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

FREE Immunizations are available starting now.  These FREE immunizations are for any and all Richardson residents and Richardson ISD children.  So, if you don't live in Richardson but attend school here, you're allowed.  And if you're like me who lives in Richardson but feeds to Plano schools, you are still allowed.

School starts on August 25 this year, so all shots need to be up to date.  You MUST call and schedule an appointment.  They will not accept walk-ins.  The clinic address is 820 W. Arapaho Rd and is adjacent to the Senior Center.  Their number is 972-744-4076

Richardson TX has been offering these FREE immunizations for years and it's a great program for those who cannot afford it on their own.

The Annual 4th of July Celebration for the City of Richardson is actually held on July 4 this year.  There is stage entertainment that will start at 6:45pm.  The Richardson Community Band will perform at 8:45pm and the Fireworks will display around 9:45pm.

You are allowed to bring outside food and drinks.  Also, don't forget chairs or blankets. 

Breckinridge Park is located just South of Renner and Brand.  You may park at Renner and Shiloh to take the free shuttle over there. 

I can usually see them from my front yard, but we might take Alyssa to see how she reacts to all the lights and colors up close.

As of today, it looks like we're probably going to stay in Dallas.  We have been running the numbers constantly, nonstop for the past few weeks.  Mike and I have talked more in the past few weeks than we've talked in our 5+ relationship... well, not really, but pretty darn close to it.

We've even found a house in Austin we've put an offer on.  We had decided on Falconhead West. The house will be complete in October time frame...

After running numbers, even though the cost of living calculators show Austin is less expensive than Dallas, it's really not.  To get a comparable home to what we have currently, we will have to pay about $120k more.  Plus, our current interest rate is 5.375%.  We would probably get something like 6.5-6.75% to close in October, if the Fed doesn't drop rates before then. 

Then, our current tax rate is about 2.1%.  Most of Austin has rates about 2.67%.  Falconhead West actually has the lowest tax rate of only 1.98% but with the price of home being significantly higher, the taxes are a wash.

Anyway, no matter how we ran the numbers, it would cost about $10k more a year to live in Austin than to continue to live in Dallas.... Mike has asked for a raise in order to move.  That will probably be denied. If it's denied, we're staying in Dallas.  We won't know for a few weeks because they're going to try to sucker someone else into going first.

It's still a waiting game...

**Pictures coutesy of the Falconhead website.

Tomorrow only, June 26 2008, Jack in the Box is giving out two FREE tacos when you bring in a recent gas receipt.  Personally, I don't eat at Jack in the Box.  I'll be nice and not even put in writing what I typically call it.  However, I know many people love their "stuff" and I thought it was a good marketing idea, so I'm posting it.

There is no other purchase necessary, but the receipt must be an original, not a copy.  So, everyone go fill up and get yourselves some free tacos!

**Picture courtesy of the Jack in the Box website.

Why are Buyers still settling for substandard services when they don't have to?  I'm all about educating and letting people know how things could and should be done.  I got a lead in on my website a couple of days ago.  He marked that he already had a realtor, so I sent back a message asking what kind of services his Realtor offers if he's needing to use another Realtor's site for information. 

Part of his response was, "Your updates have been more help than any Realtor in the Dallas area. Thanks again!"  He went on to tell me exactly what he was looking for and asked for my help, so I pulled up a search and let him know he's not going to find anything in our immediate metroplex area that's over an acre that allows horses for under $100k.  By telling me this, I "assumed" this meant that he didn't want to work with his current agent anymore and wanted my help since I've been "more help than any Realtor in the Dallas area."

His response was, "I have an agent in the Seagoville area that has been looking.  Thanks anyway. I just keep hoping that she'll locate something but it doesn't seem likely."

So, I'm a little confused.  I specifically told him where he could find what he's looking for and how to go about doing it, and he's going to sit and wait for his agent to just happen to find something because he's hoping.

Your Realtor should be working for you, not you working for your Realtor!  As a buyer, you shouldn't have to go to another Reatlor's website for information you need.  If you're not getting the level of services that you need with your current Realtor, you need to think about finding a Realtor who has all the tools you need at their finger tips.

Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!! 

 ARE YOU PACKED YET?!

One of the first questions I get asked by my friends and family and colleagues is, "Are you back to work yet?" or "Are you back at working full strength yet?"  My response is to look at the person like they're crazy and respond that I never took time off to begin with.  As many of you know, I was blogging while in labor in the hospital, I had three closings the week I gave birth, and I had several appointments the week after Alyssa was born.

Where was my maternity leave?  I tried to tell people I wanted to take time off, but that doesn't fit with my personality, and it never happened.  I did slow down a little, but for me to slow down, that means working at 100% instead of at 200%.

