Very few homes sport the style and charm, with the added bonus of green and energy efficient updates like new HVAC in 2009 and replaced windows in the bedrooms.

Enter the vaulted living room to find sprawling wood floors, floor to ceiling rock fireplace and skylight for extra natural light.  The family cook will stay connected thru a cut out pocket window over the sink looking into the living room.  Great food preparation space with center island, and the brick enclosed cook top adds a nice design touch.

While in the kitchen, a wall of windows offers views looking out to the lush backyard and expansive wood deck perfect for entertaining.  Lawn equipment can be stored in the 10 x 10 workshop, which hides the existing garden.  

You could be wrapped up relaxing in the backyard, don't miss the meticulously decorated bedrooms.  Each with a tasteful color palate, ceiling fan, energy efficient windows and two rooms have laminate flooring!

Both bathrooms were updated in 2007.  The master bath has beautiful tile surround and glass enclosed shower.  Granite    vanity top in guest bath w/ updated faucets and crown molding.

This doesn't tell the full story, so don't miss out and call John for a private showing!

Vitual tour HERE.

With a slower start at the beginning of the year, Area 2 / Midtown sales seem to have picked up in the last few months outpacing last years numbers in terms of total sales.  Even with a mid-range price tag, this area does attract a number of first time home buyers.  Until recently, many were concerned about missing the $8,000 tax credit which has now been extended into 2010.  Click here for more information about the revised plan.

MLS Area 2 for rough measures from 2222 / Koening Ln to 183, and MOPAC to I-35, or reference the map below.  This area includes neighborhoods like Crestview, Brentwood, surrounding Allandale, Wooten Park and Skyview.

Data brought to you and pulled from Austin Board of Realtors web site.

Several months back I reported on the progress of the Crestview Station (Crestview Station well under way) and how great it was going to have one of, if not the largest, lightrail stops in our neighborhood.  Well since then CapMetro has delayed, delayed and then delayed turning the train switch on.

Around mid August, Austin Business Journal reported there are still tweaks being done to the signal technology and the communication system.  Capital Metro will release another update mid-September.  Finger's crossed.........

The Austin City Council approved the Energy Conservation Audit and Disclosure (ECAD) ordinance to improve the energy efficiency of Austin homes and buildings that receive electricity from Austin Energy.

Originally a hot topic of debate, and still receiving mixed reviews, the ordinance was originally thought to impose mandatory improvements before selling.  The final version however requires disclosure of the audit, or having meet one of the several exemptions conditions.

The Council has hopes owners will make voluntary initiatives to improve the energy efficiency of their home before it's time to sell and reap the rewards of lower energy costs.  By supplying the audit to potential buyers, they can better calculate the benefits of one home over another for sale down the street.

Interested in how this might impact the sale of your home CLICK HERE for detailed information from Austin Energy's web site.

May 31st is the last day to file a protest with the appraisal review board for your recent property valuations which should have arrived in the mail.  Click here to download the form and mail in for a formal hearing to dispute the new valuation.

The county has sent me a sheet noting the following can sometimes provide evidence of market value:

- Settlement Statements - 2008 forward (signed by buyer, seller and agent)

- Appraisal Reports

- Current Listing Agreements (signed and dated)

- Recent Purchase Offers

- Pictures of Properties (interior and exterior)

- Engineer's Reports

- Construction Plans, with dimensions

Amazing location in the middle of Allandale ~ some savor the proximity to Gullett Elementary, easy access to 2222 / MOPAC, or the Great Northern / Shoal Creek Loop many residents walk, run or bike regularly.

Originally a duplex, this two unit condo project was converted to individual Townhome style units in 2005.  At the time, this unit received many updates.  The kitchen now has tile counters / backsplash, brush nickel hardware and white appliances.  Energy efficient double pane windows were installed, along with a new HVAC system.

A stone walkway leads you from the street to the front door.  Upon entry, visitors find a sun filled living room with attention drawn to a classic looking brick fireplace and mantle.  There is a versatile cutout space and storage closet.  Also to note is the elimination of the ‘popcorn' ceilings.

Rounding the corner into the updated kitchen is a half bath and double glass door leading to the back patio.  There is a great food prep / serving counter separating the joining dining space, which sports a built-in china cabinet w/ glass door.  A kitchen window provides views into the shaded backyard.

