Austin TX Real Estate - Hill Country Austin Lakeway Homes for Sale: December 2008

Do you tend to just go with the flow, or are you one to create some ripples in the smooth water and make some waves?

Me, I make waves.  I left corporate world to become my own boss to not just go with the flow.  I was speaking with someone this afternoon and he was all up in my face about how I needed to calm down, chill, and go with the flow more.

Why?

Why should I say things to make other people happy?  Why am I not allowed to say things that make me happy?  I don't have a boss telling me how to behave, though I do get called into my Broker's office every so often and I always think I'm in trouble when it happens, but they usually want my opinions on something.

Why do they want my opinions?  Because I'm honest.  I don't cherry coat.  I don't milk things in my favor.  I don't give a "political" response that's meaningless.

I'm blunt, and I give straight forward, honest answers.

If I wanted to go with the flow, I would return to corporate world and brown some more noses and pucker up.  Too many people blindly follow the person in front of them for no reason because they think they're supposed to.

Did you know that if you're driving and going with the flow, you can still get pulled over and get a ticket even if you tried to not go with the flow?  Why?  Everyone else is driving fast.  But it doesn't matter.  The flow was in the wrong, and it takes more than one "ripple" to get people to change the flow, but since the flow isn't changing, the person causing the ripple gets punished.

If you want a Realtor who will also be honest with you and give actual opinions, and not political responses, I'm the Realtor for you!

Even though Alyssa was around last year for the Holidays, she was a lump on a log and this is considered her first Holiday Season.

She had a blast.  We celebrated at my mom's on the 20th where she got a rocking horse that makes lots of noises.  We named it Pokey.  She also had a tasty treat called Crayons.  Yummy!

Then, off to Austin we went to celebrate at my in-laws.  There, she was tortured with a Santa outfit that turned out to look cute.  At 13 months, she's already showing 'tude with her hands on her hips.

After playing Santa and opening gifts, she got tuckered out and nestled on a nice, large box and kicked back with a cold one (before anyone calls CPS, the can was empty and she would have better taste than Bud anyway).

All in all, she had a fun time with her cousin, even though the trip started out with her taking a face-plant on the concrete.  She still has a large bruise and it's been almost a week!

Many more, Alyssa!

We were in Austin again last week for the Holidays, but to also meet with our "new" builder so we can make sure everyone is on the same page.  This is getting more and more frustrating by the minute.

Some of the previous framing issues have been resolved, but not all.  The back door is now correct.  We found out that the back of the house will now be stucco instead of siding.  That's an upgrade we didn't pay for. Not that I like stucco, but apparently it's the "in" thing in Austin.

The shower heads hit my husband in the chest. He's only 6 foot. It's not like he's 6'5" and a giant.  For someone 6' to have the showerhead hit the chest, something's wrong... plus we paid to have it raised 6" in the master.  Needless to say, they will be raising all the showerheads.  It was specified for there not to be two joints and to completely replace the copper, but who knows if they'll cheap-out.

These WINDOWS are going to be the life of me. They re-framed them AGAIN, and they're still wrong!!!  They were even sent an example of the windows from another builder's model home in the neighborhood, and they still messed up!!  We're now on round 5 with these windows.  I'm not giving up. 

Look at these... First, only one window came in when they were ordered, but the one without the window is what the final should look like, 8" window.  The one with the window has only 4" of viewing. How is that even a window?  The point of the windows being added to the kitchen was to bring in extra light since they removed the large window from above the cooktop.  4" of window doesn't bring in light!

Then, we went and walked another house that is set to close this week.  They actually have the size windows I originally asked for, though I was told windows don't come in that size. Hello!!  It's in this house!!  Too late, as I now want the larger windows anyway, but I can't believe that house got them but I couldn't.

And the main issue with the windows came about because of the electrician.  The electrician said he couldn't put the outlets in per code and they would need to go in horizontal.  Great, that's how our current house is.  We got to the house and the electrical outlets are vertical and right in front of the PROPANE cooktop where they'll never be used because of safey issues... they'll be removing those and putting them horizontal under the windows like discussed.

Oh, and get this... they put the network wiring on the wrong wall!  I pointed this out a few weeks ago, but was told it was no big deal.  Well, once they realized the network stuff would not be insulated being on an exterior wall, they are now going to tear it out and move the entire network for the house.  You know how many wires that is?  It wouldn't have been an issue if they put it on the correct wall to begin with which was marked in RED on our plans.

I think too many people try to play "boss" on construction sites which is what makes so many mistakes happen.  I can't imagine what else will go wrong as we continue to move forward.  I hope the cabinets come out ok since there was already a misunderstanding there.

More to come...

 

Most people disagree with the Property Tax Assessment on their property when they're mailed out each year.  Many people don't know that there is something you can do about it.

