1004 Ruth Ave Austin, TX 78757 ~ Latest Brentwood Listing

07.31.16

Another fabulous home in the 78757, this time landing in Brentwood proper.  1004 Ruth Ave was purchased by past clients, and underwent a major rehab / expansion project that finalized in 2011.  The original structure was taken down to the studs, the roof was removed and a taller ceiling plate created.  We are seeing a wide variety of remodel styles in this popular neighborhood, and I enjoy seeing the traditional craftsman style maintained.  This home now boasts 5 bedrooms | 4 baths in a very efficient layout spanning approx 2700 sq ft.  Each room / area is appropriately sized without wasted space.A proper front foyer greets you and quickly leads into a spacious living / dining / kitchen area that makes up the heart of this home.  Wood floors span through the main hallways, living area and front bedroom (currently used as a home office).  Buyers should note the crown molding accents in the main living area and tray ceiling cutout with recessed lighting.The kitchen begins with a wrap around bar-top perfect for everyday meals or guests to conjour around while entertaining.  A wealth of counter space for the family chef, plus walk-in pantry and abundance of cabinet space provides ample storage options.  Gas cook-top and stainless appliances compliment the granite counters.The owner’s suite is tucked away towards the rear of the home, with direct access to a relaxing covered patio. There is ample room for a king size bed and additional dresser options if there is overflow from the spacious walk-in closet.  A double vanity bath with granite tops, and separate soaker tub from walk-in shower with double shower heads.Looking for guest quarters or 2nd master option? This home has you covered.  Situated opposite from the other bedrooms resides a private bedroom + full bath and large walk-in closet.  This is great for those who might have teenage children or visiting family member who stays for extended periods of time.Residing on roughly .30 acres, the park like backyard offers buyers many options from an urban garden to swimming pool options just off the covered patio. Did we mention that covered patio already has a built in grill, sink and food prep area?  Kick back during fall bbq season and turn on your favorite football team!Virtual tour —-> HERE for more photos.  As always, best to appreciate in person!  You can swing around the corner for some fantastic bbq at Stiles Switch BBQ or grab a burger/beer at Black Star Co-Op.

1004 Ruth Ave Austin, TX 78757 ~ Latest Brentwood Listing

07.31.16

Another fabulous home in the 78757, this time landing in Brentwood proper.  1004 Ruth Ave was purchased by past clients, and underwent a major rehab / expansion project that finalized in 2011.  The original structure was taken down to the studs, the roof was removed and a taller ceiling plate created.  We are seeing a wide variety of remodel styles in this popular neighborhood, and I enjoy seeing the traditional craftsman style maintained.  This home now boasts 5 bedrooms | 4 baths in a very efficient layout spanning approx 2700 sq ft.  Each room / area is appropriately sized without wasted space.A proper front foyer greets you and quickly leads into a spacious living / dining / kitchen area that makes up the heart of this home.  Wood floors span through the main hallways, living area and front bedroom (currently used as a home office).  Buyers should note the crown molding accents in the main living area and tray ceiling cutout with recessed lighting.The kitchen begins with a wrap around bar-top perfect for everyday meals or guests to conjour around while entertaining.  A wealth of counter space for the family chef, plus walk-in pantry and abundance of cabinet space provides ample storage options.  Gas cook-top and stainless appliances compliment the granite counters.The owner’s suite is tucked away towards the rear of the home, with direct access to a relaxing covered patio. There is ample room for a king size bed and additional dresser options if there is overflow from the spacious walk-in closet.  A double vanity bath with granite tops, and separate soaker tub from walk-in shower with double shower heads.Looking for guest quarters or 2nd master option? This home has you covered.  Situated opposite from the other bedrooms resides a private bedroom + full bath and large walk-in closet.  This is great for those who might have teenage children or visiting family member who stays for extended periods of time.Residing on roughly .30 acres, the park like backyard offers buyers many options from an urban garden to swimming pool options just off the covered patio. Did we mention that covered patio already has a built in grill, sink and food prep area?  Kick back during fall bbq season and turn on your favorite football team!Virtual tour —-> HERE for more photos.  As always, best to appreciate in person!  You can swing around the corner for some fantastic bbq at Stiles Switch BBQ or grab a burger/beer at Black Star Co-Op.

