Thoughts on Austin Real Estate

Dripping Springs–Quiet, Country Living in a Extraordinary, Custom Home

Vikki Goodwin — Wed, 25 Jan 2012 19:48:27 +0000

If you haven’t heard of Walking W Ranch, that’s because it is not on the beaten path for Austin or Dripping Springs. Homes in this neighborhood have some awesome hill country views, and plenty of elbow room. This home at 444 Julieanne Cv is set on 2.3 acres, and is miles away from stores, schools, and offices. With 4016 square feet of space, this home is spacious inside and out. There are 4 bedrooms, 3 full baths, and 1 half bath. Built in 2008, it has the upgrades you’d expect in a home of this caliber – priced at $525,000. A home in this quiet, smaller neighborhood will appeal to someone who can telecommute or not worry about driving to a downtown office during rush hour. It is great for a family who wants their kids in the Dripping Springs schools. And, it will definitely appeal to those who like the hill country, panoramic views that Dripping Springs has to offer.

Cherry Creek home with lots to offer!

Vikki Goodwin — Tue, 24 Jan 2012 21:19:55 +0000

Homes built in the late 60′s can have floor plans that are harder to sell to today’s buyers, but this home at 2305 Brookhill Dr. in Cherry Creek, South Austin, has a good floor plan and seems to be well maintained. It also has a large, beautiful yard with great trees, nice street appeal, and clean interior. The updates are tasteful and not over the top. Still, today’s buyers are going to want some extra special upgrades for the price of $142/sq ft. – something like granite counters in the kitchen and a more updated look to the entryway. The home is small, just 1338 sq ft, so the price is still fairly low, $189,900. It’s hard to buy new construction for that price unless you go to the further out suburbs. For a home built in the 60′s, the closets aren’t too tiny and the family room is spacious. Buyers may not like the fact that the washer/dryer hookups are in the garage, but that was typical of the time this home was built. Overall, this is a nice home on a beautiful lot not far from central Austin, and still affordable.

South Austin Home Needs Some Sweat Equity!

Vikki Goodwin — Thu, 05 Jan 2012 02:52:10 +0000

This home and tree caught my eye. On a half acre lot backing to a creek, this 2-story traditional red brick home with white columns is only $159,000. Built in 1975, the owners have installed a radiant barrier and added extra attic insulation to increase the energy efficiency of the home. They also installed a new roof in 2007. The home also features skylights and a sunroom. The home is located in Manchaca near 1626 and Twin Creeks Rd. This is a short sale listed for just $78/sq foot, which gives the buyer some room to update the home. It has been under contract, but the buyer gave up waiting for the bank’s approval. It’s just waiting for the right person who is looking for a clean slate and a nice piece of property with great trees.

Another new development in SW Austin, Greyrock Ridge by Circle C

Vikki Goodwin — Wed, 14 Dec 2011 17:16:53 +0000

Considering how popular Avana has been, I imagine Greyrock Ridge will be yet another popular new neighborhood in SW Austin. New construction is so appealing to buyers wanting energy efficient homes in which they don’t have to worry about replacing or making major repairs to systems – roof, HVAC, wiring, plumbing, foundation - for the first decade of owning the home. This new neighborhood is located at the intersection of MoPac and 45, by Avana, Circle C and Meridian. Plans are for 386 homes on 177 acres. The original plan had been for a mixed use development including retail, condos and townhomes, but due to the location over the Edwards Aquifer, those plans didn’t get past the planning process. Still, it will be just a few miles to grocery stores, banks, schools, parks and a golf course – Greyrock. What would add even more value to this neighborhood would be the connection of 45 to 1626, and a way to access 45, giving residents two ways in and out of the neighborhood. Right now plans call for one way in and out onto MoPac. More details at the Statesman.com.

Rare acreage home for under $150K-small home, open space, quiet country setting

Vikki Goodwin — Wed, 30 Nov 2011 15:15:28 +0000

What used to be a Christmas tree farm is now a charming 2 bedroom home on 2.4 acres. This home in Dripping Springs is 1314 sq ft and was built in 2006. According to the owners, even during the drought this summer, their well did not go dry, which is a big plus. Other features include stained concrete floors, no carpet, which is popular with families with dogs; a metal roof, which lasts decades longer than composition; high ceilings for a roomy feel: and a large covered patio in back that used to be screened in (screens could easily be added back). I think the home is ideal for a young family wanting to live in the country and only spend $159K doing so.

