Georgetown, Texas Real Estate Blog      Your Host: Edward Lui

Welcome to 8003 Boggy Ridge Drive, Austin, in the neighborhood of Beaconridge.  Located just south of Austin, Beaconridge is a great neighborhood close to parks, shopping, and restaurants.  More importantly, 8003 Boggy Ridge is only 15 minutes from 6th Street, South Congress, and other downtown Austin hot spots!   Most single family homes this close to downtown are either way too expensive, or need way too much work prior to moving in.  Well, the best part about this is that you don’t have to live in a dump to be so close to downtown.   At $169,900, 8003 Boggy Ridge is extremely affordable and completely move-in ready with over $15,000 in recent updates and repairs.

Green trees and a big blue sky remind you of country living, but you are only 15 minutes from downtown.

8003 Boggy Ridge is ideal for any type of owner (singles, couples, families, UT undergrads and grads, working professionals, fist time home buyers, and even investors).  With all the recent updates and repairs done by the current owner, there is not going to be expensive maintenance typical of homes this age.  But you will get the charm and allure of a home built in 1979.  Also, utility costs will be minimal, reasonable, and affordable in this sub-1,500 sf home.

If you can squeeze this size bedroom into 1,500 sf, you are doing something right.

The most appealing update is the new wood laminate flooring throughout the house, with new carpet in the bedrooms and tile flooring in the bathroom.  This gives the home such an elegant look and feel that you might forget you’re just a few minutes from downtown.  The entire interior of the house has been re-painted with low-VOC paint so the home fits right in with the green movement in Austin; the exterior of the house is covered with a new coat of paint for the next owner; and your newly installed roof is covered with a 25-year warranty.

Owner chose wood laminate to save the trees. Same great look and feel!

There have been numerous other updates and repairs done to make this home ready for the next owner, so make sure you check out the attachments, photos, and video below.

To see more videos, visit us at www.hookedonthebrothers.com.

8003 Boggy Ridge – Upgrades
8003 Boggy Ridge – Sellers Disclosure
8003 Boggy Ridge – Inspection Report
8003 Boggy Ridge – Survey

Tired of getting outbid on all those foreclosure properties?  Wasting too much time waiting for a short sale to close?  If you’re looking for a great deal, then 1019 Leeds Castle Walk at $115,000 ($47/sf) is one of the cheapest properties around and the best thing about it – it is not a distress sale.  No waiting + no bidding = high chance of purchasing with a 30-day close.

1019 Leeds Castle is 2,427 sf with 3 bedrooms (best bang for the buck as an investor) and 3 full bathrooms (perfect for homeowners who have frequent overnight guests, kids, or roommates).  The living room is open and has high ceilings so it’s great for large gatherings.  If you need something more private, the upstairs game room is even bigger and tucked away.

You’ll want to replace the carpet and put a fresh coat of paint on the walls before moving in, but that’s already accounted for in the low price.  That’s a positive because you get to choose the type of floor and color of paint.  The other positive is that it would cost about $5,000 to have it done professionally, but the seller decided to knock off $10,000 instead.  Meaning you could purchase this home, replace the carpet, paint the walls, and probably sell this for $125,000.

See below for more information, pictures, and video.  Act quickly!  This will not last long so give your Realtor a call to see it or contact me directly if you don’t already have one.

For more videos, visit www.hookedonthebrothers.com.

1019 Leeds Castle – Sellers Disclosure

Sendero Springs in Round Rock, Texas

Sendero Springs seems to be waking from winter hibernation and starting 2012 on the right foot by selling twice as many homes as compared to the fourth quarter of 2011.  Homes also sold faster.  Selling a large number of homes quickly is a great sign of a healthy and desirable neighborhood.

However, the data also suggest Sendero Springs is experiencing a decrease in home value.  This might be the most important trend since it is directly translated to how much money you receive when you sell.  In the chart above you will notice that the average home sold in the 1^st quarter of 2012 was bigger than the previous quarter, yet the list price and sold price are practically the same.  Consequently, the average sold $/sf is at its lowest point in the last 4 years at $84.18.


In addition to preparing the house properly, choosing a Realtor that knows how to market your house is the key to attracting a higher offer from buyers. Here are just a few questions you might want to ask your Realtor at your next listing appointment:

How do you market towards the emotional appeal of potential buyers?

What are the top three ways a buyer finds a home and how do you leverage that to find a buyer?

How do you create high differentiation in the perceived and real value of my home and how do you market that?

