113 Orange Tree – Spacious Home in Central Location

01 Front

One of the larger homes in the neighborhood with five spacious bedrooms.

These days you won’t hear the phrase “bang for the buck” in real estate circles, at least not in central Texas.  Most of the home values have risen due to the influx of buyers from all over the country.  You’ll be lucky to find a 3-bedroom home in Georgetown that is move-in ready for less than $165,000.  Well today might be your lucky day (or unlucky day if you don’t act soon!).  113 Orange Tree is a 2,182-sf home with 5 bedrooms (yes, FIVE bedrooms) and plenty of common living space to accommodate the occupants.  4 of the bedrooms are on the second floor within 10 steps of the washer and dryer.  The 5th bedroom is a private bedroom on the first floor that can be doubled as a home office, game room, or any other flex room idea you can think of.  The kitchen is accompanied by 2 dining areas and 2 separate living spaces.  The best part?  The home is completely move-in ready and is listed at a non-eye gouging price of $168,000.  At $77/sf, this is one of the best bargains in Georgetown and you will be hard pressed to find something similar for less money.

04 Living

Large living room no matter how many kids live here.

06 Family

Versatile room can be used for living, dining, or enjoying your favorite book by the fire.

This home isn’t all about value.  The home is located in the Crystal Knoll neighborhood of Georgetown.  It happens to be right next to Georgetown High School, I-35, 130 Toll, downtown Georgetown, and San Gabriel Park.  It’s also one of the closest communities in Georgetown to commute to Jarrell, Temple, Killeen, and Fort Hood.  This is a golden opportunity to purchase an affordable home with plenty of room that does not add to your daily commute.  Upgrades in this house include new wood-look floors, base boards, paint, back door, hardware, and tile in the upstairs bathroom.  The back yard may not be the largest in the neighborhood, but it’s plenty for a trampoline, dog run, or above ground pool.  It’s also wide enough to throw a baseball or football.  If you just like to enjoy the view, it’ll make for quick and easy maintenance of green St. Augustine grass.

For a private showing or more information, feel free to contact me here.

113 Orange Tree – Sellers Disclosure
113 Orange Tree – Upgrades

7611 Spanish Dove, Georgetown, TX – Villages of Berry Creek

A nice home that offers a lot of interior living space.

Located across the street from the Berry Creek golf course,  7611 Spanish Dove Court gives you the benefits of a golf course community without the associated high costs.  This home provides you the no-neighbor privacy in the back yard that everyone is looking for (check out the Google map view) plus the quiet, friendly, and safe attributes of a cul de sac out front.  It’s only a few minutes from Highway 195 and Interstate 35, but you won’t need to worry about traffic noise or congestion in this exclusive section of Villages of Berry Creek.  Or you can take the 10-minute scenic route on Airport Road right into the heart of the historic downtown square.

Two game rooms are ideal for children and entertaining guests.

The interior is where this home really stands out.  This Taylor Morrison-built home sits right at 2,856 sf, which is enough for four bedrooms, a formal dining room, and a game room with space to spare.  In fact, even with four large bedrooms and three walk-in closets, there is a bonus room with media niche that can easily be used as an in-home office, tv/movie room, dedicated kids’ play area, etc.  If you aren’t entertaining a big party, the first floor living room is a great place to gather as it is wide open to the kitchen and bar area.  For $210,000, this is easily a house for a young family to grow into or an established family looking to enroll their kids in the highly-touted Georgetown ISD schools.

Great layout for all to enjoy natural light and private yard.

It’s easy to schedule a personal showing of this home – click here.

Click to view these helpful documents:

7611 Spanish Dove – Floor Plan
7611 Spanish Dove – Seller’s Disclosure
7611 Spanish Dove – Survey

Mel’s Lone Star Lanes: Comfy chairs, sports bar and shuffle board…at a bowling alley?

Mel’s Lone Star Lanes in Georgetown Texas

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Yeah, not your typical bowling alley, Mel’s Lone Star Lanes in Georgetown, Texas is probably the nicest bowling alley I’ve ever been too.  And I’ve been to a lot!

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I went here last week to spend some family time and we had a blast.  We took along our friend Claire and we paid for an hours worth of bowling.  If I had to do it over again, I might have chosen to just pay per game since we took so long to bowl with 4 kids!  Anyway, keep that in mind when you come here:  Paying hourly is great if you’re going to be bowling some quick games, but if you have the kiddos, you might want to opt for the pay-per-game option. They have a large selection of balls so your 5 year old won’t be stuck with a 12 pounder, and the shoes here are all pretty new since this place just opened.  I brought my own shoes though, since I’m cool.

