Circle C Ranch - Austin Texas - Third Quarter 2010 Market Report

Circle C Ranch is the most recognized master planned community in Southwest Austin and is made up with 10 smaller subdivisions. As a resident of Circle C Ranch, I keep a close eye on real estate values and follow trends for the area as this stuff affects me too!

As I write this post, there

• are 58 homes currently available for sale, with an average asking price of $348,861. The average square footage for these homes is 2,874, for an average price per square foot of $119.79.
• are 19 homes under contract, with an average listing price of $331,949. The average square footage for these homes is 2,857, for an average price per square foot of $117.62.
• were 98 homes sold within the most recent quarter (July to September 2010). The average listing price was $326,050 and the average sales price was $316,839. This means that homes sold for 97% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (July to September 2010) was 68.
  

To search available Circle C Ranch homes visit my Austin Real Estate Interactive Property Map.
In order to gain a better understanding of what your Circle C Ranch home is worth give me a call (512) 743-9060 or Contact Me on my Austin Real Estate website . To obtain a general estimate scroll further down to view the average information below based on your specific Circle C Ranch neighborhood. Keep in mind, these are neighborhood averages. In order to obtain an accurate estimate on what your home is worth - it is best to speak with a local real estate agent to ensure your comparison is based on apples to apples, not apples to oranges (i.e. one story homes within the same square footage should be compared to other one story homes within the same square footage, not compared to two story homes with much more or less square footage).
Circle C Ranch - Alta Mira

• There are 4 homes currently available for sale, with an average asking price of $382,528. The average square footage for these homes is 2,959, for an average price per square foot of $129.86.
• There are no homes under contract.
• There were 6 homes sold within the last three months (July to September 2010). The average listing price was $368,459 and the average sales price was $353,933. This means that homes sold for 96% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 96.

Circle C Ranch - Original Circle C

• There are 14 homes currently available for sale, with an average asking price of $347.896. The average square footage for these homes is 3,219, for an average price per square foot of $108.84.
• There are 6 homes under contract, with an average listing price of $294,566. The average square footage for these homes is 2,357, for an average price per square foot of $102.5.
• There were 13 homes sold within the last three months (July to September 2010). The average listing price was $316,092 and the average sales price was $304,926. This means that homes sold for 96.4% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 67.

Circle C Ranch - Hielscher/West

• There are 9 homes currently available for sale, with an average asking price of $406,122.
• The average square footage for these homes is 3,509, for an average price per square foot of $115.99.
• There are 7 homes under contract, with an average listing price of $414.435. The average square footage for these homes is 3,398, for an average price per square foot of $122.02.
• There were 10 homes sold within the last three months (July to September 2010). The average listing price was $399,210 and the average sales price was $388,300. This means that homes sold for 97.2% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 51.

Circle C Ranch - Lacrosse

• There is 1 home currently available for sale, with an average asking price of $342,200. The average square footage for these homes is 2,674, for an average price per square foot of $127.97.
• There are 2 homes under contract, with an average listing price of $382,500. The average square footage for these homes is 3,250, for an average price per square foot of $117.51.
• There were 3 homes sold within the last three months (July to September 2010). The average listing price was $288,453 and the average sales price was $294,803. This means that homes sold for 1.02% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 82.

Circle C Ranch - North

• There are 5 homes currently available for sale, with an average asking price of $264,960. The average square footage for these homes is 2,121, for an average price per square foot of $126.08.
• There is 1 home under contract, with an average listing price of $199,000. The average square footage for these homes is 1,540, for an average price per square foot of $129.22. Disclaimer: the average list price is the last listing price for this home
• There were 9 homes sold within the last three months (July to September 2010). The average listing price was $244,441 and the average sales price was $238,943. This means that homes sold for 97.7% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 42.

Circle C Ranch - On the Park

• There are 2 homes currently available for sale, with an average asking price of $402,200. The average square footage for these homes is 3,481, for an average price per square foot of $116.28.
• There are 2 homes under contract, with an average listing price of $349,950. This home has a square footage of 3,360, for an price per square foot of $103.27.
• There were 3 homes sold within the last three months (July to September 2010). The average listing price was $424,950 and the average sales price was $404,167. This means that homes sold for 95.1% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions
• The average number of days on the market for the third quarter (July to September 2010) was 151.

Circle C Ranch - Park Place

• There are 3 homes currently available for sale, with an average asking price of $293,166. The average square footage for these homes is 2,684, for an average price per square foot of $109.98.
• There is 1 home under contract, with an average listing price of $299,900. The average square footage for these homes is 2,197, for an average price per square foot of $136.50. Disclaimer: the average list price was the last list price for this home.
• There were no homes sold within the last three months (July to September 2010).

Circle C Ranch - Park West

• There are 8 homes currently available for sale, with an average asking price of $303,331. The average square footage for these homes is 2,262, for an average price per square foot of $136.03.
• There is 1 home under contract, with an average listing price of $287,500. The average square footage for these homes is 2,060, for an average price per square foot of $139.56. Disclaimer: the average list price is the last listed price for this home.
• There were 2 homes sold within the last three months (July to September 2010). The average listing price was $324,700 and the average sales price was $314,500. This means that homes sold for 96.8% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 110.

Circle C Ranch - Vintage Place

• There are 2 homes currently available for sale, with an average asking price of $341,200. The average square footage for these homes is 3,147, for an average price per square foot of $119.38.
• There are no homes under contract.
• There were 3 homes sold within the last three months (July to September 2010). The average listing price was $315,600 and the average sales price was $307,500. This means that homes sold for 97.4% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 67.

Circle C Ranch - Wildflower Park

• There are 4 homes currently available for sale, with an average asking price of $276,200. The average square footage for these homes is 2,453, for an average price per square foot of $113.45.
• There are 2 homes under contract, with an average listing price of $262,245. The average square footage for these homes is 1928 for an average price per square foot of $136.01.
• There were 3 homes sold within the last three months (July to September 2010). The average listing price was $280,467 and the average sales price was $276,000. This means that homes sold for 98.4% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the third quarter (July to September 2010) was 26.

To obtain an accurate estimate on what your home is worth - give me a call (512) 743-9060 or visit my Austin Texas Real Estate Website. Or if you have real estate in other areas of Austin you would like to receive an analysis on - give me a call.