Will strong negotiation skills help me get more money for my home? If so, what type of formal training in negotiation do you have?

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:

If you like being outside, this is the home for you.

Ever imagine what it would be like to grill a burger or sunbathe by the swimming pool without a nosy neighbor looking in? 100 Woodcrest is a 1600-sf 3-bedroom home for sale in Georgetown, Texas (offered at $250,000), located in the heavily wooded subdivision of North Lake.  This property provides perfect privacy on 2.5+ acres with Mr. and Mrs. Wooded Lot to the left, Mr. and Mrs. Greenbelt to the right, and Mr. and Mrs. Your Own Private Park to the rear.  Although the interior has been recently updated by the current owner, the true appreciation of this home starts from the outside.

No nosy neighbors peeking into your pool.

The back patio is the perfect place to hang out, have a drink, and enjoy nature without any neighbors in sight.  With natural cover from the trees, it’s only a few paces to the private swimming pool.  The swimming pool has a personal gazebo and is fenced with white pickets for beauty and safety.  If you’re a “hands on” person, head straight to the workshop just past the grilling and smoking station on your right.  The workshop is perfect to store your power tools, lawn equipment, pool accessories, and boxes of old photo albums.  It also has plenty of cabinets and peg boards for neat organization.  Who says a workshop has to be messy?  The greenhouse is conveniently joined to the workshop.  No need to lug a bag of garden tools.  Grab what you need, do your gardening, and neatly place the tool back where it belongs without breaking a sweat!  You could enjoy the entire day on the patio, in the pool, in the workshop, or in the greenhouse, and not have a single complaint.  Except that you would’ve missed out on horseback riding.

Great place to hide and protect your tools.

There is a 3-stall horse barn located on the west side of the property.  It’s construction out of metal and wood are built for durability and versatility – you can convert any or all of the horse stalls to an open gym, chicken coup, boat house, or RV garage complete with its own driveway. Currently the horses have their own ramp to the paddock for water and hay.  The paddock opens up to the pasture in the rear of the property for daily grazing.  The paddock and entire  pasture have been fenced off so there is no worry of horses galloping away, or unwanted animals entering your property.  The pasture can also be converted (mowed) to your own personal park.  Just be sure to watch your step if you’ve had horses back there!

Horse shoe rack to remind you that this is for horses.

It is rare to find a property with all these amenities in Georgetown without tight HOA restrictions.  Even in North Lake, other homes may have a pool, or barn, or workshop, or acreage, or privacy, or lots of mature trees, but no other home in North Lake gives you all of these amenities at once, except 100 Woodcrest, making this a true one-of-a-kind property.

There's even more green in the back.

Scroll down for more information, a video, and beautiful pictures:

For more videos, visit us at www.HookedontheBrothers.com

100 Woodcrest – Survey

100 Woodcrest – Upgrades

100 Woodcrest – Inspection Report

100 Woodcrest – Disclosures

It’s not often you find a true luxury home in Round Rock for under $100/sf that also feeds into exemplary-rated Cactus Ranch ES and James Garland Walsh MS (schools independently rated by Texas Education Agency). It’s not often you find a home with a game room, home theater, formal dining, living room, and second living room for $365,000. It’s not often you find a floor plan with three secondary bedrooms on the second floor, and master bedroom with dedicated home office or study on the first floor. This is a rare find in the highly desired subdivision of Walsh Ranch and 3551 Alexandrite has all the updates and upgrades you’d expect in this neighborhood.

Picture perfect setting in Walsh Ranch.

A feeling of grandeur consumes you when you enter through the wood door with its custom glass and wrought iron work. Your eyes immediately look up to the soaring vaulted ceilings, just barely after getting a glimpse of the wood floors beneath you. The foyer insists you take a moment to appreciate the size of the front entry way. The second living room and formal dining room flank you and watch closely as you make your next move.

Foyer serves as an appetizer to the main house.

The impeccable kitchen is fit for a chef or a home maker.  Long stretches of granite, tiled back splash, and stainless steel appliances are pleasing to the eye and easy to clean.  The over-sized center island is more like The Big Island (instead of the standard Oahu-sized islands).  The big island provides for more counter space (to cook or to eat on) and more storage space underneath.  You’ll also notice a wood built-in bookcase for all your cook books and recipes.

With a kitchen this nice you'll want to eat in it, too.

