Shay Hargus' Austin Real Estate Blog

Home Buyers Tax Credit Extended and Expanded

Shay Hargus (RE/MAX Austin Skyline) — Mon, 09 Nov 2009 12:13:37 -0600

The First Time Home Buyers Tax Credit has been extended and expanded. Previously, the First Time Home Buyers Tax Credit was only available for first time home buyers (those buyers who had not owned a home in the three years previous to the current purchase) and was only available on homes that closed escrow before December 1, 2009. However, President Obama signed an extension on this deadline to apply to any homes purchased from November 6, 2009 to May 1, 2010 and allowed all homes that have a binding sales contract signed by April 30, 2010 to qualify for the up to $8000 tax credit (based on purchase price of home), not just those homes that closed escrow. In addition to the extension, existing homeowners may be eligible for up to a $6500 tax credit providing that they have used their current home as their primary residence for at least five consecutive years of the last eight years, meet the income requirements and are purchasing a new primary residence. Vacation homes and income properties don't apply.

Requirements and Limits:

First time homebuyers who haven't owned a primary residence in the last three years. Existing homeowners who have used their current home as their primary residence for at least five consecutive years of the last eight years.
For single or head-of-household tax filers, the limit for their modified adjusted gross income is less than $125,000. For married couples who file a joint return, the limit is less than $225,000.
For consideration of partial tax credit, single or head-of-household tax filers can earn between $125,000-$145,000. Married couples filing jointly who make between $225,000-$245,000 may also be eligible for a partial tax credit.
Purchase price of home must be less than $800,000 to qualify and must be the home buyer's primary residence.
Tax credit is considered refundable, meaning that if you owe less than the credit amount you qualify for, you will receive a tax refund for the difference of what you owe and the tax credit you are eligible for. For example, if you are eligible for the full $8000 refund and you owe $5000 in taxes, you will receive a refund check for $3000 ($8000 tax credit minus the $5000 you owe).
You must make the home you purchased your primary residence for three consecutive years to keep the entire tax credit. If you sell the property or stop using it as your primary residence within three years of purchase, you will have to repay the tax credit back to the government.

Remember that the amount of tax credit you are eligible for depends on the purchase price of the home. So, the tax credit you actually receive may be less than the limit. Also, the tax credit is only available on homes used for the home buyers' primary residence, not to any income or vacation property. If you have any questions about the limits and requirements for the tax credit, please contact me. I'll be able to help you with all your Austin real estate needs.

Shay Hargus, your Austin real estate expert

2009 Austin City Limits Festival

Shay Hargus (RE/MAX Austin Skyline) — Fri, 02 Oct 2009 13:53:27 -0500

The 2009 Austin City Limits Festival has hit Austin this weekend, October 2-4, 2009. This 3-day festival is a celebration of the musical talents of artists from all genres, including country, R&B, alternative, gospel and more. This year, the jam-packed lineup of 130 bands includes: Kings of Leon, Yeah Yeah Yeahs, John Legend and Asleep at the Wheel on Friday, the Dave Matthews Band, the Levon Helm Band, Ghostland Observatory, Mos Def and Eek-a-Mouse on Saturday and Pearl Jam, Ben Harper, Toadies, B-52s and the Arctic Monkeys on Sunday. That's just the tip of the iceberg of talent, though. For a complete rundown of the show schedules, please visit the Austin City Limits Festival website.

Some quick tips to make your festival experience better:

1. Prepare for the warm Austin weather. Drink lots of water. Water fountains will be available throughout Zilker Park. Put lots of sunscreen on and re-apply often. Cooling fans will also be available at Mr. Mister, Sister Mister and Zilker Beach. But, you might want to bring your umbrella as well in case rain makes an appearance suddenly.

2. Transportation to and from Zilker Park is limited. There will be no parking available around the festival grounds. These are your options:

Free Shuttle - Runs from Republic Square (4th and Guadalupe) to the Barton Springs exit from 10am-11pm every day of the festival.
Bicycle - Ride your bike and lock it up at the free racks near either festival entrance. Bring your own lock.
Scooter - The Barton Springs Pool parking lot is available for scooter parking right off Robert E Lee.
Hoof it - Pedestrians are allowed to be picked up/dropped off at the north end of the Mopac footbridge (on Stephen F Austin Dr). It's just a short walk to the Lady Bird Lake festival entrance from there.
Taxi - Taxis are allowed to pick up/drop off on William Barton, just south of Barton Springs. Share a ride with a friend.

3. Recycle and win. Several eco-friendly activities will be taking place before and during the ACL Festival. Participation is not only fun but can reap awards, like a collectible ACL t-shirt or a chance to win a 2010 Honda Insight Hybrid.

4. Attend an autograph session. For more info on who is signing and when, please visit the ACL website.

5. Check out the ACL Festival's FAQ section to see what you are allowed to bring and what should be left at home.

For more information on what's happening at the festival and when, please visit the Austin City Limits website. To find out how you can make Austin your home, please contact me. I'm always happy to help.

Only 30 Days Left for Tax Credit in Austin

Shay Hargus (RE/MAX Austin Skyline) — Fri, 11 Sep 2009 18:48:58 -0500

Austin buyers have approximately 30 days left to take advantage of the one time $8,000 First-Time Home Buyers Tax Credit. For buyers who will be applying for a loan to puchase a home, the window of opportunity is closing fast. While the tax credit does not officially end until November 30, this leaves only about 30 days to locate a home, open escrow and get loan approval. If there is any delay, you not be able to claim the tax credit.

Your escrow must close by the end of the business day on November 30!

