALTORS^®. By joining the REALTOR^® organization, a real estate professional pledges to adhere to a strict code of ethics and high standards of professionalism, integrity and competence. Although anyone can take the GRI courses, only REALTORS^® who complete all three GRI courses can use the GRI designation.

            The Texas Association of REALTORS^®, headquartered in Austin, is the largest professional membership association in Texas with more than 90,000 members statewide. The association is dedicated to increasing professionalism in the real estate industry and is affiliated with the 1.3 million member National Association of REALTORS^®.

It was an amazing week to be in Austin last week. We started with the Zilker Park Kite Festival, then moved on to SXSW, and it was spring break.  All in all people were out and about exploring this wonderful city we live in.  Where was I?  A little bit of everywhere, buyers are hustling to meet the tax credit deadline, and I am moving them along.  My goal is to have everyone who cares about the tax credit to be under contract within the next week.  

Understand, we need our option period to decide whether to go forward with the house, and then there is of course, the financing hurdle.  I am advising my clients to keep the ball in someone else’s court while we shop.  If the Lender wants pay stubs, tax records, employer contact information…whatever it is, let’s get them the information they need, so we can get the file into underwriting as soon as possible.  

Lender qualifications change often, so it is important to keep in contact with them.  If for some reason, we fall out of contract and then need to find another house to purchase, we still have time to meet the deadline.

Parkside at Slaughter Creek is a small neighborhood no more that one square mile, located about 10 minutes southeast of Downtown, Austin.  Built in mid 2000, homes in Parkside at Slaughter Creek are modestly priced, making it an attractive area for first-time home buyers and investors.  Though it is located close to I-35, the neighborhood layout and amenities make it feel secluded.   The back of the subdivision borders a greenbelt.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Parkside at Slaughter Creek Homes for Sale

FHA loans are assigned case numbers.  So, anything under contract prior to April 5th, will not be affected, as long as the loan is approved.

If you have detailed questions, it is best to speak with a lender. Since, we are all more frugal than a year ago, I thought I would give you a heads up.

It’s always interesting for me to tour a development after I have seen models and artist renditions of what’s to come.  I have to say 360 delivers and then some. From the pool, to the club room, to the theater room (just bring your DVD) – the building’s amenities and units are impressive.

Find other downtown Austin neighborhoods and condominiums here: 5 Fifty-Five, 360 Condominiums, Austonian, Avenue Lofts, Brown Building, Nokonah, Sabine on 5th, The Shore, Spring Condominium and W Austin.

360 Condominiums has 44 floors and houses 430 units.

Prices vary with floor levels and finish outs.

360 Condominium Homes for Sale

The second thing I have changed, is posting my cell phone as my office phone.  My clients are ultimately communicating with me through my cell phone anyway, and I them.  So, I decided to cut out the middle man and go directly to my cell phone.  As you already know, I spend quite a bit of time in my car, so these little things will increase my level of customer service.

Oh, and one more thing….I am now at Sky Realty.   As I enjoy teaching others, I enjoy learning new things too.  Look forward to an improved website and home search features in the coming weeks.

If we are not moving forward, we are moving backward.  We are indeed, always moving.

Thank you all for your continued support and well wishes. 

An established Central Austin neighborhood, Old Enfield offers charm, character, tradition, and convenience to all. 

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Enfield and Old Enfield Homes for Sale

The Anderson Mill District is somewhat of a master planned community in North West Austin. There is a community pool, tennis courts, parks, 10 hike & bike trails, even two churches.  About 11,000 residents call Anderson Mill home.

Anderson Mill Homes for Sale

From the very moment you enter Lost Creek, you know you have found something truly unique.  Lined with oak, cedar trees and limestone walls, this neighborhood offers a unique blend of a casual neighborhood, coupled with the convenience and amenities often found in more structured communities.  Lost Creek is for those who want their lifestyle to be reflective of their immediate surroundings.  The Lost Creek Country Club offers 18 holes of golf, 16 tennis courts and 3 swimming pools.  Nature provides the scenic backdrop of Barton Creek.

Lost Creek is conveniently located, making it a commuter’s delight.  Whether you are driving to work, or to play, it is only minutes away from the highway.  Take a quick drive to Downtown, or even the Arboretum area.

If you are looking for an upscale community, with an air of casual living, then Lost Creek might be for you.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Lost Creek Homes for Sale

People move to Barton Hills to enjoy recreational outdoor activities, and spend little time in the car to get to them. Barton Hills is nestled between Zilker Park and the Barton Creek Greenbelt.  It is not far from SoCo area restaurants and shopping, and Lady Bird Lake is minutes away.

The Barton Hills lifestyle offers casual living and convenience to major roadways, making this a desirable location in central Austin to call home.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Barton Hills Homes for Sale

Rob Roy is comprised of a few neighborhoods including Rob Roy West and Rob Roy on Creek, Rob Roy on Lake  and Rob Roy Hilltop.  Each offers a unique blend of luxury properties, location and sprawling landscapes.  Nestled along Lake Austin, Hill Country and Lake Views are not uncommon here.  Rob Roy is an upscale community appealing to those looking for spacious grounds and easy commuting.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Rob Roy Homes for Sale

Where is Rob Roy located?

Rob Roy is located on the west side of 360, and can also be accessed from Bee Cave Road.

Home Styles in Rob Roy?

Homes styles vary greatly in this community, as well as lot and home sizes.  Mediterranean, soft contemporaries, and custom designed homes are some of the styles you will find here.   Properties typically range from 3,000 to 10,000 square feet, with lot sizes from 1 to 7 acres.

Local Fun near Rob Roy

The Arboretum

The Hill Country Galleria

Barton Creek Golf Resort and Spa

What school district is Rob Roy in?

Depending on the location of the home, Rob Roy is incorporated into both the Austin Independent School District and Eanes Independent School District.

I can create a custom home search for comprehensive list of homes that fit your criteria…..

[View with PicLens]

Formal and sophisticated Senna Hills offers luxury Texas Hill Country living in a growing neighborhood, which located about 20 minutes from downtown Austin.   Equally distanced between Lake Travis and downtown Austin, Senna Hills appeals to those who seek a structured neighborhood, but want to be close to the great outdoors and a large variety of retail shops.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Senna Hills Homes for Sale

Barton Creek West offers luxury Texas Hill Country living in an established neighborhood, that is located about 20 minutes from downtown, Austin.   Nestled between Lake Travis and downtown Austin, Barton Creek West appeals to those who seek a casual, but sophisticated lifestyle.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Barton Creek West Homes for Sale

Tanglewood Forest is a popular South Austin community due to the wide variety of housing options available.  In addition, Tanglewood Forest is located in the middle of I-35 and Mopac making for an easy commute.  Residents also have the luxury of living close to major retail roadways like Brodie Lane and William Cannon Drive, with local park amenities for recreational activities.  An ideal location for work and play, combined with modestly priced homes, makes Tanglewood Forest an easy place to call home.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Tanglewood Forest Homes for Sale

Parkstone is a relatively small subdivision, which is very convenient to everything.  If you like a structured community with well manicured lawns, a gated entrance, and easy highway access, then Parkstone might be for you.

The location affords some of the properties to back to the Barton Creek Greenbelt, while others, have a view of downtown, Austin.

Find other West Austin neighborhoods here:  Barton Creek West, Crystal Mountain at Barton Creek, Davenport West, Estates Above Lost Creek, Lost Creek, Parkstone, Rob Roy, Rob Roy on the Lake, Rob Roy on the Creek, Senna Hills, Treetops West, West Rim

Parkstone Homes for Sale

The prestigious hill country community that comprises Cat Mountain offers convenient amenities, easy commuting, and views.  It is not unusual in Cat Mountain to look out to the Hill Country, Lake Austin or the 360 Bridge due to the hillside terrain. Cat Mountain living is all about bringing the outdoors in.

Cat Mountain Homes for Sale

Local shopping abounds in Northwest Hills, offering a taste of the Texas Hill Country, but convenient commuting for work and for play.  It is a well established neighborhood, filled with tree lined streets, shady backyards and a quiet elegance that only comes from its original development in the 60’s.  Northwest Hills is a residential Austin neighborhood; with retail convenience just around the corner.

Northwest Hills Homes for Sale

Panoramic views, winding roads, and an 18-hole golf course are just a few of reasons why Great Hills is a desirable place to call home. Along with the Great Hills Country Club, nearby shopping and proximity to two movie theaters, residents have the comfortable convenience of never bring far from area amenities.

Great Hills Homes for Sale

Nestled along the Northwest Hills, Jester is a community of subdivisions which include Jester Point, Jester Farms, Jester Estates and Canyon Ridge.  Jester offers the structure of a planned community within the natural landscape of the Balcones Canyonlands Preserve conservation tract that neighbors it.   Surrounded by nature, Jester offers hill country views, lush landscaping and green space.  Jester homes offer moderate amenities to luxury living.

Jester Homes

Northwest Austin features a unique blend of established communities offering casual elegance to sophisticated master planned developments.  The desirable location caters to commuters, shoppers and lake lovers alike. Lot sizes tend to be a little larger than other areas of Austin, offering a unique blend of sprawling single story homes to luxury estates.  Looking for a view?  Some properties overlook the hill country, lake and offer sunset settings.

Find specific Northwest Austin neighborhoods here:  Anderson Mill, Cat Mountain, Great Hills, Jester Estates, Northwest Hills and Shinoak Valley

Northwest Austin Homes for Sale

Looking for a casual South Austin lifestyle? Then, Cherry Creek might be for you. The appeal of this community includes true lined streets, easy commuting and moderately priced homes. The area parks, convenience to shops and unique blend of homes styles has made Cherry Creek a desirable place to call home for over 30 years.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Cherry Creek Homes for Sale

Milwood is located in one of the most desirable areas of Austin.   Those who live here have realized the dream of first time home ownership.  The dream is reflected in well care for homes, with well managed lawns.  Milwood is a community of modestly priced homes, which continues to make it attractive for buyers and investors.  The area maintains its appeal due to its close proximity to major roadways, as well as neighborhood parks.

Milwood Homes for Sale

The City of Rollingwood is located in Travis County, about 3 miles west of Downtown Austin.  It is a considered a suburb of Austin, though it is its own independent community. The appeal of Rollingwood is partially contributed to the neighborhood feeling it offers.  Established in 1955, this community has its own police department and volunteer fire department.  Rollingwood is a relatively small community, close to the lake, Zilker Park and major roadways.

The City of Rollingwood houses parks, baseball fields, and even an athletic club.  Located in the Eanes school district, the convenient location and upscale amenities keep this city always a desirable place to call home.

Rollingwood Homes for Sale

Where is Rollingwood located?

Rollingwood is located on the west side of Mo-Pac Expressway, with access on Bee Caves Road.

Home Styles in Rollingwood?

Mostly single family homes populate the City of Rollingwood.  Lot sizes vary a bit, as does terrain.  Many homes feature park-like yards, due to the tall shade trees and lush landscape, while others offer sloping properties with view of the lake or city.

Homes styles vary greatly in the City of Rollingwood.  Some properties have retained their original classic 1950’s appeal, while others are newly built or have been extensively remodeled.

Rollingwood area fun

Rollingwood Municipal Park

Western Hills Athletic Club , also known as The Rollingwood Pool, offers year-round swimming, basketball and tennis.

Zilker Park

The Barton Creek Mall

Rollingwood school district:

Rollingwood is located in the Eanes Independent School District.

I can create a custom home search for a comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/rollingwood/feed/ 0 http://www.supportlocalaustin.com/south/parkwood/ http://www.supportlocalaustin.com/south/parkwood/#comments Sat, 06 Mar 2010 18:48:09 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=332 Thinking about moving to Parkwood? Looking for family friendly neighborhood, with a modest price tag in South Austin? If so, then take a look at Parkwood.   The appeal of this community includes tree lined streets, built in the 90’s, with a competitive price.  The low maintenance masonry exteriors, coupled with the neighborhood’s 15 year age, [...]]]> Thinking about moving to Parkwood?

Looking for family friendly neighborhood, with a modest price tag in South Austin? If so, then take a look at Parkwood.   The appeal of this community includes tree lined streets, built in the 90’s, with a competitive price.  The low maintenance masonry exteriors, coupled with the neighborhood’s 15 year age, draws first time home buyers and investors.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Parkwood Homes for Sale

Where is Parkwood located?

Parkwood is located east of S 1^st Street, west of Manchaca Road, north of W Slaughter, and south of the West Dittmar Road.

What type of Home Styles will you find in Parkwood?

Parkwood homes styles feature one and two story modestly sized homes, averaging 1,400 square feet, built in the mid 90’s.  Many have masonry exteriors, feature two-car garages, and fenced in backyards.  Lot sizes tend to be about .13 acres, which makes them easy to maintain. 

Local fun in the Parkwood area

Dittmar Recreation Center features a pool, playing fields and jogging trail.

What school district is Parkwood in?

Parkwood is located in the Austin Independent School District.

I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/south/parkwood/feed/ 0 http://www.supportlocalaustin.com/central/rosedale/ http://www.supportlocalaustin.com/central/rosedale/#comments Sat, 06 Mar 2010 18:47:26 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=330 Thinking about moving to Rosedale?  Looking for a neighborhood that retains old world charm, while incorporating modern updates along the way?  If so, Rosedale might be for you.  What began as farm and dairy land in the 1800’s; Rosedale became the home of florists and nurseries in the early 1900’s, when development began.  The early [...]]]> Thinking about moving to Rosedale? 

Looking for a neighborhood that retains old world charm, while incorporating modern updates along the way?  If so, Rosedale might be for you.  What began as farm and dairy land in the 1800’s; Rosedale became the home of florists and nurseries in the early 1900’s, when development began.  The early tree plantings created a unique contribution to the landscape, adding character to the neighborhood which is still appreciated today. 

 Located in north-central Austin, Rosedale offers residence convenience to shopping, downtown, neighborhood parks and pools.  The community of Rosedale is as unique as its landscape.  The array of housing styles and sizes appeal to singles, couples and families alike. 

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Rosedale Homes for Sale

Where is Rosedale located?

Rosedale is a bordered by 38th Street to the south, Shoal Creek Boulevard to the west, North Loop / Hancock Drive to the north, and Lamar Boulevard to the east.  

What types of Home Styles will you find in Rosedale?

Housing sizes vary, original quaint 2 -1 bungalows are not uncommon, but a nice mix of larger traditional and mid-century designs are available, making Rosedale attractive for budding families, singles and couples to call home. 