After your gourmet meal, bring a bag of popcorn upstairs to enjoy a movie in your home theater.  Surround sound and plenty of room for theater-style seating, this is just like going to the movies on a Friday night except you don’t have to wait in line and no one will look at you funny if you’re in your pj’s.  Actually, as owner of the theater, you can do, wear, and watch whatever you want!

Be the boss of your own theater.

The one thing someone might have a problem with is the back yard.  It has a beautiful wood-stained deck, mature trees, plenty of green grass to run around in, and a rock wall for ultimate privacy.  However, it backs to a two-lane section of Sam Bass Road. This particular section is not heavily traveled and has a slow speed limit of 35 mph.  You don’t get fast moving vehicles or heavy-duty 18-wheelers and it’s impossible to hear any road noise from the interior of the home.  You’ll still be able to enjoy the occasional back yard barbecue  and clear starry nights with your friends and family.

Most people would love a back yard like this. Wouldn't you?

See below for more information, photos, and video:

For more videos, visit www.hookedonthebrothers.com

3551 Alexandrite – Sellers Disclosure

3551 Alexandrite – Upgrades

3551 Alexandrite – Survey & T-47

If you’re looking for a big home with four bedrooms, game room, separate dining room, living room, and second living room, 1801 Chino Valley is the house for you.  Priced at $162,900 with 3,312 sf ($49/sf), this is the lowest priced home in the entire neighborhood of Round Rock Ranch.  In fact, in the past 12 months, only one home sold for less and it was a foreclosure in bad condition.  Needless to say, this home is an exceptional value.

The size of this 4 BR home is not reflected in the low price.

This home is not just a big box with lots of square feet.  The first floor is upgraded with wood floors and unique architectural features.  There is an extended patio in the back with a separate pergola for starry nights.  The back yard is lined with mature, shady trees to protect from hot summer days and give natural privacy.  You would not expect to see these upgrades in this price range, but they’re here and ready for you to enjoy right when you move in. The second floor can use a flooring update as the carpet is worn.  This is the only update I would suggest, but what a great excuse to choose whatever flooring you want!

Extensive wood flooring throughout the first floor.

1801 Chino Valley Trail – Sellers Disclosure

Check out the video tour and more photos below:

For more videos, visit www.hookedonthebrothers.com

Never judge a book by its cover. In this case, never judge the upgrades of a home by its price tag.

This is no ordinary home hiding behind the trees.

From any standpoint, 2409 Edgecliff is a value purchase for a first-time home buyer, investor, or homeowner wanting to move up or down. Priced at $160,000 and with 2,381 sf to work with ($67/sf), 2409 Edgecliff is the lowest priced home on the market in the Summer Crest (or Summercrest) neighborhood in Georgetown. Throw in all the upgrades that the home is secretly hiding on the inside, and you’re creating instant equity at closing. The owner spared no expense when it came to upgrading his primary residence. In total, he spent close to $40,000 in upgrades!

This patio feels like an extension of the home itself.

One of the more obvious upgrades is the ceramic tile flooring. This beautiful, natural tile isn’t like most tiles. Ceramic tiles are forged from rich, hearty clay and kiln-fired for strength, durability, beauty, and uniqueness. You’ll easily notice the ceramic tiles in the dining room, living room, and hallways. It continues when you walk out the back door to the expanded, covered rear patio, which give it a remarkably unique, one-of-a-kind look and feel. The covered patio is further protected with an aluminum awning sure to make your rainy nights more enjoyable as you sip your hot cup of tea to the calming sound of rain against a metal roof. The kitchen has been updated with granite counters, tile back splash, and new sink. Hard water is no longer an issue with a new water softener system. Your yards are huge, green, and lush thanks to a professional landscaping re-do in the front and back yards, including full, automatic sprinkler system. Foam insulation keeps the utility costs low and the temperatures comfortable. These are some of the major upgrades you won’t find in your neighbor’s home – not for this price anyway.

This type of back yard can only be attained by a professional.

And let’s not forget about the neighborhood. In the past 6 months in Summer Crest, 11 homes have sold with 1 home pending (2 homes/month). Currently there are only 2 homes for sale, which means Summer Crest is in high demand and 2409 Edgecliff will not last more than 30 days!

One thing to note: some buyers are looking for first floor bedrooms. In this home, all the bedrooms are on the second floor, including a master bedroom twice the size of others. This allows for more efficient use of space on the first floor, including a second dining area that can easily be used as a home office. Lastly, there is no separate shower from the tub in the master bathroom. If you’re okay with not wiping off dust from your seldom-used bath tub every week, then this is the right home for you!