2010 Central Texas Fall into Autumn Landscaping and Gardening Guide

Once again Allison Harris Craig with Gracy Title in Austin Texas has gathered some great information to help Central Texas homeowners prepare for the upcoming fall gardening and landscaping season.

Her cheat sheet is packed full of information on what to plant and when to specific items this fall, a list of native plants that will thrive and survive our winter and a list of popular garden supply centers across Central Texas.

To print this information and keep it handy visit the 2010 Central Texas Fall into Autumn Gardening and Landscaping Guide. Fall or Autumn in Texas is considered the Second Spring... it is when every leaf turns into a flower. Enjoy and Happy Yard Working!

South Lamar Condo For Sale - Minutes to Zilker and Downtown Austin

South Lamar Updated Condo for Sale for $200,000

1 Bedroom
1 Bathroom
673 Square Feet
Private Backyard

located in the Austin Heights gated condo community
minutes to Whole Foods, Zilker Park, Barton Springs, Town Lake and Downtown Austin

walk to the Alamo Drafthouse, the Highball and Gordough's and Odd Duck food trucks

Check out the 900 South Lamar #113 Property Video for more details!

Round Rock Home For Sale 1730 Fort Grant for $239,500

FOR SALE in Round Rock Texas: 1730 Fort Grant Drive - $239,500

3233 Square Feet
5 Bedrooms (or 4 bedrooms with a huge media, study or office - you decide)
3 Full Bathrooms
Built in 1994
Cul-de-sac Home
Located in Round Rock Ranch subdivision

Tall Ceilings
Open Floorplan
Three Living Areas
Tranquill Backyard with Plenty of Shade
Awesome Deck for Entertaining

Gattis Elementary School
Ridgeview Middle School
Cedar Ridge High School (NEW state of the art school opening fall 2010)

Minutes to DELL, IKEA, Frontera Shopping Center and The Round Rock Outlet
Easy access to Austin or the Austin Bergstrom Airport via Highway 130 (toll) or Austin via MoPac/45 or IH-35


Williamson County is one of the fastest growing counties in Texas - come see why!


A Cardani Group Realtors listings - listed by Tracy Brister.

Austin Condo For Sale - Walk to Lake Austin

CONDO FOR SALE: 3402 Enfield Road #A - Austin Texas - $249,876

Located in trendy Tarrytown
2 Bedrooms
1 Bathroom
850 Square Feet

Tastefully Modern Remodel (from studs in)
Original Hardwoods
Amazing Bedroom Backyard Views
Shared Backyard

Casis Elementary School
O'Henry Middle School
Austin High School

Minutes to Lake Austin, Lady Bird Lake & Hike and Bike Trail, Westlake, Zilker Park and Downtown Austin
Minutes to Motzart's (home grown coffee house overlooking Lake Austin)
Minutes Local Restaurants: Hula Hut, Magnolia Cafe, Mangia and Maudie's


ideal location for the trendsetter wanting to be near all the action

a Cardani Group Realtors listing - listed by Chad Cardani

Condo For Sale: 1411 Norwalk - Minutes to Downtown Austin for only $139,000

FOR SALE: 1411 Norwalk #204 - Austin Texas - $139,000

Exterior Second Story - Multi Story Interior Back Facing Condo
798 Square Feet
1 Loft Style Bedroom
1.5 Bathrooms (large full bath)
Built in 1981
Located in Norwalk Square Condos at Enfield and Exposition
Nestled in the trendy Tarrytown community
Recent Laminate
Tall Ceilings
Reserved Parking
Minor Updates Necessary

UT & Capital Metro Shuttle to Campus and Downtown (stops in front of complex)
Minutes to UT, Zilker Park, Westlake, Lake Austin, Lady Bird Lake (Town Lake) and Downtown Austin
Casis Elementary School
O'Henry Middle School
Austin High School


Perfect kiddie condo, undergrad or grad pad or someone who is looking to be close to Lake Austin or Downtown Austin.
This property is not FHA warrantable.


A Cardani Group Realtors listing - listed by Tracy Brister

For Sale: 12305 Willow Wild near Walnut Creek Park in Austin Texas for $174,999

FOR SALE: 12305 Willow Wild - Austin Texas - $174,999


Single Story
1679 Square Feet
4 Bedrooms
2 Bathrooms
.409 (almost half an acre)
Built in 1977
Located in the River Oaks Lake Estates in Austin, Texas
Maintained - but no updates
Recent Roof & Soffit/Facia Replacement


River Oaks Elementary School
Westview Middle School
Connally High School
Giant Yard with a Large Gate
Workshop on Slab with Electricity
Large Back Patio
Close to Walnut Creekk Park
Easy Access to Shopping & Highways


perfect for a handyman or a DIY homeowner
priced to allow homeowner or investor to complete updates without being overpriced afterwards


A Cardani Group Realtors listing - listed by Ruth Ann Collins

FOR SALE: 18211 Lura Lane - Jonestown Texas for $157,000

FOR SALE: 18211 Lura Lane - Jonestown Texas for $157,000

Single Story
1100 Square Feet
2 Bedrooms
2 Bathrooms
.529 (half an acre)
Built in 1979
Located in the Lake Sandy Subdivision in Jonestown, Texas (a short 45 minute commute to Downtown Austin).
Mason Elementary School
Running Brush Middle School
Leander High School




Waterfront Views of the Sandy Creek Arm on the northern tip of Lake Travis
Tons of Natural Light throughout the Home
A Cute Weekend House or A Full-Time Adventure for the Lake Lover.


What a phenomenal vacation rental at an amazing price!!!!

A Cardani Group Realtors listing - listed by Ruth Ann Collins

Circle C Ranch - Austin Texas - July Market Update

Circle C Ranch is a large master planned community broken down into ten smaller subdivisons. Below you will find the market report for July for each Circle C Ranch neighborhood.