Anyone who has not owned a home within the past three years may qualify for the tax credit, depending on their income. The income limit for those filing single is $75,000. The income limit for those filing jointly is $150,000. There is a phase-out program for those exceeding the limit. Before counting yourself out, be sure to talk with your tax professional. After adjustments, you could still qualify for a partial tax credit.

The attractive $8,000 First-Time Home Buyers tax credit is not an automatic $8000 tax credit. The limit is $8,000. The actual tax credit you will receive will be 10% of the sales price of the home you purchase.

A tax credit is free money! This is not a tax deduction, but an actual dollar for dollar reduction in the taxes you will owe for 2009. In some cases, the tax credit can be applied to your 2008 taxes.

The tax credit applies only if the home you purchase is your principal residence. The tax credit does not have to be repaid, ever, as long as you live in the property for the first three consecutive years.

It is not often the government is willing to give you money. Don't let the opportunity pass you by. There is no extention available! Contact me now to help get you into a home before the tax credit expires.

Shay Hargus, Realtor®/Broker for all your Austin real estate needs

Austin Home Sales Are Up

Shay Hargus (RE/MAX Austin Skyline) — Fri, 14 Aug 2009 15:59:53 -0500

Austin home sales continue their upward trend. The number of homes sold has increased steadily each month since the beginning of the year. We are still below the numbers sold in 2008, but, like the rest of the nation, the Austin real estate market seems to be on the rebound.

The Austin market has been sluggish. However, home prices have held fairly steady. Compared to June of 2008, the median sales price of $199,000 remains the median price in June 2009. Competitively priced homes are still selling in less than 90 days, with many selling within 30 days of entering the market.

Now is an excellent time for buyers to enter the market:

* Interest rates are great

Currently, the interest rate is 5.22%, which is decreased from the interest rates I reported in my June 5th blog. Interest rates rose to a high of 6% in June before they began to go back down. How long will the lower interest rates last? It seems no one really knows for sure. Just be aware that interest rates can rise at any time and quickly, as they did in the month of June.

* Home values remain strong

Austin home values have remained farily stable throughout the national real estate crisis.

* Home inventory remains high

Currently, the Austin area has a large supply of homes on the market, giving buyers a wide selection of homes to chose from in their particular price range. In addition, a large supply of homes keeps Austin home prices competitive and gives the buyer a slight edge when negotiating an offer.

* First-Time Buyers Tax Credit

Anyone who has not owned a home in the past three years is elibigle for a Federal $8,000 Tax Credit. The time to take advantage of the tax credit is quickly running out. The purchased Austin property must close escrow on or before November 30. If you wait too long or the escrow does not close before the deadline, you will lose the tax credit. The tax credit is free money. If you remain in the home for over three years, you do not have to repay it. If you do not need the entire amount of the tax credit, the remainder will be issued

* Austin First-Time Buyers Down Payment Assistance

The City of Austin offers first-time home buyers a zero interest loan up to $10,000 when you live in the home for 10 years. There is also a program which will assist first-time buyers with an interest-free loan up to $40,000 when you live in the home for 30 years.

Shay Hargus, your Austin real estate specialist

Austin Symphony Orchestra Concert and Fireworks Show

Shay Hargus (RE/MAX Austin Skyline) — Sat, 04 Jul 2009 12:30:10 -0500

Happy Fourth of July, everyone! A s you know, it has been another dry year and the danger of fire is ever present. Instead of doing the backyard fireworks at home, I would like to suggest that you attend one of the biggest fireworks shows in the state of Texas. Over 100,000 people are expected at the 33rd Annual Austin Symphony Orchestra Concert and Fireworks Show at Auditorium Shores today. The orchestra will begin their performance at 8:30 pm. The fireworks show will begin about 9:30 pm. Along with the sparkling fireworks, you will hear the boom of live canons.

If you are planning to drive to the event, then it is best to park north of Lady Bird Lake. For parking information, tips and maps, visit the Austin Symphony website. You can make your Fourth of July green by riding your bike or taking the CapMetro or riding the Dillo. Be safe and have fun!

Watch video of last year's Concert and Fireworks here

Shay Hargus, your Austin real estate expert!

Attention Austin Homeowners and Buyers - Interest Rates On The Rise

Shay Hargus (RE/MAX Austin Skyline) — Fri, 05 Jun 2009 15:04:21 -0500

All good things good to an end it seems. And the low-low 4% interest rates have ended. According to the experts, there is little hope that they will return.

For the past three months interest rates have remained under the 5% mark. Just a few short weeks ago, homeowners seeking a refinance, and buyers could get a mortgage loan with an interest rate around the 4.75% mark. Last week the national average was 4.91%. This week interest rates have shot up to 5.39% (as reported by Freddie Mac)! This is the highest interest increase in six months.

According to Yahoo Real Estate today's rate is 5.396%. However, according to ReatyTimes.com the average rate is 4.91%. Either way, today's rates indicate interest rates for home mortgages are on the rise.

Austin homeowners, it is important that you understand how higher interest rates effect you. There are some negatives and a very great positive reaction when interest rates go up.

Negative Reactions:

When interest rates rise, even slightly, less buyers qualify
When interest rates rise, buyers do not buy because of higher mortgage payments, which make renting more affordable
When interest rates rise, a home refinance is less likely to be beneficial

Positive Reaction:

When interest rates rise, home purchase activity goes up because buyers want to buy before the rates increase further

Austin home buyers, it is important that you understand how higher interest rates effect you

A higher interest rate results in a higher mortgage payment
A higher interest rate results in less buying power
A higher interest rate can keep you from qualifying for a mortgage loan

A higher interest rate costs you ten of thousands of dollars (in interest paid) over a long period of time (30-year mortgage).

