2629 Bolton St. Austin, TX 75748 ~ Beautiful home in Bauerle Ranch


Bauerle Ranch has become one of South Austins’ sought after neighborhoods with it’s community amenities and convenient location off Slaughter LN.  

Built by DR Horton, this 2 story floor plan sports numerous recent updates from the current owners and a sensible layout.  Upon entry you are welcomed by a grand foyer with soaring ceilings and a winding staircase that leads to the second level game room retreat and all three bedrooms.  Buyers will enjoy the easy to care for hard surfaces throughout the first level.  Eye catching handscraped laminate floors carry through the formal dining, hallways and main living.


 A wall of windows lines the main living area anchored by a stone fireplace. A great feature that brings natural light, and a warm abiance to the room.  Enjoy the formal dining space that is perfect for holiday meals a larger family gatherings.

In the kitchen you’ll find an updated center island with granite counters, brick pattern travertine backsplace with undermount sink.  The owners added a small bartop lip on the center island if you want to pull up a barstool or two.  Attached is a charming breakfast nook that looks into the covered rear patio.  Don’t miss the pantry space, and take note the family chef will have a gas range to cook over.   

Upstairs the game room provides a perfect retreat for the kiddos.  French doors open into the master suite.  Buyers will appreciate the walk-in closet, along with seperate master tub and shower with updated hard tile flooring.  The double vanity provides just the right amount of elbow space.  Down the hall reside two guest bedrooms and added convenience of a 2nd level laundry room.  That means no dragging laundry up and down the stairs!

A great gathering spot, the backyard covered patio is perfect even during the hot summer months and you can show off the rose beds that line the rear of the home.  Full sprinkler system makes for easy lawn care during the busy summer months.


You can’t forget the great community features Bauerle Ranch has to offer.  A wonderful community pool, playground for the kids, park area and well lit streets for those nice summer night strolls.  Feels like home.


1504 Arcadia Ave Austin, TX 78757 ~ Brentwood Delight

Aside from residing in one of the most coveted Austin neighborhoods, crossroads of Brentwood / Crestview, this home emulates the character and charm from the 50’s.  Situated under a towering front yard tree (child swing swaying in the breeze), which provides valuable shade in the hot Texas Summers, the current owners enjoy relaxing on the oversized front porch.  Relaxing after a long days work, chatting with neighbors and watching their kids play.


Upon entry, buyers will enjoy a living space that actually offers enough space for friends and family to gather without feeling like you are sitting on each other’s lap.  We have seen similar neighborhood layouts where owners removed the kitchen wall to connect the two rooms with a bartop.  Additional space for the family chef and engages the two main living areas of the home.  Now the family cook has views to the backyard (stone patio recently built) and maintains a dedicated dining space to serve up meals!


The two original bedrooms are both graciously sized to accommodate today’s larger beds, or in the sellers situation allow enough space for their kids to share.  Wood floors sprawl from the living area into each of these two rooms with a wealth of natural light.  Each room has a ceiling fan, and the ‘master bedroom’ sports 2 closets.


Head towards the rear of the home to a versatile addition done prior to these owners purchase of the property.  This is currently used as a bedroom, but could also make a productive home office / study or 2nd living space.  Large North facing windows fill the room with natural light and offer views into the peaceful backyard.  Full size washer / dryer connections are hidden by closet doors.


The stone patio was installed the same time the current owners created a pathway for their children to wander about in the backyard.  A wood privacy fence surrounds the yard and the storage shed adds optional space for lawn equipment, sports equipement, etc.  Now add in the easy conveniences of Brentwood Elementary / Park, The Crestview Shopping Center (Crestview IGA, Little Deli and Barber Shop), Thunderbird Coffee (which now offers a wide variety of microbrew beers) and near by bus stops!


For more information and a virtual tour, please click here.  To view this home in person, or discuss your homes value in the Brentwood / Crestview area, call John! 