The first step is to walk into your Appraisal Districts office and ask to speak with an appraiser. This does not usually require an appointment.

If you don't like what the appraiser has to say, the second step is to fill out a form to meet with the county's Arbitration Review Board.  Watch your deadlines because you usually only have 30 days to do both steps 1 and 2.

If you don't like what the ARB has to say, you can then file for Binding Arbitration.  To do this, all you have to do is go to the State of Texas' Comptroller's website and fill out the form. 

Along with the form, you will need to include a check for $500 as this step is not free.  However, if you file for arbitration and you WIN, you are refunded back $450 of your $500.  Yes, it costs the state $50 to process your claim and send paperwork to people like me who handle the arbitrations.  The other $450 goes to me for my time and effort to hear your case.

When you file for Arbitration, you must have all your ducks in a row.  You cannot present information at the hearing that you have not submitted in for evidence.  You are given two opportunities to submit evidence.  The first one is usually a couple of weeks after an arbitrator has been notified, and the second one is after you see what the Appraisal District is submitting, you can submit rebuttal information.

I will say it again, NO NEW EVIDENCE MAY BE PRESENTED AT THE TIME OF THE HEARING!  If you want to create a huge chart with numbers and such, create a smaller chart that can fit on a regular letter sized piece of paper.

Show up to the hearing prepared. Maybe present your information to a spouse beforehand so you are comfortable saying what you want to say. If I can't make sense of what you're trying to get across, that's not going to help you.

Take advantage of Texas' system!  We have Binding Arbitration for a reason.  If you're confident that your value is too high, $50 shouldn't be a problem (since you'll get the other $450 back).  I welcome any one reading this to choose me when you fill out the form.

My broker forwarded me an article this morning that talks about Builders and their affiliations with Mortgage Companies and Title Companies, and how those affiliations are set to change come January 16 and into 2010.

Currently, when buyers go to a Builder's community, the builder tries to say something along the lines of, "If you use my mortgage company and close at my title company, I'll give you $5000 for closing costs."  The buyers always perk up.

I usually turn around and ask the builder to write into the contract that the builder's mortgage company must match or beat a good faith estimate or loan approval that my buyer gets elsewhere, from a reputable mortgage company.  "Reputable" is the operative word as our position is not as strong when bringing in a GFE from some ma & pa shop who is probably going to low-ball and then say they can't do the loan at that rate.

Overall, in my almost 9 years, I've only had a couple of builders balk at the thought of putting that in the contract.  Over the years, there have been a handful of times when my buyers did have to use an outside lender because the builder's lender couldn't approve the buyer.  In those cases, my buyer was protected and was still able to receive the "incentive" the builder was offering.

What new legislation is trying to enforce is that Builders can no longer tie incentives to particular mortgage or title companies.  They want builders to offer their incentives and allow the buyer to obtain financing and title work where they please.  In Texas, the title company doesn't matter because title insurance is regulated by the state so it's the same cost from company to company, you're just looking for customer service.  I understand in other parts of the country, title insurance is not regulated so that will effect those people in a great way.

Where I'm a little confused is, this legislation is coming in because of the "big" banks like Wells Fargo, Chase, and Bank of America (Countrywide) having long-standing relationships with builders.  However, what if the builder owns the mortgage and title company they're trying to get the buyer to use?  Probably nine times out of ten, in my market, the builder owns the mortgage company and they own the title company.  Will the new rules apply to those lenders and title companies too?

Starting in January, companies are going to start tracking their business, and the new legislation is supposed to take effect in 2010.  By the start date, they will know how they will be effected, and they'll have to change their marketing accordingly in order to get buyers to close where they want. 

What do others think about this change in Builder relationships being tied to Buyer incentives?

The Dallas area has had icy roads the past couple of days. Since the average Dallas area person doesn't know how to drive in icy conditions, days like these typically shut down the area.

I mean, hardly any ice and several larger school districts closed their doors yesterday.  What's that about?  Most were smarter and just did a delayed 10am start to allow for the slower traffic.

I had to drive in it yesterday and didn't think it was bad at all.  However, the sand trucks were out in full force.  On days like these, those sand trucks have to go out and put that nasty stuff on the ground that makes your car look like an utter mess.

It looks like I haven't washed my car in years.  Layer upon layer of caked on nastiness from the roads.  The Car Washes must love days like this as everyone in the area will need to wash their cars.

Here's what a turn lane looked like yesterday morning (And yes, I was stopped at a red light), along with some icy pansies in my front yard.

After months of talking about this relocation to Austin, TX, we finally put our house on the market. What an ordeal!! I cleaned and cleaned and cleaned some more. Whenever I was finished with one room, "someone" would make a mess again and it would have to be cleaned again.

