Archives for November 2011

1 of 3 Single-Story Homes with a Golf Course View – 1603 Greenside

Green may become your favorite color due to the golf course views spreading from left to right and beyond the horizon in front of you.  And the appropriately-named Greenside Drive won’t let you forget it.   1603 Greenside is home to Hole #1 at the Teravista Golf Course in Round Rock, Texas.  Only the beautiful wrought iron separates you from pure golf ecstasy and some of the best views when you’re not actually teeing off.

If you don't like green grass and blue skies, you're at the wrong home!

There are only 12 homes for sale that back to the golf course in Teravista, Round Rock.  Most of them are very large, 2-story homes.  In fact, 1603 Greenside is one of 3 homes for sale that is a single-story home, the only one that is under 2,000 sf, and, somehow, also priced the lowest at $225,000! This is the perfect combination for maintainable luxury.  You can enjoy all the benefits of the golf course views without worrying about high utility bills, cumbersome stairs, and rooms or square footage you’ll never use.  But make no mistake about it  – 1,849 sf is plenty of space for 4 bedrooms, formal dining, living, breakfast nook, big master bedroom and big kitchen complete with granite counters and bar.

Very big home without the usual and unnecessary high utility bills.

At night, witness the sun setting behind the fairways and the breeze rustling the tree tops in your yard while you sip your Arnold Palmer or green tea on the covered back patio.  You are protected from any type of weather, yet able to enjoy the best part of all – the sea of green grass that surrounds your home!

This home and back yard are the reason they named this street Greenside Drive.

See below for more information, pictures, and video.  Please contact us if you’d like to view this home or have questions on other homes.

 

Greenside – Upgrades
Greenside Floor Plan
Greenside Survey
Greenside Sellers Disclosure

Looking for information on Round Rock Texas Homes For Sale? Visit my website or call me anytime!! Want the latest updates on Round Rock Texas Real Estate, news and latest developments? Sign up for the blog by clicking the link below:

Sendero Springs 2011 4th Quarter Newsletter

SENDERO SPRINGS IN ROUND ROCK TEXAS –

Check out a recent article I wrote for the official Sendero Springs Newsletter – in honor of the upcoming elections, I’ll call it the State of Real Estate.  Enjoy!

How much is my home worth?  Is my home appreciating or depreciating in value?  What did the house down the street sell for?  Is our neighborhood a desirable place to live? As a real estate agent, these are some of the most common questions I get asked and naturally I’ve wondered these same things for my home so I did a little research.  Below you will find market data specific to Sendero Springs that I believe gives us a snapshot of the value and desirability of our homes.

Home values in Sendero Springs show a declining trend over the past 4 years.  The average sold price per square foot in 2011 is the lowest it has ever been.  In the most recent 3rd quarter, the average price is about $10 less than the previous 3 years.  On an average 3,000 sf home, that is a loss of $30,000!  The most common advice is to wait for the economy to improve before selling, but who knows when that will be.  In addition, some of us don’t have that luxury.  However, there is data that suggests home values should be rising.

Homes Sold Last 12 Mos 41
Absorption Rate 3.42
Current Active Listings 7
Months of Inventory 2.05

 

 

 

Buyers still perceive Sendero Springs to be a highly desirable neighborhood to live in.  We know this by using the absorption rate to determine the neighborhood inventory.  Absorption rate is the number of homes sold per month in the past 12 months. With 7 homes currently for sale in Sendero Springs, it should take approximately 2 months to sell our entire inventory.  Anything under 6 months is considered a seller’s market!

Last 12 Months Homes Sold Sq Ft List Price List $/SF Sold Price Sold $/SF SP/LP Ratio Days on Market
4th Qtr, ’10 7 2,923 $ 272,829 $ 93.35 $ 261,521 $ 89.48 95.86% 79
1st Qtr, ’11 13 2,966 $ 266,362 $ 89.81 $ 253,498 $ 85.47 95.17% 110
2nd Qtr, ’11 12 3,031 $ 265,842 $ 87.72 $ 258,403 $ 85.27 97.20% 41
3rd Qtr, ’11 9 2,946 $ 263,500 $ 89.46 $ 249,686 $ 84.77 94.76% 61

SENDERO SPRINGS HOME SELLING STRATEGY

This is positive news for all of us at Sendero Springs whether we plan on selling or not.  Having walked through all the current homes for sale and all the homes that sold in the past several months, I’ve made a short list of practical suggestions (easy to do and not too expensive) for homeowners wanting to increase the value in their homes when selling.  If we all do our small part, the home values should see an increase in value immediately.