Austin home buyers, if you are considering purchasing a home in 2009, get off the fence. There are great reasons to buy now, including the one time (and for this year only), tax credit. By the way, there have been changes to the tax credit which will allow you to use it as a down payment or to pay closing costs when using FHA financing. I will be posting a blog on the benefits of how buying now can save you a lot of money.

Austin homeowner, if you are considering refinancing your home loan, get off the fence. The higher the interest rate the less sense it makes to refinance. I will be posting a blog on the benefits of refinancing in a future blog.

Attention Austin homeowners. I will be posting a blog on the benefits of refinancing. It may not be too late!

Attention Austin buyers, I will be posting a blog on the benefits of how buying now can save you a lot of money.

Shay

Austin's Old Pecan Street Festival

Shay Hargus (RE/MAX Austin Skyline) — Fri, 01 May 2009 16:15:22 -0500

WOW! It's May already and time, once again, for the Old Pecan Street Festival on 6th Street. Artisans from all over the nation will be at the festival displaying their arts and crafts. In addition to the displays, there will be art classes where you can bring out the artisan in you.

Children (6 to 12) can also explore their talents at the Kids' Art Tent. Activities will be led by Austinite artist Lindsey Bailey. Lindsey will direct the children in creating colorful arts and craft designs which they can take home. The Kids' Art Tent is free to all participants. Capital One is sponsoring the Kids Art Tent as a means to educate Austin's youth and to introduce them to the world of art.

In case your feet may be feeling a little artistic after hearing all the great live music being presented on five stages, you can satisfy their need to express themselves at the free dance classes.

The Old Pecan Street Festival will be honoring the art of filmmaking at the PowerFlicker Short Film Showcase. Texas filmmakers will be presenting a collection of animated, comedy, documentary and narrative films from 3-6 pm on Saturday only as part of the festivities taking place in Austin.

The festival will also be presenting game booths, grilling demonstrations, a petting zoo for kids and a carnival for kids of all ages.

The Old Pecan Street Festival will be very green this year. It is not only honoring and encouraging the arts, but is also honoring and encouraging green living. There is no better way to encourage something than by practical application. A new element to the festival this year will be an Environmental Fair. The Environmental Fair will feature environmentally-friendly artists, educational workshops, organic foods, drinks and locally bottled spring water. Stop by the Transit Makeover booth to receive a free 7-Day bus pass. Transit Makeover will also have their new hybrid bus on display for everyone to check out. Your free bus pass will entitle you to a free drawing for Esther's Follies tickets. To enter the drawing, you will need to stop by one of the information booths.

One negative side to any festival is its debris. But, that will not be the case at the Old Pecan Street Festival. They have made a real effort to keep trash to a minimum with an aggressive recycling program. When looking to dispose of your trash, be sure to look at the signs above the trash containers. The signs will indicate what type of trash should be disposed of in each particular container, so that it may be recycled properly.

By the way, those of you who are not aware of Austin's history: the Old Pecan Street Festival is held on 6th Street because 6th Street was originally Pecan Street in the early days of Austin. The festival was named Old Pecan Street to honor Austin's early days. The Old Pecan Street Festival has been an Austin tradition for over 30 years and entrance to the festival is still free.

Old Pecan Street Festival Details

Festival Map

Shay Hargus, Your Austin Real Estate Expert

Austin's Habitat for Wildlife is Official

Shay Hargus (RE/MAX Austin Skyline) — Fri, 03 Apr 2009 13:05:24 -0500

In January, I wrote a blog letting you know about Austin's Habitat for Wildlife program. Today, I want to tell you that the goal of that plan has been accomplished. The City of Austin has officially been named by the National Wildlife Federation as a community wildlife habitat. On March 12th, the City of Austin was awarded its Community Wildlife Habitat certification. The certification grants Austin the honor of being the largest metropolitan city in the nation and the first city in Texas to be certified by the National Wildlife Federation. The honor was received due to the participation of over 900 homes, 15 businesses, 14 parks, 25 schools and four churches that created habitats for Austin's wildlife

Austin has accomplished its goal to be certified as a Community Wildlife Habitat, but not its goal to create even more wildlife spaces within the city. You can still participate in Austin's Wildlife Habitat program. A wildlife space can be something as simple as a birdbath. You will be surprised at the rewards you will receive when giving little creatures a little space. In addition, you can receive your very own wildlife certification.

Congratulations, Austin! And a BIG high-five to all participants who have made Austin a Community Wildlife Habitat.

Shay Hargus, Austin Avenue Real Estate Company

P.S. Make your home stand out with an official Certified Wildlife Habitat sign in your yard.

Austin's SXSW Festival Swings Into Gear

Shay Hargus (RE/MAX Austin Skyline) — Fri, 13 Mar 2009 15:43:16 -0500

The South By Southwest 2009 Festival, more commonly known as SXSW, begins today in Austin, TX. This is one of Austin's biggest events of the year. Austin is known as the Live Music Capital of the world and there will be more music than usual until March 22nd, when the festival ends. Austin's Film and Music Festival Art will be presenting nearly 2,000 musical acts of all genres. A great opportunity to hear new "up and coming bands and musicians". SXSW also explores the art of independent filmmaking and interactive media.

SXSW began as a small musical festival 23 years ago. It is now one of the largest media events in the nation. The Austin Art and Music Festival (SXSW) offers discussions on the newest trends and showcases all of the best of independent films and music talent. It is not too late to register for this awesome event. Registration is being offered online until Monday (March 16th). Wear your comfy shoes because the events take place in various locations in downtown Austin.

SXSW will also be celebrated throughout the city with great music at local bars and restaurants. SXSW is an exciting and fun-filled time in Austin. The energy created by the event is indescribable, so be sure to get out there and ENJOY!

Shay Hargus, Austin Real Estate

For all the SXSW details: http://www.sxsw.com/home.