Fun things to do in the Rosedale area

Rosedale Neighborhood Association 

Ramsey Park and Pool 

What school district is Rosedale located in?

Rosedale is located in the Austin Independent School District. 

I can create a custom home search for a comprehensive list of homes that fit your criteria….. 

]]> http://www.supportlocalaustin.com/central/rosedale/feed/ 0 http://www.supportlocalaustin.com/central/allandale/ http://www.supportlocalaustin.com/central/allandale/#comments Sat, 06 Mar 2010 18:46:51 +0000 Doreen Zelma http://supportlocalaustin.com/central/allandale/ Thinking about moving to Allandale? If you are looking to be involved in your community and really make a difference, then Allandale might be for you.  The neighborhood has a very active homeowners association responsible for opening a public library, organizing parades, park cleanup – even a neighborhood patrol. Find other Central Austin neighborhoods here: [...]]]> Thinking about moving to Allandale?

If you are looking to be involved in your community and really make a difference, then Allandale might be for you.  The neighborhood has a very active homeowners association responsible for opening a public library, organizing parades, park cleanup – even a neighborhood patrol.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Allandale Homes for Sale

 

Where is Allandale located?

Allandale’s boundaries are Foster Lane and Norcross Drive to the North, Burnet Road to the East, part of W 45^th and Hancock Drive to the South and Mopac to the West.

Home Styles in Allandale

There is really something for everyone in Allandale.  This is a well established neighborhood with most homes built in the 50’s and 60’s.  You will find a good mix of one and two story homes, many of which have been remodeled.

Local Fun in the Allandale area

Northwest Recreation Center

Beverly S. Sheffield Northwest District Park

Shoal Creek

What school district is Allandale in?

Allandale is located in the Austin Independent School District.

I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

 

]]> http://www.supportlocalaustin.com/central/allandale/feed/ 0 http://www.supportlocalaustin.com/central/crestview/ http://www.supportlocalaustin.com/central/crestview/#comments Sat, 06 Mar 2010 18:45:42 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=254 Moving to Crestview? Want to be close to downtown, but just outside the hustle and bustle?  Crestview might just be for you.  Crestview attracts people who want the charm of an older neighborhood, with tree lined streets, that is convenient to all.   Buyers aren’t afraid to do some updating to reside in Crestview, which is moderately [...]]]> Moving to Crestview?

Want to be close to downtown, but just outside the hustle and bustle?  Crestview might just be for you.  Crestview attracts people who want the charm of an older neighborhood, with tree lined streets, that is convenient to all.   Buyers aren’t afraid to do some updating to reside in Crestview, which is moderately priced compared to some  neighborhoods with a similar look and feel. 

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Crestview Area Homes

Where is Crestview located?

Crestview located in North Central Austin.  It is bordered by Anderson Lane to the north, Justin Lane to the south, North Lamar Boulevard to the east and Burnet Road to the west. 

What type of Home Styles will you find in Crestview?

Bungalow and ranch style homes reign here.  Many homes are one story.   Home sizes range between 1,000 and 2,000 square feet.  Most homes in Crestview were built when the neighborhood was established in the 1950’s. 

Fun things to do in the Crestview area 

Beverly S. Sheffield Northwest District Park 

The Arboretum 

Norcross Mall 

What school district is Crestview in?

Crestview is located in the Austin Independent School District. 

I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/central/crestview/feed/ 0 http://www.supportlocalaustin.com/abj-award-nominee/ http://www.supportlocalaustin.com/abj-award-nominee/#comments Thu, 04 Mar 2010 19:34:51 +0000 Doreen Zelma http://supportlocalaustin.com/?p=297 Last week, I was nominated for a residential real estate award by the Austin Business Journal. There are thousands of agents in Austin, so to be nominated is truly an honor.]]> Last week, I was nominated for a residential real estate award by the Austin Business Journal. There are thousands of agents in Austin, so to be nominated is truly an honor.

]]> http://www.supportlocalaustin.com/abj-award-nominee/feed/ 0 http://www.supportlocalaustin.com/spring-into-listing-the-selling-season-has-begun/ http://www.supportlocalaustin.com/spring-into-listing-the-selling-season-has-begun/#comments Sun, 21 Feb 2010 21:00:17 +0000 Doreen Zelma http://supportlocalaustin.com/?p=284 I’ve been flooded with questions lately by both Buyers and Sellers, and I love questions, because it means you are thinking.  I would like to take a minute to share what some of my clients have been thinking about, since you might have the same questions racing through your head as well.   For Sellers, [...]]]> I’ve been flooded with questions lately by both Buyers and Sellers, and I love questions, because it means you are thinking.  I would like to take a minute to share what some of my clients have been thinking about, since you might have the same questions racing through your head as well.

 

For Sellers, the questions I am getting are more like, “do I put on a deck?”, “do I power wash the house?”, “do I install a new kitchen?”.  My universal response to most of these questions is, don’t.  Don’t do anything you would not have done, if you weren’t moving.  The reason is more about the cost of time, because time can cost more than you will ever get back.  We are entering the selling season.  

 

A deck is not going to necessarily bring you more money.  If the deck takes twice as long as it was intended, you have not only spent money on something that wasn’t necessary, but you have missed the Spring buying season as well.  

 

Power washing your home, could result in your house needing a new paint job.  Do you have time for that?  Do you have the money?  Using a garden hose, might easily do the trick, without creating a problem you didn’t have.  

 

Installing a new kitchen?  Out of all the questions I have received this week, this is the one that would add the most value to your home, and will bring you the most return on the cost, but kitchens take time.  If the kitchen costs $25,000, and isn’t going to be done for 9 weeks, we have lost the Spring buying season.  That $25,000 remodel, may only net you $15,000 in the fall.  When interest rates go up, house prices generally go down because people have less buying power.  

 

The #1 thing I want people 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 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’s money well spent and I guarantee you will get 100% return on your cost, instead of a remodel that will cost you to miss the Spring season.  Do those remodeling projects in the fall, six months before you are planning to sell.

]]> http://www.supportlocalaustin.com/spring-into-listing-the-selling-season-has-begun/feed/ 1 http://www.supportlocalaustin.com/buyer-closing-costs/ http://www.supportlocalaustin.com/buyer-closing-costs/#comments Thu, 18 Feb 2010 18:49:22 +0000 Doreen Zelma http://supportlocalaustin.com/?p=258 I’ve been flooded with questions lately by both Buyers and Sellers, and I love questions, because it means you are thinking.  I would like to take a minute to share what some of my clients have been thinking about, since you might have the same questions racing through your head as well. For Buyers, the more [...]]]> I’ve been flooded with questions lately by both Buyers and Sellers, and I love questions, because it means you are thinking.  I would like to take a minute to share what some of my clients have been thinking about, since you might have the same questions racing through your head as well.

For Buyers, the more commonly asked question is how much money they need to buy a house.  Unfortunately, there are too many variables that make question easy to answer. A credit score, downpayment and loan program are going to be the determining factors for this.  Those factors, are not only going to determine what your costs, but they are also going to decide your buying power as well.  

A 1% variation in an interest rate can mean a 10% change in your buying power.  The debt to income ratio will also determine your buying power.  Having a great credit score means that you show a history of paying back loans, and therefore you are less of a risk to a bank of defaulting on a loan.  If you are going to buy a house or planning on moving up, your income has to reflect that you can afford to handle more debt.  If a lender thinks you are just making it, with your current debt – you are not going to get approved for more.

What I generally tell Buyers, is to plan on at least 2 percent of the sales price, not including your down payment.  Lenders escrow 3-8 months for taxes up front, which are typically the biggest portion of  closing costs. You will also need 1% of the sales price in earnest money at the time we go under contract.  In addition, you will need an inspection and title fees.  So, the short answer is 2% of the sales price, but that does not include lender fees, which, depending on your loan program, could mean another 2%.

]]> http://www.supportlocalaustin.com/buyer-closing-costs/feed/ 0 http://www.supportlocalaustin.com/tax-credit-411-april-30th-deadline/ http://www.supportlocalaustin.com/tax-credit-411-april-30th-deadline/#comments Wed, 10 Feb 2010 21:08:15 +0000 Doreen Zelma http://supportlocalaustin.com/?p=247 First Time Homebuyer Tax Credit Extended Into 2010! Plus…A New Tax Credit for Certain Existing Home Owners! It’s official. President Obama has signed a bill that extends the tax credit for first-time homebuyers (FTHBs) into the first half of 2010. This program had been scheduled to expire on November 30, 2009. In addition to extending [...]]]> First Time Homebuyer Tax Credit Extended Into 2010!
Plus…A New Tax Credit for Certain Existing Home Owners!
It’s official. President Obama has signed a bill that extends the tax credit for first-time homebuyers (FTHBs) into the first half of 2010. This program had been scheduled to expire on November 30, 2009.

In addition to extending the tax credit of up to $8,000 through June 30, 2010, the extension measure also opens up opportunities for others who are not buying a home for the first time.

So Who Gets What?
The program that has existed for FTHBs remains intact with the one exception that more people are now eligible based on an increase in the amount of income someone may now earn.

Additionally, the program now gives those who already own a residence some additional reasons to move to a new home. This incentive comes in the form of a tax credit of up to $6,500 for qualified purchasers who have owned and occupied a primary residence for a period of five consecutive years during the last eight years.

Deadlines
In order to qualify for the credit, all contracts need to be in effect no later than April 30, 2010 and close no later than June 30, 2010.

Higher Income Caps in Effect
The amount of income someone can earn and qualify for the full amount of the credit has been increased.

Single tax filers who earn up to $125,000 are eligible for the total credit amount. Those who earn more than this cap can receive a partial credit. However, single filers who earn $145,000 and above are ineligible.

Joint filers who earn up to $225,000 are eligible for the total credit amount. Those who earn more than this cap can receive a partial credit. However, joint filers who earn $245,000 and above are ineligible.

Maximum Purchase Price
Qualifying buyers may purchase a property with a maximum sales price of $800,000.

First-Time Homebuyer Tax Credit – Frequently Asked Questions
Here are answers to some commonly asked questions about the tax credit.

What is a tax credit?
A tax credit is a direct reduction in tax liability owed by an individual to the Internal Revenue Service (IRS). In the event no taxes are owed, the IRS will issue a check for the amount of the tax credit an individual is owed. Unlike the tax credit that existed in 2008, this credit does not require repayment unless the home, at any time in the first 36 months of ownership, is no longer an individual’s primary residence.

What is the tax credit for first-time homebuyers (FTHBs)?
An eligible homebuyer may request from the IRS a tax credit of up to $8,000 or 10% of the purchase price for a home. If the amount of the home purchased is $75,000, the maximum amount the credit can be is $7,500. If the amount of the home purchased is $100,000, the amount of the credit may not exceed $8,000.

Who is eligible for the FTHB tax credit?
Anyone who has not owned a primary residence in the previous 36 months, prior to closing and the transfer of title, is eligible. This applies both to single taxpayers and married couples. In the case where there is a married couple, if either spouse has owned a primary residence in the last 36 months, neither would qualify. In the case where an individual has owned property that has not been a primary residence, such as a second home or investment property, that individual would be eligible.

As mentioned above, the tax credit has been expanded so that existing homeowners who have owned and occupied a primary residence for a period of five consecutive years during the last eight years are now eligible for a tax credit of up to $6,500.

How do I claim the credit?
For those taking advantage of the tax credit in 2009, you may choose to either apply for the credit with your 2009 tax return or you may apply for the credit sooner by filing an amended 2008 tax return with Form 5405 (http://www.irs.gov/pub/irs-pdf/f5405.pdf).

Can you claim the tax credit in advance of purchasing a property?
No. The IRS has recently begun prosecuting people who have claimed credits where a purchase had not taken place.

Can a taxpayer claim a credit if the property is purchased from a seller with seller financing and the seller retains title to the property?
Yes. In situations where the buyer purchases the property, even though the seller retains legal title, the taxpayer may file for the credit. Examples of this would include a land contract, contract for deed, etc. According to the IRS, factors that would demonstrate the ownership of the property would include: 1. the right of possession, 2. the right to obtain legal title upon full payment of the purchase price, 3. the right to construct improvements, 4. the obligation to pay property taxes, 5. the risk of loss, 6. the responsibility to insure the property and 7. the duty to maintain the property.

Are there other restrictions to taking the credit?
Yes. According to the IRS, if any of the following describe your situation, a credit would not be due.

•You buy your home from a close relative. This includes your spouse, parent, grandparent, child or grandchild.
•You do not use the home as your principal residence.
•You sell your home before the end of the year.
•You are a nonresident alien.
•You are, or were, eligible to claim the District of Columbia first-time homebuyer credit for any taxable year. (This does not apply for a home purchased in 2009.)
•Your home financing comes from tax-exempt mortgage revenue bonds. (This does not apply for a home purchased in 2009.)
•You owned a principal residence at any time during the three years prior to the date of purchase of your new home. For example, if you bought a home on July 1, 2009, you cannot take the credit for that home if you owned, or had an ownership interest in, another principal residence at any time from July 2, 2006, through July 1, 2009.
Can you buy a home from a step-relative and be eligible for the credit?
Yes. Provided the person you are buying a home from is not a direct blood relative, the purchase would be allowed.

Can parent(s) who will not live in the property cosign for a mortgage for their child and the child that is a qualifying FTHB still be eligible for the credit?
Yes.

Can a separated spouse who has not owned a home for four years qualify for the FTHB tax credit if the spouse has owned a property anytime in the last three years?
No. However, the spouse may be eligible for the repeat buyer credit.

The best path to take in any situation regarding income taxes is to speak with a professional tax preparer or CPA.

]]> http://www.supportlocalaustin.com/tax-credit-411-april-30th-deadline/feed/ 3 http://www.supportlocalaustin.com/whats-the-rush/ http://www.supportlocalaustin.com/whats-the-rush/#comments Thu, 04 Feb 2010 16:53:30 +0000 Doreen Zelma http://supportlocalaustin.com/?p=238 The new year has been off to an interesting start.  Typically, January is a little slow, due to the cold weather and post-holiday stress.  What I am seeing this year, is more activity due to impending dates, that are really just around the corner.  I have already had 2 listing appointments this year, and my [...]]]> The new year has been off to an interesting start.  Typically, January is a little slow, due to the cold weather and post-holiday stress.  What I am seeing this year, is more activity due to impending dates, that are really just around the corner.  I have already had 2 listing appointments this year, and my open house traffic has been averaging around 7 guests, which again, for January, is considered busy.

 

What’s the rush?

First, interest rates are on everybody’s mind, and everyone wants to know when they are going up.  The Federal Reserve Bank is supposed to stop purchasing mortgage-backed securities issued by Fannie Mae and Freddy Mac.  The program is set to end in March of 2010, and when it does, interest rates are likely to increase and rather quickly.  

 

Another reason for the early activity in 2010, is that the tax credit deadlines for first-time home buyers and move-up buyers are steadily approaching.  You have to be under contract by April 30, 2010 to qualify.  So, if you need to sell a home, in order to purchase, it should be listed now.  As a first time home buyer, you will have more of a selection and less stress, if we start looking now.  First time home buyers who wait until April are going to feel pressure to make a hasty choice. Remember, a home is the most expensive item you will ever purchase, so let it be an educated decision.

 

Lastly, FHA changes are coming!  The Upfront Mortgage Insurance Premium (UFMIP) will be increasing from 1.75% to 2.25% later this Spring. In addition, allowable seller contributions will decrease from 6% to 3% come Summer 2010. This means first time home buyers will need to have more money saved in order to purchase a home.

 

]]> http://www.supportlocalaustin.com/whats-the-rush/feed/ 0 http://www.supportlocalaustin.com/south/crossing-at-onion-creek/ http://www.supportlocalaustin.com/south/crossing-at-onion-creek/#comments Thu, 04 Feb 2010 16:40:40 +0000 Doreen Zelma http://supportlocalaustin.com/crossing-at-onion-creek/ Moving to Crossing at Onion Creek?  Crossing at Onion Creek is a very small subdivision no more that one square mile, located about 10 minutes South East of Downtown, Austin.  Built in mid 2000, homes in Parkside at Onion Creek are modestly priced, making it an attractive area for first-time home buyers and investors.  Find [...]]]> Moving to Crossing at Onion Creek? 

Crossing at Onion Creek is a very small subdivision no more that one square mile, located about 10 minutes South East of Downtown, Austin.  Built in mid 2000, homes in Parkside at Onion Creek are modestly priced, making it an attractive area for first-time home buyers and investors. 

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Crossing at Onion Creek Homes for Sale

Where is Crossing at Onion Creek located?

Crossing at Onion Creek is east of I-35 at exit 227, west of E Slaughter Lane and north of Brandt Road. 

Home Styles in Crossing at Onion Creek

Crossing at Onion Creek is small subdivision that was created with some diversity in design and building materials, so it doesn’t feel like a cookie cutter neighborhood where all of the houses look the same.  Crossing at Onion Creek features one and two story floor plans.  

Crossing in Onion Creek local fun

South Park Meadows Shopping Center and Movie Theater 

Mary Moore Searight Metro Park 

Crossing at Onion Creek school district

Crossing at Onion Creek is located in the Austin Independent School District. 

I can create a custom home search for a comprehensive list of homes that fit your criteria….. 

]]> http://www.supportlocalaustin.com/south/crossing-at-onion-creek/feed/ 0 http://www.supportlocalaustin.com/south/onion-creek/ http://www.supportlocalaustin.com/south/onion-creek/#comments Thu, 04 Feb 2010 16:39:44 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=233 Thinking about moving to Onion Creek? Onion Creek is a playground for those who like outdoor activities, and don’t want to be located far off the beaten path.  Homes in Onion Creek surround the Onion Creek Club.  The 27-hole golf course was designed by three-time Masters Champion, Jimmy Demaret. In addition, the Onion Creek Club [...]]]> Thinking about moving to Onion Creek?

Onion Creek is a playground for those who like outdoor activities, and don’t want to be located far off the beaten path.  Homes in Onion Creek surround the Onion Creek Club.  The 27-hole golf course was designed by three-time Masters Champion, Jimmy Demaret. In addition, the Onion Creek Club has other amenities like aquatics, a fitness center and a clubhouse, offering something for everyone.  The unique character of this Southeast Austin neighborhood makes it a favorite amongst commuters as well, due to its convenient location.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Onion Creek Homes for Sale

Where is Onion Creek located?

Onion Creek is located in southeast Austin where FM-1626 meets I-35.

Home Styles in Onion Creek

Sprawling country ranches, classic two-story colonials and everything in between, populate Onion Creek’s park-like community.   Surrounded by mature trees and lush landscaping, Onion Creek home sizes range from 1,900 to 4,400 square feet.

Local Fun in the Onion Creek area

Onion Creek Club

South Park Meadows Shopping Center and Movie Theater

Mary Moore Searight Metro Park

Onion Creek school district

Onion Creek is located in the Austin Independent School District.

I can create a custom home search for a  comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/south/onion-creek/feed/ 0 http://www.supportlocalaustin.com/north/ http://www.supportlocalaustin.com/north/#comments Thu, 04 Feb 2010 16:35:56 +0000 Doreen Zelma http://supportlocalaustin.com/north/ Moving to North Austin? Residents choose to live in North Austin to be close to major technology companies like Dell.  North Austin also adds the convenience of being close to Lake Travis, Round Rock, Cedar Park, Leander and Pflugerville. North Austin Homes for Sale   Please upgrade your browser Local fun in North Austin Dell [...]]]> Moving to North Austin?

Residents choose to live in North Austin to be close to major technology companies like Dell.  North Austin also adds the convenience of being close to Lake Travis, Round Rock, Cedar Park, Leander and Pflugerville.

North Austin Homes for Sale

 

Local fun in North Austin

• Dell Diamond
  Cedar Park Center
  The Arboretum Restaurant and Shopping Area

There are many neighborhoods in North Austin.  I have only highlighted a few on my website.  I can create a custom home search for a more comprehensive list of homes that fit your criteria.

 

]]> http://www.supportlocalaustin.com/north/feed/ 0 http://www.supportlocalaustin.com/east/mueller/ http://www.supportlocalaustin.com/east/mueller/#comments Thu, 04 Feb 2010 16:35:34 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=227 Looking to live a greener lifestyle? Think about moving to Mueller. Mueller, a family name pronounced ‘Miller’, is the home of a 20-year master planned community.  What makes Mueller so unique, is that it is setting a standard in LEED and green building while the nation watches. From the very start, even pre-construction was considered ‘green’, [...]]]> Looking to live a greener lifestyle?
Think about moving to Mueller.

Mueller, a family name pronounced ‘Miller’, is the home of a 20-year master planned community.  What makes Mueller so unique, is that it is setting a standard in LEED and green building while the nation watches.

From the very start, even pre-construction was considered ‘green’, because it was being developed on Austin’s original airport tract, so no clear cutting was needed to build.  The community is even re-using the old airport hangers, one of which, is now a working film studio.

The 711 acre site, when complete will be home to 10,000 residents in 4,600 single family, condominiums and apartment homes.  Nearly 25% will be reserved for qualified affordable housing participants.

In addition to residential housing, Mueller is offers a large retail appeal, making it a sustainable community.

Mueller Homes for Sale

 

 

 

 

Where is Mueller Located?

Located on the east side of I-35, off of Airport Boulevard, Mueller is 3 miles from Downtown, Austin and 2 miles from the University of Texas.

Local fun in the Mueller area

Mueller hosts a large selection of retail shopping and eateries, which include Bed Bath & Beyond, Old Navy and Starbucks Coffee.  Located just a few miles from the University of Texas and downtown, Austin.  There is always something fun to do, or a new place to explore.

Mueller School District

Mueller is located in the Austin Independent School District.

 

]]> http://www.supportlocalaustin.com/east/mueller/feed/ 0 http://www.supportlocalaustin.com/east/ http://www.supportlocalaustin.com/east/#comments Thu, 04 Feb 2010 16:35:05 +0000 Doreen Zelma http://supportlocalaustin.com/north-east/ Moving to East Austin? A community in motion, in recent years East Austin has experienced a renewed interest in growth and re-development, as gentrification efforts have been in focus here.  Rich in history and cultural diversity, East Austin honors its roots through churches, museums and other community tributes.  East Austin’s musical roots include a jazz [...]]]> Moving to East Austin?

A community in motion, in recent years East Austin has experienced a renewed interest in growth and re-development, as gentrification efforts have been in focus here.  Rich in history and cultural diversity, East Austin honors its roots through churches, museums and other community tributes.  East Austin’s musical roots include a jazz and blues environment going back to the 1930’s.  Eleventh Street venues experienced performers like Duke Ellington and Count Basie. Today, all artists from painters, to potters and metal smiths, have embraced East Austin as galleries continue to open to display their works.   It is the unique blend of historic architecture and modern developments, coupled with a community feel residents want to be a part of,  that draws many to East Austin.

East Austin Homes for Sale

 

 

 

Local fun in East Austin

• Mueller retail stores and eateries
• Town Lake Hike and Bike Trail
• Boggy Creek Greenbelt
• George Washington Carver Museum and Cultural Center
• French Legation Museum
• Eastside Cafe

There are many neighborhoods in East Austin.  I have only highlighted a few on my website.  I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/east/feed/ 0 http://www.supportlocalaustin.com/central/brykerwoods/ http://www.supportlocalaustin.com/central/brykerwoods/#comments Thu, 04 Feb 2010 04:53:18 +0000 Doreen Zelma http://supportlocalaustin.com/central/brykerwoods/ Thinking about moving to Bryker Woods? Looking for the charm of an older neighborhood?  If so, Bryker Woods might be for you.  It’s perfect for those who want to be close to Downtown – but not too close that they feel like they are part of the hustle and bustle. Find other Central Austin neighborhoods [...]]]> Thinking about moving to Bryker Woods?

Looking for the charm of an older neighborhood?  If so, Bryker Woods might be for you.  It’s perfect for those who want to be close to Downtown – but not too close that they feel like they are part of the hustle and bustle.

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Bryker Woods Properties for Sale

 

Where is Bryker Woods located?

Bryker Woods is bordered by Westover on the south, 35th on the north, Shoal Creek on the east and Mopac on the west.

Home styles in Bryker Woods?

Developed between the 1930s and 1950s, Bryker Woods is mostly comprised of bungalows and a few larger homes surrounded by large, shady trees. 

Local Fun in Brkyer Woods

Seider’s Springs Park
Bailey Park
Shoal Creek Park
Bryker Woods Neighborhood Association

School district for Bryker Woods

Bryker Woods is located in the Austin Independent School District.

]]> http://www.supportlocalaustin.com/central/brykerwoods/feed/ 0 http://www.supportlocalaustin.com/central/hyde-park/ http://www.supportlocalaustin.com/central/hyde-park/#comments Thu, 04 Feb 2010 04:52:19 +0000 Doreen Zelma http://supportlocalaustin.com/central/hyde-park/  Thinking about moving to Hyde Park? Founded in 1891, Hyde Park has a very small town feeling, with tree-lined streets and historic houses left and right.   Hyde Park is known for its eclectic mix of property types, making it stand out of other Austin Neighborhoods.  Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, [...]]]>  Thinking about moving to Hyde Park?

Founded in 1891, Hyde Park has a very small town feeling, with tree-lined streets and historic houses left and right.   Hyde Park is known for its eclectic mix of property types, making it stand out of other Austin Neighborhoods. 

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Hyde Park Homes for Sale

 

  

Where is Hyde Park located?

Hyde Park  is bordered by 48th Street to the north and 38th Street to the south, Guadalupe Street to the west and Duval Street to the east. 

What kind of Home Styles are in Hyde Park?

From classic historic homes, bungalows, to contemporary designs, Hyde Park is a fusion of old and new architecture. 

Things to do in Hyde Park

Elizabet Ney Museum
Shipe Park and Pool
Hancock Golf Course 

What School District is Hype Park located in?

Hyde Park is located in the Austin Independent School District.

[View with PicLens]

]]> http://www.supportlocalaustin.com/central/hyde-park/feed/ 0 http://www.supportlocalaustin.com/central/ http://www.supportlocalaustin.com/central/#comments Thu, 04 Feb 2010 04:47:28 +0000 Doreen Zelma http://supportlocalaustin.com/central/ Moving to Central Austin? Austin is often referred to as a City within a Park. Residents who live in Central Austin get to experience the balance of downtown along with the parks and lake system that weave their way throughout the neighborhood communities.  Convenient to major business centers, yet close to the eclectic mix of [...]]]> Moving to Central Austin?

Austin is often referred to as a City within a Park. Residents who live in Central Austin get to experience the balance of downtown along with the parks and lake system that weave their way throughout the neighborhood communities.  Convenient to major business centers, yet close to the eclectic mix of local eateries and boutique stores; Central Austin retains a small town feeling, with urban amenities.

Central Austin Homes for Sale

Local fun in Central Austin

• Red Bud Isle
• Lake Austin
• Lady Bird Lake and Town Lake’s Hike and Bike Trail
• Barton Creek Greenbelt
• Zilker Park

There are many neighborhoods in Central Austin, each with their own unique character and history.  I have only highlighted a few on my website.  I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/central/feed/ 0 http://www.supportlocalaustin.com/central/travis-heights/ http://www.supportlocalaustin.com/central/travis-heights/#comments Thu, 04 Feb 2010 04:46:53 +0000 Doreen Zelma http://supportlocalaustin.com/travis-heights/ Moving to Travis Heights?   Travis Heights is loaded with charm, character and eclectic vibe appealing to local residents and visitors alike.   A favorite among artists and musicians, Travis Heights residents never have to plan far ahead for something to do.  Local entertainment is abundant here, whether that means a quick jog to Stacy park and pool, or biking [...]]]> Moving to Travis Heights?  

Travis Heights is loaded with charm, character and eclectic vibe appealing to local residents and visitors alike.   A favorite among artists and musicians, Travis Heights residents never have to plan far ahead for something to do.  Local entertainment is abundant here, whether that means a quick jog to Stacy park and pool, or biking to the SoCo area of Austin.  Known as SoCo, the aea along South Congress Avenue is a bustling with local artists, restaurants, and musicians.  When the annual classic car and motorcycle conventions take place, South Congress Avenue feels like is transported back in time to the 50′s and 60′s as participants and tourists marvel at the scenery.  Travis Heights is also conveniently located about a mile from Downtown, Austin and Lady Bird Lake.  

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman

Homes for Sale in Travis Heights

The Travis Heights area is comprised of several small subdivisions.   The homes listed below highlight a small selection of homes for sale in the Travis Heights area.  

Where is Travis Heights located?

Travis Heights is location East of South Congress, West of I-35, North of Oltorf Street and South of Riverside.     

What Type of Home Styles will you find in Travis Heights?

Travis Heights offers a eclectic mix of historic, bungalow, ultra modern condominiums and remodeled homes.     

