Look
back at one's thoughts and predictions years ago can be enlightening.
I found my 5th post ever on the internet, California-2009-the-bottom-is-coming.
Though not written in HTML and perhaps not the best written,
it was quite fun to see how accurate I was at the time. My
friends in California were in total disagreement with me on my theory
of the downfall of California.
Where
I was wrong, though not noted
in the post, was I thought a tic in the interest rates would cause the
landslide. I was definitely off on the recovery time period.
We still are not at the point where California was 15 years
ago relative to the rest of the US as far as comparing median pricing;
but, we are finally getting close. i.e. California is finally
getting their pricing where it should be in a normal market; but, of
course, we are not in a normal market.
I
still am worried of a double dip for California if rates
were to increase a point or so in the coming year.
Inventory
in the River North area dropped in October from
last year 6%, making the 9th
month out of the 10 months this year
that inventory dropped from the same month from last year.Though
that is an encouraging trend, overall sales
dipped by the same 6%.Though I am
disappointed to see the sales dip, seeing inventory continue to drop
over such
a long period of time is a very encouraging trend, as when the market
turns, it
will turn much quicker with lower inventory levels.
An encouraging trend
starting to emerge is an
increase in sales in the 1 million dollar plus
market.Though the numbers are not
outstanding, there has been a slight improvement.Why
this is encouraging is that months of
inventory calculated over the last 5 months at $1mm to $1.5mm drops
from 29 on
an annual rate to 17.
As
noted previously 4-7 months of inventory is considered a
normal market.Though that number is
still high, it has gone down each month over the last 5 months. i.e.
a trend.
River
North includes, but is not limited to the following communities:
River
Place
Steiner
Ranch
Westminster
Glen
Glenlake
Estates/River Point
Glenlake/The
Parke
Greenshores
Villa
Montana
Long
Canyon
Shepherd
Mountain
Click
on the link below for a complete detailed report
including neighborhood reports.
Situated on a quiet cul-de-sac in the prestigious River Place community, this immaculate home has much to offer. Talk about a fabulous location, this home has it: Parks, golf, dining, tennis and hiking can all be found within the neighborhood. Merely minutes from boat launches to Lakes Austin and Travis, and only 30 minutes to downtown Austin entertainment districts and the University of Texas.
Concordia University is only a couple of miles down the road! Three renowned Leander Independent School District Schools are all within a mile from the neighborhood entrance (Exemplary rated River Place Elementary, newly opened Four Points Middle School and Vandergrift High School slated to open in August 2010).
Enter thru the front door to an open, inviting layout great for both entertaining and everyday living. The first floor contains an imposing foyer, a study separated from the madness by French doors; a formal dining room and a dramatically windowed family room with built in fireplace and niches. Walk thru the Family room to a kitchen and breakfast nook that also attach to a cozy sitting area with lots more windows.
A utility room, powder room and spacious Master bedroom and bath that feature a jetted tub and a large walk in closet complete the downstairs. The second floor features three good sized bedrooms, two full baths, and a large game room with a huge walk in Texas basement for storage! The yard is lushly landscaped with a charming patio and backs to the desirable Westminster Glen neighborhood. This house is ready to go – you can move in tomorrow!
Go to www.TopKWGroup.com for a virtual tour and podcast of the community.......
Modern elegance describes this custom remodeled one story home in prestigious River Place. Situated on .87 of an acre overlooking the 4th Fairway of River Place Golf Course and the surrounding Cortaña Nature Preserve, this home offers privacy and stunning sunset views while standing on the multi tiered deck with a stone fire pit. Click on Pic for Virtual Tour
Amenities include Tumbled Travertine and Maple Hardwood flooring, extensive recessed lighting, solid handmade Pine Doors with La Forge Pewter hardware, and Multiple Built-Ins.Open floor plan, sunny and bright with numerous cased windows, this home highlights a gourmet kitchen with Granite Countertops and Solid Cherry Cabinetry plus many more distinctive details.
One of a kind, great for entertaining - your striking sunset views are waiting! This home offers it all while being located just minutes from Exemplary Schools as well as Lake Travis and Lake Austin.
For more details including a virtual tour or podcast of River Place go to www.TopKWGroup.com
Features:
4 bedrooms · 3 full baths
3055 sf
Master Suite with walk out onto secluded deck and hot tub
Luxurious spa like Master Bath featuring a Jacuzzi tub and Travertine shower
On Demand Tankless Water Heater
Gourmet Kitchen with Granite Countertops
Stainless Island with sink, Wolf Dual Fuel Range and Bosch Dishwasher
Cherry Cabinetry throughout Kitchen
.87 acre lot
180°panoramic views
Approximately 1000 square feet of IPE decking (Brazilian Ironwood) with custom railing
Custom retractable Solar Shade with wind/sun sensor and remote control
This lovely white Austin limestone home is on the prestigious custom section of Big View Drive with ideal towering south-eastern views from the rear to the neighboring greenbelt and the hill country far off in the horizon.The home is valued to allow one to make customized enhancements that will put this home in par with nearby homes which are several hundred thousand dollars higher in value.See this home as a canvass awaiting your brush stroke to customize details to your particular wants, needs, and tastes.