Austin's Clean Water is Honored Again!

Shay Hargus (RE/MAX Austin Skyline) — Fri, 06 Mar 2009 12:54:36 -0600

Last May (2008), I wrote a blog about Austin's great water. At that time, Austin ranked #2 by Forbes.com for the nation's cleanest water. Austin's Clean Water Program (ACWP) was honored again by a higher power, the Environmental Protection Agency. Austin's Clean Water Program was named one of the best infrastructure programs not only in the United States but also in the entire continent of North America. The International Right of Way Association has declared Austin's Clean Water Program to be one of the best in North America's history.

Austin's $400 million Clean Water Program's infrastructure projects were ranked in the #8 position on the list of the Top Ten of best projects in the last 75 years. Austin invested an approximate $15 million dollars to create over 100 projects to protect and improve Austin's water.

So, Austinites, let's all make a toast to the great City of Austin and its Clean Water Program with a tall drink of water straight from the tap. Water, another great reason to live in Austin, Texas! Read the story:

Hey, Dan, the water is here in Austin - May 4, 2008

Have A Sixth Grader In Austin Who Wants To Go To College?

Shay Hargus (RE/MAX Austin Skyline) — Fri, 20 Feb 2009 13:17:10 -0600

Austin sixth graders who would like to go to college should check out the opportunity provided by Breakthrough Austin. Breakthrough Austin is offering families a free program to which provides high-potential students a pathway to attain their college aspirations. The Breakthrough Austin program is limited to those who qualify as a low-income family and whose sixth grader would be the first-generation to graduate college in their family.

Students and their families must be willing to make a six year commitment to the program. Breakthrough Austin provides college counseling, tutoring and special summer classes at the University of Texas. Students will also participate in several activities during the normal school year. Breakthrough Austin currently has 240 students enrolled in the program and they are looking for the next 45 students. Applications must be submitted no later than March 1, 2009.

For information on how to apply or to make a donation, you can visit the Breakthrough website at: http://www.breakthroughaustin.org/students/how_to_apply.html or call the Breakthrough Austin offices at 692-9444, ext. 21. You may also apply in person at 1605A E. Seventh Street.

Shay

Austin's Green Golf Courses

Shay Hargus (RE/MAX Austin Skyline) — Fri, 06 Feb 2009 13:10:21 -0600

Golf courses are known for their beautifully manicured green lawns and pristine landscaping. Some golfers would have it no other way. However, there is a new wave of golf courses emerging as not only excellent courses but as environmentally friendly as well. The Hills Country Club of Lakeway in Austin is just one of 13 golf courses in the State of Texas to earn Audubon International certification as cooperative sanctuaries. The Barton Creek Country Club located in Travis County also holds certifications by Audubon International.

From its inception, Barton Creek Country Club made water quality a priority. The course was designed and constructed to prevent runoff from the course into the Edwards Aquifer. The Tierra Verde course implements the uses of natural fertilizers such as corn gluten and poultry manure. Courses which receive Audubon International certification must meet criteria for protecting water quality to the surrounding area, water conservation, minimizing chemical fertilizers, providing wildlife sanctuaries and promote environmental education.

Austin is a city which believes in and promotes sustainable living and its golf courses are no exception. Three of Austin's golf courses, maintained by the Parks and Recreation Department, have joined the Audubon International Sanctuary Program. The participating public golf courses are the Jimmy Clay Course, Koy Kizer and Morris Williams. Three of Austin's private country clubs: the Austin Country Club, the Blacones Country Club and the Onion Creek Country Club have also joined the sanctuary program.

Water consumption is a large environmental factor when maintaining golf course landscaping. In response to this environmental concern, Austin golf courses are changing their watering habits. Many courses are now using reclaimed wastewater as opposed to potable water. Hancock is the only golf courses maintained by the city which, as yet, has not been switched over to using reclaimed wastewater. That course is scheduled to switch to treated wastewater next year.

Austin Wins The Platinum and The Gold

Shay Hargus (RE/MAX Austin Skyline) — Mon, 19 Jan 2009 19:54:40 -0600

As I have mentioned in previous blogs, Austin is a city with a green living vision. I am proud to announce that both the Dell Children's' Medical Center and The Advanced Micro Devices (AMD) Lone Star Austin campus have been awarded high honors by the U.S. Green Building Council's Leadership in Environmental Energy and Design (LEED) rating system.

Dell Chrildren's Medical Center was awarded the highly coveted platinum rating. The platinum rating is the highest award to be granted by the LEED rating system. The AMD - Lone Star campus located in Austin was awarded a gold rating, the second highest.

The platinum ratings make the Dell Children's Medical Center the greenest hospital in the world and the first hospital to be recognized for its design and implementation of green living standards. The gold award received by AMD - Lone Star Austin campus is makes it one of the greenest corporate centers in the world.

The LEED Green Building Rating System is the national and worldwide benchmark for environmentally friendly building standards which include design, construction and operation. LEED rates buildings on the materials which improve energy efficiency.

The Dell Children's Medical Center and the AMD - Lone Star Austin campus display not only their own commitment to sustainable living but to Austin 's vision of becoming a sustainable city.

Shay

Vitural Tour - Dell Children's Medical Center

Austin's Habitat for Wildlife

Shay Hargus (RE/MAX Austin Skyline) — Fri, 02 Jan 2009 14:34:30 -0600

The City of Austin has established a program in which homes in the city can be habitats for Austin 's wildlife.

There are no tax benefits or discounts to be had. As a matter of fact, there is a $15 application fee to be certified as a wildlife habitat but the benefits to your quality of life are priceless.

