First things first, you want to fix anything that is obviously wrong with your home.  Is there a back door that the dog scratched up or a leaky faucet?  Fix or replace it now.  If you leave it as is, the perceived cost to a buyer will be far greater than the actual cost to fix it.  If there are other eye sores that make your home appear dated, you may want to consider making some changes.  Updating lighting and plumbing fixtures or changing out knobs or pulls is an easy ways to modernize your home that is relatively low cost, and you can even spray paint them if replacement isn’t in the budget. One of my favorite ways to modernize a home is to add new address numbers.  You can buy modern chrome numbers for about five dollars a number on Amazon and the difference they make in the perceived value of your home is incredible.​

The first impression is usually the exterior of the home i.e. the front door.  When a buyer arrives to see your home, the agent is struggling to open the lockbox and the buyer is looking around, taking it all in.  Make sure this area is appealing!  Spiders are not a good look-even if it’s Halloween.  Oh, and that reminds me, if you’re selling around a holiday, please don’t decorate this year.  While you may love Jesus and have a full nativity scene complete with LED lights that you put up every year, your ideal buyer may not.   Your goal is to make your home appealing to the largest pool of prospective buyers possible.  Make your entrance attractive by making sure the door is clean, the patio is swept, and a nice door mat greets your buyers.  Clean your exterior windows, and add some flowers to make your house instantly scream, this is the place I want to call home!

Selling your home is about much more than selling a place to live, you are selling the idea of a better life - and this life does not include dirty dishes in the sink.  You want your home to show it’s best self from the moment a potential buyer lays eyes on it. I once showed a home with feminine care products all over the master bed (luckily they were unused), but this did not make a great first impression on me or my client.  So, first things first you want to clean, de-clutter and de-personalize the space.  Although you may enjoy the framed photo of your grandparents that rests on your mantle, you want buyers to envision themselves living in your home, so remove all personal items.  Countertops in the bathrooms and kitchen should be cleared off with the exception of a few items to add color and personality to the space - think a luxury hand soap or a bowl of fruit in the kitchen.  I recommend my clients place bath products that are used daily in a caddy or plastic bin that can be tucked under the sink out of site when not in use.   ​

Furniture placement is key too!  First, you want to re-configure every room back to its original purpose. Have a bedroom that you use as an office?  It’s time to pack up the file folders and bring in an air mattress on a frame.  It doesn’t need to function as a bedroom, it just needs to look pretty!  You also wan’t to make sure your furniture is best placed to maximize the natural features of the home.  You don’t want a large bookcase blocking the gorgeous ten foot window, and you also don’t want bulky furniture that makes the space appear smaller.  Any furniture that is ripped or broken needs to go.  That’s not something I see in my “dream life” and it’s probably not something a prospective buyer sees either.

Oftentimes, it’s hard to figure out which items need to go, or how to arrange the furniture.  That’s why I offer a complimentary staging consultation to all of my clients.  I say offer, but really, it’s mandatory.  I want to do a good job so that you are happy!  That means we are going to work together to make sure your home looks picture perfect for buyers while also remaining functional for your life.  If that fourth bedroom really needs to stay an office while your home is on the market, we will simply make sure it is the best looking, Pinterest-worthy office, and that buyers know it could be a bedroom too.

Last, but certainly not least, photographs are incredibly important!  Almost every buyer who visits your home decides to because they saw the photos online first.  That is why these photos need to be top notch.  I know, you think that you can take wonderful photos with your iPhone 10 and its fancy camera, but this will not cut it.  You need a professional photographer to make buyers fall in love at first sight.  This is why I always provide complimentary professional photography for my listings- the pro has crazy lenses and tripods and a boatload of experience in photographing houses.
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This may seem overwhelming at first, but it’s really not that difficult.  Just put yourself in a buyer’s shoes and use that process to guide you as you make your preparations.  Still feeling like you don’t know where to start? Contact me, and I’ll walk you through the details step by step.

If you’re looking at buying a brand new home, you may think you don’t need a REALTOR.  In fact, you may even think that buying a new construction home without a real estate agent will save you money.  However, new home communities usually have a marketing budget for the entire community and REALTOR fees are paid out of this budget.  This money has already been allocated by the developer whether you choose to have representation or not.  Using a real estate agent to help you purchase a home in a new construction community will actually save you money and make sure your best interests are protected.​

You may also think that the sales agent at the community is working for you.  This is not true!  The sales agent works for the builder and is looking to represent the builders best interests.  He or she may be very nice, incredibly friendly, and offer you snacks and drinks while you peruse their inventory; however, at the end of the day, the sales agent is looking out for the builder’s best interest.