With that, I hit my first ever TRIFECTA!  Many times over the years, I have been the #1 agent in my office for the month or the quarter, but I have never been in the top spot for all three positions at the same time.  That is amazing!  My office emailed me the below.

Now, I ask the questions to everyone else in my office, "What are you people doing?"  I have a 7 month old, and I have more business than I know what to do with.  This is one of the main reasons I don't want to move to Austin.  I have built my business over the past 8 years, and I'll have to give this up and start over.

The good thing is that I'm such a competetive person, that starting at the bottom only gives me one way to go, and that's up the ranks in a new office.  I'll probably be making the announcement later this week on what the final decision is.  I have many mixed feelings on what to do.  My brain is frying!!

Until I know about Austin, I am still in Dallas and going stong.  If you're a buyer or seller needing assistance, I'm still here for you.  Are you packed yet?

Today is my husband's first Father's Day.  Alyssa and I made this little collage for him and framed it in a fram that says, "Me and My Daddy."  She also got him a Pebbles and Fred card that says, "My Daddy Rocks!"  She picked it out herself.

We made him pancakes for lunch and they were awesome.  We didn't do them for breakfast because someone decided to wake up at 5:15am and not go back to sleep so her mommy was very tired.

Dinner will consist of smoked Brisket at my parents' followed by some homemade pie!

Here's to many more Father's Days to come, Mike!

As I logged in this evening, I noticed that this is probably going to be my last night on the top of the Texas board.  I've held the #1 spot for 2 years now, and it's been fun while it lasted.  I'm sure I could have continued my reign if "life" didn't happen.  It all started last Spring when I found out I was pregnant and I was too tired to post.  I was lucky if I logged on a couple of times a month.

Because of that, I left the door open for others to catch up... But that's ok.  It's best to acknowledge and move on, rather than dwell on the situation.

If I end up moving to Austin, which it's looking more and more like that is what is going to happen, there will be two Austin people at the top, and Dallas gets knocked down.  I guess between me and Jason, all personality types will be taken care of.

Good luck at the top Jason! I'm passing the torch on over to ya!

I couldn't believe my ears.  Barbara Corcoran, The Today Show real estate expert, is talking in general terms again and it is so frustrating.  She went on "national" tv and told people they needed to list their homes at 10-15% below their values in order to sell the homes fast.  WHAT?!!

If you take the Dallas average of about $185k, that's like listing the house at $157k.  Do you really think the person in this price range has that type of equity in their home to be able to sell it for at that price?  Probably over 95% of buyers would be in the red just at the initial asking price, and that doesn't include the closing costs and realtor commisions they would still need to pay.

Take Dallas' median price of about $145k and work the numbers the same.  Yes, someone would love to buy that $145k house for only $123k, but how does that seller have money to pay their closing costs and also make a down payment on their new home?

This is one of the most obsurd suggestions I've heard of for "national" information.  Pricing and selling is still localized and the Dallas market is still going strong.  Most of the suburbs are selling at 96-98% of their asking price.  Why price it 15% low to get a quick offer at full price when you are leaving thousands of dollars on the table, and can still sell quickly if priced and staged properly?

Talk with a Realtor who specializes in the market in which you live and please don't take national information as the only way to meet your goals.

By the way, here is a link to the interview.

Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!! 

 ARE YOU PACKED YET?!

I sell a lot of new homes.  Each builder offers different "incentives" to build with them.  Even the same builder, in different communities, offers different incentives.  How the builder words their incentives can make or break a deal.

I'm currently working with some buyers to build a brand new home, from the ground up, not an inventory home.  When we originally met with this builder, the incentives were 30% off upgrades and the builder would pay 3% for closing costs.  That means, if you put $100k worth of upgrades into the house, you get $30k off the price, plus about $10k in closing costs.

I called today to schedule our appointment to write up the contract, and the builder's rep said the incentives have changed.  The new incentive is a flat $35k with no closing cost help.  So, back to the $100k example, that means $35k off the price instead of $30k.  That's great, right?  Try translating that to a buyer who likes percentages and not flat dollar amounts... but in the above example, the new incentives are not a better situation.

Putting it into perspective, my buyers are actually putting in $76k in upgrades.  If you use a percentage for that, they would only be saving $22,800 at 30% off.  However, with the $35k off, they would be saving an additional $12,200.   Of that, $10k can still go towards closing costs, and there is an additional $2200 to be used for more of a discount on the upgrades.

So, even though they were upset with the change in the incentives, it was actually to their advantage and are very happy, especially since I got them even more than the $35k off.  We will be writing the contract tomorrow and hopefully closing by Thanksgiving.

Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!! 

 ARE YOU PACKED YET?!

