Dripping Springs Opportunities

Today, right now, at 1:31 pm, there are 130 new, under construction, or to-be-built-soon homes on the MLS (Multiple Listing Service) in the Dripping Springs school district. They range in price from $247,250 to $1,499,000, and a few even have acreage. There is even one cabin-style wood house on acreage out in the Henly area. By the way, there are some homes with an Austin zip code which are zoned to Dripping Springs, and there are houses in Driftwood, too, which are zoned to D.S.

Dripping Springs Independent School District

Now if it’s recreation you want in the DSISD, there are 22 homes on the MLS, of various ages, which have…. pools AND horses allowed. Sign me up! Oh, and the prices range from $525,000 to $3,197,700.

20170531_184559

See the baby? This was the end of May- I wonder what this little fawn looks like now? They are all starting to lose their spots.

Lynn Bridge 512-970-9121

And Now For Something A Little Different. And a Cat Video at the End.

I am so excited about a seminar I attended last night and you’ll never guess the topic… keeping a record of my life and possessions so that my heirs can step in and run the show in the event of my unexpected demise! (This includes everything about running a home, so it is a direct tie-in to the overall purpose of this real estate blog.)

Have you ever been so stressed that you almost can’t remember your current address and phone number? I have! My mind shoots straight back to an address from 3rd grade, or something useless like that. So, how in the world could I cope with the avalanche of information I need at hand in the case of a family death? And how could I expect my family to cope in the event of my death? I have bits and pieces of information all over the place, some online and some on paper!  Some is stored only in my head. Yikes! What a nightmare to leave my family. They would miss me and be angry with me all at the same time, right?

On a related note, a couple of days ago, it occurred to me that, since my spouse is away for a week, and I am doing all the cat duties by myself, what would happen to these little living creatures if I keel over and become non-functional while he’s gone???? I thought, “Oh, my gosh, I’ve got to have a plan! I have to write down every detail of cat care, cat medications, as well as cat-related chores. I have to write down how to run the two septic systems, the water softener, the HVAC, the potted plants, the swimming pool, the…… etc. I need to keep a notebook around here where close friends and family know to find it and access it in a mere 30 seconds to start up the routines and keep the place humming, if no one else is here to do it.”

WEBLAmy Praskac-8007-Edit

Amy Praskac

Voilá! Enter my friend, Amy Praskac, of On the Record Advance Planning, who conducted last night’s seminar. Yes, her workbook, available on Amazon or from her website, has a page for pets and their care! And an entire section entitled ‘Household Facts’!!!

IMG_0906

Amy even recognizes what a daunting organizational task this is for most of us, and she provides a three-month calendar along with tips for scheduling this bear of a project to get it finished. Remember the goal? To create a smooth path, rather than a nightmarish chasm for your family and friends to traverse after you’re gone. (Must put that over my desk as a reminder.)

IMG_0904

 

Here’s what the seminar provides me:

  1. Peace of mind for me, if my spouse dies before I do.
  2. Peace of mind for my spouse, if I die before he does.
  3. Reaaaalllly important: peace of mind for our kids, who would have to step in and take over immediately in the event that my husband and I are in an accident or something shocking like that.
  4. A concrete way to start these conversations with our children about funeral/burial plans, will and power of attorney documents, disbursal of personal possessions, whom to call, financial accounts.

We know from personal experience that this kind of planning is important for adults of any age. My sister-in-law died very suddenly and unexpectedly without a will, half-way across the country from us and from her parents when she was only 30, and getting her simple possessions and simple legal affairs wrapped up was anything but simple! Do your parents a favor- make a will and leave a record of everything they will need to know to pick up where you leave off.

And if you are a homeowner, seriously, how is anyone going to keep the place functional with running water and electricity, if you have not left them operating instructions? Somebody has to pay the gas bill to keep the gas turned on. Take it from me, if your heirs have to sell a house that has been neglected, even for a few months, it is much harder than if the house is in tip-top shape while waiting to go on the market! They will actually lose money if the house is neglected.

Contact Amy on her website if you want more information about the seminar. And contact me at 512-970-9121, if you need to sell a house. Let’s chat!

There is something unimaginably appealing about The Critical Information Workbook: Creating a Road Map for Your Family!