  1. Maintain your lawn (i.e., cut grass, pull weeds, trim hedges) – this is enforced by the HOA so you can kill two birds with one stone
  2. De-clutter your home (i.e., pack your knick knacks, rent temporary storage [garage if you must], minimalize your home décor)
  3. Keep your home at a comfortable temperature for all showings
  4. If it’s vacant, get it professionally cleaned – focus on kitchen, carpets, windows, blinds, and ceiling fans
  5. Paint your walls to a neutral color and patch all holes

Looking for information on Round Rock Texas Homes For Sale? Visit my website or call me anytime!! Want the latest updates on Round Rock Texas Real Estate, news and latest developments? Sign up for the blog by clicking the link below:

Amazing View and Privacy in a Starter Home – 508 Copper Lane

Anomaly: a deviation from the common rule

508 Copper Lane fits this description perfectly –  a starter home with an amazing view and great privacy at the price of $80,000.

A wolf in sheep's clothing - this starter home boasts an amazing view!

In fact, this is the only home in Sonterra priced under $100,000 with a view that can take your breath away.  Nothing but fields and trees in the rear – no buildings, no neighbors, no distractions.  Just you and your thoughts, or dreams if you’re taking a well-deserved nap.  The back yard has the potential for trees, flowers, herb garden, or badminton net, and it’s complemented nicely with a covered patio.

How much is this view worth to you? A lot more than it actually costs.

The interior of the home capitalizes on this expansive view with 3 large windows and both bedrooms facing the rear.   The rest of the interior is an open living space with high ceilings and plenty of natural light.

Check out the rest of the pictures, video, and documents below for more information.

508 Copper Sellers Disclosure

 

 

November Update for Sendero Springs

Want to know what’s happening with all the real estate in Sendero Springs?  Here is a complete update for all the previously viewed homes (Gold, Silver, and Bronze).

There are currently seven homes for sale in Sendero Springs.

Gold – 0
Silver – 3
Bronze – 2
New homes (not yet reviewed) – 2

Gold Index

Gold is extinct!  The two available Gold homes have been withdrawn from the market so that leaves buyers with absolutely no opportunity to snatch up a Gold home.  See my review here for the latest Gold homes on the market – 3203 Lazada and 4307 Pasada.

Silver Index

With Gold homes being non-existent, that leaves plenty of opportunity for the Silver homes to get snatched up.  And buyers are not wasting any time.  Two homes (50% of available Silver) are currently under contract.  4004 Arbol reduced the price by $5,000 and is now pending.  3011 Luminoso also reduced the price by $5,000 and is pending.  Both of these homes were slightly overpriced so the price reduction helped them out.  However, price doesn’t solve everything.

4335 Angelico is still selling at a premium $98/sf after a $10,000 reduction.  3008 Asombra is selling at $70/sf after a $15,000 reduction!  You can see my reviews on each of those homes here and here.  Lastly, 4421 Angelico reduced the price by $5,000, didn’t sell, and has now expired.  You may remember this home as the “bed home.” (See my latest review here for the other Silver home.)

Bronze Index

Bronze homes are disappearing fast, but for all the wrong reasons!  Three homes have been withdrawn – 3002 Asombra, 3600 Luminoso, and 4400 Pasada.  That leaves 4106 Pasada as 1 of 2 Bronze homes left (See my latest review here for the other Bronze home.)  Those homes can be found here.

It’s not all bad news for Bronze homes though.  Two of them are actually pending!  You might be asking, how can Bronze homes be under contract if there are still Silver home available?  You can attribute a $15,000 price reduction for the sale of 4419 Pasada.  That puts this home at a reasonable $85/sf.  We still do not know how much they actually settled at either.  A similar $15,000 reduction helped 4303 Angelico also.

New Listings in Sendero Springs

5200 Sendero Springs – Silver

This is a very well-kept 4 BR, 2 BA home right along the main street of Sendero Springs. It’s a 1-story home with 2,470 sf, nice granite counters and stainless steel appliances. The floor plan is unique, but makes a lot of sense. It’s rare to see 4 bedrooms, a game room, and an office in a 1-story, but this has it, and it flows well. The master is in the rear, but it isn’t very big. There isn’t a dining room and the breakfast area is only big enough for a table of 4. It gets a silver rating due to the price – $260,000 @ $105/sf! That’s the price range of a new home!

4207 Angelico – Bronze

If I had a category below bronze this would be in it – a 3BR, 2 BA home that is in terrible shape. It’s got a low enough price ($225,000 @ $78.70/sf), however it has too many negatives to more than offset the price. The entire home is occupied by cats. Usually cats don’t have much of an odor and I have to inspect carefully to know they live there (I have cat allergies), but with this many cats in the house (10!), there is a very bad pet odor. The front dining room is carpeted and the landscaping needs work. Did I mention it’s a short sale? This won’t sell, and I think the owner knows it!

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