1202 Madison Ave Austin, TX 78757 ~ A Crestview Original


Take a walk back in time and savor this original, one owner home, with all it’s vintage charm and character.  This Post WW II neighborhood is experiencing significant transformation, a generational change, and a timeless residence like this does not present itself often.  And it’s on Madison Avenue!
The front entry welcomes you to a spacious main living area that connects to the primary dining area.  Elegantly cared for wood floors sprawl throughout the rooms accented by the plantation shutters.  A handcrafted built in entertainment set still houses the old 45 record player, speakers and vinyl storage slats.  The Dolby Digital from 50 years ago!
If the kitchen feels familiar it might be flashbacks to visits at your grandparents home.
Spotless and clean as a whistle, the range microwave might have been the first of its kind and the vinyl flooring has come full circle with it’s retro flare.  Storage is not an issue with added built-ins and counter space by the handy father.  You have existing views to the backyard and options of opening to the family room.
The original bathroom feels as it did when construction completed in 1951.  Those classic floor tiles and the laundry hamper we don’t find in new construction still exist. Over time, this growing family had to accommodate 3 boys and 1 girl.  Somewhere in the early 60’s the back bedroom was expanded into “The Barracks” ~ providing additional space for 3 twin beds, a 2nd bath and relocation of the washer / dryer connections.  It might have been tight quarters then, but now this is prime for a master bedroom reconfiguration.
We have talked about all the original features, but make no mistake this has been carefully maintained property over the years.  Today hardiplank type siding protects almost 100% of the exterior.  Central air / heat was updated around 2010 with added insulation in the attic.  Storm windows were installed for added protection from the Summer heat.  The roof and water heater both should be less than 10 years old according to seller records.
Outside, the new owners will appreciate covered parking under the carport and added storage in the detached garage.  Lawn maintenance is simplified with a sprinkler system in the front and backyard.
Towering trees provide excellent shade and peaceful environment to relax with family / friends.  Icing on the cake ~ you are an easy stroll to the Crestview Shopping Center (IGA Grocery Store, Barber Shop and famous Little Deli).
Additional photos and virtual tour ~ however the home is best appreciated in person.
Call John for a private showing.

Austin’s Inbound Migration ~ Where are all these people coming from?


Log on to your favorite news site or pick up a local publication and there is a good chance you’ll read about the flood of people moving to Central Texas…and Austin specifically.  The numbers tend to vary, over the last year I’ve read 70 people per day to 110 people per day.  At one point I heard 150 people per day! The bottom line, a lot of people are moving to Austin.
It’s a common trend, residents from 1st tier metropolitans (NYC, L.A., Chicago) are looking for 2nd tier cities as havens to ditch the expensive world of these 1st tier cities.  The Austin Letter, a weekly publication by Neal Spelce, featured this trend and the migration patterns of people making their way to Austin:
“Analyzing USCensus data from 2010 to 2013 that showed Austin as the fastest-growing major metro area in the nation, BusinessWeek ranked the Top 15 Big Cities that lost residents to Austin.  While seven of the 15 were from western states, guess which city sent more of its residents to Austin than any other biggie.
Chicago was #1, followed by #2 Los Angeles and #3 New York.  The remainder:  #4 Phoenix … #5 San Diego … #6 Tampa … #7 Naples, FL … #8 Atlanta … #9 Riverside, CA … #10 Washington DC … #11 San Jose … #12 Santa Ana, CA … #13 Denver … #14 Oklahoma City and #15 Philadelphia.
Dig through the latest data from ABOR (Austin Board of Realtors) and you’ll see the squeeze this is putting on our local real estate market.  The April analysis shows 2.3 months worth of inventory city wide, tilting many neighborhoods in favor of sellers.  Most economist say a balanced market between sellers and buyers is found when inventory levels are near 6 months worth of housing supply.  So buyers need to be ready when “In Austin, almost 22% of homes sell within three days,” reported BusinessWeek”
As a representative of both buyers and sellers in this market, I still remind clients to pump the brakes before making rash decisions.  I tell buyers we should do a “sanity check” of a homes value before rushing to make an offer.  Sellers are still encouraged to complete those overdue repairs / updates, and take those extra few days to stage their home (sellers receive a 1hr consultation with a professional stager when they hire me).  And despite the hot market, one should still focus on accurate pricing.
Call me if buying or selling is in your future.  I can help you navigate through this turbulent market.