The City of Austin would like to be named by the National Wildlife Federation as a community wildlife habitat. There are already 900 homes that are participating in the program and have already been certified by the City of Austin as wildlife habitats. Schools and businesses are also eligible to become certified wildlife habitats.

A certifiable habitat must provide water and food supply as well as shelter for the little critters. In addition, you must follow sustainable garden principles. Sustainable gardening includes such things as water-wise plants, mulching and composting.

You do not have to own acreage or have a large yard to become a habitat for wildlife; almost any yard space will do. Most backyards already have the features required to become a certified wildlife habitat. Water saving plants, flowers, plants with berries, trees, bushes and even bird baths found in many yards can be the start of your own wildlife habitat.

A watering source can be a bird bath, a fountain, a pond or a small hole with rocks which fill-up with rainwater. Living spaces for wildlife can be shrubs, bird houses or a small brush pile (a great home for little foxes). Berry and pollen producing plants can be food sources.

Not only do you make a home for Austin 's little critters, you will also reduce your carbon footprint and contribute to Austin 's green living lifestyle. Maintaining a habitat is probably easier than a formal yard. They require less watering, mowing, pesticides and upkeep while bringing nature into your everyday life.

Rome wasn't built in a day and your habitat doesn't need to be either. By adding water-wise plants, a diversity of shrubs, bushes, flowers or trees, just one plant-at-a-time, will improve the quality of your yard.

Habitats allow you a simple way to return to simpler times in a busy and complicated world. You can enjoy the chirps of sparrows, view the glory of the cardinal, watch a owl teach her young to fly, hear the croak of a toad or see little creatures scurry all in your own little corner of the world.

EPA GreenScaping

Play and Observe Outside

Green Hour

Still Looking For The Perfect Christmas Tree in Austin?

Shay Hargus (RE/MAX Austin Skyline) — Fri, 19 Dec 2008 15:14:02 -0600

There are lots of "tree lots" in Austin where you can purchase beautiful Christmas trees but, for a real treat, you may want to visit one of the Christmas tree farms just outside the city limits.

ELGIN CHRISTMAS TREE FARM and Gift Shop: Elgin Farms is also going green and offering tree recycling; be sure to check out their website for details. Elgin Farms is located at 120 Nature's Way, off Roy Davis Rd., Elgin, TX. The Elgin Farm is open until December 22nd from 10 am - 5 pm. On Sunday they will be open from noon to 5:30 pm.

Even if you have already bought your Christmas tree, a visit to these farms will be sure to add to your holiday memories.

EVERGREEN FARMS CHRISTMAS TREES and Gift Shop: The farm also features a nature trail, farm animals and games such as bean bag toss and horseshoes. A visit to the farm could prove to be a fun and stress-free family day with roasting (free) marshmallows over the campfire while drinking hot cider or coffee. There is a nature trail, farm animals, games and pine cone painting for family fun. Evergreen Farms is located at 242 Monkey Road, Elgin, Texas. The farm will be open through Christmas Eve but will close at 3 pm on that day. Evergreen Farms also offer all the tools necessary for tree cutting.

LOMA ALTA CHRISTMAS TREE FARM is another great place for a family visit and finding that perfect tree. Loma Alta Farms offer fun-filled day rides and you can feed the ducks and geese by the pond. The farm also allows you to walk the trails and cut your own holly or gather pine cones. By the way, it is a great place to take pictures with family and friends. The Loma Alta Christmas Tree Farm is located at 214 Loma Alta Drive, Smithville, Texas, 78957. Loma Alta will only be open for a few more days. So, if you don't go this weekend, be sure to call them before making a trip to the farm. The phone number is (512) 360-2005. You can also email them at lomaalta@flash.net.

I hope that all of you have a perfectly wonderful and blessed Christmas with your family and friends. After all, that is really what Christmas is about: a time of sharing with your family and friends.

Here is a little Christmas gift from me to you.

Hope you enjoy: Christmas Greetings.

(I love this one. I posted it last year and wanted to share it again).

Happy Holiday Happenings In Austin

Shay Hargus (RE/MAX Austin Skyline) — Fri, 05 Dec 2008 14:45:48 -0600

Austin is a happy place any time of year but the holidays are really special here. Below you will find some Happy Holiday happenings to brighten up your days:

Congress Avenue: The Holiday lights will be all ablaze along Congress Avenue on Saturday (December 6). The City of Austin is going green this year. All the lights on Congress Avenue are new eco-friendly LED lights. The new LED lights use about 85% less energy than the old incandescent lights of the past. The new lights have the added benefit of being able to glow in several colors with blinking and fading features. So that everyone can enjoy the lights special features without any obstruction, there will be no garland this year.

The Zilker Tree Lighting: The Zilker Holiday Tree Lighting Ceremony will be held at Zilker Park on Saturday (December 6) at 6 p.m. hosted by the Austin Energy and the Austin Parks and Recreation Department. The Zilker Tree stands 155 feet tall and is topped by an 10 foot star. It is quite a sight to behold. Be sure to look for the Blue Santa tent. Blue Santa will be there to visit with children and to accept donations of unwrapped toys for Austin 's needy children 12 years and under.

Candlelight Christmas Tours: (December 5 - 13) will be held at the Pioneer Farm. Here you can truly enjoy an old-fashioned (19th century style) Christmas. There will be entertainment, games, crafts and much more. You can hear stories around the fire at the German Immigrant's cabin, string popcorn at the kitchen table and sing Christmas carols in the Homestead Parlor. On December 13^th, only you can experience an 1860's Christmas at the Commercial Cotton Farm. Special entertainment is scheduled on Saturday and Sunday evenings for the next three weekends.

Make You Own Holiday Ornaments at the Wells Branch Community Library on Sunday (1 p.m.). There is a fee of $11 and all children under 8 must have an adult with them. This is a great way to spend some quality family time as well as create some very special memories.