I took 180 pictures yesterday in order to get enough pictures for the virtual tour and still photos for the MLS. Then, my listing agent also came over and took some pictures. I'm not sure how many he took.

Yes, you read that correctly... I have a listing agent and it's not me!  I interviewed the top two agents in the area, me and this other guy, and I decided to go with the second best agent around!  LOL!

I live in the Woods of SpringCreek in NorthEast Richardson, TX.  It's in Collin County which means much lower taxes and award winning Plano schools.  My house is on the North side of the street facing South.  No "direct" sun gets in the house so summer bills are lower than my last  house which was east and west facing.

The house backs to a creek, hence Woods of Spring"Creek".  Tons of trees behind the house with views from the upstairs gameroom and my office which is one of 5 bedrooms. 

There are 5 bedrooms, 4 full baths, 3 Living Areas, 2 Dining Areas and a 3 car garage with bunches and bunches of cabinets for storage.  The master is downstairs at the back of the house for privacy.  The master bath has an oversized shower, jetted tub, double vanities at his and hers heights, built-ins for linens and a huge walk-in closet with many built-ins and seasonal racks.

The bedroom downstairs is great for an office or guests who don't want to walk up stairs. It has a walk-in closet and full bathroom attached.

The floorplan is very open with the Family room blending into the Nook and Kitchen.  The family room features a Slate surround, gas Fireplace.  The Kitchen features Granite Counters, Gas Cooktop, Bosch Dishwasher, tumbled marble backsplash with slate inserts, and a huge walk-in pantry.

The Nook overlooks the Covered Patio.  The Covered Patio is on a Flagstone surface made with Cedar Posts and Limestone footings.  The backyard backs to the Creek with trees.  Each of the sides of the house have 8" fences, one side is board on board with steel posts.  The back is a red brick wall that adds some nice color to the yard.

The upstairs Gameroom is HUGE!  Currently, we have a standard size Pool Table, couch, entertainment center and a complete gym with treadmill and arm press thingy.  It's HUGE!!  There are 3 bedrooms and 2 full baths upstairs, one with double vanities.

Other features are plantation shutters, slate entry, curved staircase, utility room with sink, fridge, & gas dryer connections, gutters, security, and much more.  You must see this house!  It's one of the larger lots and yards in the neighborhood.

And, the City of Richardson offers two trash days a week along with recylce pick-up every single week.  Many neighboring cities offer trash once a week and recycling every 3-4 weeks.  Richardson is big on keeping their area clean.  The Woods of Springcreek also have Crime Watch in the neighborhood and the HOA helps brings the neighbors together with social events and constant email updates with news and events around the area.

Come make Richardson your home!

What do you think?  Are you packed yet?

I woke up this morning to an email from my builder.  He gave us an update of some unresolved issues like medicine cabinets, electrical outlets, and an arched wall...

He then ended the email with a statement to contact our sales rep because he was a victim of the most recent layoffs on Friday.  What?  This is horrible!

I just "trained" this guy to call with any and all issues and to keep us updated with everything, big and small.

Now, I have to start all over with a new builder... and I'll have to explain all the changes we've made in the past couple of weeks.

Not great news...

Great house in the sought after Richardson Heights community for ONLY $133,000!

The Original Owners hate to sell, but have left a fabulous house for someone else to make their lives in.  3 Bedrooms and 2 full baths. 2 Living areas and 2 Dining areas.  Updates include some interior and exterior paint, carpet, vinyl, Kitchen cabinets & counters, shower, & vanity.

The Formal Dining can be made back into 4th bedroom if you rather have more rooms than entertainment areas.

The house sits on an oversized, Corner lot which makes for a larger backyard for the area. Mature trees & landscaping in front & back.

There is a Partial garage conversion, but can easily be made back into a 2 car garage instead of just 1. The one side does  have a garage door opener with entry directly into the house or through the conversion side.

The Utility area has full size washer and dryer connections with a sink.

Here is the Virtual Tour.

 

 

 

 

 

Upon closing, the buyer and the buyers' agent can choose either a 4 day/3 nite all inclusive beach front resort in The Bahamas or Playacar, Mexico or 5 day4  nite hotel accommodations in Hawaii. You stress about finding a house and getting to closing, and then you can go away to relax, in a much warmer climate than the Dallas winter!

Man, I'm beginning to understand what sellers go through to get their houses on the market.  4 years ago, I sold my previous house.  It was easy to get ready as there was only me living there.  I could just pack up what I wanted and get it stored.

This time around, we're going to be moved by corporate relocation, so I can't pack everything I want to put up as they have to pack it for insurance reasons.  I'm  having problems finding places tucked away for everything.  I packed basic stuff like books and folders since those can't break, but I can't pack anything else.