A secondary bedroom on the main level makes this ideal for either guests or in-laws; or, the secondary room could be converted into an office.The location is phenomenal as it is within walking distance, or a very short drive, to Woodlands Park and Tennis facilities on Lake Austin, River Place’s hiking trail, River Place Country Club, and Sun Tree Park.The secondary access from the nearby back access of River Place to either Hwy 360 or FM2222 is highly desirable.This 3615sf (TCAD) home is ideal for any size family as any of the 5 bedrooms could be converted for other uses, such as secondary office, weight room, or theatre room.
The detached oversized 3-car garage allows for substantial guest parking and gives the home far superior curb appeal than other comparable homes with garages stuck on the front. Privacy is ideal, as the detached garage partitions the backyard of the neighboring house, and the beautiful greenbelt and massive space of undeveloped land is a sight to behold.Ask us about our exemplary elementary school in River Place, and 4-Points Middle School and Vandergrift High School, and the accompanying football stadium by 3M adjacent to River Place.For a virtual slideshow and podcast of this home as well as River Place, visit our user friendly website at www.TopKWGroup.com.
To show that I am one step
ahead of the average agent
during a listing presentation, I have clients get on their
computer and Google their street and/or community; and, then I have them
Google other streets in that community where we have listings or NOT.
I have the clients do the work so they won't think that I am
playing some computer trick. The exciting part is seeing
their eyes open wide when they see my listings pop up on the page.
When posting a listing with proper key words on Active Rain/Localism,
odds are very high that the blog will rank at or near the top of a
Google search the very next day. I am honest with clients and
tell them that it takes alot of effort to gain massive internet
exposure, and that the blog will likely float downward over the coming
weeks and we will have plan B to get them back to the top of the list.
Our podcasts spider to about 50 different sites that allows us to
dominate a search for a particular neighborhood or street for years.
Even though I don't currently have a listing on Inshore in
River Place in Austin, if I Google the street and Austin, our old
listings are still there as I have no control over the spidered podcast
sites. But the key is that our presence remains.
Then I have them Google their street. This is
especially strong when they have had their home listed before as most
of the internet exposures from the previous agent will move to several
pages back or be entirely deleted. What is ideal, is if I
have had a listing on that street in the past couple of years and my
listings are still on the first page. That will be
hard to overcome for the competing agent.
Using Active
Rain and Localism to post
listings allows me to gain very favorable ratings, depending on my key
words. This has come with practice and asking clients what
would they Google if they were interested in moving in this area.
I ask them a few things they would Google and have them
Google it in front of me. Next, I take them to the picture
and video tabs of Google. By naming pictures appropriately,
it is quite easy to gain page dominance and is very impressive with
potential clients.
This
is NOT fluff. This
is reality. People are Googling, to a degree, what your
clients may be Googling; and, when my listing pops up it is not only
impressive to a prospect that I am trying to list a home with, it is
capturing an audience and branding my name and the company name.
i.e. it works!
Blogging and podcasting or videoing a listing are extremely powerful, and
are avenues that separate me from the crowd.
Modern elegance describes this custom remodeled one story home in prestigious River Place.Situated on .87 of an acre overlooking the 4th Fairway of River Place Golf Course and the surrounding Cortaña Nature Preserve, this home offers privacy and stunning sunset views while standing on the multi tiered deck with a stone fire pit. Click on Pic for Virtual Tour
Amenities include Tumbled Travertine and Maple Hardwood flooring, extensive recessed lighting, solid handmade Pine Doors with La Forge Pewter hardware, and Multiple Built-Ins.Open floor plan, sunny and bright with numerous cased windows, this home highlights a gourmet kitchen with Granite Countertops and Solid Cherry Cabinetry plus many more distinctive details.
One of a kind, great for entertaining - your striking sunset views are waiting! This home offers it all while being located just minutes from Exemplary Schools as well as Lake Travis and Lake Austin.
For more details including a virtual tour or podcast of River Place go to www.TopKWGroup.com
Features:
4 bedrooms · 3 full baths
3055 sf
Master Suite with walk out onto secluded deck and hot tub
Luxurious spa like Master Bath featuring a Jacuzzi tub and Travertine shower
On Demand Tankless Water Heater
Gourmet Kitchen with Granite Countertops
Stainless Island with sink, Wolf Dual Fuel Range and Bosch Dishwasher
Cherry Cabinetry throughout Kitchen
.87 acre lot
180°panoramic views
Approximately 1000 square feet of IPE decking (Brazilian Ironwood) with custom railing
Custom retractable Solar Shade with wind/sun sensor and remote control
We all know that tax
assessor's records are so reliable.....HA! I
had a fairly unique situation pop up today that I wanted to
share......as it is quite rare, but if it happens to you, it can be
devastating.