Fun things to do in the Travis Heights Area

You can never be bored in Travis Heights. With Lady Bird Lake, Stacy Pool, the SoCo district and Downtown just moments away, there is always something to do, or a new restaurant to explore. Travis Heights also hosts a walking art tour every year.     

Area amenties include:     

Barton Creek Greenbelt     

Zilker Park     

Auditorium Shores     

Umlauf Sculpture Garden     

Barton Springs Pool     

SoCo shopping and restaurants     

Alamo Drafthouse     

Palmer Events Center     

Austin City Limits     

SXSW Music and Film Festival     

What School District is Travis Heights Located in?

Travis Heights is located in the Austin Independent School District.  

   

   

   

   

   

]]> http://www.supportlocalaustin.com/central/travis-heights/feed/ 0 http://www.supportlocalaustin.com/southwest-austin/granada-oaks/ http://www.supportlocalaustin.com/southwest-austin/granada-oaks/#comments Thu, 04 Feb 2010 04:46:18 +0000 Doreen Zelma http://supportlocalaustin.com/south-west-austin/granada-oaks/ Thinking about moving to Granada Oaks? Nestled behind Granada Hills, lies the newly developed community of Granada Oaks.  Only 15 minutes to downtown Austin, Granada Oaks offers Texas Hill Country living,  modern amenities and stone facades built by an array of custom homebuilders .   The Oak Hill neighborhood features tree covered properties including Live Oak [...]]]> Thinking about moving to Granada Oaks?

Nestled behind Granada Hills, lies the newly developed community of Granada Oaks.  Only 15 minutes to downtown Austin, Granada Oaks offers Texas Hill Country living,  modern amenities and stone facades built by an array of custom homebuilders .   The Oak Hill neighborhood features tree covered properties including Live Oak and Cedar on large park-like lots, that are a minimum of 1 acre.  Area amenities are close by, but far enough away to enjoy the peaceful harmony of country living.

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Granada Oaks Homes for Sale

Where is Granada Oaks located?

Granada Oaks is located in Southwest of Austin, close to the Oak Hill ‘Y’, off of Highway 71, at the end of El Rey Boulevard.

Home Styles in Granada Oaks?

Featuring all stone exteriors, Granada Oaks has one and two story home designs that are a minimum of 2,700 square feet.  Some common features include:  Granite counter tops, Travertine floors and Alder cabinets.

Local Fun in the Granada Oaks area

Granada Hills Homeowners Association  (community pool, playground and tennis court)

Hill Country Galleria

What school district is Granada Oaks located in?

Granada Oaks is located in the Austin Independent School District.

An added attraction to residents in Granada Oaks,  is the close proximity to the Austin Waldorf School, which offers a unique approach to traditional learning environments.  It provides education to students from Kindergarten through 8^th grade.

I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/southwest-austin/granada-oaks/feed/ 0 http://www.supportlocalaustin.com/southwest-austin/granada-hills/ http://www.supportlocalaustin.com/southwest-austin/granada-hills/#comments Thu, 04 Feb 2010 04:45:27 +0000 Doreen Zelma http://supportlocalaustin.com/south-west-austin/granada-hills/ Thinking about moving to Granada Hills? Granada Hills offers Texas Hill Country living, yet it is only 15 minutes to downtown Austin.   The Oak Hill neighborhood features tree covered properties including Live Oak and on large park-like lots.  Area amenities are close by, but far enough away to enjoy the peaceful harmony of country living. [...]]]> Thinking about moving to Granada Hills?

Granada Hills offers Texas Hill Country living, yet it is only 15 minutes to downtown Austin.   The Oak Hill neighborhood features tree covered properties including Live Oak and on large park-like lots.  Area amenities are close by, but far enough away to enjoy the peaceful harmony of country living.

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Granada Hills Homes for Sale

Where is Granada Hills located?

Granada Hills is located in Southwest of Austin, close to the Oak Hill ‘Y’, off of Highway 71.

What type of Home Styles will you find in Granada Hills?

There are many single story ranch style homes in Granada Hills on just under an acre of property.  Most houses were originally built in the early 70’s, but many have been updated.

Local Fun in the Granada Hills area

The Granada Hills community has an on-site pool, playground and tennis court.

Hill Country Galleria

What school district is Granada Hills located in?

Granada Hills is located in the Austin Independent School District.

An added attraction to residing in the Granada Hills area,  is its close proximity to the Austin Waldorf School, which offers a unique approach to traditional learning environments.  The Waldorf School provides education to students from Kindergarten through 8^th grade.

I can create a custom home search for a comprehensive list of homes that fit your criteria…..

]]> http://www.supportlocalaustin.com/southwest-austin/granada-hills/feed/ 0 http://www.supportlocalaustin.com/south/sendera/ http://www.supportlocalaustin.com/south/sendera/#comments Thu, 04 Feb 2010 04:44:33 +0000 Doreen Zelma http://supportlocalaustin.com/south/sendera/ Looking for a home in Sendera? This small subdivision features mostly moderate sized homes.  Although it does have a variety of price points, the majority of Sendera makes it attractive for first time home buyers.  Sendera’s close location to Mopac, makes for an easy commute. Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, [...]]]> Looking for a home in Sendera?

This small subdivision features mostly moderate sized homes.  Although it does have a variety of price points, the majority of Sendera makes it attractive for first time home buyers.  Sendera’s close location to Mopac, makes for an easy commute.

Find other South Austin neighborhoods here:  Barton View, Buckingham Estates, Cherry Creek, Crossing at Onion Creek, Onion Creek, Parkside at Slaughter Creek, Parkwood, Sendera, Southbridge Villas, Tanglewood Forest

Sendera Homes for Sale

]]> http://www.supportlocalaustin.com/south/sendera/feed/ 0 http://www.supportlocalaustin.com/south/ http://www.supportlocalaustin.com/south/#comments Thu, 04 Feb 2010 04:44:09 +0000 Doreen Zelma http://supportlocalaustin.com/south/ Moving to South Austin? Convenient to downtown, Lady Bird Lake and the Barton Creek Greenbelt, South Austenites get the advantage of central Austin amenities, with typically more modest property prices.  Property sizes range greatly here from moderate lots to acreage.  South Austin offers an eclectic mix of older established neighborhoods, in addition to more modern [...]]]> Moving to South Austin?

Convenient to downtown, Lady Bird Lake and the Barton Creek Greenbelt, South Austenites get the advantage of central Austin amenities, with typically more modest property prices.  Property sizes range greatly here from moderate lots to acreage.  South Austin offers an eclectic mix of older established neighborhoods, in addition to more modern housing and condominium communities.

South Austin Homes for Sale

 

Local fun in South Austin

• Westgate Shopping Center
• Westgate Lanes
• Zilker Park
• Lady Bird Lake
• Town Lake Hike and Bike Trail
• Mary Moore Searight Metro Park

]]> http://www.supportlocalaustin.com/south/feed/ 0 http://www.supportlocalaustin.com/southwest-austin/shady-hollow/ http://www.supportlocalaustin.com/southwest-austin/shady-hollow/#comments Thu, 04 Feb 2010 04:43:44 +0000 Doreen Zelma http://supportlocalaustin.com/south-west-austin/shady-hollow/ Thinking about moving to Shady Hollow? Shady Hollow is an established neighborhood built in the early 1980s that remains popular because of its large front and back yards, huge shady trees and proximity to good schools and Austin’s metropolitan area.  There are many cul-de-sac streets in Shady Hollow, which makes it a quiet, low traffic [...]]]> Thinking about moving to Shady Hollow?

Shady Hollow is an established neighborhood built in the early 1980s that remains popular because of its large front and back yards, huge shady trees and proximity to good schools and Austin’s metropolitan area.  There are many cul-de-sac streets in Shady Hollow, which makes it a quiet, low traffic subdivision.  It’s great for dog walking, or children with bicycles. 

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Shady Hollow Homes for Sale

Where is Shady Hollow located?

Brodie Lane is the major artery into Shady Hollow. Motorists can get to MoPac Boulevard or Interstate 35 via Slaughter Lane. 

Home Styles in Shady Hollow

You will find both single story and multi-story homes here.  Most have at least 2 living areas, and 2 -3 baths.   There are some homes with pools, due to the well sized lots.

Local Fun in the Shady Hollow area             

Shady Hollow HOA

What school district is Shady Hollow in?

Shady Hollow  is located in the Austin Independent School District.

]]> http://www.supportlocalaustin.com/southwest-austin/shady-hollow/feed/ 0 http://www.supportlocalaustin.com/southwest-austin/circle-c-ranch/ http://www.supportlocalaustin.com/southwest-austin/circle-c-ranch/#comments Thu, 04 Feb 2010 04:41:49 +0000 Doreen Zelma http://supportlocalaustin.com/south-west-austin/circle-c/ Thinking about moving to Circle C Ranch?   Developed in the 80’s, Circle C Ranch is somewhat of a triple threat in Austin.  The location is convenient, affordable and loaded with area amenities.  It is no wonder that Circle C Ranch has consistently attracted families.   Whether you are a first time home buyer or looking for [...]]]> Thinking about moving to Circle C Ranch?  

Developed in the 80’s, Circle C Ranch is somewhat of a triple threat in Austin.  The location is convenient, affordable and loaded with area amenities.  It is no wonder that Circle C Ranch has consistently attracted families.  

Whether you are a first time home buyer or looking for a higher end home, Circle C Ranch is one of the few developments that can accommodate everyone.  

Area amenities include a child care center, golf course, the lady Bird Wildflower Center, the Veloway and the swim center.  The Circle C Swim Center is home to the only heated, outdoor, Olympic-sized pool in Central Texas.   The Veloway is a 3-mile paved loop for rollerblades and bicycles.  It is area amenities that make this area attractive to empty nesters, and single owners are well.  

Find specific Southwest Austin neighborhoods here:  Circle C Ranch, Granada Estates,  Granada Hills, Granada Oaks, Legend Oaks, Shady Hollow, Villages at Western Oaks and Western Oaks.

Circle C Ranch Homes for Sale

  

Where is Circle C Ranch located?

Circle C Ranch is located at the very end of South Mopac to 1826, Davis Lane to just south of 45  

Home Styles in Circle C?

Home styles will vary.  You will find both Single story and multi-story homes in Circle C Ranch.  

Local fun in the Circle C Ranch area?

Lady Bird Wildflower Center
Circle C Golf Course
Circle C Swim Center
Veloway
Slaughter Creek Park  

What school district is Circle C located in?

Circle C Ranch is located in the Austin Independent School District.  

  

]]> http://www.supportlocalaustin.com/southwest-austin/circle-c-ranch/feed/ 0 http://www.supportlocalaustin.com/pets/ http://www.supportlocalaustin.com/pets/#comments Tue, 02 Feb 2010 20:12:01 +0000 Doreen Zelma http://supportlocalaustin.com/?p=197 One of the most important things I tell students is the importance of listening to clients. Most people think listening comes naturally, and yet it is amazing what is missed when we are not paying attention.My Tarrytown clients have 2 cats, which was a concern when it came to allowing agents to show their home. [...]]]> One of the most important things I tell students is the importance of listening to clients. Most people think listening comes naturally, and yet it is amazing what is missed when we are not paying attention.My Tarrytown clients have 2 cats, which was a concern when it came to allowing agents to show their home. I listened and having pets of my own, certainly understood their concern, so I offered a few different options on what to do. Pets often bring an interesting challenge. Dogs get excited and generally need to go outside when they have guests. Cats run for cover or want to give you a tour. Unfortunately, some people are afraid of dogs, and others have pet allergies, so they really don’t want Garfield rubbing on their pant leg.

Remember, moving can be a stressful time for your pets, as well. Strangers in their ‘dens’ can be quite unsettling. The best thing to do find a safe place for your furry friends to go whether it is family, doggy day care or even a crate in the garage. The goal is to keep them calm and secure, because if you have one, you know…they can be spiteful little creatures.

]]> http://www.supportlocalaustin.com/pets/feed/ 1 http://www.supportlocalaustin.com/ode-to-the-texas-fireplace/ http://www.supportlocalaustin.com/ode-to-the-texas-fireplace/#comments Tue, 02 Feb 2010 20:06:41 +0000 Doreen Zelma http://supportlocalaustin.com/?p=195 Did you ever notice its rarely the biggest things in life that give us the greatest chuckle?  Often, it’s the little things that go unnoticed, until were stumble on them accidentally.  I had one of those moments, when I sold yet another home with a unused fireplace.  Oh yeah.  Did you know Texans love their [...]]]> Did you ever notice its rarely the biggest things in life that give us the greatest chuckle?  Often, it’s the little things that go unnoticed, until were stumble on them accidentally.  I had one of those moments, when I sold yet another home with a unused fireplace. 

Oh yeah.  Did you know Texans love their fireplaces?  It brings some monetary value to a home, but the intrinsic value is huge.  It is often a must-have item for my buyers.  Yes, I can actually make a fireplace, criteria on a search.  What I find so amusing though, is the lack of use these must-have items receive. A fireplace is the only house hold ‘accessory’ I can think of, that is often never used.  

I guess its presence brings about an option for use, which simply might be missed without it.  Sure, Santa will use it, even if no one else does.  It’s just symbolic for me of that childhood must-have toy, but once you got – you never played with it.  So, go on Texans – light those fireplaces!  At least, when you fill out those Seller’s Disclosure Notices – you will know if they work!

]]> http://www.supportlocalaustin.com/ode-to-the-texas-fireplace/feed/ 0 http://www.supportlocalaustin.com/austin-neighborhood-market-spotlights/ http://www.supportlocalaustin.com/austin-neighborhood-market-spotlights/#comments Tue, 26 Jan 2010 03:58:45 +0000 Doreen Zelma http://supportlocalaustin.com/?p=189 I have selected some random areas in Austin, and listed some current real estate market data. If there is an area you want me to spotlight -please let me know. Tarrytown Number of Active Homes on the Market: 23 Average Days on Market: 116 Median Home Price: $589,000 Travis Heights Number of Active Homes on [...]]]>

I have selected some random areas in Austin,
and listed some current real estate market data.

If there is an area you want me to spotlight -please let me know.