Hop n Shop: (December 11, 11:30 a.m. to 1:30 p.m.) You will be able to board (not ride) a Capital Metro light rail train car at the "Hop 'n Shop" being held at the Brush Square . A 'Dillo will be decked in Christmas garb and lights. This event will feature music and merchant booths to promote the Austin downtown area as a shopping alternative and to remind everyone of the changes to the Dill routes and schedules. It's also a great way to promote the new train service, Capital Metro, arriving soon.

Armadillo Christmas Bazaar: (December 12 - 24) An Austin favorite is the Armadillo Christmas Bazaar. It is a great place to find a unique gift or a piece of fine art for those on your shopping list. The bazaar also features live entertainment. The Armadillo Bazaar is held at the Austin Convention Center opening each day from 11 a.m. to 11 p.m.

Trail of Lights: (December 14 - 23). The Austin 's famous Trail of Lights is recognized as one of the top ten holiday light displays in the nation. The trail features 41 lighted scenes. The display route is 1.25 miles long. As you walk along the trail, you can enjoy hot chocolate and yule log fires in two different locations. There will be a holiday train for those who prefer to ride the trail. The Trail of Lights also offers a wide variety of entertainment on two different stages. Train rides, food booths, entertainment and fabulous lights all in one place nightly from 7 - 10 p.m.

No holiday season would be complete without a performance of the Nutcracker, Texas ' longest running production now in its 46th year. Ballet Austin will be performing in the new Performing Arts Center December 6 - 23. Each performance will feature a very special Mother Ginger who will be played by a different local celebrity.

Rockin' Christmas Party is another Austin tradition and will be performed once again at the Zackary Scott Theatre . The Zachary Scott Theatre offers several holiday shows including the popular Holiday Heroes for children 7 years of age and younger.

The Biscuit Brother's will be performing a special holiday show at Pioneer Farms' Sprinkle Corner on Friday, December 19th. The Biscuit Brothers film their Emmy Award winning TV series for PBS at Pioneer Farms. In addition to the performance, there will be cookies, hot chocolate and hayrides.

The traditional favorites "A Wonderful Life" and "White Christmas" will be shown on the big screen at the Paramount Theatre on Sunday, December 7 and 12. The Paramount will be hosting several other holiday performances as well.

Well, if your holiday calendar was not already full, it should be now. Have fun everyone and don't forget to spin! Spinning under the Zilker tree while looking up at the lights is a unique Austin tradition.

Shay

Internet Access Influences Home Buying Decisions

Shay Hargus (RE/MAX Austin Skyline) — Fri, 21 Nov 2008 14:33:53 -0600

The Internet has greatly impacted the real estate arena. The Internet is now influencing home buyers in a new way - Internet access.

Location has always been a key factor for those considering purchasing a home. Now, a new element has been added to the "location" mix. The availability of broadband access can be a factor influencing prospective home buyers decision when considering where to buy.

Buyers want, at the very least, broadband access and some are even demanding that their area of choice offers fiber optic Internet access. Landlords are also finding that renters will choose the apartment offering broadband Internet access over one that does not.

Sellers, don't be surprised if a "buyer" asks you if you have broadband access and/or what Internet service providers are in your area.

The increasing popularity of social networks, music and video downloads have made the speed in which the user can access the Internet a vital concern for many. The fact that people are using the Internet for their business and can work from home is also an influencing factor.

Mobile phones are no longer just phones. They are cameras and mini laptops which not only have Internet access, but very fast download times as well. People who have instant access to the world at large are not going to come home to a home that does not offer the same speed as the phone in their pocket.

Home buyers and sellers will see this growing national trend impact the Austin real estate market as well.

Vote! Your Vote Counts

Shay Hargus (RE/MAX Austin Skyline) — Sun, 19 Oct 2008 00:56:28 -0500

Voting in this election may prove to be one of the most vital ballots you will ever cast. No matter where you stand on the issues and the candidates Your Vote is powerful.

Early voting will begin on Monday in Travis County . An early vote may be cast between Monday, October 20 and Friday, October 31, 2008.

Early voting allows you to vote conveniently at a time that works best for your schedule. If any of the times and locations do not match your schedule, then be sure to clear your calendar and vote on November 4th!

Your vote counts not only in this very important presidential election, but also in matters affecting our state, county and local matters.

Most polling locations will be equipped with electronic voting machines. Personally, I think the new machines make voting easy. When casting a vote electronically, you may change your vote. However, this must be done before you select the "CAST BALLOT" button.

If you have any question about electronic voting, call the Travis County Clerk's Elections Division at 512-854-4996.

Voting Locations:
Early Voting Locations
Early Voting Mobile Locations
Tuesday, November 4 Voting Locations:
Election day polling places.

Quotes to Remember:
Lyndon B. Johnson:
"The vote is the most powerful instrument ever devised by man for breaking down injustice and destroying the terrible walls which imprison men because they are different from other men."

John Quincy Adams:
"Always vote for principle, though you may vote alone, and you may cherish the sweetest reflection that your vote is never lost."

Step Back In Time

Shay Hargus (RE/MAX Austin Skyline) — Sat, 06 Sep 2008 01:08:43 -0500

In Austin you can two-step, step to the beat of a different drummer or step back in time.

A visit to Pioneer Farms will allow you to step back in time and view the pioneer lifestyle of Central Texas . This outdoor museum depicts three diverse lifestyles' of the 1880's. Featured are a Homestead Farm, a Tenant Farm and a Commercial Cotton Farm.

Pioneer Farms presents various aspects of pioneer living to be featured each weekend of the month. The month of September will be highlighting cotton clothing from Field to Fabric, Artisans, and Life on the Praire. On October 11^th,there will be a special Halloween presentation: A Lewis Carroll Halloween.