The Texas standardized resale contract is written to protect the buyer.  There are more than twenty “buyer outs” or ways the buyer can get out of this contract and still get their earnest money back.  However, new home communities almost always have their own builder contract, and as you might have guessed, this contract is designed to protect the builder’s best interest.  It’s important that you have a professional by your side that can make sure you know exactly what you are signing.

When you sign a contract to purchase a brand new home, the sales agent is usually going to offer incentives for using their lender and or title company.  A good real estate professional will recommend that you look into their preferred lender option, but also, check in with a few others too.  Going with the builder’s recommended lender may offer you $2 K off the sales price, but what if his interest rate is a point or two higher than another lender’s or the origination fees are so high it’s criminal.  It’s important to check the fine print on these “incentives” and make sure they are really helping your bottom line.

Throughout the building process, a REALTOR, has one job - to look out for your best interests. Whether that’s making sure you’re informed of the current timeline, pointing out imperfections that need to be addressed, or recommending an inspector - a REALTOR ensures peace of mind when buying a home.

Thinking about buying a new construction home in the Austin area?  Contact me today to start looking at communities that meet your needs.   

Feeling overwhelmed with all this information? Don’t worry, I’m here to make things as simple as possible. If you or someone you know is looking to buy or sell a home in the Austin area, contact me today.  I’ll make sure you are well-informed of all the steps in a real estate transaction, at the right time, so you can make informed decisions every step of the way.

As we approach the high season in the land of real estate, more and more properties are experiencing multiple offer situations.  When two or more parties have submitted an offer on the same piece of property, it becomes a multiple offer situation.  This is often referred to as a bidding war.  However, it’s not always the party with the highest offer price that wins. ​

Many different variables affect the offer that ends up being selected by the seller.  It’s important to understand these variables, so that you can craft the strongest offer.  First, it’s important to understand what the seller wants. Has the seller already vacated the property? If so, they most-likely would appreciate a quick close.  If they are still living in the home, you should inquire as to the seller’s ideal closing date, and craft your offer accordingly.

One of the most common oversights I see in offers submitted in a multiple offer situation is in the third-party financing addendum.  The third-party financing addendum is required with any offer that involves financing.  The first oversight I see is in regards to the term of the loan.  The addendum spells out the limits for the interest rate and the origination charges.  It puts a maximum value on these terms.  For example, say your lender has quoted you a 4.4% interest rate, and 1% origination charge.  In the third part financing addendum, you enter these same figures.

What if the interest rate changes, and now you can only obtain a loan with a 4.5% interest rate?  You would have an out from the contract.  This is good for the buyer, but the seller is looking for the buyer with the highest likelihood of purchasing their home.  Would you still purchase the home if your interest rate went up to 4.5% or 4.6%?  If so, you should make sure the third party financing addendum reflects the maximum interest rate and origination fee that you would pay.​

The third party financing addendum also specifies the amount of time, if any, needed for buyer approval.

Oftentimes, I see “21 days” in this paragraph.  That means that you, as the buyer, have 21 days to be fully pre-approved by the lender, and you have an out from the contract for 21 days after the execution date.  This is a really long time!  If you, as a buyer, are fully pre-approved, and the lender has had all of your personal financial documentation go through underwriting, you can enter a much lower number here! Try to make this number less than or equal to the number of days in your option period, and the offer will be much more enticing to the seller.​

Increasing the amount of earnest money you will pay also strengthens the offer.  The earnest money is held by the title company, and ultimately applied to the sales price.  If you have the funds to do so, consider putting a larger amount here.  If you back out for any reason, this money will be refunded to you.

Similarly, consider the amount of money you will pay for the option period, and the number of days you will need for the option period.  In contrast to the earnest money, the option money is not refundable.  If you decide to back out of the purchase during the option period, you will not get this money back.  However, if you are really serious about the home, and don’t think you will back out, consider increasing the amount of option money.  You can, and should, make sure that if you do purchase the home, the option money is applied to the sales price.  Additionally, consider how long you need for the option period.  How long will it take for you to get an inspection done?  The shorter the option period is, the more appealing the offer is in the eyes of the seller.

Traditionally, in Texas, we see the seller paying for the owner’s title policy. If you want to make your offer super strong, consider paying for the title policy.  Also, think carefully about any other concessions you may want to request.  Asking for contributions to closing costs or home warranties negatively affects the seller’s bottom line.

Crafting a personal letter to the sellers sometimes works.  If you’re in a multiple-offer situation, you might as well give it a shot.  Tell the seller why you want to purchase their home.  Compliments, and a personal back story often go a long way.  Sellers sometimes choose an offer not because it is the highest, but because they can envision you living in their home.

Lastly, choose an agent who is experienced, professional, and knows how to write a clean offer.  As a listing agent, I have advised my client to consider accepting an offer that was lower than the highest offer, simply because the offer was well-written. I can tell a lot about an agent from the way the offer is presented.  If there are mistakes and oversights in the offer itself it makes me doubt their ability to do their best to get the offer to the closing table.
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If you’re looking for an agent in the Austin area, contact me today.

When I got home, I ran some numbers.  I looked at the median sales price annually from 2009-2019 for condos in the following central Austin zip codes:  78701, 78702, 78703, 78704, 78705, and 78751.  I then calculated the appreciation rate for condos in each zip code between 2009-2018.  The median sales price for 2019 would not have provided accurate data since we are only a few months in to 2019.

As I suspected, condos in 78704 appreciated more than condos in Clarksville (78703).  In fact, condos in 78704 had the highest appreciation rate out of all of the central Austin zip codes.  In 2008, the median sales price for condos in Austin’s 78704 zip code was just over $169k.  In 2018, that number shot up to $376K.  In 78704, we are seeing a lot of condo regimes.  A condo regime happens when a developer takes a traditional single family lot and constructs two new units on the lot.  Often times these units are not attached and live like single family homes.  However, they are technically condos and sell for much more than a traditional condo. Thus, I am not surprised by this appreciation rate.

In 78703, which consists of Tarrytown, Clarksville, and Old West Austin the median sales price for condos in 2009 was a little over $347K, compared to $460K in 2018.  Out of all the central Austin zip codes I looked at, 78703 had the lowest condo appreciation rate at just over 32%.

As would be expected, condos in East Austin appreciated well over the last 9 years. In 78702, the median sales price for condos in 2009 was about $168K.  Last year, that figure jumped to 325K.
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Condos in downtown Austin appreciated about 78% between 2009-2018.  In comparison, condos in 78705, which encompasses the UT campus area, appreciated about 57%.

Overall, condos in central Austin have appreciated well.  If you talk to anyone who purchased a condo about 10 years ago, they will usually tell you one of two things, “I wish I bought more” or “I wish I hadn’t sold 5 years ago, even though I thought I was making a killing when I sold.” ​

If you are considering buying a condo in central Austin or are curious how much your condo is worth, contact me today.

There’s nothing better than being able to wake up in the morning and enjoy a cup of coffee while you look out at the lake and see the sun reflecting off the water.  If this sounds like a little slice of heaven to you, you may be considering purchasing a home with a lake view.  In Austin, there are two main lakes, Lake Austin and Lake Travis. I should mention that both “lakes” are really damned portions of the Colorado River.  Regardless, us Austinites refer to them as lakes, and you can find wonderful homes with great views of the water near both of these lakes. ​

Lake Travis is much larger than Lake Austin.  Lake Travis is about 25 square miles opposed to Lake Austin’s 2.5 square mile size.  So, as you might imagine there are many more homes for sale with Lake Travis views than Lake Austin views. ​

The south shore of Lake Travis consists of neighborhoods such as Hudson Bend, Lakeway, and Spicewood.  These communities are located about 20-30 miles west of downtown Austin in the the Lake Travis Independent School District (LTISD).  According to niche.com, LTISD is rated the #2 school district in the Austin area.
The north shore of Lake Travis consists of neighborhoods such as Volente, Jonestown and Lago Vista.  The north shore communities of Lake Travis are about 20-40 miles from downtown Austin.  However, in my opinion, it seems it usually takes longer to get to these neighborhoods from downtown than it does to get to the south shore communities.

