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  The two available Gold homes have been withdrawn from the market so that leaves buyers with absolutely no opportunity to snatch up a Gold home.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  Three homes have been withdrawn – 3002 Asombra, 3600 Luminoso, and 4400 Pasada.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!

Silver Increase in Sendero Springs

Two more homes for sale sprang up in the Sendero Springs neighborhood in Round Rock.  Unfortunately neither of these reaches the Gold standard, but they aren’t too bad and the $/sf is very low so these can still be seen as great deals!

4421 Angelico Lane – Silver

How often do you see a 6 BR, 4 BA home come on the market for $70/sf?  This 4,700 sf home is huge and is listed at $330,000.  The master and 4 bedrooms are located on the top floor along with a 5th bedroom downstairs, separate office, and formal dining room.  The kitchen has granite counters, breakfast area is big, the backyard isn’t huge but it’s nice, and it’s located in a cul-de-sac with only one neighbor to its side and a greenbelt behind.  So why isn’t it Gold?  It’s really close to being gold, but as I previewed the home, I counted about 12 beds and three refrigerators throughout the home!  It’s in overall solid condition, but it also means the home is taking as much wear and tear as three homes combined!

3008 Asombra Lane – Silver

This 5 BR, 3 BA home has the exact same floor plan as the home three doors down from it (3002 Asombra), which has been withdrawn from the market.  This one is offered at slightly lower price of $259,900 ($74/sf), which makes it a better value.  It’s also in better condition with granite counters, and custom floor tiles and back splash.  Carpet in the entire house will be replaced and most of the walls will have a fresh coat of paint on it.  But I still can’t get past the guest bedroom and bathroom in the middle of the home.  It creates an uneven flow to the home.  I’m sure someone out there will like it, but it’s a turn off for the majority of buyers.  It’s a good $/sf, but there are smaller homes out there for less money and a more efficient and pleasant floor plan.

Gold Index:

There are now two Gold homes in Sendero Springs for sale.  3203 Lazada is one of the most expensive homes on the market at $399,900, but has tons of extras and is a very nice home with good value ($88/sf).  4307 Pasada lowered their price to $198,000 ($77/sf) and should be snatched up quickly.  There aren’t many Gold homes for sale in Sendero Springs and to find one under $200,000 makes this a great purchase.

If you’ve got a home in Sendero Springs that you want to sell, get in touch with me to make it a Gold home.  If you are in the market for real estate in Round Rock or Sendero Springs and you need a Realtor, give me a call or email and I’ll gladly help you.

Sendero Springs Update

There is a new home for sale in the Sendero Springs community of Round Rock, Texas.  Not too long ago, I previewed every home for sale in this community.  I created a system to categorize these homes in a gold, silver, or bronze group for potential home buyers looking in Sendero Springs.  [Click here to read more about gold, silver, and bronze homes for sale.]  I will continue to use this criteria for all the real estate that is for sale in the Sendero Springs neighborhood.

3011 Luminoso – Silver

This 3 BR, 2 BA home is kept in good condition with great landscaping with an asking price of $224,900 ($100/sf).  It has some nice features like wood floors in the living room, a big master bedroom, and nice landscaping in the front and back yards.  However, $100/sf is at the premium end of the spectrum and we should not expect to see an outdated kitchen (that has a center island painted a different color than the rest of the cabinets!) or a home that backs to the main road entrance (the most through traffic).

Here’s a quick update of the Sendero Springs real estate market and how it affects you as a potential buyer in this neighborhood.

4204 Cancelo (Gold) lowered its price from $285,000 to $282,000 ($98/sf) making this a steal – remember this is a brand new home!  It was under contract 10 days later.

5301 Sendero Springs (Gold) lowered its price from $249,000 to $239,000 ($80/sf) making this an even better deal than 4204 Cancelo for the resale market.  It was under contract 7 days later.

4105 Pasada (Gold) came under contract on July 22 with no price adjustment – just 6 days after I had labeled it a gold home!

This means that three out of the five homes I targeted as gold homes are now under contract.  Not a bad ratio considering there were 20 homes on the market during that initial review.  There have been no other homes under contract since then, which tells me these gold homes had something that none of the silver or bronze homes had.  This also tells me in Sendero Springs, there are currently 15 homes for sale and there are only two gold homes left – 4307 Pasada and 3203 Lazada!  So if you’re looking to purchase in this community, or are comparing to other Round Rock homes for sale, you should definitely check these homes out before making any final decisions!  Call me if you need a Realtor to assist.