360 Nueces St Austin, TX 78701 #2809


Imagine wrapping up your day from this corner desk in the master bedroom overlooking the lights and hustle of Downtown Austin.  Enjoy hosting guests positioned at the sprawling kitchen bar, while enjoying conversation in the main living or balcony with floor to ceiling windows gazing out to Downtown Austin and over Lady Bird Lake.
Unit 2809 in The 360 Building offers a premier layout (Residence B2 from original developer) that maximizes room functionality, size and views.  Enter to sprawling wood floors that invite you to the main living, dining and kitchen with a relaxing balcony calling your name.  The kitchen provides optimal design for the entertainer with a long bar top looking into the main living, while allowing those that cook ample counter space and storage.  Of course granite counter tops and stainless steel appliances finish out the kitchen with black subway backsplash.
The main living and dining separate the two bedrooms from one another.  The guest bedroom still connects to the main bath and provides access to the closet housing a full size washer and dryer.  The current owners enjoy ending the night with views out the master bedroom, and enough space to accommodate a work desk and chest of drawers.  No worries, there are two large closets as you approach the private bath ~ complete with double vanities and large garden tub.
Don’t miss the premier building amenities at The 360 Condos.  24hr concierge services and private garage parking (this unit comes with 2 RSVP’d parking spots).  Level 9 and 10 is where you will find workout facilities, theater, gathering / party rooms, amazing pool w/ outdoor grilling and seating around a focal fireplace.
The views and amenities are truly best appreciated in person.  Residence enjoy all the conveniences of near by activities (quick access to Hike n Bike Trail), restaurants and coffee shops.  Bottom level of The 360 includes Garridos (http://www.garridosaustin.com) and Mulberry (http://www.mulberryaustin.com), while across the street lands you at Juan Pelota inside Mellow Johnny’s (http://www.juanpelotacafe.com).
Contact John for a private viewing or see more photos in the VIRTUAL TOUR.