Mueller Live, Work, Play–Soon adding “Shop Homes”

Vikki Goodwin — Mon, 28 Nov 2011 23:55:07 +0000

Mueller is a unique neighborhood in many ways. And soon it will be unique in one more way – as a host to an old concept reinvented. There will soon be 14 “shop homes” which will have commercial/retail space on the ground floor, and living space above. Shop owners can live where they work, literally. The builder of these shop homes is Homes by Avi, a Canadian company. The commercial space on the ground floor will be 500-600 sq ft and may host a professional service, a retail store, a small restaurant or wine bar, or a similar type of establishment. I think this is a great idea, and because Austinites often prefer unique ventures to big box and chains, the concept is likely to be successful. Imagine how many people would love to not have to commute to work. The only downside might be the cost – Mueller is not an inexpensive location, and I’ll be curious to see how the commercial space is priced. Plus, shop owners will have to remember that a percentage of the neighborhood consists of affordable housing in which residents’ income must fall within specific guidelines. So while the space is likely to be expensive, at least some of the merchandise will need to be affordable in order to serve the population of the neighborhood. I’ll be watching to see how plans evolve for these new “shop homes”. (Pictured here is one part of the park in Mueller.)

Intriguing Acreage Property in South Austin-almost 3 acres w/house for $250K

Vikki Goodwin — Tue, 22 Nov 2011 15:40:03 +0000

Right now as you drive South on Westgate from Wm Cannon, you will dead end at Cameron Loop, but one day soon, Westgate is supposed to go all the way through to Slaughter Lane, passing by Cowan Elementary School. At Cameron Loop (and Westgate), if you turn right, or west, you will wind around the outside of one section of Cherry Creek where houses are situated one after another, while on the west side of the street, you’ll see some older homes on huge lots on a hillside. It isn’t often you can find a home on acreage in South Austin for sale, but right now 8616 Cameron Loop is on the market for just $250K. This property includes a 2570 sq ft home built in 1983, a pool, and it’s on city water and sewer (which is unusual for acreage property which will often be on well and septic systems). The house has foundation problems which need to be addressed, but even so, it’s an intriguing property.

Better identification of Green homes for sale in Austin

Vikki Goodwin — Fri, 04 Nov 2011 16:44:58 +0000

The green movement seems to be building some momentum in Austin. Just today the Austin Board of Realtors released a new document for home sellers to fill out when they have green features in their homes. The document is titled, “Energy, Environment and Sustainability (EES) Attachment” and it allows a seller to identify the green features though a series of checkboxes. The seller can indicate appliances that are energy efficient (including an energy efficient pool pump); HVAC features (such as a high SEER AC); efficient lighting; renewable energy (such as solar panels); healthy living features (such as low/no VOC materials); insulation ratings; windows (including solar screens); water conservation features, and more. It’s great to have additional information about a house, but after filling in an 8 pages seller’s disclosure, an 8 page listing agreement, a T-47 which also has to be notarized, possibly ordering an energy audit, and any potential addendumes (if the house is in a MUD, has a septic system, was built before 1978, etc.), is this getting to be too much? I guess time will tell…

ABOR has added six new fields, related to green features in a home, to the MLS data entry screen. If an agent marks the EES field, that agent should upload the new EES form filled out by the seller. From a buyer’s perspective, is this helpful, or information overload?

South Austin-The Enclave at Westgate-new construction ready for new owners!

Vikki Goodwin — Wed, 02 Nov 2011 19:51:31 +0000

Tucked away in established Cherry Creek in South Austin is a new pocket of homes near Westgate and Wm Cannon, the Enclave at Westgate. These homes are very nice and 3 new homes are finished and ready for owners. While the price per square foot may seem a bit high at first glance, at about $140/sf, it is not at all out-of-line for the area. In fact, buyers will usually pay a premium for new construction, so the fact that these haven’t sold yet is very surprising. In the last 6 months in Cherry Creek, 10 homes have sold for $138/sf and higher, out of 66 sales, and many of those homes were built in the 70′s. This new enclave really seems to have a lot to offer – and the HOA fees are only $50/year. What’s keeping buyers from snatching these up? Take a look at the photos, and give me your opinions!

New construction-what buyers like in a home in Austin

Vikki Goodwin — Thu, 27 Oct 2011 00:49:24 +0000

While clicking through photos of homes, I came across this photo of a kitchen, and thought “this is today’s classic kitchen”. This is what buyers like: light colored travertine or ceramic tile flooring, granite counters, an island, stainless steel appliances, a built in microwave, a view into the family room (an open floor plan), and recessed lights. This is it… what buyers gravitate to more than anything else in a house is the kitchen, and if it fits this mold, chances of selling are good. Yes, other factors are important, but more than anything else, I have buyers asking for the things listed above. So, how do you sell a home with a skinny “galley” kitchen? I suppose the price has to be just right, or the buyer has to be ready to take down a wall and rearrange some space! The home pictured here is currently for sale for $299,500 in the Bridges at Bear Creek. It has 4 bedrooms and 3 full baths, and a cul-de-sac lot.