 

What I’ve Been Thinking About Today

Julia Mae on porch with butter churn jar-1

Yes, kitchens do become dated, and most buyers in our market long for acres of luxurious countertops rather than a dog trot breezeway on which to churn their butter.

In advising people who have been in their homes for a long time and are thinking that they might be moving into a smaller place, or into an assisted-living apartment* in the next couple of years, I realize that folks get information on How To Sell A House from  a variety of sources. Those sources are often national in scope, and are helpful in a way, but never specific enough to a market or micro-market to be completely believable.

In planning home renovations with an eye to a home sale, there is no substitute for consulting with someone who has local market expertise and has walked the walk with a multitude of buyers, hearing their comments and feelings about homes they see. Just because you think you know that most buyers want certain features in a kitchen, or a bathroom, or a certain flooring choice, does not necessarily mean that you will do yourself a favor by spending a lot of money following through with that type of renovation.

When I do a thorough market analysis, I look at every home in your neighborhood, and sometimes, other similar neighborhoods, to see what has sold in the past few months, what those homes looked like inside and out, where they were situated in relation to through streets, scenic views, neighborhood amenities, noise sources, as well as the prices they brought to their sellers. In a neighborhood in which many of the “perfectly good” homes are being torn down to be replaced with a modern version of home, your beloved home might become a tear-down, or a major remodel project, too. If that seems likely based on what the market is telling us right now, it would not be prudent to spend a lot of money updating your home for a sale. It would be more prudent to adjust your expectations to accommodate what the buying public is telling us about price, and for you to put a sales price on the home that reflects what is actually happening in the market.

Please, please do not set off to modernize a badly-dated kitchen or bathroom without getting a pair of expert eyes in to advise you on the likelihood of payoff from such a project.

Much better to keep an eye on home trends all along and periodically make judicious upgrades to your home as you are able. You want to be able to enjoy the fruit of your labor while you are living in the home, right?!?!

*Some of these apartment centers I refer to as “party barges” because the residents live in a stimulating atmosphere of slumber party pranks, laughter over wine and parlor games, endless field trips and educational adventures, and the occasional nap thrown in.

DSCF9973

Happy birthday to this fabulous country of ours, home of beautiful mountains, vast skies, innovative thinkers, and generous hearts. What a great experiment our founders flung out into the world, and may we continue that experiment with creative and supple minds and bodies, that all who enter will sense an awakening to possibilities and promise for everyone and everything contained within these 50 states.

(Almost) Every House is Unique

Cat video. You’re welcome.

Recently, I have found myself consulting with a number of different people about future moves that are not necessarily imminent. I think this time spent together with potential clients is rewarding! Every situation is different and every house is unique in that it is situated in a particular place in the city, in a neighborhood, of a certain age, amount of updating, and is experiencing street changes, or street stability, according to what’s happening in the market.

After asking lots of questions about goals, future desired location, amount of support- family, and otherwise- financial strengths and weaknesses, and determining which emotions are most at play, I put together a suggested plan for tackling all the issues, including prepping the house, for that future move.

Before our meeting, I drive the neighborhood carefully, even if I already know the area well, looking for signs of change, looking for clues to what’s happening. If I see on the MLS that an older home that is mostly in original condition has recently sold, I’ll check from the curb to see what it looks like now. If it is in an area where older houses are being torn down to make way for new ones, I want to know if this particular older home has met that fate, or if it is still being used as a home. Toys and playthings in the front yard six months after the sale are a pretty good indication that this home isn’t being replaced this year.

In advance of my neighborhood drive, I study the MLS and all the properties that have sold in the past six months, or year, depending on the area, searching for sold prices, condition of homes, location in neighborhood, etc. I study the photos that the listing agents put up on the MLS to see the condition of the interiors. I look for homes that might be comparable to the home I am scheduled to visit. I make graphs and charts of market activity in that neighborhood or that feeder district to a particular high school, depending on which parameters I think are most relevant to that house in that location.

When I show up at the door, I already know a lot about the situation, and I bring my graphs, information on comparable homes, a Seller’s Disclosure that the owner will have to fill out sooner or later, and other useful papers. After we sit down and talk about the personal situation, I walk through the house, taking snapshots and noting things that need to be repaired and/or updated.