This is a Great House that was brought back to life & priced below comparables and ready for new owners!

3 Bedrooms, 2 Full Baths, 3 Living Areas, & 2 Dining Areas. Many updates include, refinished hardwood floors through the formal living, dining, hall & bedrooms.

Travertine in the Kitchen, Baths, & Fireplace surround. New Frieze carpet in the Gameroom & 2nd living.

New Granite counters, Stainless Steel Appliances, Vanities, Master Shower, 2 Blinds, complete AC unit & more!

The floorplan has been opened & ready for your family. It's almost 2000 sqft, pier and beam foundation, and priced at only $210,000 with many other homes in the neighborhood selling for around $300k and higher!

 Ask about FREE Travel Vouchers for either the Bahamas, Domincan, Mexico, or Hawaii!

Remember, I work all of North Dallas County and Collin County including Richardson, Plano, Allen, Frisco, Carrollton, Garland, Rowlett, McKinney, etc... my car will take us anywhere you need to go!! 

 ARE YOU PACKED YET?!

As many of you know, I'm having to think long and hard about a possible move to Austin. Mike's company officially asked him last week to move, so we made another trip down there this past weekend, and boy am I feeling exactly what my relocation buyers typically feel.

I have no idea what to do.  There are so many options.  One day, this option is better than the other, but then the next day, the other option is better than the one.  I still don't understand who people can get away with charging $100k for a view, especially if it's the HOT Western Sun they're getting in the evening even if they can see some hill tops during the cooler hours of the day.

We've been going back and forth on three main areas: Steiner Ranch, Falconhead West, and Round Rock.  Taxes are awesome in Falconhead at just 1.98%.  We would save about $3300 a year living there than the other two areas.  However, it doesn't have a community pool and amenities, though the city of Bee Caves will be putting in a 100 acre park not too far away.  Also, there is shopping readily available.

Steiner Ranch has everything within its Master Planned Community including multiple amenity centers, pools, and schools.  They even have restaurants, cleaners, daycares, doctors, etc... right there in the community.  No shopping near by and the tax rate is 2.64%.

Round Rock.  This area had been ruled out so we didn't even visit the area on this last trip, but as of last night, I think we need to reconsider it.  For real estate, it just seems so much more convenient to all main roads and areas.  Taxes are still high, around 2.6% and it's about 30 minutes from any family, but it's a closer commute back to Dallas for my mom.

I'm so stressed over there, and we still haven't decided if we're going to make the move or not... I want to scream!  Any Austin people wanna put in their nickel for advice?

I have personalized plates on my 4Runner.  They are the Texas Association of Realtors plates, and they're also customized as BUYIN.  If I wasn't a Realtor, I probably wouldn't recognize the plates as the writing is fairly small and hard to read as you're driving around and keeping a great enough distance between cars.

I was driving a couple of days ago along 75 Central Expressway going north, and in the right lane because I was heading to the East Bound exit for the George Bush Turnpike... and right before the exit, who pulls in front of me?  Yes, it was a fellow Realtor!!  Can you believe that?  I only know because he had the same special plates that I have, though he opted not to customize them. 

All I know is that he drives a Black, Chevy Suburban, and the license plate starts with B73.  There are only 5 letters and numbers on the plate as they need room for the TAR message, so I'm only missing 2 of the letters.

So, if you know anyone in the Dallas area who has the special TAR plates, and they drive a black chevy suburban, telll them to give me a call and explain why they felt the need to drive so rudely.

I did my good deed for the day, how about you?  I dropped my car off to get my state inspection today, and since it was across the street from the daycare, I walked Alyssa over there.  On the way back, a lady was pulling into the parking lot of a restaurant next door, but didn't actually pull in.  She just stopped in the actual driveway, and got out. 

She asked if I knew where the nearest gas station was.  I told her three options, depending on which direction she wanted to walk.  I told her my car was at the Kwik Kar and she might want to ask them if they keep a stash of gas on hand in case they're working on a car that needs gas... they didn't, so she took her gas can and started walking.

My 4Runner got done quicker than I had anticipated, so I got in my car and headed down the street to find her.  Apparently she walks slow because she didn't make it very far.  I honked my horn and rolled down my window.  She happily got in.  I took her to the station, and she told me she was fine and could walk back to her car.  It was about a mile back, and at her pace, that would have taken an hour, so I told her I would wait.

She filled her can with a gallon, and off to drop her off.  Before she got out, she offered to pay for my gas for taking her.  I told her it wasn't necessary, handed her a couple of my business cards, and told her to think of me if she ever needed to buy or sell, or knew anyone who did.

I turned around, and was almost late to my Mother's Day present, which was an hour long facial and message.  Boy do I feel good and relaxed!