Tarrytown

Number of Active Homes on the Market: 23

Average Days on Market: 116

Median Home Price: $589,000

Travis Heights

Number of Active Homes on the Market: 25

Average Days on Market: 108

Median Home Price: $489,000

West Lake Hills

Number of Active Houses on the Market: 13

Average Days on Market: 225 (# is high due to 2 homes active over 600 days)

Median Home Price: $1,249,000

Mueller

Number of Active Houses on the Market: 13

Average Days on Market: 104

Median Home Price: $ 475,635

Northwest Hills

Number of Active Houses on the Market: 18

Average Days on Market: 66

Median Home Price: $ 606,500

]]> http://www.supportlocalaustin.com/austin-neighborhood-market-spotlights/feed/ 0 http://www.supportlocalaustin.com/pools/ http://www.supportlocalaustin.com/pools/#comments Tue, 26 Jan 2010 03:11:40 +0000 Doreen Zelma http://supportlocalaustin.com/?p=177 If you did not already know…I teach the Sell a Home class to both new and seasoned agents who join Keller Williams. Last week, I had a student ask me what I do differently when selling homes with pools. I guess the look on my face wasn’t one that my class expected; because ‘POOL’ is [...]]]> If you did not already know…I teach the Sell a Home class to both new and seasoned agents who join Keller Williams. Last week, I had a student ask me what I do differently when selling homes with pools. I guess the look on my face wasn’t one that my class expected; because ‘POOL’ is literally and can be figuratively a four-letter word in real estate. For Buyers, who want a pool… houses with them are that much easier to sell. Forget the condition of the house– that oasis in the backyard, especially on a hot day kind of sells itself; doesn’t it? After all, they make great sources of entertainment for children and adults alike. They are an instant vacation.

For Sellers, pools can be more of a hindrance than a help. Not everyone wants a pool. In fact, I’ll say 65% of people don’t. Pools cost money and time to maintain. In addition, there are safety concerns for people with small children. They can also take up a lot of yard space.

So, here are my dos and don’ts for pools, for both Buyers and Sellers.

Sellers: Maintain and update your pool. Nobody wants to buy a money pit (literally). If you can switch to saline – do it.

Buyers: If you buy in a subdivision where most homes have a pool…make sure the pool is up-to-date. You want to have one of the better pools in the subdivision. If you want to know how much it costs to maintain a pool and how much you will spend on electric – the answer is – you don’t want a pool! They can be costly and if you are already watching your budget – a pool is going to blow it.

Now, I am not anti-pools. I grew up having one. My experience is that they are great for certain moments in time. But, remember: you will spend more time staring at your pool, then you will spend in it. Once more, pools don’t necessarily add value. I rarely, factor them into a list price, simply due to the lower buyer pool they attract. So, if you have one….make sure it shines.

Doreen Zelma

Realtor, GRI

]]> http://www.supportlocalaustin.com/pools/feed/ 2 http://www.supportlocalaustin.com/going-green/ http://www.supportlocalaustin.com/going-green/#comments Tue, 26 Jan 2010 03:00:20 +0000 Doreen Zelma http://supportlocalaustin.com/?p=175 After spending some green on my car last week, it was time to get out and see some green; green construction that is. I traveled from Crestview to Buda to see some interesting green building projects.First, let’s talk about Crestview. I got to watch some 5-star green modular condominiums. Modular construction lends itself to green [...]]]> After spending some green on my car last week, it was time to get out and see some green; green construction that is. I traveled from Crestview to Buda to see some interesting green building projects.First, let’s talk about Crestview. I got to watch some 5-star green modular condominiums.

Modular construction lends itself to green standards because it produces far less waste then site built homes. That is, of course, only the beginning, from front and back porches to reduce solar heat gain from entering the home, to on-demand (tankless) water heaters, these homes produced by Town Builders, are extremely energy efficient.

In Buda, I went on a tour of Elm Grove Homes, a subdivision built by GreenBuilders, Inc. Like Crestview, these homes have been awarded the city’s 5-Star energy rating. Located right off of 1626, they are convenient to get to, and close to the elementary school. These homes are so green, they even include gutters with rain barrels that capture water that can be used for landscaping. One story and 2 story units are available. Everything I saw was between $220 and $260k.

Both green projects had blown insulation in the roof – not in the attic floor. It is more efficient to ’seal’ the home at the roof line then to allow the heat to enter the attic. It also keeps molds and other allergens from entering the house.

Do you need my services? I support local Austin, after all I think its only neighborly.

Visit me online at www.SupportLocalAustin.com

or contact me by options below:

Doreen Zelma

Realtor, GRI

]]> http://www.supportlocalaustin.com/going-green/feed/ 0 http://www.supportlocalaustin.com/the-unforeseen/ http://www.supportlocalaustin.com/the-unforeseen/#comments Tue, 26 Jan 2010 02:50:40 +0000 Doreen Zelma http://supportlocalaustin.com/?p=172 Have you watched The Unforeseen, the 2007 documentary about the development of Barton Springs?  Directed by Laura Dunn, and produced partially by Robert Redford, it a must see for any Austinite or anyone who loves Austin.   Redford is personally tied to Austin spending most of his childhood here, even learning to swim in Barton Springs Pool.  If [...]]]> Have you watched The Unforeseen, the 2007 documentary about the development of Barton Springs?  Directed by Laura Dunn, and produced partially by Robert Redford, it a must see for any Austinite or anyone who loves Austin.  

Redford is personally tied to Austin spending most of his childhood here, even learning to swim in Barton Springs Pool.  If you don’t love documentaries, you should at least enjoy the historical footage of Barton Springs, S. Congress Ave and Circle C.  The movie is shown a couple of times a year at the Alamo Drafthouse, but you can rent it through Netflix and probably Blockbuster.

]]> http://www.supportlocalaustin.com/the-unforeseen/feed/ 0 http://www.supportlocalaustin.com/how-to-sell-it/ http://www.supportlocalaustin.com/how-to-sell-it/#comments Tue, 26 Jan 2010 02:39:24 +0000 Doreen Zelma http://supportlocalaustin.com/?p=166 I have spent some time in Western Austin.  From West Lake Hills, all the way up to Milwood.  I have to say overall, I am a little disappointed some listing agents and owners aren’t preparing a home as well as they could for sale.  Basic things like replacing the carpeting, touching up nail holes….how about [...]]]> I have spent some time in Western Austin.  From West Lake Hills, all the way up to Milwood.  I have to say overall, I am a little disappointed some listing agents and owners aren’t preparing a home as well as they could for sale.  Basic things like replacing the carpeting, touching up nail holes….how about vacuuming?  When you sell your home, it should shine.  If ’shine’ is too much to ask for…how about clean enough for company.  You are going to have company when selling your home. I am calling them company, but they also happen to be your harshest critics.

My top 2 goals as a listing agent, are to sell your home in the shortest amount of time, for the most money possible.  When I’m listing a home, I don’t really care how many homes are on the market.  I just want my listing to shine, so it’s the next one to sell.

Now, I’m not telling you to install $30,000 in granite.  All I am saying is make that Formica the best it can be!

]]> http://www.supportlocalaustin.com/how-to-sell-it/feed/ 0 http://www.supportlocalaustin.com/money-doesn%e2%80%99t-buy-everything/ http://www.supportlocalaustin.com/money-doesn%e2%80%99t-buy-everything/#comments Mon, 18 Jan 2010 19:53:03 +0000 Doreen Zelma http://supportlocalaustin.com/?p=161 I previewed a $3.5 million dollar home on Friday, in Tarrytown. I have several clients looking in Tarrytown, of which, this particular house turned out not to be a match for any of them. Not all of them are necessary looking in that price point, but I have clients who tell me all of time, [...]]]> I previewed a $3.5 million dollar home on Friday, in Tarrytown. I have several clients looking in Tarrytown, of which, this particular house turned out not to be a match for any of them. Not all of them are necessary looking in that price point, but I have clients who tell me all of time, if they could afford more; they would find the right house. More often than not, that is very far from the truth.

Even when I custom built a home, it still didn’t turn out to be perfect, for me. I always look at homes through my clients’ eyes. Even at $3.5 million, I walked around that home thinking, that’s not Shellie’s kitchen and that’s not the Smith’s family pool. Even at $3.5 million I couldn’t say that house was a good fit for any my clients. Now, don’t get me wrong. It was a great house, with an amazing view of the lake. Homes need to be functional in different ways, for different people. It just wasn’t going to work with my clients’ lifestyles.

Having more money to spend on a house isn’t going to necessarily buy you a home that’s a perfect fit. You can find a house at any price point that is a perfect fit for you. Money doesn’t buy ‘perfect’, because perfection really doesn’t have a price.

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/money-doesn%e2%80%99t-buy-everything/feed/ 0 http://www.supportlocalaustin.com/what%e2%80%99s-your-dream-house-doing-in-someone-else%e2%80%99s-dream/ http://www.supportlocalaustin.com/what%e2%80%99s-your-dream-house-doing-in-someone-else%e2%80%99s-dream/#comments Mon, 18 Jan 2010 19:48:44 +0000 Doreen Zelma http://supportlocalaustin.com/?p=158 I met my clients in the Denny’s parking lot on I-35 to sign an offer, which was then scanned and emailed to the Listing Agent, by midnight. After telling someone this, he said I was nuts. Yes, that may be true, but when my clients want a house, I don’t sit around and wait for [...]]]> I met my clients in the Denny’s parking lot on I-35 to sign an offer, which was then scanned and emailed to the Listing Agent, by midnight. After telling someone this, he said I was nuts. Yes, that may be true, but when my clients want a house, I don’t sit around and wait for someone else to buy it.

Even with our combined effort, the house had multiple offers on it, after only being on the market for 6 days, and we lost it. We tried our best, and will be just as passionate and steadfast for the next one, because your dream house often appears in the dreams of others as well.

Do you need my services? I support local Austin, after all I think its only neighborly.

]]> http://www.supportlocalaustin.com/what%e2%80%99s-your-dream-house-doing-in-someone-else%e2%80%99s-dream/feed/ 0 http://www.supportlocalaustin.com/resale-vs-new-construction/ http://www.supportlocalaustin.com/resale-vs-new-construction/#comments Mon, 18 Jan 2010 19:43:53 +0000 Doreen Zelma http://supportlocalaustin.com/?p=156 I taught the Buyer Consultation class to new agents this week. When you are buying a home, especially in an area where there is still building going on, you need to be mindful of its resale value. If you are planning on selling in less than 3 years, you may very well be competing against [...]]]> I taught the Buyer Consultation class to new agents this week. When you are buying a home, especially in an area where there is still building going on, you need to be mindful of its resale value. If you are planning on selling in less than 3 years, you may very well be competing against new construction.

One year young – is not new. You will not be able to price your home equal to a new build, if all other things, like lot location, are equal. This is why certain areas have excess inventory right now. The Resale market is slower in price points in areas where new construction going on. Why buy used, when you can buy new? If your home is listed for resale in these areas, you need to be competitively priced. Its like picking a car off the lot, instead of ordering one.

I always say money has a way of making things disappear. So, maybe you can’t ‘pick your colors’ as with new construction, but if a buyer can save some money on your resale…you may be able to make that existing paint color vanish.

I support local Austin, after all I think its only neighborly.

]]> http://www.supportlocalaustin.com/resale-vs-new-construction/feed/ 2 http://www.supportlocalaustin.com/the-age-wave-theory/ http://www.supportlocalaustin.com/the-age-wave-theory/#comments Mon, 18 Jan 2010 19:34:23 +0000 Doreen Zelma http://supportlocalaustin.com/?p=154 Downsizing; it’s a trend we hear more often then not these days. For those that buy into the concept that living with less, de-cluttering can be good for the soul. For those, that can’t part with the Christmas plates, they haven’t taken out in 15 years, the concept of downsizing is stressful. At some point, [...]]]> Downsizing; it’s a trend we hear more often then not these days. For those that buy into the concept that living with less, de-cluttering can be good for the soul. For those, that can’t part with the Christmas plates, they haven’t taken out in 15 years, the concept of downsizing is stressful. At some point, there is a natural progression to live on the lighter side.

The most spending, in your life, is done in your 40′s and early 50′s. After that, you start migrating from a spending lifestyle to a saving lifestyle. It means spending less and downsizing. As baby boomers start shifting from this spending to saving mode, downsizing is becoming more apparent. So part of what is happening with our economy has to do with the majority of our population changing their spending habits naturally with age. It is a slow shift that started about a year ago. It’s called the Age Wave Theory, you can Google it for more information.

I support local Austin, after all I think its only neighborly.

]]> http://www.supportlocalaustin.com/the-age-wave-theory/feed/ 0 http://www.supportlocalaustin.com/do-the-right-thing/ http://www.supportlocalaustin.com/do-the-right-thing/#comments Mon, 18 Jan 2010 19:29:02 +0000 Doreen Zelma http://supportlocalaustin.com/?p=152 It is now mandatory that all Realtors have their fingerprints taken to obtain my real estate license. I think it’s a good idea overall. Gone are the days of the blue inked mess on a piece of paper though. Now, you role your fingers on a scanning bed and they appear before you on a [...]]]> It is now mandatory that all Realtors have their fingerprints taken to obtain my real estate license. I think it’s a good idea overall. Gone are the days of the blue inked mess on a piece of paper though. Now, you role your fingers on a scanning bed and they appear before you on a computer screen.

I also, attended a city wide meeting on fraud. It is amazing how creative people can get, to make something work. Imagine what they could if they used their superpowers for good. Remember, as with anything in life…karma is a boomerang. Try to position yourself with people who do the right thing and tell you what you need to hear – not what you want to hear. There’s a big difference.

I support local Austin, after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/do-the-right-thing/feed/ 0 http://www.supportlocalaustin.com/adom-vs-cdom/ http://www.supportlocalaustin.com/adom-vs-cdom/#comments Wed, 13 Jan 2010 20:27:45 +0000 Doreen Zelma http://supportlocalaustin.com/?p=150 Lately, I’ve been getting creative with how I am searching homes for clients. I have been paying particular attention to scouting for homes with long cumulative days on the market. Active Days on Market (ADOM) is a number attached to a property’s Listing number. Cumulative Days on Market (CDOM) is attached to a property’s tax ID. [...]]]> Lately, I’ve been getting creative with how I am searching homes for clients. I have been paying particular attention to scouting for homes with long cumulative days on the market.

Active Days on Market (ADOM) is a number attached to a property’s Listing number. Cumulative Days on Market (CDOM) is attached to a property’s tax ID. What’s the difference and why do I look? If Dr. Jones lists his home for 6 months and it doesn’t sell. He might let his listing agreement run out, wait a month and re-list the house to put it back on the market. Whether he uses the same agent or not, his ADOM count will begin with 0, and go up from there. His CDOM number will start at about 180 (6 months @ 30 days in a month..6 x 30 = 180). So, I will see something that looks like this:

ADOM = 0

CDOM = 180

Dr. Jones’ house is going to appear as new listing on everyone’s home search – even mine. In reality though, Dr. Jones has been trying to sell his home for 180 days. Maybe Dr. Jones would like an offer? (hint, hint). The only way the CDOM number will be the same as the ADOM number, is when a house has not been active or pending for at least 90 days.