Circle C - Alta Mira

Number of Homes Sold: 3
Average Days on Market: 66
Average Square Footage: 3,017
Average List Price: $380,484
Average Sold Price: $358,633
Sold Price/List Price Ratio: 94.26%

Original Circle C

Number of Homes Sold: 6
Average Days on Market: 76
Average Square Footage: 2,938
Average List Price: $317,283
Average Sold Price: $304,783
Sold Price/List Price Ratio: 96.06%

Circle C - Heilscher/West

Number of Homes Sold: 4
Average Days on Market: 41
Average Square Footage: 3,292
Average List Price: $417,100
Average Sold Price: $403,250
Sold Price/List Price Ratio: 96.68%

Circle C - Lacrosse

Number of Homes Sold: 7
Average Days on Market: 70
Average Square Footage: 2,295
Average List Price: $324,243
Average Sold Price: $314,571
Sold Price/List Price Ratio: 97.02%

Cirlce C - North

Number of Homes Sold: 6
Average Days on Market: 25
Average Square Footage: 1,909
Average List Price: $243,511
Average Sold Price: $238,497
Sold Price/List Price Ratio: 97.94%

Circle C - On the Park

Number of Homes Sold: 1
Average Days on Market: 5
Average Square Footage: 3,516
Average List Price: $384,900
Average Sold Price: (not disclosed due to multiple properties not being sold)
Sold Price/List Price Ratio: not disclosed to due to multiple properties not being sold)

Circle C - Park Place

Number of Homes Sold: 5
Average Days on Market: 105
Average Square Footage: 2,433
Average List Price: $370,992
Average Sold Price: $249,113
Sold Price/List Price Ratio: 91.93%

Circle C - Park West

Number of Homes Sold: 1
Average Days on Market: 142
Average Square Footage: 2,533
Average List Price: $319,500
Average Sold Price: (not disclosed due to multiple properties not being sold)
Sold Price/List Price Ratio: (not disclosed due to multiple properties not being sold)

Cirlce C - Vintage Place

Number of Homes Sold: 3
Average Days on Market: 67
Average Square Footage: 2,855
Average List Price: $315,600
Average Sold Price: $307,500
Sold Price/List Price Ratio: 97.43%

Circle C - Wildflower Park

Number of Homes Sold: 2
Average Days on Market: 22
Average Square Footage: 2,233
Average List Price: $283,950
Average Sold Price: $280,250
Sold Price/List Price Ratio: 97.43%


Circle C Ranch is the largest master planned community in Southwest Austin. The first home was constructed in 1987 and the community is still growing today. Currently, 4,500 homeowners enjoy local amenities such as the Circle C Swim Center (an olympic sized heated pool), an 18 Hole Public Golf Course (Grey Rock Golf Club), the Circle C Tennis Club, 500 acres of parkland including the Slaughter Creek Metropolitian Park, the Veloway (a 3.1 mile bike and rollerblade only course), Circle C Cafe with free home delivery within Circle C and The Lady Bird Johnson Wildflower Center.

Children who live within the community attend Kiker Elementary School, Clayton Elementary School, Baldwin Elementary School (opening fall 2010) Gorzycki Middle School, and Bowie High School. Both the elementary and middle schools are located within the community and the high school is located within a mile of the neighborhood entrance.

There are several retail centers (Arbor Tails, Escarpment Village, Sunset Valley and Shady Hollow Village) nearby all within a five mile radius of Circle C Ranch housing both local and national chain restaurants and variety of shopping options.

Currently, there are 102 Homes for Sale in Circle C Ranch. Be sure to check them out if you are interested in purchasing a home in the Circle C Ranch community. Or if you are considering selling your home sometime in the near future be sure to obtain a market analysis customized for your home.

Oak Creek Parke - Austin Texas - July Market Update

In July, there were two homes sold (both two story homes) in Oak Creek Parke. The average days on market (from listed to under contract) was 58 days with an average square footage of 2226. The average list price was $244,950 and a average sold price was $241,000 resulting in homes sold in July were sold for 98.39% of the asking price.


About Oak Creek Park

Oak Creek Parke is tucked behind Bowie High School and adjacent to Brodie Wild and is a small community featuring homes built by several cusom home builders between 1991 and 2000. The community has many mature shade trees, a swim center, a playscape, a basketball court and a park area with tables to host a small gathering.

Children who live within the community attend Baranoff Elementary School, Bailey Middle School or Bowie High School. Both the elementary and middle school are located a few miles south on Brodie Lane in the Shady Hollow community and the high school is located at the neighborhood entrance.

There are several retail centers (Arbor Tails, SouthPark Meadows, Sunset Valley and Shady Hollow Village) nearby all within a five mile radius of Shady Hollow housing both local and national chain restaurants and variety of shopping options.

Currently, there are seven Homes for Sale in Oak Creek Park. Be sure to check them out if you are interested in purchasing a home in the Oak Creek Parke community. Or if you are considering selling your home sometime in the near future be sure to obtain a market analysis customized for your home.

Shady Hollow - Austin Texas - July Market Update

Shady Hollow - Austin Texas - July 2010 Market Report




In July, there were five homes sold (all single story homes) in Shady Hollow. The average days on market (from listed to under contract) was 31 days with an average square footage of 2418. With an average list price average of $286,360 and a average sold price of $277,160, Shady Hollow homes that were sold in July sold for 97.79% of the asking price.


About Shady Hollow

When you arrive at Shady Hollow, you will discover homes spread throughout 600 acres and over 1400 homes constructed between the last 70's and and the mid-2000's. The community is surrounded by tons of towering shade trees, four parks all with playscapes, four tennis courts, two basketball courts, two hike and bike trails, and two community centers.

Children who live within the community attend Baranoff Elementary School, Bailey Middle School or Bowie High School. Both the elementary and middle school are located within the community and the high school is located within a mile of the neighborhood entrance.

There are several retail centers (Arbor Tails, SouthPark Meadows, Sunset Valley and Shady Hollow Village) nearby all within a five mile radius of Shady Hollow housing both local and national chain restaurants and variety of shopping options.

Currently, there are twenty five Homes for Sale in Shady Hollow. Be sure to check them out if you are interested in purchasing a home in the Shady Hollow community. Or if you are considering selling your home sometime in the near future be sure to obtain a market analysis customized for your home.

Austin Area School Calendars by District

With school starting in just a little less than two weeks, getting back into the routine is a must. The School District Calendar and School Supply List tool below will assist in crossing off two necessary items on the Getting Ready for School To Do List:

1. School Supply Shopping

2. Marking your Social Calendars for District Important Dates, such as when the kiddo's will be out of school.

Hats off to Gracy Title in Austin for putting together this cool interactive tool which allows parents to check out the school district calendar and obtain a basic school supply list by grade. It is super simple to use - just hover over the school district, click and all the necessary information will be immediately at your fingertips.