Sendero Springs, Round Rock – Top 5 Homes for Sale

After studying all of my notes and comparing all the active homes for sale in Sendero Springs, I’ve placed them into three categories:

Gold
Gold homes had nice options or upgrades with a floor plan that “made sense” and flowed naturally.  They were also turnkey homes, or move-in ready.  Most importantly, they were priced well (at or below market value).  These homes could see an offer in the next 30-60 days and when the real estate market bounces back, these future owners could see healthy return on their home value.

Silver
Silver homes also had nice interior options or upgrades, and typically have good, natural floor plans.  For the average person or real estate agent, these can be easily mistaken for Gold homes.  However, in each Silver home, there is something that doesn’t measure up to a Gold home (i.e., priced too high; old wallpaper, paint or carpet; small closets, bedrooms, or bathrooms; etc.).  These differences become obvious if you were to view a Gold home.

Bronze
Bronze homes usually had a standard/builder interior.  The floor plans, decor, and “upgrades” are very subject to personal taste (I’m saying this in the nicest way I know how).  There is usually at least one major flaw that will turn off the average buyer.  In most cases, the home is priced way above market, which might actually be a positive so the buyer doesn’t waste his or her time!

I hope this gives us a good distinction between a top home, average home, and poor home.  Notice that I did not limit any of the categories by price.  Why?  The first reason is so that this evaluation can be just as useful for someone looking in the $200,000 price range as someone else looking in the $400,000 price range.  The second reason is because price does not indicate the condition and quality of a home.  You don’t always get what you pay for in real estate, especially in a market like this.  There are bargains to be had, and there are unrealistic sellers you may encounter.  Do your due diligence and make the distinction between the two!

I’ll be breaking this analysis up into two posts due to time constraints.  I’m also going to start with the Top 5 homes first because if you are in the market to purchase a home in Sendero Springs in the next 6 months, wouldn’t you want to know the Gold homes first?

(In alphabetical order…)

 

 

 

 

 

 

 

 

 

 

4204 Cancelo Drive
This is a brand new 4 BR, 3.5 BA home priced at $285,000 ($99/sf).  It’s the most expensive $/sf in the Top 5, but again it’s brand new.  Upgrades throughout this home include wood floors, stainless steel appliances, granite counter tops, and knotty alder wood cabinets in the kitchen and bathrooms.

 

 

 

 

 

 

 

 

 

 

3203 Lazada
This is a huge and versatile home priced at $399,900 ($88/sf).  It has 5 BR, yes five, but one of them can be used as a bonus room, whatever suits your needs best.  The bottom floor contains the master suite and a guest room with its own full bathroom.  Did I mention there is a game room and an office, too?  With up to 5 BR, you’d assume there is a big kitchen (with double oven!) and a big breakfast area and you’d be correct.

 

 

 

 

 

 

 

 

 

 

4105 Pasada
This big 4 BR, 2.5 BA home is a steal priced at $220,000 ($66/sf!).  Why?  It’s a short sale.  Should we exclude this from Gold?  No way!  Not only is it one of the lowest $/sf ever in Sendero Springs, it’s also updated with real wood floors in the dining room, granite counter tops, and stainless steel appliances.  The dining room, living room, and breakfast area are huge, and it contains a media room on the 2nd floor.  It’s also across the street from the community pool.

 

 

 

 

 

 

 

 

 

 

4307 Pasada
This 4 BR, 2 BA home is priced at a very low $208,000 ($81/sf).  You could consider this a steal as well because you’d be entering a very fine Sendero Springs neighborhood at one of the lowest price points you will see!  Importantly, it still fits the Gold standard with a nice floor plan and solid options like granite counter tops.

 

 

 

 

 

 

 

 

 

 

5301 Sendero Springs
This 5 BR, 3 BA home was priced at $249,900 ($84/sf), but they just dropped it $10,000 to $239,000 ($80/sf).  But don’t expect them to drop it much more than that.  Someone will pick it up soon and be very happy for what they just bought.  Wood floors in the living room and dining room, granite counter tops, a media room and game room upstairs, and a nice floor plan make this a Gold home.