Like I said, every market is good for someone. In certain price points, in certain areas of Austin, you won’t find a home lasting more than 60 days on the market. In other areas, its different. Watching the CDOM numbers, helps me find hidden opportunities.

]]> http://www.supportlocalaustin.com/adom-vs-cdom/feed/ 0 http://www.supportlocalaustin.com/from-the-hill-country-to-downtown-360-condominiums/ http://www.supportlocalaustin.com/from-the-hill-country-to-downtown-360-condominiums/#comments Wed, 13 Jan 2010 19:09:24 +0000 Doreen Zelma http://supportlocalaustin.com/?p=148 I went down to Dripping Springs to tour some homes in the $400′s and went further North to Westlake to see at newly built home for $1.3 million, which does come with boat dock rights. In between Dripping and Westlake, was a stop Downtown to the 360 Condominiums It’s always interesting for me to tour [...]]]> I went down to Dripping Springs to tour some homes in the $400′s and went further North to Westlake to see at newly built home for $1.3 million, which does come with boat dock rights. In between Dripping and Westlake, was a stop Downtown to the 360 Condominiums

It’s always interesting for me to tour a development after I have seen models and artist renditions of what’s to come. I have to say 360 delivers and then some. From the pool, to the club room, to the theater room (just bring your DVD) – the building’s amenities and units are impressive.

Prices vary with floor levels and finish outs. If you know anyone who is interested, please have them call me.

]]> http://www.supportlocalaustin.com/from-the-hill-country-to-downtown-360-condominiums/feed/ 0 http://www.supportlocalaustin.com/about-condominium-regimes/ http://www.supportlocalaustin.com/about-condominium-regimes/#comments Wed, 13 Jan 2010 19:02:16 +0000 Doreen Zelma http://supportlocalaustin.com/?p=146 Austin, TX…The MLS has changed the way it labels single detached homes that are in some sort of condominium regime. The new ownership type includes the word ‘common’ or ‘fee-simple’ after the word ‘house’. These ‘houses’ were once labeled ‘Condo Detached’. Common is defined as condos or houses where ownership of some or all of [...]]]> Austin, TX…The MLS has changed the way it labels single detached homes that are in some sort of condominium regime. The new ownership type includes the word ‘common’ or ‘fee-simple’ after the word ‘house’. These ‘houses’ were once labeled ‘Condo Detached’.

Common is defined as condos or houses where ownership of some or all of the land is shared between the owners.

Fee Simple is defined as properties that the land is owned individually such as a single family house, or townhomes on separate lots, or 1/2 duplexes where the land has been sub-divided.

Again, because these ‘condos’ are now labeled ‘houses’, you may see some come up in your house search, and will typically mean that they have some sort of common area.

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/about-condominium-regimes/feed/ 0 http://www.supportlocalaustin.com/foreclosure-101/ http://www.supportlocalaustin.com/foreclosure-101/#comments Wed, 13 Jan 2010 18:57:38 +0000 Doreen Zelma http://supportlocalaustin.com/?p=144 I saw a couple of foreclosures this week, one in Leander and one in Buda. Although you can get a good deal with a foreclosure, a buyer needs to beware of what they don’t get. A foreclosure contract contains an addendum about a mile long that basically states ‘buyer beware’. You are buying the house [...]]]> I saw a couple of foreclosures this week, one in Leander and one in Buda. Although you can get a good deal with a foreclosure, a buyer needs to beware of what they don’t get. A foreclosure contract contains an addendum about a mile long that basically states ‘buyer beware’. You are buying the house in the condition that it is in…and the bank doesn’t guarantee anything about the condition. A Seller’s Disclosure Notice is not required for a foreclosure, because the bank is the Seller.

You get a 10-day no-fee option period with a foreclosure to do inspections. I recommend a few, which might include a septic and well inspection. Yes, you could easily spend $1,000 or more on inspections. I had a client ask me last week: “Do I get that back if I don’t want the house?” I replied “No, but wouldn’t you rather waste $1,000, if it winds up saving you $10,000 or more later?” Depending on the price…you might be fine with that. My point is if you do your homework upfront, you know what you are getting into.

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/foreclosure-101/feed/ 0 http://www.supportlocalaustin.com/austin-market-snapshot/ http://www.supportlocalaustin.com/austin-market-snapshot/#comments Wed, 13 Jan 2010 18:49:47 +0000 Doreen Zelma http://supportlocalaustin.com/?p=141 How is the Austin Real Estate Market doing? Understand when the number of new listings are low, (meaning a surplus of homes don’t hit the market at the same time), the inventory that is already out there starts to diminish. It is just basic supply and demand. When inventory is low, prices are higher, because [...]]]> How is the Austin Real Estate Market doing?

Understand when the number of new listings are low, (meaning a surplus of homes don’t hit the market at the same time), the inventory that is already out there starts to diminish. It is just basic supply and demand. When inventory is low, prices are higher, because there are less homes to choose from. I always point this out to sellers when I go on a listing appointment. It’s not just what competition is out there, but how much of it is out there as well.

Week in Market Review

Units for Sale:

Dec. 27 – Jan. 2, 2010

(compared to the same week in 2008)

New listings down this week 17.04%

Pendings are down this week 0.98%

Solds are up 10.05%

As for Average Prices:

Dec. 27 – Jan. 2, 2010

Sold average sales prices increased 13% to $252,483.

In 2008 it was $223,430 for the same week.

I support local Austin; after all I think it’s only neighborly. Need a house? Contact me below.

Doreen Zelma

Realtor, BA, GRI

Keller Williams Realty

T: 512-531-2914

E: dzelma@kw.com

W: www.SupportLocalAustin.com

]]> http://www.supportlocalaustin.com/austin-market-snapshot/feed/ 0 http://www.supportlocalaustin.com/time-is-of-the-essence/ http://www.supportlocalaustin.com/time-is-of-the-essence/#comments Sun, 10 Jan 2010 23:48:43 +0000 Doreen Zelma http://supportlocalaustin.com/?p=130 Last week I found myself saying “time is of essence” for varied reasons.   In matters of real estate, it is required for compliance on time sensitive matters.  Option money needs to be receipted within 2 days of the executed date of the contract.  It doesn’t matter if it’s Sunday, or even Good Friday, as my [...]]]> Last week I found myself saying “time is of essence” for varied reasons.   In matters of real estate, it is required for compliance on time sensitive matters.  Option money needs to be receipted within 2 days of the executed date of the contract.  It doesn’t matter if it’s Sunday, or even Good Friday, as my case was.  Earnest money needs to be deposited within 2 business days, with the title company.  

Sometimes, time matters, in terms a response to an offer.  Nobody likes waiting. Seller’s don’t like to, and neither do Buyer’s, there is always one side that is full of hope and anticipation, and there in that feeling lies the joy in what I do.

I support local Austin; after all I think it’s only neighborly.

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]]> http://www.supportlocalaustin.com/time-is-of-the-essence/feed/ 0 http://www.supportlocalaustin.com/property-tour-and-downtown-projects/ http://www.supportlocalaustin.com/property-tour-and-downtown-projects/#comments Sun, 10 Jan 2010 23:44:15 +0000 Doreen Zelma http://supportlocalaustin.com/?p=128 There’s nothing like cramming into an elevator or taking flights of stairs or walking around on cement that has been baking for hours with 90 other agents. I went to get an update on the W, The Austonian and the Four Seasons, as well as taking a peak at some units that are somewhat cumbersome [...]]]> There’s nothing like cramming into an elevator or taking flights of stairs or walking around on cement that has been baking for hours with 90 other agents.

I went to get an update on the W, The Austonian and the Four Seasons, as well as taking a peak at some units that are somewhat cumbersome to see without a tour.  

The Four Seasons Residences are 50% pre-sold, in fact buyers now have the opportunity to pick finishes, so if you know anyone who is interested, let me know.  The units are priced between $450k and $3.5 million.  The HOA is .62 cents a sq foot, which includes a staff dedicated to the residents. That means room service, or having Fluffy walked for you at 2am – is only a phone call away.

I support local Austin; after all I think it’s only neighborly. Need a house?

]]> http://www.supportlocalaustin.com/property-tour-and-downtown-projects/feed/ 0 http://www.supportlocalaustin.com/energy-audit-misdemeanor/ http://www.supportlocalaustin.com/energy-audit-misdemeanor/#comments Sun, 10 Jan 2010 23:37:35 +0000 Doreen Zelma http://supportlocalaustin.com/?p=126 I had many conversations last week with fellow agents in regard to the energy audit.  Word on the street, is that if you want to try to get an exemption, it is best to call them rather than email.   The mandatory performance of an energy audit upon property sale is not a Real Estate [...]]]> I had many conversations last week with fellow agents in regard to the energy audit.  Word on the street, is that if you want to try to get an exemption, it is best to call them rather than email.  

The mandatory performance of an energy audit upon property sale is not a Real Estate law; this is a City Ordinance specific to Austin Energy customers.  Will you still close, if you don’t have one?  The answer is yes.  It is my understanding, that if the deed is recorded without the audit recorded with it…the Seller will be fined in accordance with a Class C misdemeanor.  Are we having fun yet?

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/energy-audit-misdemeanor/feed/ 2 http://www.supportlocalaustin.com/spring-condominiums-offer-multiple-views/ http://www.supportlocalaustin.com/spring-condominiums-offer-multiple-views/#comments Sun, 10 Jan 2010 23:32:51 +0000 Doreen Zelma http://supportlocalaustin.com/?p=123 What condo tower in Austin, gives you multiple views in every unit?  Its Spring Condominiums.  What do I like about Spring?  It is a 100% owner occupied building.  80% are primary residences, 20% are secondary.  The HOA is .38 cents a sq. ft, which is one of the lowest for Downtown living.  It has guest suites, [...]]]> What condo tower in Austin, gives you multiple views in every unit?  Its Spring Condominiums. 

What do I like about Spring?  It is a 100% owner occupied building.  80% are primary residences, 20% are secondary.  The HOA is .38 cents a sq. ft, which is one of the lowest for Downtown living.  It has guest suites, so you don’t have to worry about where to keep your relatives.

Want more fun facts?  Only the exterior walls of the units are load bearing.  So, if you want to move an interior wall, or take one out – you can.  It also has gas cooking.  The big thing for me was the view…the layout of the units offers multiple views from each unit.  Typically, you have to choose a Downtown, or UT tower or lake view.  Most of these units had 2 or 3 unique views in each unit, so you don’t have to choose.

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/spring-condominiums-offer-multiple-views/feed/ 0 http://www.supportlocalaustin.com/do-what-your-mother-told-you-%e2%80%93-pick-up-your-underwear/ http://www.supportlocalaustin.com/do-what-your-mother-told-you-%e2%80%93-pick-up-your-underwear/#comments Sun, 10 Jan 2010 23:25:39 +0000 Doreen Zelma http://supportlocalaustin.com/?p=120 Selling a home can be challenging, between homes not appraising, buyers unable to obtain loans, throw in a hail storm (which can literally blow the roof off a deal) and you often feel like you’ve scaled Mt. Everest when you actually get to the closing table.  Having no control over many aspects that can go [...]]]> Selling a home can be challenging, between homes not appraising, buyers unable to obtain loans, throw in a hail storm (which can literally blow the roof off a deal) and you often feel like you’ve scaled Mt. Everest when you actually get to the closing table.  Having no control over many aspects that can go wrong, only makes taking control of things we can…that much more important.  

I often tell buyers, when its meant to be – it will, but that wisdom very much applies to Seller’s as well.  There isn’t always a logical reason why one house sells faster than another, sometimes it is an emotional one.  We don’t post remarks like wood flooring matched color of grand piano, or bedroom paint color matched bedding buyer already had.  Again – I didn’t say it was logical.

What should be logical for Seller’s are things like putting underwear away or picking up toys so that you can walk into a room.  Yes, some of the homes I saw last week defied logic.

I actually told a Seller last week that when he was serious about selling his home – to give me a call.  If they know you are coming…and still can’t pick up the underwear, are they serious Sellers?  You instantly get the message that they don’t really care to sell it.  Again – an emotional response, not typically the truth.   You want someone to buy it, right?  Serious Sellers will attract serious Buyers that really want to get to that closing table, so its important to send the right message.

]]> http://www.supportlocalaustin.com/do-what-your-mother-told-you-%e2%80%93-pick-up-your-underwear/feed/ 0 http://www.supportlocalaustin.com/buying-a-house-can-be-like-buying-a-car-when-it-comes-to-resale/ http://www.supportlocalaustin.com/buying-a-house-can-be-like-buying-a-car-when-it-comes-to-resale/#comments Sun, 10 Jan 2010 23:14:01 +0000 Doreen Zelma http://supportlocalaustin.com/?p=117 I taught the Buyer Consultation class to new agents this week. When you are buying a home, especially in an area where there is still building going on, you need to be mindful of its resale value. If you are planning on selling in less than 3 years, you may very well be competing against [...]]]> I taught the Buyer Consultation class to new agents this week. When you are buying a home, especially in an area where there is still building going on, you need to be mindful of its resale value. If you are planning on selling in less than 3 years, you may very well be competing against new construction. One year young – is not new. You will not be able to price your home equal to a new build, if all other things, like lot location, are equal. This is why certain areas have excess inventory right now.

The Resale market slowed down in price points over $500,000, especially in areas where new construction going on. Why buy used, when you can buy new? If your home is listed for resale in these areas, you need to be competitively priced. Its like picking a car off the lot, instead of ordering one. I always say money has a way of making things disappear. So, maybe you can’t ‘pick your colors’ as with new construction, but if a buyer can save some money on your resale…you may be able to make that existing paint color vanish.

]]> http://www.supportlocalaustin.com/buying-a-house-can-be-like-buying-a-car-when-it-comes-to-resale/feed/ 0 http://www.supportlocalaustin.com/whats-new/ http://www.supportlocalaustin.com/whats-new/#comments Fri, 08 Jan 2010 05:19:23 +0000 Doreen Zelma http://supportlocalaustin.com/?p=113 So, what’s new?  It’s a simple question that can be answered in a variety of ways; from long explanations to one equally simple word “nothing”.  The same holds true in real estate.  When I am on a listing appointment, I have the Seller take me on a tour of the home.  In every room, I [...]]]> So, what’s new? 