New Development / Restaurants Along Burnet Rd in Midtown Austin 78757


Austin is transforming all over right now and Midtown might be one of the brighest areas on the map.  Burnet Rd, a main artery through the 78757 zip code, is experience change at a neckbreaking pace.  A lot of talk compares this to the likes of S Congress with it’s walkability, restaurants and new living options.  Let’s start North and move our way through the Crestview, Allandale and Brentwood communities.
What use to be a multi bay, self service car wash, will soon be home to the next P. Terry’s at 8513 Burnet Road.  I expect the line to mimic their Lamar and Barton Springs locations.  Travel South of Anderson Ln and we start to find major development happening down to 45th St.  6701 Burnet Rd will be home to a 329 apartment called Burnet Marketplace, a vertical mix use building, estimate to be four to five stories tall.  Big Red Dog assisted with the development team at Cypress Real Estate Advisors.  Once completed, The Pour House Pub (which resides on the property now) is expected to reopen it’s doors.
Across the street at 6700 Burnet Rd, a young entrepreneur (Kristen Heaney) is looking to transform an old Putt-Putt golf course into Yard Bar.  Yard Bar will be a place to take your dog and enjoy a beer, wine, meal or coffee beverage of your choice.  Lots of outdoor seating is planned as well as refurbishing of a few miniature golf holes.  I suspect dogs in my family will enjoy another spot to stretch their legs and meet new friends!
Poodle Dog is now under new ownership and expected to open post renovation that will serve liquor as well as beer.  The new owner was quoted in November 2013 as having interest of a food trailer onsite, but had not reached any agreements.
For the healthy hearted, MyFitFoods has taken over space next to the HEB at 2222 and Burnet Rd.  An alternative to those who might be getting their workout on Red Black Gym down the street.
If you enjoyed Hat Creek Burgers, but wished there was a kid friendly environment + outdoor seating, well hang tight.  Renovations are underway at At 5400 Burnet Rd for a much improved experience as reported in The Statesman last Fall 2013.
Residents should start moving in at the soon to be complete Burnet Flats by Arden Residential.  A project that will bring online 179 units of upscale apartments.
Local musician Dale Watson saved a local Burnet Rd icon, Ginny’s Little Longhorn Saloon, late last year.  Home of Chicken ____ Bingo on Sunday afternoon’s, this legendary water hole is back in business after some updating and meeting today’s code compliance.
They will have competition across the street after city council approved Little Woodrow’s site development at  Burnet Rd (now home to Karavel Shoes).  Neighbors from Allandale and Brentwood voiced several concerns related to parking and late night noise along the way.  Concessions were made by both sides and hopefully provides a healthy enviornment for all.
Lucy’s Fried Chicken now occupies the old location of Austin Diner.  Don’t worry, you can still get your weekend breakfast filling down the road to Austin Diner’s new location by Sue Patrick (Across from Torchy’s Tacos!).
Speaking of great morning breakfast, especially after a long run, The Omeletrry is on the hunt for new space after the owner declined to renew their lease agreement.  The old parking lots next door (to the South) use to house weekend markets is under going it’s own transformation.
Pint House Pizza is now an anchor just to the South of The Omeletrry and serves up it’s own craft brew (as well as wide selection of outside beers) to compliment the great tasting pizza.  Picnic style benches line the restaurant, where patrons integrate their parties and make new friends.
Rounding out the new additions, Stinson’s Bistro expands from their coffee trailer into their first brick and mortar space on the SW corner of Burnet and 45th.  Whew….other than that, business as usual in Midtown and Burnet Rd.  Looking to move into the neighborhood?  Contact John.  He lives, works and plays in Midtown.

2013 Real Estate Recap ~ Brentwood / Crestview Austin, TX 78757


A year ago The Austin Business Journal  reported Crestview as 1 of the hottest selling Austin neighborhoods according to Redfin.  Often times these large nationwide sites miss the target or are slow to pick up on trends, but this time they nailed it.  Many parts of Austin experienced varying levels of ‘hottness’, but Midtown and the 78757 zip code was definitely a competitive real estate market in 2013.
Brentwood and Crestview are sister neighborhoods, often confused as one in the same.  The Austin American Statesman outlined this a few years ago when the two neighborhoods started another upward trend in market values / popularity.  Since moving into Brentwood over a decade ago, I’ve seen homes with basic updates to kitchen/baths and small additions, to full scale remodels w/ significant additions and now ground up new construction.  There still remains a strong sense of community and Old Austin flare in these two post WW II neighborhood.
Below is how the numbers break down when you separate the two neighborhoods officially. All data was pulled from the Austin Board of Realtors MLS database.  We did not see an excess of sales year over year, but rest assure the number of buyers looking in the area has increased.  Had there been more inventory available, I am confident those homes would have sold.

Brentwood 2012 2013
Total Transactions 107 Sales 114 Sales
Avg Sales Price $291,145 $340,870
Avg Sold Price/Sq Foot $219.41 $251.64
Avg Sq Foot of Sold Properties 1369 1392
Avg Days on Market 43 Days 14 Days

Lack of inventory explains part of the 10%+ increase in average sales price in just 1 year.  These neighborhood values, along with most of Austin, had been relatively flat from 2008-2011.  Some areas even saw slight declines.  Over the last 2 years, 2012 / 2013, we’ve returned to previous values and beginning to exceed prices from 2007.  There is also the new construction factor that is raising the overall averages for these 2 neighborhoods.