Austin Independent School District - 2010 Accountability Ratings

The Austin Independent School District just released their 2010 Accountability Ratings. Southwest Austin schools rank as follows:

Elementary Schools

Baranoff - Exemplary
Clayton - Exemplary
Kiker - Exemplary

Middle Schools

Bailey - Recognized
Gorzycki - Recognized
Small - Recognized

High Schools

Austin - Recognized
Bowie - Recognized


If your neighborhood school is not mentioned above, please view the entire Austin Independent School District 2010 Accountability Rating list.

Exciting News for Austin: The site of Formula One track revealed

After a three year hiatus, Formula One racing is returning to the states in 2012 for a 10 year stint... and better yet, the track will be right here in our own backyard in Austin Texas. A southeast Austin site once previously planned for a residential subdivision has been revealed as the home to the F1 race track.




This breaking news is huge for the Austin area and more specifically exciting news for Southeast Austin. Southeast Austin is trending to be the place to build or buy a home, especially for the first time buyer or the frugal investor. Home prices are are still really low. This is due to the inexpesive land cost, a higher percentage of undeveloped land and lack of retail development in the immediate area. These factors are attracting first time home buyers and home builders to Southeast Austin. With the expansion of Highway 130 (a toll road spanning from Georgetown, Texas to one day Seguin, Texas) providing quick access to all areas of Austin and beyond, the addition of the Fomula One track and easy access to the airport - Southeast Austin is proving to be the next booming spot within the Austin area.

Real Estate Game: Pricing and Exposure

Real estate is and will always be a numbers game.

The object of the game is to expose the property to the largest amount of people, net the highest price, in the shortest amount of time and ensure the best terms. Therefore, it is important to ensure you have mastered exposure and price from the very beginning for a chance to be a winner at numbers game.


Exposure and Pricing are two of the most important functions of the game. Without proper exposure and accurate pricing your game could be fouled up from the very beginning - leaving you a sore loser from the start.

Exposure

As more buyers trend towards real estate and social media sites to begin their home search, it is imperative your home has key placement on Facebook, Twitter, YouTube, Google, Realtor.com and the many other various real estate search and social media sites. In today's savvy technology society, modern buyers often refrain from driving around house to house over the weekend. Many prospects have seen their possible purchase options online before they even meet with a real estate agent. These buyers know what they want. They have viewed the virtual tour, especially if it keeps their attention. Since their first shopping stop is online, are you sure your price allows for the maximum amount of exposure?

Price

With price being one of the most important pieces or the real estate game, it takes a creative approach to accurately price to ensure the maximum exposure. A proven theory on setting yourself up to be a master at the game is understanding how the majority of real estate website searches function. A handful of real estate websites give the buyer free range on their price search parameters. However, the majority do not. They provide the buyer preset options requiring the buyer to choose from preset drop down menu in order to perform a search. Will your determined price generate the most searches?

Here is an example: After the market analysis is completed, the average and best price is determined to be $203,000. The price is set at $203,000. The property is entered into MLS, virtual tours are created and the property is fed to real estate websites and social media sites. Two buyers complete a home search and two buyer home searches are set up within MLS by their Realtors: two buyers are hunting are for homes between $150,000 and $200,000 and the other two are looking for homes between $200,000 and $250,000. Due to the determined price, your property is missed by two of the four potential buyers. After contemplating this, wouldn't it be more effective to price the home at $200,000 in order to capture the attention of both buyer pools? In this scenario, proceeding with the average and best price diminished the traffic potential by 50%.

Creative and accurate pricing for online marketing can lead to the largest amount of exposure. After all, the real estate game is mastered by exposing your property to the most people, netting the highest price as a result, and obtaining an offer in the shortest amount of time with the best terms possible. Are your efforts creative enough to leverage the largest group of potential buyers?

Oak Creek Park - Austin Texas - Second Quarter 2010 Market Report

The Oak Creek Park (or Oak Park as local commonly refer to it) is a quiet, established subdivision in Southwest Austin that is partially surrounded by the Brodie Wild Preserve, with walking distance to Bowie High School.

As I write this post, there

• are 7 homes currently available for sale, with an average asking price of $260,014. The average square footage for these homes is 2,488, for an average price per square foot of $105.99.
• are 2 homes under contract, with an average listing price of $244,950. The average square footage for these homes is 2,226 for an average price per square foot of $111.18.
• were 3 homes sold within the last three months (April to June 2010).The average listing price was $304,800 and the average sales price was $294,167. This means that homes sold for 96.5% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 70.

To search available Oak Creek Park homes visit my Austin Real Estate Interactive Property Map.

Keep in mind, these are neighborhood averages. In order to obtain an accurate estimate on what your home is worth - it is best to speak with a local real estate agent to ensure your comparison is based on apples to apples, not apples to oranges (i.e. one story homes within the same square footage should be compared to other one story homes within the same square footage, not compared to two story homes with much more or less square footage).

To obtain an accurate estimate on what your home is worth - give me a call (512) 743-9060 or visit my Austin Texas Real Estate Website.

Village at Western Oaks - Austin Texas - Second Quarter 2010 Market Report

The Villages at Western Oaks encompasses three neighborhoods: Villages at Western Oaks, Legend Oaks and Western Oaks and is located in Southwest Austin just 10 miles from Downtown Austin.
As I write this post, there

• are 36 homes currently available for sale, with an average asking price of $269,813. The average square footage for these homes is 2,423, for an average price per square foot of $111.59.
• are 17 homes under contract, with an average listing price of $287,021. The average square footage for these homes is 2,163 for an average price per square foot of $122.18.
• were 45 homes sold within the last three months (April to June 2010). The average listing price was $266,865 and the average sales price was $262,276. This means that homes sold for 98.2% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 48.

To search available Village at Western Oaks homes visit my Austin Real Estate Interactive Property Map.

Shady Hollow is comprised of three sections: Shady Hollow, Shady Hollow Estates and Barker Ranch at Shady Hollow and is centrally located in far South Austin.


As I write this post, there

• are 36 homes currently available for sale, with an average asking price of $331,415. The average square footage for these homes is 2,364, for an average price per square foot of $115.89.
• are 4 homes under contract, with an average listing price of $282,975. The average square footage for these homes is 2,364 for an average price per square foot of $119.86.
• were 22 homes sold within the last three months (April to June 2010). The average listing price was $347,387 and the average sales price was $340,200. This means that homes sold for 97.9% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 51.
  