It’s a simple question that can be answered in a variety of ways; from long explanations to one equally simple word “nothing”.  The same holds true in real estate.  When I am on a listing appointment, I have the Seller take me on a tour of the home.  In every room, I ask ‘what’s new?’ or ‘what’s have you done, since your purchase’.  Did you paint, install new fixtures, whatever it is – I want to know.   

Understand, improvements that a Seller has made, will often be translated in a Buyer’s mind, as improvements that won’t need to be done for a while.  When a Buyer walks through a house or sees a list of new things, the Buyer internally says “great new water heater, so I won’t have to worry about that for a while.”  Even the little things that are done to a house can really add up and bring value to a Buyer.  The perception is that the house has been maintained, as needed, all throughout the Seller’s time owning it. 

As a Listing Agent, I always print a list of improvements to leave for potential Buyer’s Agents and Buyers.  I even go the extra step and post it on-line.  It instantly answers the question ‘what’s new’, so buyers can enjoy their visit, without wondering what has been done.

]]> http://www.supportlocalaustin.com/whats-new/feed/ 0 http://www.supportlocalaustin.com/time-travel/ http://www.supportlocalaustin.com/time-travel/#comments Thu, 07 Jan 2010 03:18:56 +0000 Doreen Zelma http://supportlocalaustin.com/?p=98 There are certain areas of Austin that cannot be ignored when it comes to attracting families, and Circle C is certainly one of them.  The top reasons it remains one of the most family friendly master planned neighborhoods are its well rated schools, easy access to the highway for commuting, great recreational area and a [...]]]> There are certain areas of Austin that cannot be ignored when it comes to attracting families, and Circle C is certainly one of them.  The top reasons it remains one of the most family friendly master planned neighborhoods are its well rated schools, easy access to the highway for commuting, great recreational area and a golf course.  Did you know it has the only heated Olympic sized pool in Austin?

I pointed these fun facts out last week on a listing appointment, because sometimes owners forget what they have when they are selling a home.  Remembering why they bought the house from the inside is usually easy. The area amenities are often forgotten though, and are just as important.  Sometimes, it’s just like anything else – you’ve been driving by that recreation center for so long – that you just kind of forget it’s there.  The same holds true with the pool; no one in the family uses it anymore; so again, it’s just not important.

I even went on a listing appointment last year at a house on Lake Austin and I mean with a 180 degree view of the channel.  Do you know the owner said to me, “you know Doreen; I don’t even see it anymore”.

Amenities, like everything else, are often valued greater at certain times in your life.  You tend to value these things as a Buyer, more than you do when you are a Seller, because you are buying into the lifestyle that the amenities are going to afford you.  When you are the Seller, those same things just aren’t as important anymore, because other things are more important. This is where time travel comes in.  At the closing table the buyer and the seller are typically very similar, but just at different points in time.

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/time-travel/feed/ 0 http://www.supportlocalaustin.com/don%e2%80%99t-procrastinate-with-your-credit-score/ http://www.supportlocalaustin.com/don%e2%80%99t-procrastinate-with-your-credit-score/#comments Thu, 07 Jan 2010 03:10:09 +0000 Doreen Zelma http://supportlocalaustin.com/?p=94 The procrastinators for home buyer credit are starting to appear and for some, it is a rude awakening on how the world works now.  In order to qualify for an FHA loan, you need a minimum credit score of 620.  Sometimes, raising your credit score can be a simple fix – and sometimes it can’t. [...]]]> The procrastinators for home buyer credit are starting to appear and for some, it is a rude awakening on how the world works now.  In order to qualify for an FHA loan, you need a minimum credit score of 620.  Sometimes, raising your credit score can be a simple fix – and sometimes it can’t.  Believe it or not, most of my clients don’t even know their credit score until they are ready to shop for a house.  If there is a problem with your credit – you really need to know before, shopping for a house.

I had one client last week who found her dream home and now can’t buy it because she won’t qualify for a loan.  Fortunately, she can raise her score by paying down some debt.  Her changes though, won’t be reflected for 30 days.  So, we really need to wait.  The house that she wanted is now under contract, because like I’ve said before, her dream house appeared in someone else’s dream.  I told her what I tell everyone.  When it’s meant to be – it will be.

I support local Austin; after all I think it’s only neighborly.

]]> http://www.supportlocalaustin.com/don%e2%80%99t-procrastinate-with-your-credit-score/feed/ 0 http://www.supportlocalaustin.com/downtown/ http://www.supportlocalaustin.com/downtown/#comments Tue, 05 Jan 2010 17:57:32 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=69 Moving to downtown, Austin? The downtown Austin is as green as living gets – no car is needed.  You can walk to everything you could need, or even bike for that matter.  Austin luxury condominiums, apartments and lofts fill the downtown area.  People who live downtown seek an urban lifestyle, with all of the convenience it offers.  [...]]]> Moving to downtown, Austin?

The downtown Austin is as green as living gets – no car is needed.  You can walk to everything you could need, or even bike for that matter.  Austin luxury condominiums, apartments and lofts fill the downtown area.  People who live downtown seek an urban lifestyle, with all of the convenience it offers.  In Austin, the downtown area is defined by east MLK Boulevard on the north, I -35 on the East, Lamar on the west and Cesar Chavez Street on the south side.

Downtown Properties for Sale

 

]]> http://www.supportlocalaustin.com/downtown/feed/ 1 http://www.supportlocalaustin.com/southwest-austin/ http://www.supportlocalaustin.com/southwest-austin/#comments Tue, 05 Jan 2010 17:17:45 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=59 Moving to Southwest Austin? Many to choose live in Southwest Austin for its close proximity to Texas hill country parks, the Lady Bird Johnson Wildflower Center and the Veloway.  The Southwest area offers the convenience of being a short car ride away from downtown, Austin as well. Southwest Austin Homes for Sale Please upgrade your [...]]]> Moving to Southwest Austin?

Many to choose live in Southwest Austin for its close proximity to Texas hill country parks, the Lady Bird Johnson Wildflower Center and the Veloway.  The Southwest area offers the convenience of being a short car ride away from downtown, Austin as well.

Southwest Austin Homes for Sale

Local fun in Southwest Austin

• The Austin Zoo & Animal Sanctuary
• The Veloway
• Lady Bird Johnston Wildflower Center

There are many neighborhoods in Southwest Austin.  I have only highlighted a few on my website. I can create a custom home search for a more comprehensive list of homes that fit your criteria.

]]> http://www.supportlocalaustin.com/southwest-austin/feed/ 0 http://www.supportlocalaustin.com/central/tarrytown/ http://www.supportlocalaustin.com/central/tarrytown/#comments Tue, 05 Jan 2010 17:06:42 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=57 Tarrytown Austin Living  Tarrytown is a central Austin ommunity that offers residents convenience for both work and play, making it a desirable place to call home.   Tree lined streets cover the landscape, which neighbors Lake Austin and Lady Bird Lake, offering a park-like setting.  Tarrytown is  an ideal neighborhood for people looking for a casual lifestyle, but like [...]]]> Tarrytown Austin Living 

Tarrytown is a central Austin ommunity that offers residents convenience for both work and play, making it a desirable place to call home.   Tree lined streets cover the landscape, which neighbors Lake Austin and Lady Bird Lake, offering a park-like setting.  Tarrytown is  an ideal neighborhood for people looking for a casual lifestyle, but like easy access to Mopac, Downtown, and local retail shops.   Commuters can come home to a casual walk around the block, or hop on a bike and go to Deep Eddy Pool.   For those who like to be on the water, a neighborhood boat ramp adds a unique attraction to locals and area residents.  

Find other Central Austin neighborhoods here: Travis Heights, Tarrytown, Hyde Park, Brykerwoods, Crestview, Allandale, Rosedale, Barton Hills, Old Enfield, West End, Sage Creek, The Village at Kinney Court, Villa Court, Mount Bonnell Terrace, West Campus, Barton Heights, Zilker Terrace, Caswell Lofts, Highland Village, Brown Herman 

Tarrytown is comprised of several small subdivisions. 

The homes listed below are just a few of the available properties in the Tarrytown area. 

 

Where is Tarrytown located?

Tarrytown is bordered by West 35th Street on the north and Enfield Road on the south. MoPac Boulevard is considered the east border, and is bordered on the west by Lake Austin. 

What type of home styles will you find in Tarrytown?

Many of the homes are cottages from the 1920s, and Tarrytown blends Southern style homes along with more modern designs. The homes vary in size in the neighborhood with its smaller cottages and many larger homes, although many of the smaller homes have been remodeled and expanded. You will also find condominium style homes as well in Tarrytown. 

Fun things to do in the Tarrytown area

Tarry Town area amenities include: Deep Eddy Pool, Laguna Gloria Art Museum, Mayfield Park, Reed Park, Triangle Park, and Lions Municipal Golf Course. 

The Hula Hut is a local favorite restaurant, where you can sip margaritas on Lake Austin. Next door, you will find Mozart’s, a coffee house with great deserts, while sitting on the expansive deck overlooking the Lake and Miller Dam.  

What school district is Tarrytown in?

Tarrytown is located in the Austin Independent School District. 

I can create a custom home search for a  comprehensive list of homes that fit your criteria….. 

Tarrytown Photos

[View with PicLens]

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]]> http://www.supportlocalaustin.com/central/tarrytown/feed/ 0 http://www.supportlocalaustin.com/city-of-west-lake-hills/ http://www.supportlocalaustin.com/city-of-west-lake-hills/#comments Tue, 05 Jan 2010 15:55:19 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=43 Thinking about moving to the City of West Lake Hills? The City of West Lake Hills is an upscale suburb of Austin, located on the west side of Austin on the edge of the Hill Country. The city developed rapidly in the 1970s and 1980s with many luxury homes in the hills on the south [...]]]> Thinking about moving to the City of West Lake Hills?

The City of West Lake Hills is an upscale suburb of Austin, located on the west side of Austin on the edge of the Hill Country. The city developed rapidly in the 1970s and 1980s with many luxury homes in the hills on the south side of the Colorado River.

There are many things about West Lake Hills that people are drawn to. Eanes ISD is consistently awarded exemplary statues, which helps keeps real estate valueable, because families are consistently drawn to living here.

In addition to schools, West Lake Hills has a real community feel to it. There is plenty of shopping within the city, but maintains its rural aesthetics. The town covers 3.7 square miles, much of which is dedicated to parks and green space, most notably Wild Basin Wilderness Park, a stretch of rolling hills and forests in the city’s northwest corner.

West Lake Hills is also known as “Westlake”.

West Lake Hills Homes for Sale

Where is the City of West Lake Hills located?

West Lake is located west of Austin approximately north of  Bee Caves Road and east of Loop 360.  It is west of the City of Rollingwood.

City of West Lake Hills Home Styles

Lot sizes are generally larger in West Lake Hills, and larger lots allow for bigger houses. From estate sized homes, to standard sized homes with large yards, you will find a bit of variety here from the traditional styles of the 60’s, to ultra modern contemporaries, to Mediterranean flare. The landscape allows for a bit of diversity here. The larger lots also add rural appeal, because homes are generally not close together.

Local Fun in Westlake

For those that like to dine out, there is a good mix of restaurants in West Lake. There are also plenty of recreational centers and boat access to the lake. As mentioned earlier, there is green space preserved for hiking, and mountain biking.

City of West Lake Hills school district

The City of  West Lake Hills is located in the Eanes Independent School District.

I can create a custom home search for a more comprehensive list of homes that fit your criteria…..

[View with PicLens]

]]> http://www.supportlocalaustin.com/city-of-west-lake-hills/feed/ 0 http://www.supportlocalaustin.com/real-estate-purchases-from-friends-and-family/ http://www.supportlocalaustin.com/real-estate-purchases-from-friends-and-family/#comments Tue, 05 Jan 2010 15:31:16 +0000 Doreen Zelma http://supportlocalaustin.com/?p=40 I had a call last week from a former client considering purchasing a house from a good friend. He just wanted me to advise him on the pros and cons of buying a house from someone you know. The best advice I could give him, was to pretend like he didn’t really know him. When [...]]]> I had a call last week from a former client considering purchasing a house from a good friend. He just wanted me to advise him on the pros and cons of buying a house from someone you know. The best advice I could give him, was to pretend like he didn’t really know him.

When you are buying from or selling to someone you know, its best to keep the emotion out of it. I don’t care if it’s grandma’s house or your Dad’s. At the end of the day, a house is the biggest investment you are probably going to make. Even when I know someone’s in love with the house, I try to remind them that someday, we are going to have to sell it.

If we take the emotion out and look at the facts, including price and condition; it will be easier to assess if it’s a good investment and lifestyle choice for you. Try to remember, when you go to sell it. Nobody is really going to care that this was your dad’s house, or the best man’s at your wedding. They are going to be looking at it from the same eyes, as I described above, so it is prudent that you do the same.

]]> http://www.supportlocalaustin.com/real-estate-purchases-from-friends-and-family/feed/ 0 http://www.supportlocalaustin.com/selling-between-thanksgiving-and-christmas-disaster-movies-and-central-park/ http://www.supportlocalaustin.com/selling-between-thanksgiving-and-christmas-disaster-movies-and-central-park/#comments Tue, 05 Jan 2010 15:11:03 +0000 Doreen Zelma http://supportlocalaustin.com/?p=32 Sellers who have their homes on the market between Thanksgiving and Christmas typically need to move, which makes this a triple threat season to buy. Interest rates are low, for one.  In addition, sellers who need to move have their homes priced well.  Lastly, not only is there a first time home buyer credit, but [...]]]> Sellers who have their homes on the market between Thanksgiving and Christmas typically need to move, which makes this a triple threat season to buy. Interest rates are low, for one.  In addition, sellers who need to move have their homes priced well.  Lastly, not only is there a first time home buyer credit, but now a second time buyer credit as well.

Hey, have you heard the world is supposed to end in 2012?  That gives us 2 years to go!  Here’s a list Austin is not on…of the worst places to live if you are in a disaster movie, click here.

Last week I went on a tour of a new subdivision being built in South Austin, called Central Park. Located off of Stassney Lane, this 42 unit subdivision offers 6 floor plans, of which one plan is a 1-story.  Base prices start at $188,999 and go to $236,999.  Here’s a peak

]]> http://www.supportlocalaustin.com/selling-between-thanksgiving-and-christmas-disaster-movies-and-central-park/feed/ 2 http://www.supportlocalaustin.com/tis-the-season-to-sell/ http://www.supportlocalaustin.com/tis-the-season-to-sell/#comments Tue, 05 Jan 2010 15:07:12 +0000 Doreen Zelma http://supportlocalaustin.com/?p=30 When I teach my Selling a Home class, I ask my students to explain to the difference between a ‘house’ and a ‘home’.  Most of them don’t consider the difference in those terms before I ask the question, but once posed, I start seeing light bulbs going on, and the tone becomes set to teach [...]]]> When I teach my Selling a Home class, I ask my students to explain to the difference between a ‘house’ and a ‘home’.  Most of them don’t consider the difference in those terms before I ask the question, but once posed, I start seeing light bulbs going on, and the tone becomes set to teach the class.