Pioneer Farms, a registered landmark, is located near the famous old Chisholm Trail and was once the real 2,000 acre working ranch and home of the Jourdan family.

If you would like to make stepping back in time, up close and personal, you may participate in any one of several classes and workshops held here. You can make the traditions and workmanship of the past yours for a lifetime. Classes include such crafts as spinning, weaving and rope making. You can learn skills such as blacksmithing, wood-turning and Dutch oven cooking to name a few.

Step back in time and appreciate what it took for the pioneering families of Austin to make the Lone Star State one of the greatest states in our nation.

Austin, Texas or USA – Tax Alert!

Shay Hargus (RE/MAX Austin Skyline) — Fri, 15 Aug 2008 18:37:50 -0500

Tax Alert: the recently passed Housing and Economic Recovery Act contains a tax pitfall for investors and possibly move-up buyers.

For investors, move-up buyers and property owners whose property has increased in value this legislature may not be an economic stimulus or economic recovery for you. The legislation may increase your taxes,so be very aware and plan around it.

Changes affect:

Tax-Free Exchanges - 1031 Exchange
Capital Gains calculations
Converting property to or from personal use to second home or investment property
Investors
Move-Up Buyers
Buyers
Sellers

Investors: Certain "1031" exchanges will be affected. Please consult with an attorney, a professional tax consultant or financial planner. Complete your transaction before December 31. 2008.

Move-Up Buyers: If you are a move-up buyer and your personal residence has been used as a second home or rental property you will be affected. Time is short to avoid falling under the new capital gains tax law>Complete your transaction before December 31, 2008.

Buyers: You do not know what the future holds. If you should suffer a temporary reverse in finances and needed to rent your home to get through the difficulty the new capital gains structure could affect you. The same is true if you should get a job transfer and converted your home into a second home or rental. It is wise to consult a financial planner or tax professional if these or other circumstances would occur.

Sellers: If your personal residence has been used as a second home or has been used as a rental the change in how capital gains are calculated will affect you. You will pay capital gains taxes on a ratio basis: how many years as a personal residence vs. second home/rental.

Under the old tax structure, savvy real estate professionals (and homeowners) were able to take advantage of the guidelines to help existing home owners move-up, relocate, turn their home into an investment or convert an investment property to a personal residence. How that is done and the taxes that will be paid have changed.

The new tax structure will take effect on January 1, 2009. Please consult a skilled tax accountant. If you plan correctly you may be able to save thousands of dollars in taxes! Investor, buyer, and seller this new tax structure can affect you

If you are considering a move which will involve converting your property to or from a personal residence to a second home or rental please be sure you work with a Realtor® who is "investor" savvy and is current with the recent tax changes.

Finances are always very personal and, like homes, no two situations are exactly alike. I am not a tax attorney, tax consultant or a financial advisor. However, I do know real estate and I do know that the capital gains tax is an important issue for investors, buyers and sellers.

Investor Report: Hidden Tax Pitfall

The Housing and Economic Recovery Act

Housing and Economic Recovery Act of 2008 REvealed

Let's All Scream: Ice Cream

Shay Hargus (RE/MAX Austin Skyline) — Fri, 08 Aug 2008 17:03:13 -0500

I scream, You scream, We all scream for ice cream and the dog barks!

There is a new and fun festival here in Austin. I would like to announce the Second Annual Austin Ice Cream Festival which will be held this weekend.

Of course, there will be lots of ice cream, popsicles and doggie ice cream, too. The festival will feature a pet friendly version of our favorite snack that will have your pet howling for more.

The Ice Cream Festival not only benefits "the kid" in all of us, it also benefits several local charities such as the Austin Children's Shelter and Paws.

The Festival will be centered around old fashioned family fun with activities, games, contests and live music (this is Austin, after all). Popsicle Sculptures and Popsicle Stick Races will make the day complete.

Come cool off this Saturday at the Second Annual Austin Ice Cream Festival being held at Waterloo Park from 10am until 7pm. Kids under 12 are free and all kids over 12 can gain admission for a budget-friendly $2 bucks. Support local business and local charitable organizations with your scream for more ice cream.

The event is sponsored by Amplify Credit Union and Whole Foods Market.

The New Housing Bill

Shay Hargus (RE/MAX Austin Skyline) — Fri, 01 Aug 2008 17:36:15 -0500

The new Housing Bill is over 700 pages long and not written for the faint of heart. To determine what tax credits are most advantageous for you, please be sure to obtain counsel from a professional tax consultant or accountant.

There have been some tax credit additions, increases and streamlining to tax programs already in existence. Many of the tax credit incentives are temporary and will end with the year 2009. There are some new tax advantages for those who desire to invest in the residential real estate market but, remember, there are time limits involved.

Real estate investors will see a temporary increase in the tax credit limitations for the low-income housing tax credit program. Limits are set state-by-state and Tax credits have defined time lines.

The Housing Bill has also changed the way Capital Gains are calculated and how the tax credit is applied. If you are a move-up buyer, be sure to check with a professional as to how this change would affect you.

The Housing Bill offers tax credits to first time home-buyers, defined as anyone that has not owned a home in the past three years. The tax credit is a loan of sorts since it must be paid back over the next 15 years but it is an interest free. Repayment begins in 2010 in $500 increments. These payments are in the form of a "recapture tax credit".

The tax credit for first time home-buyers is not a flat credit of $7,500 for all buyers during the qualifying period. It is 10% of the home's purchase price with a cap of $7,500.