If you’re a seller of one of these Gold homes, congratulations!  You have one of the best homes for sale in Sendero Springs!  If you’re a buyer and interested in any of these homes, please contact Edwin @ 512-761-6476.  I would love to be your Sendero Springs neighborhood expert and guide you in the right direction.

Stay tuned for the Silver and Bronze homes…. [Silver and Bronze homes now posted!]

If you’d like to get regular updates, be sure to check out our Facebook pages at www.YourFavoriteHomeboy.com and www.MarsHillRealtyGroup.com.  You can also subscribe to the RSS feed by clicking the RSS button on the left hand column of this blog.

Do Real Estate Agents Play Hookey? | Sendero Springs Home Tour

 

Sendero Springs Home Tour

When most people don’t show up at the office, their co-workers assume that they:

1) took the day off to relax and have fun;

2) got sick and are in bed; or

3) pretended they got sick to relax and have fun.

 

 

Not Round Rock real estate agents.  Well, not hard-working ones anyway.  I didn’t go into the office today and I could spend a hundred words explaining what I did and how I was just as productive (and then some) or I could just show you (click the image to zoom in):

I visited every single home for sale in Sendero Springs, Round Rock – a nice neighborhood filled with friendly people in North Round Rock located right off FM 1431 and just a few miles from I35.   It took several hours to view every home and take detailed notes.  Thank God the heat wasn’t that bad!  And even if it was, I still would’ve done it because the information gained from this exercise is invaluable to me as a REALTOR, which in turn makes it invaluable to any of my (potential) clients looking to purchase a home in Sendero Springs.  I’ll reveal some of my findings after the 4th of July weekend.  Have a fun and safe holiday weekend celebrating America’s independence!

Mayfield Ranch Home: High-end pool with landscaping to match

Trying to find a home with an in-ground pool in the heat of Texas summer is like the holy grail for real estate shoppers. To get a recently built home, with mature landscaping, and over 2700 SF (according to tax records) at $275,000 is nearly impossible.

Until now. Let me tell you about 3644 Fossilwood Way located in Mayfield Ranch in Round Rock, Texas:

front1

1.  There are many homes that try to “squeeze” into this price range by offering a pool, but skimping on the landscaping.  From the moment you drive up to this home, your eyes will be immediately drawn to the meticulously chosen native plants that line the front yard in a very natural setting.  This landscaping design not only minimizes the amount of yard that needs to be cut, but also the owner’s water usage.  Landscaping involves more than just well-chosen plants, but also good utility of stones, rocks and pathways that wind through the yard.  This home also has a beautiful walkway made of flagstone laid on top of crushed granite that connects the front and back yard.

2.  If you’re a shopper in this price range, something else you’ll notice different about this home is that it’s only built in 2004 and it’s a relatively new home that has been well taken care of.  What that means to you is that you don’t have to buy a home, and already start planning for your next renovation project.  The floorplan is very modern and all the spaces are well-proportioned and the flooring and paint upgrades have been well chosen.

master-suitelivingoffice

3.  This isn’t an ordinary pool that was picked out from a catalog and just plopped in the yard!  In fact, the owners had it custom designed for the backyard and you will have a view of this pool from almost every room in the home:  Living, Kitchen, Breakfast, Gameroom and two bedrooms.

pool-2

When you step out here, your first inclination may be to jump in the pool, so let me point out a few things that this pool may distract you from.  The deepest point is in the middle of the pool and it’s shallow on both ends…this is perfect for a game of water volleyball.  If you have young children or just want to wade in the pool and relax with a good book, there is also a sun ledge, an ultra-shallow wading area.  This pool can be for fun as well as exercise or therapy.  If you want to do laps, you can do that too by just turning on the swim jet and swimming against the current.  After spending hours in the pool, it’s nice to know that your largest organ, your skin, didn’t just absorb lots of unhealthy chlorine.  That’s right, this is a salt water pool, which results in minimal maintenance costs and leaves swimmers with skin and hair softer then when they came into the pool.  Say “good-bye” to smelly chlorine that lingers on your body after you swim.

This home is the entertainer’s dream: A high-end pool set in a natural surrounding with an outdoor kitchen to handle all your grilling needs.  This home isn’t too old, where renovations and updates are in order…on the other hand, the home has upgraded window treatments, flooring and paint to give it a very modern and cozy feel for the next homeowner.

Click here to download disclosure-survey-floorplan

For more pictures of this home, click on the photos in the gallery below:

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