Upstairs you will find nice separation from the master suite and remaining bedrooms.  There is a valuable flex space currently used as the kids play area with more built-in storage, but could easily be used for an office, study... you make the call.  Both bathrooms mimic the hard tile counters from the kitchen, and ample linen space.  Most agree each bedroom is    graciously sized, accompanied with sensible closet space and ceiling fans.

There is a wealth of storage in the 2 car garage and attached space at rear of the home.  The back glass door leads to a spacious patio surrounded with fresh landscaping, and a tree shaded yard ~ just enough room for kids/pets to roam around, but very manageable.

Virtual Tour @ www.johndunham.com

Spring is in the air and swimming holes around Austin are starting to see more activity.  The opening of a few neighborhood pools is right around the corner.  You can verify the hours of operation at the city web site: http://www.ci.austin.tx.us/parks/pools_schedule.htm#Brentwood

In North Central Austin neighbors have a variety to pick from.

Northwest Pool in Allandale - if you want to do laps or need a place to cannonball off the diving board, this is a great pool and one of the larger in the area.

Brentwood Pool on Arroyo Seco - this pool was once drained each night and then re-filled back in the day.  Crestview and Brentwood residents have a place to go probably within walking distance of their home

Ramsey Park in Rosedale - another favorite right off Burnet Road where one could swing by the Draught House for a beer outside or stroll down to Waterloo Ice House for dinner

Don't forget about the Austin staples of Deep Eddy and Barton Springs swimming hole.  These are frequent training spots for me during the Spring and Summer months.  Deep Eddy is great for lap swimming and always a bit chilly upon entry.  The 2009 Summer Splash Party Movie Nights are not out, but you can picnic and float in the pool all while watching a featured film.  http://www.ci.austin.tx.us/parks/pools_special.htm 

(Photograph created by Steve Hopson Stevehopson.com)

Barton Springs is great for practicing open water swimming or perfecting your back flip off the diving board.  It's also a great recovery for runners to wade in the constant 68 degree water after a long run.  http://www.ci.austin.tx.us/parks/bartonsprings.htm

Well we are done with the 1^st Qtr, what do the numbers mean?  While there are fewer sales than a year ago, our value seems to be holding fairly well.  In two of the three months the average price actually was higher than in 2008. 

Days on market show it's still taking a little longer to sell.  My recent experience is buyers are more inclined to take their time before making a rush decision.  And buyers appear to more educated, as many have been looking for several months to get an accurate feel for a certain market and studying recent sales with their agent.

Stats from local Alamo Title Company show May pendings in general on up ~ stay tuned as we will have that data published as soon as it's available.

MLS Area 2 for rough measures goes from 2222 / Koening Ln to 183, and MOPAC to I-35, or reference the map below.  This area includes neighborhoods like Crestview, Brentwood, surrounding Allandale, Wooten Park and Skyview.

Our statistics for MLS Area 2 in February 2009 have a few positive notes that help cancel out the fewer sales.  While 08 to 09 total sales are down for the month, they doubled from January 09.  Not only did we see more sales, but the average days on market and sales price also increased.  A few points to watch as we head into the busier Spring / Summer seasons.  Stay tuned.........

MLS Area 2 February Statistics - data from ABOR

If the Brentwood neighborhood alone isn't reason enough, this charming late 1940's home blends many of today's needs with yesterday's touches. 

The original wood floors shine throughout the home and immediately draw guests into a large and open living space.  From here, the new owners will appreciate views into the remodeled kitchen, while a pony wall offers partial separation to the second living or formal dining space...multiple options for this area.

The home's unique layout offers separation from each bedroom not found in many area properties. Each bed can be closed off while maintaining their own private bath... sort of like two master bedrooms!  One bath sports a classic claw-foot tub w/ pedestal sink, topped off with continued wood floors. The other retains its character with the original sink, tasteful paint selection and added storage. 

Buyers should find plenty of storage w/ several large hall closets.  The custom designed kitchen was remodeled recently w/ new cabinets, tile countertops, center-island + bar top and pantry.  Don't miss the built in window bench w/ storage underneath.  Continued wood flooring & smart layout, make this a dream kitchen.

Once the dishes are done, kick back on the covered patio that spans nearly the entire length of the home with your favorite evening beverage.  The deck is a perfect extension of the kitchen when guests are visiting and enjoy the evening.

Add in close proximity to many of the Burnet Rd staple establishments, easy access to The Triangle, Downtown and Austin's Hike n Bike Trail.... feels like the total package!