To search available Shady Hollow homes visit my Austin Real Estate Interactive Property Map.
Keep in mind, these are neighborhood averages. In order to obtain an accurate estimate on what your home is worth - it is best to speak with a local real estate agent to ensure your comparison is based on apples to apples, not apples to oranges (i.e. one story homes within the same square footage should be compared to other one story homes within the same square footage, not compared to two story homes with much more or less square footage).



Shady Hollow

• There are 23 homes currently available for sale, with an average asking price of $249,885. The average square footage for these homes is 2,279, for an average price per square foot of $113.79.
• There are 4 homes under contract, with an average listing price of $282,975. The average square footage for these homes is 2,364, for an average price per square foot of $119.86.
• There were 17 homes sold within the last three months (April to June 2010). The average listing price was $269,378 and the average sales price was $262,099. This means that homes sold for 97.3% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 48.

Shady Hollow Estates

• There are 7 homes currently available for sale, with an average asking price of $400,628. The average square footage for these homes is 3,102, for an average price per square foot of $129.74.
• There are no homes under contract at this time.
• There were 3 homes sold within the last three months (April to June 2010). The average listing price was $448,333 and the average sales price was $440,000. This means that homes sold for 98.1% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 42.

Barker Ranch at Shady Hollow

• There are 6 homes currently available for sale, with an average asking price of $343,733. The average square footage for these homes is 3,358, for an average price per square foot of $104.13.
• There are no homes under contract at this time.
• There were 2 homes sold within the last three months (April to June 2010). The average listing price was $324,450 and the average sales price was $318,500. This means that homes sold for 98.1% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 81.

To obtain an accurate estimate on what your home is worth - give me a call (512) 743-9060 or visit my Austin Texas Real Estate Website.

Circle C Ranch - Austin Texas - Second Quarter 2010 Market Report

Circle C Ranch is the most recognized master planned community in Southwest Austin and is made up with 10 smaller subdivisions. As a resident of Circle C Ranch, I keep a close eye on real estate values and follow trends for the area as this stuff affects me too!

As I write this post, there

• are 97 homes currently available for sale, with an average asking price of $324,686. The average square footage for these homes is 2,776, for an average price per square foot of $118.02.
• are 29 homes under contract, with an average listing price of $367,222. The average square footage for these homes is 2,788, for an average price per square foot of $131.72.
• were 98 homes sold within the last three months (April to June 2010). The average listing price was $332,274 and the average sales price was $324,871. This means that homes sold for 98% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 55.

To search available Circle C Ranch homes visit my Austin Real Estate Interactive Property Map.

Keep in mind, these are neighborhood averages. In order to obtain an accurate estimate on what your home is worth - it is best to speak with a local real estate agent to ensure your comparison is based on apples to apples, not apples to oranges (i.e. one story homes within the same square footage should be compared to other one story homes within the same square footage, not compared to two story homes with much more or less square footage).


Circle C Ranch - Alta Mira

• There are 4 homes currently available for sale, with an average asking price of $357,450. The average square footage for these homes is 2,879, for an average price per square foot of $124.73.
• There is 1 home under contract, with an average listing price of $395,000. The average square footage for this homes is 3,079, for an average price per square foot of $128.29. Disclaimer: the average listing price was the last list price for this home.
• There were 6 homes sold within the last three months (April to June 2010). The average listing price was $374,721 and the average sales price was $355,662. This means that homes sold for 94.9% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 116.
  

Circle C Ranch - Original Circle C

• There are 26 homes currently available for sale, with an average asking price of $306,594. The average square footage for these homes is 2,986, for an average price per square foot of $107.21.
• There are 5 homes under contract, with an average listing price of $298,000. The average square footage for these homes is 2,678, for an average price per square foot of $111.57.
• There were 33 homes sold within the last three months (April to June 2010). The average listing price was $308,616 and the average sales price was $307,798. This means that homes sold for 99.7% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 44.
  

Circle C Ranch - Hielscher/West

• There are 32 homes currently available for sale, with an average asking price of $381,093. The average square footage for these homes is 3,227, for an average price per square foot of $119.14.
• There are 6 homes under contract, with an average listing price of $384,733. The average square footage for these homes is 3,334, for an average price per square foot of $115.46.
• There were 19 homes sold within the last three months (April to June 2010). The average listing price was $375,016 and the average sales price was $366,710. This means that homes sold for 97.7% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 34.
  

Circle C Ranch - Lacrosse

• There are 4 homes currently available for sale, with an average asking price of $325,613. The average square footage for these homes is 2,696, for an average price per square foot of $120.51.
• There are no homes under contract at this time.
• There were 4 homes sold within the last three months (April to June 2010). The average listing price was $368,488 and the average sales price was $355,975. This means that homes sold for 96.6% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 24.
  

Circle C Ranch - North

• There are 3 homes currently available for sale, with an average asking price of $232,133. The average square footage for these homes is 1,817, for an average price per square foot of $131.16.
• There are 7 homes under contract, with an average listing price of $241,567. The average square footage for these homes is 1,931, for an average price per square foot of $126.06.
• There were 8 homes sold within the last three months (April to June 2010). The average listing price was $256,350 and the average sales price was $250,600. This means that homes sold for 97.7% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 26.
  

Circle C Ranch - On the Park

• There are 3 homes currently available for sale, with an average asking price of $413,317. The average square footage for these homes is 4,241, for an average price per square foot of $102.51.
• There is 1 homes under contract, with an average listing price of $384,900. This home has a square footage of 3,516, for an price per square foot of $109.47. Disclaimer: the average listing price was the last list price for this home.
• There were 5 homes sold within the last three months (April to June 2010). The average listing price was $400,679 and the average sales price was $393,600. This means that homes sold for 98.2% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions
• The average number of days on the market for the second quarter (April to June 2010) was 53.
  

Circle C Ranch - Park Place

• There are 4 homes currently available for sale, with an average asking price of $319,725. The average square footage for these homes is 2,480, for an average price per square foot of $101.07.
• There are 2 homes under contract, with an average listing price of $262,450,. The average square footage for these homes is 2,515, for an average price per square foot of $108.49.
• There were 5 homes sold within the last three months (April to June 2010). The average listing price was $320,440 and the average sales price was $317,080. This means that homes sold for 98.9% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 79.
  

Circle C Ranch - Park West

• There are 11 homes currently available for sale, with an average asking price of $308,852. The average square footage for these homes is 2,280, for an average price per square foot of $138.02.
• There are 2 homes under contract, with an average listing price of $334,250. The average square footage for these homes is 2,763, for an average price per square foot of $112.46.
• There was 1 homes sold within the last three months (April to June 2010). The listing price was $315,000 and the average sales price due to their only being one hold sold will not be disclosed to comply with Texas non-disclosure of real estate sold data.
• The average number of days on the market for the second quarter (April to June 2010) was 22.
  

Circle C Ranch - Vintage Place

• There are 4 homes currently available for sale, with an average asking price of $315,850. The average square footage for these homes is 2,768, for an average price per square foot of $114.90.
• There are 2 homes under contract, with an average listing price of $349,900. The average square footage for these homes is 3,192, for an average price per square foot of $111.09.
• There were 4 homes sold within the last three months (April to June 2010). The average listing price was $320,225 and the average sales price was $315,250. This means that homes sold for 98.4% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 72.
  

Circle C Ranch - Wildflower Park

• There are 6 homes currently available for sale, with an average asking price of $286,233. The average square footage for these homes is 2,373, for an average price per square foot of $121.05.
• There are 3 homes under contract, with an average listing price of $269,463. The average square footage for these homes is 2,085 for an average price per square foot of $130.42.
• There were 13 homes sold within the last three months (April to June 2010). The average listing price was $283,200 and the average sales price was $279,531. This means that homes sold for 98.7% of their list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.
• The average number of days on the market for the second quarter (April to June 2010) was 82.

To obtain an accurate estimate on what your home is worth - give me a call (512) 743-9060 or visit my Austin Texas Real Estate Website.

The Best HVAC Company in Austin Texas - Texas Air Conditioning Specialists

Two large wet spots in the ceiling, especially if your air conditioning drain pan is located in the attic, will not make you a happy camper.

After further investigation, my husband and I realized our secondary drain pan was tilting sideways, it was full of water and the water was now flowing through the sheet rock. Last November, we hiring a local HVAC company (Austin Air Rescue) to investigate this same issue and the prognosis was the drain pan was not level and it was suggested to install a shut off switch - so if and when water should rise over a certain point... the entire unit would shut down. We proceeded with installing the switch. No more than 5 months later, we discover more wet water stains, yet our unit is still functioning. My first thought, "there is something wrong with this picture." I immediately contacted the company who installed the switch, requesting them to come investigate why did this occur when the installation was recommended to prevent this from occurring again.

A technician showed, when into the attic and came down to report the unit was coil was frozen solid and with the 100 degree temperature water was thawing and pouring into the pan. When I asked, why didn't the shut off switch disengage the unit, his response was, "everyone who worked at the company no longer works there because they didn't complete quality work." GREAT - the words I wanted to her - careless work! He also mentioned possible problems with the condenser (outside portion of the unit) and fled outside to investigate. After about an hour of poking and prodding, it was recommending we replace our entire unit since discovering several leaks that could not ever be repaired. The frozen coil was a result of the outside leak. So, I allowed this guy to humor me and provide me a quote for a full and partial replacement, knowing I'd never use this company ever again. I should probably remind you by this time it was Friday at 5 p.m. - so it was not possible to obtain a second or third company opinion until Monday or after. The technician placed a quote in front of me showing several prices (which included a full replacement & a partial replacement) and a full replacement was $9,300. Yikes!!!

After this fellow left our home, I immediately contacted a family member who is in the HVAC business in another city in Texas and reviewed the information. Red Flag Alert! The $9,300 unit should cost no more than $5,000. Needless to say.. the double whammy considering the company isn't professional enough to employ competent people. I obtained two other company names based on friend, family and colleague recommendations.

A second company (Climate Mechanical) was scheduled to appear within a four hour window on Monday. When they didn't show within their perscribed time frame, I phoned and was told they were running behind. I always provide and always expect great service in return...so when I was told they were running late... I asked, "when was I going to be notified of this?" Finally the gentleman arrived, analyzed the system and confirmed the previous reports - the system should be replaced. He recommended a different system for $6,337. Due to the companies lack of professional service and feeling as if the technician was trying to rush off to his next appointment - I thought... a third opinion was definately necessary.

Since, I already knew we needed a system replacement and knew of two systems we were happy with purchasing, I called the third recommended to us (Texas Air Conditioning Specialists). I explained our situation - we knew we needed a replacement (had already been visited by two other technicians), made him aware of the name of the system we wanted to steer clear of and the name of the two systems we'd gladly purchase. The representative, Brian, took the time to researched each model I provided, cross referenced each system to ensure it qualified for the federal tax credit (which that was a requirement for purchase) and actually listened and took care of all my requests. He quoted $5,998 for the same system the second company quotes us. The install was scheduled for 9 a.m. the following morning (given a window of 9 a.m. to 11 a.m. for arrival), but two installers showed up at 9:15 a.m. and by 3:30 p.m. the entire system was in place. After taking a few hours to ensure the system was functioning and showing both of us how to operate the new control panel, it was after the close of business. The technician politely gave us a receipt and said, "call tomorrow to pay for the unit." What? Service First.... I love this company and I've never been excited to say - I'll ONLY call or refer is Texas Air Conditioning Specialists.

I hope if you have HVAC maintenance or repair you will give Texas Air Conditioning Specialists a ring. They can be reached at (512) 736-6839.

10 Step Process: How to Protest Your Property Taxes

With the tax protest deadline drawing near, a refresher on how to protest your property assessed value is definitely in order. First and foremost there are few things any homeowner wishing to protest their taxes should be aware of before proceeding with a property tax protest.

1. Texas is a non-disclosure state when it comes to real estate sold information. When a home is listed with a real estate agent and the property is entered into a multiple listing service (MLS), the specifics of the actual sale such as sold price and terms are never disclosed to the county appraisal district. The only reason the appraisal district has market values on file is because a homeowner provided it to the county. So, NEVER bring the copy appraisal completed to purchase your home to your tax protest hearing.

2. Just because you live in a subdivision with many of the same floor plans doesn't mean every home is equal to yours in the appraisal districts eyes.

3. Market Value should always be higher than the County Assessed Value. Why should you ask? The market value was determined between buyers and seller negotiations and a full walk through appraisal by third party appraisal company who pulled recently closed/sold market data to compare cost. County Assessed Value Appraisal is determined by a driving through the neighborhood by a county appraiser. The county appraiser also takes into consideration recent construction permit records filed at the county clerks office.

4. Because you purchased a short sale or a foreclosed home at a deep discount, doesn't entitle you to a reduction in assessed value.