Plus, it's not just me this time.  I have to leave toys out for Alyssa to play with, and Mike is being difficult as to what he considers "put away".  He claims his office is ready to show, but that place is a mess!  I can't take pictures of it!  He did remove some books and also has his UT yearbooks up on Craigslist for sale, but other than that, there are cords all over the place and "stuff" he doesn't even use.

I spent most of yesterday cleaning, and boy am I impressed with how the house looks.  It's so sad that we can't "live" with it this clean.  Hoping to get it listed on Monday, but I now understand why my sellers can't always make the deadlines I give them to get things cleaned up and put away.

This morning, I sat through a 2 hour Time Management class.  Many things were discussed except something that I find to be very important, Bathroom Breaks.  When do you take them?

If you schedule your appointments and prospecting time and try to return phone calls and emails in between, when do you get 2 extra minutes to use the bathroom?

Some times, I run around for three or four hours having to go to the restroom, but don't find the time to stop and go.  I think that I "have to" send one last email, or that I "have to" make one more phone call, and then those emails and calls add up to one more and one more and one more...

When does that "everything is urgent" cycle end so I can use the bathroom?

With some of the methods I learned today, I'm hoping to be able to set some bathroom time aside, however, he believes blogging can be a waste of time, though I know he's going to read this as he likes to check up on me (*Wink wink LAT*).  He's a closet blogger. He reads them but doesn't write them.  I might convert him one of these days.

Until then, I'm off to the bathroom!

Man, I'm so nervous... I was recently interviewed for a book.  Yes, little me, Donna Harris, a commoner, was interviewed to be in a book about real estate.  I was sent the draft of my part last week to look over, and I spent the last few days making sure it sounded like me and making sure I could be proud of what I was saying.

Only time will tell when the book actually publishes and the public reads it.  I'm so nervous... what if I sound stupid?  What if people roll their eyes?  Do I care? 

Some people might say I shouldn't care what others think. However, real estate is my career, and my name is going to be all over this, and in turn, that would be great if it helped build my business as well.  For those reasons, YES, it's very important for others to like me and like what I have to say.

Oh, so nervous, so nervous... I'll let everyone know when it's published and available!

Business Week magazine just recently released their results for the "Best Place to Raise Your Kids" and Richardson, Texas was ranked second!  Only cities with a population of at least 50,000 people and median incomes of $40,000-$100,000 were ranked.

The main, key factors taken into account were school performance, affordability, and safety.  Some of the secondary factors were cost of living, air quality, local parks, recreation centers, racial diversity, and theaters among others.

Richardson, Texas has been getting a lot of recognition lately.  Other honors Richardson has received are being ranked 18th best place to live in the United States in August 2008's Money magazine and 5th safest city in Texas by Morgan Quitno Press.

Richardson has a lot to offer kids and families.  There are 30 parks throughout the city along with 2 recreation centers and multiple ball fields.

This is the second year for Business Week to publish this list.  For the record, Mount Prospect, IL, a suburb of Chicago, was the top city this year.

I was back in Austin for a couple of days this week.  I'm so glad we went because there were SOOO many mistakes at the house.  It's frustrating because it's hard to "babysit" these guys from Dallas.  We have family in the area, but they don't know what things are supposed to look like.

Here are some examples:

 

These windows are supposed to be 24" across.  See, they took out the "normal" window above the cooktop for some stupid reason, and decided to put a ventahood these instead.  I demanded windows in the kitchen so it wouldn't be so dark.  They said, "Whatever you want, Donna, but I can't put the main window back."  So I wanted those long ones to bring in more light, which they did have in the house from a previous post.  Then, the framer was told by the electrician to make the windows smaller so he did.  Huh?  Why does an electrician get to make a decision like that?  Needless to say, I had the builder, the framer, and the sales rep all at the house on Tuesday.  They then brought out the construction manager's boss to show them what was going on.  I'll be getting the windows I contracted for, one way or another!!

 

This is the wrong backdoor.  We will be putting in a doggy door upon move-in, so we contracted an 8" door that was partial glass and then smooth panel at the bottom.

 

 

 

 

 

You can't tell much from this pictures, but this is a linen closet.  You can see where they have the door framed to go in.  This closet is supposed to be twice this size as it's tiny!

 

 

 

 

 

 

This is under the stairs.  This is supposed to be left open for storage, however, they framed it off.  They are going to go back and rebrace the stairs in order to open this space back up.

 

 

 

 

And then there is this... I don't recall seeing this anywhere in my contract... I hope they aren't just throwing it in free to accomodate all the other mistakes they've made.

These were just the mistakes I got on camera, as there were more.  They made changes to our upstairs Balcony.  Apparently, the water was flowing from the roof pitch to the balcony which would cause the covered patio below to leak, so they inserted a halfwall.  Not sure what that will look like when it's complete, but it sounds weird.

Maybe we should install cameras in the house with live feed so we can see things in real time as they progress.