Unlike many old-school bowling alleys, you don’t have to stick some cumbersome object into the lanes, but rather the rampbumpers come out automatically depending on how you set up the system.  This is nice, because you can have an adult bowl, without the bumpers, and then right before a small child bowls, the bumpers can automatically extend outward. They also give you this ramp that the kids can just stick the ball on and push it down into the alley. This helps the kids get better results and is much more productive then watching a 6 lb. bowling ball slowly (and painfully) creep down the alley until it stops in the middle and you have to call a service guy to fetch it.  Go for the ramp, that way your 18 month old can bowl, like my daughter Sabrina in the picture:)

Another nice feature here is the service.  You can order your food/drinks without having to stand in line.  Just push the service button and a waiter comes out and takes your order.  Every time we come here, we usually get the sweet potato fries.  They come out hot and tasty!  They have the usual bowling alley fare:  pizza, sandwiches and salads and some other stuff.

orderingshuffleboard

After our game, we walked through the sports bar, CJ’sgirls, and played a game of shuffleboard.  They have two shuffleboard tables and some pool tables too.  They also have an arcade on the other side of the bowling alley for the kiddos.  I like bowling at CJ’s because they’ve replaced the hard bowling alley seats, that we’re all used to, and instead there are some nice couches!  If you’ve ever wanted to know what it would be like to have a bowling alley in your home, this is it!  There are also more big screen flat panel TV’s in this bowling alley then Circuit City!  How relaxing is it to watch TV, check on your bowling score and munch on your sweet potato fries all from the same spot?

If you’re looking for something to do in the city of Georgetown, Texas, check out Mel’s Lone Star Lanes and put down those nunchuck controllers from your Nintendo Wii bowling game.  The crashing sound of the bowling ball with the pins just doesn’t sound the same from your television!  Speaking of video games, sometimes we take the kids here just for the arcade to kill some time:)  This place is clean and it’s never really been too crowded when we come here.  tvsCheck it out for yourself and let me know what your experience is!  I love reader interaction on this blog so please comment below!

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

Red Poppy Festival in Georgetown, Texas

Ok, I know what you’re thinking…”A festival that’s named after a flower?”  But, what a beautiful flower it is:

1533_902_poppies_23a29dcb5ab3cd622269ab5b1c757b8d (Photo was taken by Lucas Adams)

Every year, the city of Georgetown Texas celebrates the introduction of the Spring season and along with it, all of the beautiful flowers of the Hill Country landscape.  Georgetown, just happens to be the Red Poppy Capital of Texas.  If you love flowers, that’s a good thing.  If you only like flowers because you can give them to your wife when she’s mad at you, it’s still a good thing.  The Red Poppy Festival has something for everyone:  Lots of live music and performances; food (time to get your Kettle Corn!); a car show (for you non-flower enthusiasts); and ofcourse a parade.

This festival definitely has the kiddos in mind with lots of free entertainment being offered from 10am to 5pm on Saturday and Sunday.  There will also be many local artists and crafts that will be showcased in the Red Poppy Marketplace.  If local art really appeals to you, check out the Williamson County Art Guild.  They have a Framers Gallery that starts the 1st Friday of every month and for the month of May, my friend Jason St. Peter will have his photography showcased.  Get a sneak preview of his gallery by clicking here!

Ok, let’s talk food and the discounts you can get.  Thanks to Marcy H. for providing this information:

Several Georgetown Restaurants will be offering dining specials to help kick off the Friday Night Concert.  Be on the lookout for the following Red Poppy Plates:

Applebee’s: 2 Can Dine for $20 (Includes 1 Appetizer and 2 Entrees.  Selection is limited.)
Chick-fil-A: 1 Free Red Poppy Peppermint Chocolate Chip Milkshake to all customers who ask.  Offer is limited to only 1 per customer.
County Seat Cafe: $19.99 Prime Rib Dinner
Dia Thai Cuisine: $15 Basil Seafood Combo Plate, $9 Dia Thai Wrap Plate, $9 Pad Woon Sen Plate
Georgetown Bar-B-Que: $7 Two Meat (sliced meat only) Plate
Georgetown Winery: $3.00 Glass of Red Poppy Passion Wine, $5.00 Margaritas
Monument Cafe: $15.95 Seafood Platter, $19.99 New York Strip Steak
Nonna’s Cucina: $9 Nolan Ryan Half Pound Burger with Fries
Pit BBQ: $7.99 Half BBQ Chicken Dinner with Drink
Smokey Mo’s: $8.75 Sandwich with Two Sides and a Large Drink
Tony and Luigi’s Italian Mediterranean Restaurant: All Entrees are Buy One, Get One for Half Price

Fore more information, check out the website for the Red Poppy Festival.

Ok, now for those of you who really just want to see the Red Poppy’s don’t worry, I won’t let you down.  Here’s a map downtown where you can catch them:

red-poppy-map1

~Your favorite HOMEboy, Edward

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

I want to make a bunch of “lowball” offers, can you help?

a1With the type of real estate market we’re in right now, many of us are looking for GREAT DEALS…buying opportunities that come around just once in a lifetime.