See below for more information, photos, and video:

2409 Edgecliff – Upgrades

2409 Edgecliff – Sellers Disclosure

2409 Edgecliff – Survey & T-47

 

[For more videos go to www.hookedonthebrothers.com]

Davis Spring may be the best kept secret in N. Austin.

Set in the highly desirable neighborhood of Davis Spring, 14833 Irondale puts you closer to Austin than Avery Ranch! While everyone else is fighting over Avery Ranch real estate, the smart home buyer chooses Davis Spring over Avery Ranch for its affordability. At $241,000 for 2,366 sf (a shade under $102/sf), it has the same great access to shopping, highways, and exemplary schools (Sommer ES, Cedar Valley MS, McNeil HS) in Round Rock ISD, is priced lower, and has lower HOA fees per year. Compare this to the average sold price of $107/sf in Avery Ranch over the last 6 months and this is a deal!

This home has wood floors. When most sellers claim they have wood floors, only the study or living room has wood floors. When we say wood floors, we mean it! Over 80% of this home is laid in real plank wood floors – living room, dining room, bedrooms, hallways, office, you name it. The other 20% is covered in hard tile to easily repel water in the kitchen, breakfast area, and bathrooms. Now that’s smart upgrading.

Who needs a yard with a deck like this?

Tired of lawn maintenance cutting into your weekends? So was the seller, and that’s why he installed a 26′ x 9′ composite rear deck and covered patio in the back. There’s still enough room for a nice dog run on the side and small garden in the back, but nothing says peace and relaxation more than lounging on your deck chair in a t-shirt and shorts, enjoying the breeze and rustling tree leaves, and NOT doing yard work in the hot sun.

Not only is this home in a very exclusive market (10 sold in the last 6 months with 5 more currently under contract vs. 5 available), it’s one of the lowest priced. And with over $50,000 in upgrades in recent years (wood floors, rear patio and deck, 17 SEER air conditioning unit, 30-year roof), this is one of the best bargains available.  Ask your Realtor to show you this home today and if you don’t have one, call me!

More information, pictures, and videos:

14833 Irondale – Upgrades

14833 Irondale – Sellers Disclosure

14833 – Floor Plan

14833 Irondale – Survey

 

[For more videos go to www.hookedonthebrothers.com]

175 Whitney Woods in Georgetown Texas – Preserve at Lake Georgetown

Your Favorite HOMEboys are doing a listing presentation at this home on 175 Whitney Woods tomorrow and it’s located in the same neighborhood as another one of our listings on 248 Whitney Woods. If you like that listing (priced around $700k), here’s another home with the same Steve Klein quality that can be had for much less.

Here’s an opportunity to buy in an exclusive neighborhood with homes that can cost almost twice as much!  In fact, this is probably one of the smallest custom home neighborhoods in the Ford Elementary school district with a location this close to Lake Georgetown.

If we get the listing, stay tuned for more details….

Sendero Springs in Round Rock, Texas

It’s tax season.  For some of us it means filing tax returns.  For us in Sendero Springs, it means paying our property taxes!

Looking to save money on your property taxes? It’s no secret that homeowners in Sendero Springs pay one of the highest property tax rates in all of Williamson County – close to 3%! Here’s a New Year’s resolution that should be on every homeowner’s list because it’s fast, easy, and pays you back – file for a homestead exemption. Your tax break will depend on your eligibility, but even the most modest exemptions could net you several hundred dollars annually.

You can download the form here: http://www.wcad.org/Appraisal/PublicAccess/Forms/PublicServices/HomesteadExemptionApplication.pdf

And read more about it here: http://www.window.state.tx.us/taxinfo/proptax/exmptns.html.

Home prices in 2011 were at a 4-year low, but an improving 4th quarter can be an indicator that Sendero Springs prices are on the rise. The average home price increased to $90.50/sf, which is above the 2010 4th quarter price. (Remember, a $5/sf increase can mean $15,000 on a home that is 3,000 sf.) Despite the small sample size (only three homes sold from October to December), we are headed in the right direction (up!) for 2012.

The absorption rate has not changed significantly. There are more homes for sale than before, which means an increase in inventory. (Absorption rate is the number of homes sold per month in the past 12 months.) Our previous inventory was two months and currently it is approaching three. Anything under 6 months is considered a seller’s market!

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: