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

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!