And if we can’t find the great deals, we think we can create them with a wonderful thing called the “lowball offer.”  Now, technically there is no real definition of what constitutes a lowball offer, except that it’s low ofcourse.  In the market that I’m used to working in (Greater Austin), anything more than 10% off a reasonable list price is considered a lowball offer.  I say “reasonable list price” because there are plenty of agents who list their homes way to high, just to get the listing, and an offer of 10% off list price would actually put the home at market value!

Well, the question that you have to ask is:  Is it worthwhile for a buyer to pursue this strategy for their next home or investment?

I received an email from a client regarding this very thing and I wanted to share my response with my readers:

I know this sounds bad…but given the market conditions and how many houses seem to be going up I want to buy something for what I consider a steal…I am sure there may be buyers in front of me but I figure what the heck I might as well try. We really are happy renting as we will be moving in 2 years for sure into Austin and will turn it into a rental property or sell it. I guess I would be willing to lob bids in on properties in the $125k area for sellers that are desperate. Tell me if I am wrong but, from what I have read, I think that should be doable if I am patient, and like I said I am buying for the bargain, not b/c we particularly need or want a house in Gtown. Your thoughts are appreciated! – JW

Dear JW –

Hmmm, you bring up some interesting points.

You’re not the only one wanting to snag a steal…I do too…in any market!  However, there is a reason why I, as a guy involved full time in real estate, have never gotten a good as a deal as you’re wanting to get through the lowball method even though I own 5 homes:

1.  I’m not savvy enough
2.  I don’t have the patience
3.  I haven’t been in the right place at the right time
4.  I never offered anything that lowball and it got accepted.

I’d say it is a combination of maybe all 4 of those reasons to some degree.  However, my goal is to own homes, not make offers, so eventually I need to be able to use the resources I have (time, money, patience, savviness – i know i didn’t spell that right), however limited they may be, and buy something.  Not because I need to, but because I want to.  For me, it’s better to own 5 pretty good deals, then 1 super great deal.

I don’t know how productive it would be for me to make the 50 offers for you just to get 1 accepted…..especially if I’m not willing to do it for myself! That is a full time job…and I already have one.  In my early (read: desperate) years of real estate when I had time to twiddle my thumbs, I helped a lady do this and we made a good handful of offers….in the end, all I did was spend my time and money and she never bought a home. I told myself that in the future I would never do that again.  If somebody insisted that I represent them on making lowball offers on a multitude of properties, I could only justify it from a business standpoint if I charged my client for every offer made.

If you’re trying to get a home for $125K and it’s worth $150k, why would the owner lose $25k to you when they can just lower the asking price to $135k (10% below market value!) and still sell it quickly and for $10k over what you’re offering?  What you’re trying to do can and has been done….but I haven’t personally been able to be successful with it.  Believe me, I’ve tried.

BOTTOM LINE: Value is not determined by how much of a discount you can get off a home.  To many lowballers think that if they can get a huge discount off the home, they can brag to their friend’s “I’m da man!” yet really have no idea of the true value of what they bought.  I would much rather determine the value of a home and purchase it at a great price rather then feel the need to have to lowball everything in sight.  I guess what I’m saying is that you don’t have to lowball (offer a ridiculously low amount) a home in order to get a great deal.  Real estate investing is determined by the end result…how many homes you own is more important than how many offers you’ve made. Case in point:

On the market today is a home on 1125 Boxwood Loop in the city of Georgetown, Texas.  It’s listed for $157,500 and is 1953 SF.  If you are an investor or homeowner, I can help you own this home for probably around $150,000.  Is that a lowball offer?  No.  Is it a great price?  Well, let’s just say that it will be the second cheapest home to sell in Georgetown Village since January of 2005 (according to the MLS).  I’d say that’s a great deal!  Interested?  Call me before I buy it for myself.


413 Rosedale in Georgetown Village

Here’s a cute home in my neighborhood that has 4 bedrooms and is listed at $175,000.

The architecture has the same characteristics of those downtown historic homes like big front porches, large dormer windows and siding/stone exterior. However, you don’t have to worry about updating the plumbing or leveling the foundation because, unlike those old historic homes, this one is built in 2004.  I like these homes in Georgetown Village because it combines the best of both worlds:  Old home look without the old home maintenance.

Here are the  pictures:

Video of home can be found here:

More information on the home can be found here:

Rosedale-flyer

rosedale_survey

rosedale_disclosure

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

Google Maps – Free Wifi in the city of Georgetown Texas

These days, I can just switch on the wifi on my HTC Touch Pro cell phone and connect my laptop anywhere. However, it’s not the fastest web browsing experience one can have…and I still like to know where all the free wifi spots are around town. After some brief intel collecting, here’s a map of the spots you can connect to without having to pay a dime. Starbucks, Wolf Ranch and McDonalds are out, they make you pay.


View Larger Map

So what about your findings? Anything I can add to this map?

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