Crestview 2012 2013
Total Transactions 75 Sales 77 Sales
Avg List Price $285,950 $333,176
Avg Sold Price $279,661 $332,521
Avg Sq Foot of Sold Properties 1346 1429
Avg Days on Market 29 Days 27 Days

If you are thinking of buying or selling, especially in Midtown, call John to help navigate the constantly changing market.  It makes a difference when you have someone in your corner who is actively involved with the market.

Greater Austin Real Estate 2013 Recap in 1 Graph!


I’m definintely more of a visual learner. Seeing numbers and data written on paper, or screen, definitely help me comprehend a topic much easier.  This 5 year historical graph from Austin Title shows us (in less than a 1,000 words) the Central Texas Housing Market is healthy. Austin and the surrounding areas (Cedar Park, Kyle/Buda, Round Rock) might have varying degrees of ‘hotness’ but the graphic shows one thing – sales are up.  With high demand and low inventory, prices are on the rise as well.
How ‘hot’ was 2013 as we close out the final month?  A couple of statistics to chew on from the Austin Title’s Week in Review report (who pulls data from the Austin Board of Realtors):
*Comparing November 2012 to November 2013, the average sold price increased 12.14% to $299,788 from $267,340
*Earlier this week Austin Title noted 5,820 active listings (properties) for sale.  Same report in 2012 showed there were 6,688 active listings.  That’s 12.94% fewer homes for buyers to choose from today!
The graph above shows an opportunistic time for sellers.  It still takes an experienced agent (especially in older neighborhoods like Crestview, Brentwood, Rosedale, Allandale) to know why home A sells for $50,000 more than home B.  Especially if basic data points (square footage, beds/baths) are similar. Varying levels of updates (mechanical vs cosmetic), lot size and location will all factor into pricing.
Entertaining the idea of moving within or out of Austin in 2014?  Contact me to see how the market trends are reacting specifically to your neighborhood.

How can you impact your average water bill?


Water, it’s a hot topic in Central Texas and the Austin area.  Residents are constantly talking about ways to conserve more, recycle or collect rain water or installing drought tolerant plants / landscaping.
Between mid-November and mid March, Austin Water measures the amount of water you use during a 3-month period and uses this as a baseline for your waste water billing (Austin Water bills for purification / deliver and have another branch for processing / disposal).  The reason, during these cooler months they assume outside watering and usage is a minimum, and they can more accurately measure wastewater (flushing toilets, baths / showers, running a cycle of laundry, etc).
Go to www.AustinWater.org and click on the Wastewater Averaging icon to determine your home’s 3-month wastewater average period.  Then be more cognizant of your water usage during that time, (set shower timers for visiting holiday guests?) and keep your average as low as possible.

Tacodeli in Crestview Neighborhood ~ Austin,TX!


I remember making breakfast tacos my first year of college at Clemson Univeristy in South Carolina.  My roommates were all fellow swimmers from different parts of the country: Michigan, Virginia and Arizona.  Two of them were unfamiliar with the delicious breakfast concoction and thought I was crazy.  They quickly changed their mind and soon the entire team was partaking in the delicacy.
Austinites take their B-Tacos seriously.  The taco wars have been documented in the Austin Chronicle and are often debated amongst friends.  Having Tacodeli on the fringes of Crestview, within near walking distance of our home could be a blessing and curse for me.  The Jess Special is a favorite, topped with their mouth burning green sauce.  But they are not just B-Tacos. A long time client and I always enjoy lunch discussions about The Longhorns during football season over an Al Pastor or Fundido taco.
Now I’d be remiss if I left out Taco Shack’s Burnet Rd Burrito.  After a long Saturday run, this can sometimes be the only thing that hits the spot.  But The Migas Taco from Torchy’s always hits the spot mid week on the way to the office.  Either way, Austin’s Midtown has a wealth of options, but sometimes you have expand to other parts of town for your favorite taco!
What’s your favorite breakfast taco and from where?  To my friend who claims Taco Cabana still rules the grounds…I respectfully think you are crazy!