10 Step Process: How to Protest your County Property Tax Value

•STEP 1: Determine your tax protest deadline - for example: In Travis County, the deadline is determined by when the preliminary tax information was mailed to you, but most homeowners should have a June 1, 2010 deadline. Check the bottom or back of your preliminary assessed value statement for deadline details or call your county appraisal district to be 100% sure of when your deadline is.

•STEP 2: Locate and complete a property tax protest form. It can obtained by visiting your county appraisal district office or by visiting the county appraisal district website.

•STEP 3: Hand deliver or send via certified return receipt the tax protest form to your county appraisal district. I recommend hand delivering due to STEP 4. Additionally, it is always best to file a property tax protest either the last day to file a protest or a few days before due to STEP 8.

•STEP 4: When delivering the tax protest form, request an evidence/sale packet (this could be have another name at your county appraisal district). This package shows the homes the county is comparing your home to calculate the assessed value. This document can either be mailed or picked up after the package is completed, which takes anywhere from two to three business days or up to 10 business days (depending on the county and the time of your request), but this document can only be requested when filing a property tax protest. At this time the county will arrange an informal hearing date - DO NOT MISS THIS DATE!

•STEP 5: Once you have received the evidence or sale packet, locate the homes that best compare to your home. In order to ensure you are comparing apples to apples consider using this criteria for your search - address of home (the closest to you the better), age of home (closest to the age of your home), square footage of home (recommend no more than 200 square feet above and below your square footage), number of stories (if you live in a one story, search for only one stories) and class assigned to your home (this is the building class assigned by the county). Complete a spreadsheet showing the above criteria and enter the homes on the list that best compare to yours.

•STEP 6: Go to your county appraisal district website and locate the property tax records section. Locate homes on your street and neighboring streets with the same approximate age, square footage, number of stories that are not listed on the evidence or sale packet. Input these homes into your spreadsheet and you should only be missing the class the county has assigned the home.

•STEP 7: Take photos of every home that is included in your spreadsheet, but sure to include the house number if located on the house or mailbox in your photo.

•STEP 8: Two to three days prior to your informal hearing, take a few hours out of your day to visit the county appraisal district office. Each county appraisal district has public computers with county appraisal district data that can only be obtain by visiting the county appraisal office. Remember to bring a copy of your spreadsheet. The computers will help you determine if any homeowner on your list already been through a informal or a formal hearing and what the outcome was. Was their property value raised, decreased or was it left untouched. If any homeowner has had any adjustments to their value, document this within your spreadsheet. Also, you will want to complete your spreadsheet by obtaining the class of the homes you found in your neighborhood that were not listed in the evidence or sale package.

•STEP 9: Attend your informal hearing NO MATTER WHAT is going on in your life. If you do not show up at your informal hearing, but show up at your formal hearing the odds are stacked against you regardless of how much information you have to present. Bring your spreadsheet, with photos (preferably labeled with the street address including house number). NEVER, ever bring a recent appraisal. It is possible to be successful with obtaining a reduction of assessed value/decreasing your property tax bill at the informal hearing. It all depends on the amount of effort you put into your presentation.

•STEP 10: If you are not successful at your informal hearing, you have a right to be heard in a formal hearing. Don't be shy! Ask the appraiser you are meeting with at the informal hearing if there is anything you were missing in your presentation that didn't warrant you a successful tax protest hearing. Take any knowledge gained at the informal hearing, make tweaks to it as necessary and do not miss your formal hearing.


After reading through these steps, you are probably thinking that is a ton of work. I'll agree with you! The first time you prepare for a protest it may seem as if it a never ending task, but just as any project you completed in middle school... the more quality effort put into the project the higher grade you would be awarded. Consider your tax protest your adult middle school project. Once this experience is behind you and you have successfully have negotiated a lower assessed value, you'll be hungry to complete the process again next year.

Steer clear of any company enticing you into paying any amount of money protest your taxes for on your behalf. If you complete these steps above, you should be successful with your protest and all it will cost - is your time. Many tax protest enticements do not tell you, their compensation is either a flat dollar amount or a percentage of the assessed value decrease. Remember the goal of protesting is to pay lower taxes, so why would you want to give up those saving to someone else, when you now have the knowledge and outlined process to complete the tax yourself.

Getting the House Sold with a Reverse Offer

You've just taken a new listing. The photos have been taken and virtual tour is complete and they both look fantastic. The listing has been entered into MLS. The listing has been syndicated to every real estate website known to mankind and even has been uploaded to your website. The sign is in the yard with a call capture rider and the lock box is on the door. The marketing flyers have been created and have been blasted via emailed to all the agents in the area, also possibly even placed in the flyer box outside the home. You've scheduled and held an open house and put the home on a broker tour. There is a high degree of traffic, BUT no offers!


At this point, you're probably scratching your head wondering why someone hasn't purchased this home. You've ruled out your marketing as you're put in a ton of work. You can rule out condition because you've worked with the seller to stage, re-arrange or clean up the home. In your own opinion, the list price is comparable to the other homes listed in the area. The buyer and agent feedback always states, "Great Home" or it states "We love this, this and this, but didn't love that." As the listing agent, what do you do?

Do you sit back and wait for the right buyer to come along?

Do you take ownership and have your seller make an offer (reverse offer) to the buyer?

Frankly, I am impatient so I hate the first option. In the back of my mind I always remember, I was hired to bring the buyer in the least amount of time, for the highest price with the best terms possible. So, if I patiently wait - I'm not delivering my guarantee or commitment to my client. Some may disagree with this statement, but this is how my brain functions. I'll be the first to tell you reverse offers rock! There are times when a buyer or buyers agent needs a little nudge in the tush to begin the negotiation process. I've encountered a few situations where the buyer was ready to put in an offer, but the agent didn't realize the buying signals... or the agent was pushing the buyer to another area over an area preferred by the buyer.

I politely ask for feedback from every agent showing and when I'm reviewing responses, I'm looking for signs the buyer could be ready to buy. If I see the buyer likes the home, but has issues with a few select items it is time to contact my client and address these concerns and see if they'd be willing to replace, repair or offer a credit in lieu of repairs to the possible buyer and begin the reverse offer to the buyer. If so, I've my work cut out for me.