Homes with lake view on Lake Austin, can similarly be categorized as homes on the south side of the lake verse homes on the north side of the lake. However, closer to downtown they are often categorized as west of the lake or east of the lake. Residents of neighborhoods like West Lake Hills (west of Lake Austin, duh) and Tarrytown (east of Lake Austin) can usually get to downtown in less than 20 minutes.  Further out, you can find homes with lake views in neighborhoods such as Cuernevaca, Lake Pointe, and Apache Shores (all south of the lake). On the north side of Lake Austin you can find homes with lake views in Steiner Ranch, River Point, and Cat Mountain.
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If you’re thinking about purchasing a home in the Austin area with a lake view, feel free to contact me for insider information on the best neighborhoods for your specific needs.

The issue with this right of first refusal clause was that the holder had all the leverage.  There was not a strict timeline for the holder to waive or exercise the right of first refusal, and there was a lack of specificity in regards to the terms of the contract.  If I was a property owner considering signing a right of first refusal, I would make sure that the holder had a very tight timeline to waive or exercise the right of first refusal, probably less than a week.  Furthermore, I would make sure that if the holder exercises the right of first refusal they must do so in a specified time frame, and if he fails to close in that timeline, the right is automatically waived.

If you are considering signing a right of first refusal, I recommend you hire an experienced attorney to make sure you do not fall victim to the same scenario.  Likewise, if you are thinking of buying a property where a right of first refusal exists, do your due diligence and make sure you fully understand the terms of that right before you waste your time and money on a purchase that may never come to fruition.
If you would like recommendations for experienced real estate attorneys in the Austin area, don’t hesitate to contact me.

If you’re planning to sell your home in Texas, you almost always need to provide a seller’s disclosure form.  This form is provided to buyers informing them of any known defects to the property, previous repairs, and general property conditions.  There are a few exceptions for the mandate to provide a seller’s disclosure, and they are noted in the Texas Property Code.  These exceptions include:

• a seller of residential property consisting of more than one dwelling unit
• new construction homes or builder exemption
• trustee in a bankruptcy case
• executor of a will selling the property
• relocation company (when the relocation company is NOT the seller
• a sale to or from a government entity
• sale from one co-owner to one or more other co-owners
• sale made to a spouse or to a person or persons in the lineal line of consanguinity of one or more of the transfers
• sales between spouses resulting from a decree of dissolution of marriage or a decree of legal separation or from a property settlement agreement to such a decree
• sale of real property where the value of any dwelling does not exceed five (5%) percent of the value of the property

While a seller’s disclosure is not required in these cases, you may still want to provide a seller’s disclosure if you have knowledge of the property.  One of, if not the most, common reason for lawsuits in real estate is from failing to disclose known information about the property condition.  So, if you own a fourplex, and you previously were the landlord for the property.  You likely know about some aspects of the property’s condition.  I’d recommend completing a seller’s disclosure form even though you are not required to per the Texas Property Code.


The seller’s disclosure form I recommend my clients use is the Texas Association of REALTORS® Seller’s Disclosure Notice (TAR-1406).  This form is composed of eleven sections.  The first section simply lists which features a property has.

Lady Bird Lake or Town Lake as it was formerly known, is a dammed portion of the Colorado river situated just south of downtown Austin.  Currently the lake and its surrounding hike and bike trails serve as an attraction for locals and visitors alike. However, Lady Bird Lake was not always as beautiful as it is now. 

​The lake was created in 1960 as a cooling pond for the adjacent Holly Power Plant.  In its early days, Town Lake, as it was known at the time, was an eye-sore.  In the early seventies, the Mayor of Austin, Roy Butler, established the Town Lake Beautification Committee.  Lady Bird Johnson was appointed the honorary chairman of this committee.  In this role, she led the planting of hundreds of plants and trees and the establishment of the hike and bike trails around the lake. 


When Lady Bird Johnson died in 2007, Town Lake formally changed its name to Lady Bird Lake in her honor.  If you’re visiting Austin, I highly recommend you take a visit to Lady Bird Lake. While you are not permitted to swim in Lady Bird Lake, you can use non-motorized water boats.  As a kid, I remember renting a pedal boat for an afternoon on Town Lake, but now stand up paddle boarding is by far the most popular recreational activity on Lady Bird Lake.

If you don’t want to be on the lake, you can take advantage of the trails surrounding Lady Bird Lake.  A ten-mile loop offers the perfect landscape for one to explore Austin by bike, or if you feel like walking or running you can also make a shorter loop.  

This post originally appeared on activerain.com