SCENARIO: The
house is 12 years old and currently shows a square footage on the tax
records of 2815 square feet. Buyer 1 bought it with the tax
record showing 3112 square feet; buyers 2, 3 and 4 at 2815 square feet.
So the appraisal comes in yesterday at 2575 square feet,
which, of course, causes the appraisal to come in low. The measurement
has to be wrong, eh?
I
know buyers 2, 3 and 4. I ask each if they have appraisals of
the home. None do. Hmmmmm. Buyer 4 asks
the bank for the appraisal and they refuse. Hmmmm.
So
I get on the tax assessor's website and pull up the home and pull
up the sketch of the home the tax assessor used to measure.
The sketch is is NOT the home that is being sold.
Hmmmmm.
Then
I remember buyer #1. The builder was going to build a spec
home and buyer #1 wanted to change the plan, and the builder agreed and
the new home was built. You can probably guess what drawing
is still on the tax records 12 years later. Yes, the plan
that the builder had originally planned to build.
We all need to remember
the spelling of assume. Ass
U me.
We all pull up tax records to verify information, but how many pull up
the sketch that the assessor used in making the square footage
calculations. Most agents would say "Is there a sketch on
the tax records?". I don't mean to be harsh about saying
that, but it is AssUme d that the square footage over a 12
year span had to have been corrected at some point, right?
Surely one of the 4 appraisals measured the home, right?
Surely the sketch has to be correct, right? That is
what I Ass U Me d.
We
all have had square footage problems with relatively new homes from a
builder's measurement to an assessor's measurement; but what are the
odds that such a scenario would pop up where the floor plan measured is
not the floor plan
of the home. Honestly, not that often; but one time will wake
you up. How long does it take to check the drawing?
One click and about 3-4 seconds to say "yep, that's the same
plan".
You
might want to pull up your own tax records and not only see if they
have the correct plan, but even check the calculations of the
measurements. Odds are pretty fair that there is an error in
the calculations. For my seller, I told them that there is a
tiny bit of good news as you can go back and get rebated on your tax
differential over the past two years. I had one client with
an 800 square foot area error. At 4000sf, not 4800sf at $270/sf at a 2% tax rate, they
got a pretty sizable refund.
God
willing we will make this work by day's end and make it a win win for
all; but I thought it would be a nice lesson to share to all........
This
home is a superbly updated ONE STORY David Weekley
“Sienna” plan for the buyer with extreme
discriminating tastes to include but not limited to luxurious Oklahoma
Carmel Sandstone at the breakfast bar, custom designer paint
throughout, granite tiled countertops and backsplash in kitchen, air
conditioner replaced in 2007, roof replaced in 2006, like new carpet,
enhanced lighting fixtures, and an oversized family room typical of
substantially larger homes. This
home is in model-home condition.
This
lovely home is privately located on a cul-de-sac with a
“pool-sized” backyard rarely found with one story
homes in River Place.The flex space/gameroom is
ideally designed between secondary bedrooms for convenience for family
and/or guests.
You
are a short walking distance to 1 of 2 neighborhood parks, and a short
drive to the private country club and the hiking trail along our
meandering stream with multiple waterfalls as it flows to our
neighborhood pond and into Lake Austin adjacent to Woodlands Park
The
exemplary River Place Elementary is conveniently located within River
Place and Four-Points Middle School and Vandergrift High School and
stadium are adjacent to 3M across from River Place.See the virtual tour and
podcast of this River Place at www.TopKWGroup.com
CLICK on pic FOR PODCAST w/voice overlay UPDATED 1 STORY IN RIVER PLACE! $339,500 5205 Keene Cove Austin, TX 78730 3 Bed, 2 Baths
This home is a superbly updated ONE STORY David Weekley “Sienna” plan for the buyer with extreme discriminating tastes to include but not limited to luxurious Oklahoma Carmel Sandstone at the breakfast bar, custom designer paint throughout, granite tiled countertops and backsplash in kitchen, air conditioner replaced in 2007, roof replaced in 2006, like new carpet, enhanced lighting fixtures, and an oversized family room typical of substantially larger homes. This home is in model-home condition.
This lovely home is privately located on a cul-de-sac with a “pool-sized” backyard rarely found with one story homes in River Place.The flex space/gameroom is ideally designed between secondary bedrooms for convenience for family and/or guests.
You are a short walking distance to 1 of 2 neighborhood parks, and a short drive to the private country club and the hiking trail along our meandering stream with multiple waterfalls as it flows to our neighborhood pond and into Lake Austin adjacent to Woodlands Park
The exemplary River Place Elementary is conveniently located within River Place and Four-Points Middle School and Vandergrift High School and stadium are adjacent to 3M across from River Place.See the virtual tour and podcast of this River Place at www.TopKWGroup.com
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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