I begin with preparing the reverse offer from seller to the possible buyer. In the offer, it states what the seller will sell the home for and what repairs they are willing to make or what dollar amount they feel is appropriate for the repair. A cover letter is attached explaining what they are receiving an offer from the seller. I learned to include this, actually the hard way, when a buyers agent couldn't explain the concept of a reverse offer to her buyer. We give the buyer 48 hours to ponder our reverse offer.

If at the end of the 48 hours, we have an acceptance or a counter offer - my not so mysterious plan worked. If we end up with a rejection, the only loss is time of preparing the offer. After all, there is no harm in asking and if you don't you'll never know what the answer could be.

Circle C Ranch Wildflower Park, Austin Texas - Home Sales Report (January 1 to April 30 - 2010)

As a Realtor and a resident of Circle C Ranch - Wildflower Park, I am constantly keep an eye on our neighborhood property values - as this stuff affects my value too!

Currently, there are six homes (three single stories and three two stories) available for sale in Wildflower Park, with an average asking price of $280,683.33. The average square footage for these homes is 1,871, for an average price per square foot of $128.51.

There are eight homes (two single stories and six two stories) presently under contract in Circle C Ranch Wildflower Park, with an average listing price of $287,336and an average square footage of 2,258, yielding an average price per square foot of $127.88.

Over the past four months (January 1 through April 30), there were 12 home sales (four single stories and eight two stories) within Circle C Ranch Wildflower Park. The average listing price was $277,845 and the average sales price was $270,491. This means that homes sold for 97.35% of the original list price. This number does not account for any seller-paid closing costs, nor does it include any price reductions.

If you are a resident of Circle C Ranch Wildflower Park (or a Southwest Austin area resident) and are interested in selling your home, please feel free to give me a call at (512) 743-9060. I would love the opportunity prepare a customized price analysis and share how I will get it sold quickly.

Texas Real Estate Updates for Buyers, Sellers, Tenants, Investors and Landlords

Every two years the Texas Real Estate Commission requires me, as a Realtor, to take two - three hour courses to maintain my real estate license: Legal and Ethics.
These classes are put in place for three reasons:

1. They familiarize us of the Code of Ethics we promised to honor when we obtained our license.
2. They update us on the industry legal changes so we may be educated enough to educate our clients.
3. They are required because there are a handful of licensees who still, even with updates every two years, do not abide the law or the Code of Ethics.

I find myself taking these courses not once every two years as required to maintain my license... but once a year to update me on industry changes that I can pass onto my clients, be aware industry changes to ensure I'm complying both legally and ethically and because I am a real estate investor and many of these changes effect me personally. Last Wednesday, I had the pleasure of taking the TREC Legal Update at the Austin Board of Realtors. Every time I take this course, I find many changes that potential homeowners, tenants, investors or licensees should be aware of. Here are some of the many updates in regards to Texas Real Estate:

Disclosure of Survey & T-47 (Real Property Affidavit)

Section 6(C) of the Texas Real Estate Residential Contract states, "Within ______ days after the effective date of this contract, Seller shall furnish to Buyer and Tile Company Seller's existing survey of the property and the Residential Property Affidavit (T-47). If the existing survey or Affidavit is not acceptable to the Title Company or the Buyer's Lender the Buyer shall obtain a new survey at the ___ Sellers ____ Buyer's expense no later than 3 days prior to the closing date. If the Seller fails to furnish the existing survey or Affidavit within the time prescribed, the Buyer shall obtain a new survey at the Seller's expense no later than 3 days prior to the closing date.
The last line of this section is where things can get sticky. The listing agent may have supplied the survey, but not the Affidavit (T-47) or the Affidavit is not fully completed, including a notarized client signature. A survey must accompany a signed and notarized T-47 document to ensure this portion of the contract is satisfied. If both documents are not provided within the time frame prescribed, the listing agent has just opened the door for the their client, the seller, to now pay for the buyers new survey, if the survey is not accepted by the title company or the buyers lender.

Short Sale Addendum Update

If you are purchasing a home that is considered a "short sale," a Short Sale Addendum must be attached to the contract. The Short Sale Addendum provides an additional layer of buyer protection.

1. The buyer, if should the short sale investor not respond in a timely manner, has the option to terminate the contract and receive a full refund of the earnest money.
2. The seller authorizes the lien holder (listing agent) to furnish the buyer (buyer's agent) information relating to the status of the short sale.

Without the the Short Sale Addendum, the buyer could be in jeopardy of not having their earnest money returned if they choose to terminate. Based on my experience, when all parties are provided a status or progress update the buyer is less likely to walk away from the transaction.

Landlord/Tenant Relationships - Family or Domestic Violence (House Bill 83)

A current tenant terminate a lease before the end of their term if:
1. violence is committed by a family member or co-tenant/occupant of the dwelling the tenant only needs to provide the landlord with a copy of the court order.
2. the tenant is a victim or parent or guardian of a victim of sexual assault, aggravated sexual assault or continuous sexual abuse of a child and the offense takes place during the preceding 6-month period on the premises or any dwelling on the premises. The tenant only needs to provide the landlord with a copy of documentation of the assault or abuse from a licensed health care services provided who examined the victim, a licensed mental heath services provider who examined or evaluated the victim or an individual authorized under the Sexual Assault Prevention and Crisis Services Act or documentation of protective order.

This change authorizes the tenant to exercise the right to terminate the lease, vacate the dwelling before the end of the lease term and avoid all future liability under the lease - no exceptions!!!

Landlord/Tenant Relationships - Hearing Impaired Smoke Detectors (House Bill - 1715)

House Bill 1715 requires a smoke detector capable of alerting a hearing-impaired person, if such capability is requested by a tenant with a hearing-impairment.

Landlord/Tenant Relationships - Guarantors (House Bill 534)

House Bill 534 states that if a guarantor is not a tenant, the guarantors liability is limited to the original lease term, unless the guarantor agrees to guarantee the renewal of the lease at the time of the original lease. It permits a guarantee of the renewal only if the original lease states the last date, specified by the guarantor, on which the lease will renew the obligation of the guarantor and states the guarantor is liable for such a renewal. A guarantor can only be liable if the renewal involves the same parties to the original lease an does not increase the guarantors financial obligation for rent, which existed in the original lease.

Foreclosure Sales Procedures

A purchaser at a foreclosure sale is no longer required to pay the trustee immediately at the action. The change allows for a reasonable time for the purchaser to produce a cashier's check to finalize the sale. Please Note: The trustee may request for the funds be returned by close of business on the same day as the auction - so be ready to make a trip to the bank!