Sometimes, its easier for people to list a home during the holiday season.  People tend to shy away from it because they don’t want to move, but forget they are only marketing the house for sale.  Nobody said anything about moving.  There are lots of ways I can keep someone home for the holidays – not to mention, most buyers need a loan, which takes time.

People often find it easier is keeping their house cleaner in the holiday season.   This is a social time of year and with friends and family visiting, so you tend to keep up with the household choirs.  The house also tends to be naturally staged, from holiday decorations, to baking treats. Even the yard becomes low maintenance.

Those four walls generate the feeling of home this time of year, more than any other.  So, its not a bad time to market your property, after all it’s a home people are looking for, not a house.

]]> http://www.supportlocalaustin.com/tis-the-season-to-sell/feed/ 0 http://www.supportlocalaustin.com/markets-are-local/ http://www.supportlocalaustin.com/markets-are-local/#comments Tue, 05 Jan 2010 05:31:12 +0000 Doreen Zelma http://supportlocalaustin.com/?p=20 I had 5 people come to my open house on Sunday, which is 5 more than most of my colleagues.  Most were surprised since the house I was holding open listed for $649,000,  in comparison, their properties were priced much less.  As I have noted in the past, markets are local.   Within the ‘market’ I [...]]]> I had 5 people come to my open house on Sunday, which is 5 more than most of my colleagues.  Most were surprised since the house I was holding open listed for $649,000,  in comparison, their properties were priced much less.  As I have noted in the past, markets are local.  

Within the ‘market’ I was in, my home was the exception – not the rule.  

In another area of Austin, that same house may be perceived as expensive, but in Rollingwood and Westlake Hills combined, I was in the 4th lowest priced house out of a total of 16 available for purchase.  In fact, my house, was one of only 8 homes listed for under a million dollars.  

So, for my market, this house was a bit of a head turner because of the price, which led to my open house traffic on a rainy, cold afternoon.

]]> http://www.supportlocalaustin.com/markets-are-local/feed/ 0 http://www.supportlocalaustin.com/little-things-mean-a-lot/ http://www.supportlocalaustin.com/little-things-mean-a-lot/#comments Tue, 05 Jan 2010 05:22:56 +0000 Doreen Zelma http://supportlocalaustin.com/?p=16 How are you? Maybe a little tired? Tis the season isn’t it? For most, the holiday season adds an extra page to our to-do list. It’s amazing how much we can get done this time of year. It makes me wonder how much I could do all year, with that little extra effort. I went [...]]]> How are you? Maybe a little tired? Tis the season isn’t it? For most, the holiday season adds an extra page to our to-do list. It’s amazing how much we can get done this time of year. It makes me wonder how much I could do all year, with that little extra effort.

I went on a listing appointment this week, where all I needed to do was point out the little things that needed to be done. Replacing burnt light bulbs, lampshades, throw rugs, drawer pulls and handles can give a house a mini face lift.  That little extra effort can help to make a great first impression to a buyer. When you do have some free time, here are a few things you light want to add to your list of things to do:

Zilker Tree Holiday Festival

Ballet Austin: The Nutcracker at the Long Center

Ice Skating at Whole Foods

]]> http://www.supportlocalaustin.com/little-things-mean-a-lot/feed/ 0 http://www.supportlocalaustin.com/testimonial/ http://www.supportlocalaustin.com/testimonial/#comments Tue, 05 Jan 2010 05:20:16 +0000 Doreen Zelma http://supportlocalaustin.com/?page_id=14 I had my heart set on finding a home in the ’04 zip code that came with all of the “essential” amenities (gym, pool, personal washer/dryer, etc.). Another request of mine that was a little “strange”: being in an area that was surrounded by nature. I knew this was going to be a challenge and [...]]]> I had my heart set on finding a home in the ’04 zip code that came with all of the “essential” amenities (gym, pool, personal washer/dryer, etc.). Another request of mine that was a little “strange”: being in an area that was surrounded by nature. I knew this was going to be a challenge and just when I was about to give up the nature aspect, Doreen miraculously found me the PERFECT place that fit ALL of this criteria plus extra bonuses (not only do I have direct access to the greenbelt, but I also have a big oak tree right outside of my patio!). She did a lot of footwork for me and she was very fast. Dealing with people can be tricky, but she asked all of the right questions and used her “New York aggressiveness” to make sure I was really going to be happy. She sure knows how to do business with people because I got a great deal in a “hot spot”. I was extremely impressed with Doreen’s services. She is the kind of person that will not give up until the client is 100% satisfied. Some agents only care about making money and they don’t have the client’s best interest in mind, but Doreen is the complete opposite of that. I highly recommend her services! You will not be disappointed!

Andrea C.

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There is no realtor in Texas like Doreen Zelma and there never will be. My wife and I started our quest to find the perfect homestead in the Driftwood or west Dripping Springs area; some two years ago. All the realtors we had contacted acted like they did not want to work with us until we got lucky and found Ms. Zelma. Doreen spent nearly 9 months working with us to find the perfect home. When we changed our mind on a house or two she did not abandon us.  She wanted us to have the perfect home for our needs as badly as we did. Her professionalism is beyond exemplary. I encourage anyone looking for a home to hire Doreen as their realtor.  In the age of horrible service, Doreen stands out as the benchmark! Today we own Wyatt Ranch because Doreen works so hard for us.

-Ames  T.

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My husband and I moved to Austin from Rapid City, SD and we were used to open space and the convenience of short commutes. My office is in downtown Austin. Doreen really listened to what we liked and what we didn’t like. She asked lots of questions to get to know us. She identified properties based on our needs and wants and helped us find a place that met our expectations very quickly. Doreen was not pushy and helped us look at various alternatives so we were sure we wanted to move ahead with an offer on the home we ended up purchasing.

Doreen was also helpful in getting us in touch with a lender who made the process very smooth. We would highly recommend Doreen. She is truly a professional, she understands the market and best of all she is fun!

Don and Jackie S.

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Doreen is the hardest-working realtor I’ve worked with in any city. Wouldn’t consider going to anyone else.

D. Oakley

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“Working with Doreen was a great!  She was able to sell our house in 11 days, even in a down economy.  We didn’t expect the house to move so quickly, but she was able to help us regroup and find our dream home in record time.  She was very understanding of your needs and helped point us in the right direction.  She held our hand through the whole process and we are forever grateful – she really had our best interest at heart!”

Christine T.

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Doreen Zelma was absolutely exceptional in professionally representing us in the sell of our home, which can be quite a stressful experience. However, she also showed us that it can be a great learning experience. Her sincerity and negotiating skills were very critical throughout the whole process. This is the third home we have sold and this was by far our best experience. We found Doreen to be very knowledgeable, helpful, accessible and prompt, resulting in a viable offer on our home in 4 days – in a down economy! We would not hesitate to recommend her.

Phillip and Tina G.

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As second time home owners and first time sellers, Doreen made the entire process so much easier than we could have possibly imagined. There was never a moment where we were in the dark, as she kept us up to date and informed every step of the way. She told us exactly what needed to be done prior to our house going on the market and helped find us the perfect new home. Although we aren’t going to be in a hurry to leave our new home, whenever that day does come, I can guarantee that we’ll be giving Doreen a call. We would definitely recommend her to anybody looking to sell and/or purchase a home!

Chip & Erin Adams

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“My wife and I had no experience in real estate, and needed all the help we could get, especially when the unforeseen challenges started falling out of the sky like hailstones.   Doreen’s tireless work, perseverance, advice, experience, and knowledge were just what was needed to get the job done.  We are very happy Doreen was our real estate agent and represented us according to our wishes.

Ben and Suz”

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‘Doreen helped us immensely with our house search here in Austin.  We were unfamiliar with the real estate market here and Doreen worked with us to fully understand our needs and was fully engaged in getting us our ideal home.  We are now settled in our new home and Doreen has been extremely helpful and responsive the whole way through this process.  I would recommend her to anyone that is looking to buy or sell a house in Austin.’

Ben & Sue H.

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“We just wanted to thank you for all your hard work. My wife and I couldn’t have been able to find this home without your expertise of the local market and guidance throughout the process. Knowing we were in such good hands made us a lot more comfortable buying a house before we moved into the area. We appreciate the fact that you really took the time to get to know us and our needs so that when we were able to look at houses, you only showed us the ‘good’ ones. Your diligence and attention to detail was invaluable during the closing process and we can’t imagine ever using another agent besides you.”

Thanks a Million,
Michael and Andie

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“Doreen was a good realtor to work with.  My husband and I don’t have much experience with realtors (only have used 2 in our life).

Doreen made buying our investment property much easier than if my husband and I had done it on our own.

She was prompt on getting information to us and returning our phone calls.  Doreen was available to us at all hours.  During “crunch time” she met with us at our workplaces (which is completely out of the way for her).

There were a couple of items she noticed during closing that our lenders had made mistakes on and we where able to correct before all the paperwork was finalized.

Our overall experience with Doreen was a good one.  And we would recommend using Doreen as a realtor to anyone.”

Clint and Aaron

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“Buying a home was such an amazing experience thanks to the expertise of Doreen. She was so helpful and knowledgeable about everything. In the process of buying a house, with all the going back and forth, it’s nice to know that you have someone speaking for you who wants the best for you and wants to do it in a timely manner as though she is buying her own home. I would definitely recommend Doreen to anyone who wants to find their dream home within their budget and with everything they are looking for. The experience I had in buying a home was unforgettable and will be appreciated for years to come.”

Rachel F.

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“Where do I begin?  You have done so much for me in the last few months.  I know my ‘first time home buying experience would not have been as enjoyable with anybody else.  Thank you for always being available to me whenever I had questions or needed reassurance.  I appreciate your tact and ability to give me thoughtful advice.  I have enjoyed getting to know you & wish you the best!”

Julie Brooks

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“Hi Doreen,We would like to thank you for all you’re hard work in locating our new investment properties.Being in Calif. and able to view all the properties that met our criteria on the Gateway was great, just sit in front of our computer and let you know what to look at. I know you did a lot of driving around and it’s greatly appreciated. The properties are in a perfect area and just around the corner from each other. How you came up with two having the same street number is beyond me but it’s easy to remember. Seriously, the work you did was excellent. So much so that you are now our Texas agent.  It was a pleasure meeting you and we’ll be in touch soon.”

Roy and Barbara Davis

 

]]> http://www.supportlocalaustin.com/testimonial/feed/ 0 http://www.supportlocalaustin.com/8/ http://www.supportlocalaustin.com/8/#comments Tue, 05 Jan 2010 04:34:51 +0000 Doreen Zelma http://supportlocalaustin.com/?p=8 As the year comes to a close, I thought I would take a minute to point out some safety tips for Buyers: #1 – When you are going to an open house, act as you would if you were going to a store – lock your car door, even if you plan to be in [...]]]> As the year comes to a close, I thought I would take a minute to point out some safety tips for Buyers:

#1 – When you are going to an open house, act as you would if you were going to a store – lock your car door, even if you plan to be in the house for a minute

#2 – If you are looking at a house do not go into a backyard without your agent present.  Without you agent – this is called trespassing.  Additional concerns are letting an animal out that may be confined to a backyard, or getting bit by one.

#3 – If you are at a house and you find the front door to be unlocked.  Do not enter – wait for your agent.  Again, this is trespassing, not to mention, there may be safety concerns your agent is away of, which you may not be.

#4- If you are looking at homes that may need remodeling, where the condition is questionable – leave your high heels home.  Many times, there is nothing more than sub-flooring in these houses, and getting your $400 pumps caught in the floorboards is no fun.We all like to think the world is a safe place.  The truth is it can be a safer place if we all just take some precautions.

]]> http://www.supportlocalaustin.com/8/feed/ 0 http://www.supportlocalaustin.com/doreenzelma/ http://www.supportlocalaustin.com/doreenzelma/#comments Sun, 03 Jan 2010 00:09:27 +0000 Doreen Zelma http:/?page_id=2   Welcome to SupportLocalAustin.com! About Doreen Zelma, Realtor (R) , BA, GRI Having lived in Austin for many years, I know and love this city and unique neighborhoods.  I think the best thing about Austin is that there is truly a neighborhood for everyone – no matter who you are or how you live. I am known [...]]]>   Welcome to SupportLocalAustin.com!

About Doreen Zelma, Realtor ^(R) , BA, GRI

Having lived in Austin for many years, I know and love this city and unique neighborhoods.  I think the best thing about Austin is that there is truly a neighborhood for everyone – no matter who you are or how you live. I am known as the ‘house matchmaker’.   I enjoy assisting my clients find the right home for their needs and interests.

I am an Austin property expert.

I make it a continued goal to know Austin like the back of my hand so that my clients can benefit from my knowledge.  I make sure to tour properties every week, to keep myself educated on new inventory and market conditions.  I make it a point to stay on top of future development and City planning.

I am committed to my clients.

Whether searching for a single family home in a suburban neighborhood, a condominium on Town Lake, or an investment property, I am qualified to help you.  From the start I seek to save my clients time and energy by previewing relevant properties, coordinating pre-sale preparations and leveraging technology to their advantage.

I also proactively manage, negotiate and direct every aspect of their transaction and always act on behalf of their best interest. My goal is to gain a client for life, and therefore I take the long view as to how to be most effective as your Realtor®.  As a result, I have happy clients and most of my business comes from referrals.

I have extensive marketing and real estate experience.

I have a Bachelor of Arts and many years of entrepreneurial business experience.  Prior to real estate, I was the Marketing Director for a global distribution and manufacturing company.  For 20 years, I was responsible for all aspects of marketing, branding and product development.  As a result, I have a strong background in data analysis and inventory – both have proven to be invaluable contributions to my real estate career.

My 17 years of real estate experience includes re-sales, vacant lots and custom building.  The diverse opportunities I have had prepared me to be a better informed through experience, which allows me to provide greater service to my clients.

I support local Austin, after all, I think it’s only neighborly.

I welcome you to my website and look forward to helping you with your real estate needs.

Doreen Zelma

Austin Business Journal Residential Real Estate Award Nominee

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