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:

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.

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.

A New Home, An Old Republic

My wife and I recently purchased a home in Sendero Springs in Round Rock, Texas.  This was our first resale purchase and we wanted to make sure we went with a good builder.  The builder of the home is Streetman Homes.  They build a high quality home and it speaks volumes that as other builders are going bankrupt or not able to secure construction loans, Streetman Homes continues to build new homes in a new section of Sendero Springs.  In addition to a quality builder, we wanted some home protection.  No, I’m not talking about guns!  We decided to purchase a home warranty protection from Old Republic Home Protection.  My brother has been recommending Old Republic to clients for many years and has always received positive feedback from them.  It may have been the best (and most affordable) “upgrade” to the value of our home and to our peace of mind!

As the Texas heat approaches historic records for most 100-degree days in a year, what could possibly go wrong with a three-year old home built by a quality home builder?  The air conditioning, of course!

My first call was to Old Republic.  Actually, I went to their website and did everything online – it was fast, easy, and very convenient.  I was very excited to put my warranty plan to use.  The plan charges me $60 for the service call.  I was contacted by Adams Air Care and promptly scheduled the next available appointment (two days).  The technician was very professional in assessing the situation.  He suspected a leak in the system as he refilled about two pounds of 410A.  He even poured vinegar down the drain pipe for me and hosed down my condenser in the scorching sun!  A couple of hours later, he left my home feeling cooler than it had all summer!

A couple of weeks later, the air conditioner wasn’t keeping up with my thermostat so I called Old Republic to have Adams Air Care come out again for a service recall (no charge).  The technician came back, added about four pounds of 410A and was determined to find the leak.  He said my evaporator coil needed to be replaced.  No problem.  I’ve got a warranty plan that will cover the parts and labor for this.  Upon further investigation by the technician, he would need to remove and re-install the furnace and several ducts in the attic in order to have proper access to the coil.  That would probably cost me about $2,000 and would certainly not be covered by my warranty plan.  Problem.

So I called my local Old Republic account executive and told her the mess I was in.  An hour later I got a call from an Old Republic representative telling me I had the option to get a second opinion and I could get a cash settlement from Old Republic to the tune of $953, which is what they would’ve paid Adams Air Care.  That means if it costs me $1,000, I pay $47 out of pocket.  It also means if it costs me $900, I pocket $53.  Originally, I thought having a leak in my air conditioner would make a major dent in my wallet, but after hearing this news, I couldn’t wait to shop around (my specialty) and find someone to “git-r-done.”

I contacted the original company that installed the unit.  They said it could be done and would charge a $650 flat rate to replace an evaporator coil.  Two guys spent over five hours to git-r-done.  The air conditioner is cooling like a champ and I’m about $300 wealthier.  Thanks to Old Republic, I can’t wait until something else needs fixing or replacing at my home.  Just kidding!  In all seriousness, I wish my home could be 100% problem-free, but it’s still great to have a back-up plan.

On your next real estate purchase, make sure you get a home warranty plan from a company like Old Republic.  It should give you immediate peace of mind and if anything were to happen, it just might save you some money and pay for itself.

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!

Don’t forget about Temple, Killeen and Ft. Hood Texas!

You hear a lot about how Georgetown, Texas is such a great place to live for people who work in Austin. But what about 30 minutes in the other direction North? Well, that would land you right in Temple and the entire Killeen/Ft. Hood area. Don’t be scared off by the picture on the left…that would be more like your commute to Austin, then Temple. You see, if you’re heading north, there rarely is any traffic! Heading south into Austin, well, that’s another story.

I have recently had an influx of clients who are working in Temple/Ft. Hood/Killeen and one thing that is important to all of them is the drive time. So here’s a little research I put together thanks to the power of Google maps.

These calculations were done to the entrance of the neighborhood to the Hwy 195 exit 268. You’ll want to add another minute or two to get to the actual home.

These are all close to 10 minutes or less:

Shady Oaks = 4.1 Miles                          (6 Minutes)
Berry Creek/Logan Plateau = 4.5 Miles   (8 Minutes)
Falls of San Gabriel = 5.8 Miles              (9 Minutes)
Georgetown Village = 5.4 Miles              (9 Minutes)
Historic Georgetown Square = 5.4 Miles (9 Minutes)
River Chase = 6.7 Miles                           (9 Minutes)
Wood Ranch = 7.5 Miles                          (11 Minutes)

These are all 15-20 minutes:

Fountainwood Estates = 8.4 Miles              (14 Minutes)
Cimarron Hills = 11.9 Miles                        (15 Minutes)
Woodland Park = 9.1 Miles                          (15 Minutes)
Teravista = 12.2 Miles                                 (15 Minutes)
Mayfield Ranch = 13.7 Miles                       (15 Minutes)
Gabriels Overlook = 12.6 Miles                   (16 Minutes)
Behrens Ranch/Walsh Ranch 14.1 Miles      (16 Minutes)
Escalera Ranch = 12 Miles                           (17 Minutes)

From the Hwy 195 exit 268 to Temple exit 301 is 33.8 miles or 30 minutes. So you can get to Temple from any of these neighborhoods in 36 – 47 minutes one way. If you drive faster you can probably deduct another minute or two. Driving like a Grandma? Well, add another 5 minutes. Anyways, you get the point.

I’d be interested in some actual results! Do you live in one of these neighborhoods and work in Temple? How accurate are these times? Post your results!

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