Depending on the house and the micro-market it inhabits, I use one or more sets of these eyes to examine the property: the flipper-investor eyes, the buy-and-hold investor eyes, the move-up buyer eyes, the downsize buyer eyes, the coming-from-a-different-state eyes, the moving-out-of-the-city eyes, the second-home eyes. The recommendations I make to prepare the house for sale are usually based on the least amount of stuff the homeowner can do to make the house desirable. Of course, price of the home and price of updating and repair is a big factor, too.

Some homes merit new faucets, new flooring, new paint, etc., because through these improvements the homeowner is likely to make a quicker sale, or sell at the higher end of a reasonable price range. Some homes will be purchased by a flipper and price is the only thing that will matter to those folks. Even within my written recommendations, I make two tiers- one is “must do” and the other is “would be nice to do, if possible”.

Here are three short samples from some write-ups I’ve done recently:

The two most important points at which we must capture a buyer’s imagination are from the street and then again just outside and just inside the front door. Those are our ‘hooks’. People have no clue when looking at your neighborhood from the street that there is an amazing view behind the privacy fences, so we have to pull them up and in until they arrive where we want them to be.

The goal of any effort put into your home between now and putting it on the market is to transform it from your ‘home’ into a ‘house’. In other words, it will become a commodity when it hits the market. Your best chance for getting the highest price the market will offer is to get as many buyers aware of its existence as possible (that’s my job) and to pull them from the curb and into the front door (your job and my job). What I am describing now is changes you can make to the real estate to help pull those people in. Staging, our last effort before taking pictures and putting it on the market, will come later.

Because you are looking at a limited time for owning and enjoying the house (5 years is your general estimate, but it could be much less), you will only make changes which, if not made, will result in more days on market to sell your house, or will make the price lower than it needs to be. The changes you elect to make to upgrade the house in the eyes of future buyers must be changes you would enjoy, too, for the length of time you own the house.

Now… why the cat video?  Today I met with a friend and fellow agent who has recently marketed and sold a house that was home to an elderly couple with dozens of rescued cats! What a feat! (It took a village.)  Our rescues in the video? There are only 11 and they are well-loved and cared for. But, I hope we don’t have to move anytime soon!

West of Weird

Guess ‘weird’ is a matter of opinion, but I went on my first “West of Weird Property Tour” with lender Trey Powers today. ‘Weird’ is a self-proclaimed descriptor of Austin, and Dripping Springs is west of Austin, so…. you get the idea.

The big draw for me was a twelve-and-a-half acre property with large home right in the middle of the new Arrowhead Ranch subdivision. This is close in, and I mean Close In to ‘downtown’ Dripping Springs. The ranchette and subdivision are beautiful, with live oaks, wet-weather streams, and rocky outcroppings.

The ranchette is the remnant of the ranch which contains the main house, built in 2000, with horse barn and amenities. Somebody has GOT to buy this for a bed-and-breakfast or related retirement project right in the middle of the town which calls itself the “Wedding Capital” of central Texas. Please call me if you know someone who wants to buy this jewel.

IMG_3995

Entry

IMG_3996

View outward from the front of the house

IMG_3999

Nice pool off the outdoor kitchen, no?

IMG_3997

Yes, that’s a library with fireplace through the door in the center of the photo.

IMG_4008

Example of good planning: the antler chandelier can be lowered by pulley for cleaning.

IMG_4010

These were the ones that weren’t standing in the middle of the road when we were leaving.

While we’re on the subject of views, the first home we looked at this morning is lovely- spacious and only one story with this view from the back verandah:

IMG_3991

The title company could find no restrictions on what could be built on this property, so you could have your own business and a lovely home. But, please keep in mind that if you have no restrictions on your property use, your neighbors have none on theirs. Anyone up for a little acreage on a hill with a beautiful Texas hill country view from the house?

You can find me at 512-970-9121.

EXTRA: Here’s something to do this weekend. I am the president of The Austin Mosaic Guild and I am always promoting this art and this organization of wonderful people. We were invited to exhibit with the Texas Society of Sculptors at its annual Sculptfest, so, if you feel like dining at The Oasis this weekend, you can see and purchase indoor or outdoor sculptures to complement your new hill country views.  Here is the link with photos and hours and address:

Sculptfest 2017