The tax credit was designed to stimulate home sales and to aid first time home buyers. However, it is a tax credit to be taken when you file taxes after the purchase of a home. The home must be purchased after April 9, 2008 and before June 30, 2009. At this time, there is no up front money to help you purchase a home.

It is important for first time buyers, move-up buyers and investors to understand all the advantages of the new Housing Bill. The leaders of the nation designed the bill to stimulate the housing market. There are advantages to tax credits. However, finances are like real estate; very personal and no two circumstances (homes) are exactly alike. Be sure to consult a professional in the field of accounting and/or taxes.

Be Part Of The Economic Solution

Shay Hargus (RE/MAX Austin Skyline) — Sat, 26 Jul 2008 15:07:01 -0500

The latest economic reports this week were not very encouraging but I want to remind you that this is Austin, Texas.

Texas has the strongest economy in the United States with all the major metro areas reporting job growth and lower unemployment rates. Dallas-Fort Worth, Houston, Austin and San Antonio (in that order) were named in the top 10 cities to resist a recession a few months ago by Forbes.com. Since that time, the economic reports for these metro areas has remained stable or imporved. Dallas alone has experienced the highest job growth of any city in the nation.

The Austin real estate market experiened a slower market in 2007 and the beginning of 2008 over the blockbuster year of 2006. However, home values did not decrease. Austin, Texas home values have remained stable or increased. Home sales began rebounding in April 2008, although it is still a buyer's market with a large inventory of homes.

There is so much positive news (nationwide) that is not widely reported and there is an upside to every downside report, especially here in Texas . Ninety percent of the members of the National Association of Business Economics are reporting that there will not be a recession and the economy will experience growth, albeit a slow growth. "Corporate America" may not be making the same profits as last year, but corporations reported profits in excess of 1.5 trillion dollars in the last quarter.

Do not let the media or the fear of "things to come" rob you of the opportunity to own your own home. Austin home prices are still affordable and mortgage interest rates are still lower than last year's rates.

If you do not have perfect credit or a 20% down payment, there is still a loan option for you - FHA. FHA offers fixed interest rates (some of the lowest on the mortgage market). FHA also offers flexible guidelines with regard to credit. FHA has recently increased their loan limits (expires 12/31/2008 ) which could increase your purchasing ability. FHA also offers home loans with only 3% down required; part of these funds can be in the form of a gift from a family member, a down payment assistance program or the seller.

Get a step ahead of the inevitable inflation that will come into play in the years ahead. Now is the time to determine what your housing budget will be for the next 15-30 years. When you choose a fixed mortgage rate, your house payment will not change. Inflation has not yet affected the real estate market. Once your home is paid off (a 30 year loan can be paid off in as little as 15 years without a major blow to the budget), you will be living rent free in a home that has more than doubled in value.

According to the experts, as the U.S. housing market improves, so will consumer confidence and the weakening dollar. Be part of the national economy recovery; become a homeowner. One of the best markets to invest in is the Austin real estate market.

Is The Housing Market About To Change?

Shay Hargus (RE/MAX Austin Skyline) — Sat, 12 Jul 2008 02:39:52 -0500

The Austin real market has remained strong with prices increasing while many metro areas in the country experienced a downturn.

The Austin economy has remained strong and gotten stronger while many metro areas are experiencing a downturn in job growth and stability.

Texas was recently named the best place to do business in the nation by CNBC. According to the Real Estate Center at Texas A&M University the Texas economy will remain strong in all of the Texas major metro areas until 2030.

Austin was named #3 in the list of recession proof cities published by Forbes.com (Austin Stands Strong).

All of these factors make for good reasons to invest now in the "American Dream", homeownership.

Now there is a new factor in the real estate market which makes buying a home in Austin a wise choice, the rising price of fuel.

Location has always been a real estate mantra and with the effect that the high gas prices are having on people's budget, location may become even more important.

The suburbs may become passé and city living the next big thing. Real estate agents are already getting phone calls from those that want to move back to Austin from the suburbs to avoid the long commutes and high fuel costs.

The money, suburbanites, once saved in mortgage payments by purchasing less expensive homes in the suburbs is now being eaten up by gas prices. Homes in the city are becoming more attractive to suburbanites.

Although, the Feds are predicting that the inflation rate will slow down in the next few months; we will have to wait and see if it slows down enough to avoid an exodus from the suburban areas. Based on today's gas prices an Austin home is probably a wiser investment for the future than one in the outlying areas.

Shay Hargus Offers Pet Advice To Austinites this Fourth of July

Shay Hargus (RE/MAX Austin Skyline) — Fri, 04 Jul 2008 02:04:02 -0500

Humans love a great fireworks show but dogs and cats don't. The very things that bring out the oohs and aah's in us are the same things that cause pets to go into panic mode. It is the instinctive nature of animals to escape from the bright lights and booming sounds overhead.

In the animal's panic all they want to do is escape. Pets have been known to break through fences and cages that had previously kept them safe and contained.

This Fourth of July make sure your pet is wearing an identification tag with your current address and phone number. If your pet is registered with a microchip company ensure that the information on file is correct.

Unless you already know that your pet will not react negatively; taking your pet with you to a fireworks display may not be your wisest choice. The best option is to leave your pet inside your home. Close your blinds and leave the radio or television on. Tuning to music, such as classical, romantic or even soft rock can often have a calming effect on animals. Remember, even if your pet is used to living in the outdoors it is not used to the bright flashes or sounds of fireworks.

Should your pet panic and bolt begin your search of the area immediately! If you are entering someone else's yard be sure to ask permission (you need to keep yourself safe if you are going to find your pet). If you do not find your cat or dog please put up large visible signs (with a photo is best) in the area the animal became lost in and check with the nearest animal shelter. Don't give up! When animals become panicked and lost they may hide from humans for a week or longer.