1004 Ruth Ave Austin, TX 78757 ~ Latest Brentwood Listing

07.31.16

Another fabulous home in the 78757, this time landing in Brentwood proper.  1004 Ruth Ave was purchased by past clients, and underwent a major rehab / expansion project that finalized in 2011.  The original structure was taken down to the studs, the roof was removed and a taller ceiling plate created.  We are seeing a wide variety of remodel styles in this popular neighborhood, and I enjoy seeing the traditional craftsman style maintained.  This home now boasts 5 bedrooms | 4 baths in a very efficient layout spanning approx 2700 sq ft.  Each room / area is appropriately sized without wasted space.A proper front foyer greets you and quickly leads into a spacious living / dining / kitchen area that makes up the heart of this home.  Wood floors span through the main hallways, living area and front bedroom (currently used as a home office).  Buyers should note the crown molding accents in the main living area and tray ceiling cutout with recessed lighting.The kitchen begins with a wrap around bar-top perfect for everyday meals or guests to conjour around while entertaining.  A wealth of counter space for the family chef, plus walk-in pantry and abundance of cabinet space provides ample storage options.  Gas cook-top and stainless appliances compliment the granite counters.The owner’s suite is tucked away towards the rear of the home, with direct access to a relaxing covered patio. There is ample room for a king size bed and additional dresser options if there is overflow from the spacious walk-in closet.  A double vanity bath with granite tops, and separate soaker tub from walk-in shower with double shower heads.Looking for guest quarters or 2nd master option? This home has you covered.  Situated opposite from the other bedrooms resides a private bedroom + full bath and large walk-in closet.  This is great for those who might have teenage children or visiting family member who stays for extended periods of time.Residing on roughly .30 acres, the park like backyard offers buyers many options from an urban garden to swimming pool options just off the covered patio. Did we mention that covered patio already has a built in grill, sink and food prep area?  Kick back during fall bbq season and turn on your favorite football team!Virtual tour —-> HERE for more photos.  As always, best to appreciate in person!  You can swing around the corner for some fantastic bbq at Stiles Switch BBQ or grab a burger/beer at Black Star Co-Op.

6808 Serlio Dr Austin, TX 78739 Avaña at Circle C in SW Austin

07.07.16

The Circle C Neighborhood has long been a driving force in the SW Austin real estate market and Austin’s growth.  Known for it’s exceptional schools, community amenities and thriving infrastructure of local eateries, entertainment and easy access to Lady Bird Wildflower Center and the Veloway (don’t forget quick drive to the original Salt Lick).  Avaña by Standard Pacific (now CalAtlantic) is the latest extension just South of Hwy 45 with it’s own community pool (just around the corner from our Serlio Dr) and walking paths. Completed in August 2014, these owners selected one of the most popular floor plans, The Limestone.  It checked all the boxes for this growing family ~ 4 full bedrooms / 3.5 baths, master suite downstairs, dedicated study, kitchen that accommodated the family chef and perfect for entertaining, plus a large game room upstairs.  They also enjoy evenings relaxing on the covered back patio (dedicated gas line for the grill), and being able to walk around the corner to the community pool / play ground.The owners opted to upgrade and extend wood flooring throughout most of the main level (entry, study, main living / dining and into the master bedroom).  These floors proved to be an elegant touch and offers easy cleaning in the highest traffic areas.  They also included built-in shelving in the study which is closed off by glass front French doors.  The heart of the home revolves around an inviting kitchen and it’s center island.  Ideal for entertaining, this is a spot to gather around the bar-top, and offers the chef views to the formal dining and main family room.  Tall white cabinets accented by small subway tile back-splash compliment a crisp and modern look with stainless appliances and a walk-in pantry.  There is convenient access to the covered patio out back for those days spent grilling!Tucked away on the bottom floor, the master suite sits quietly on it’s own with views to the backyard and a dressing room / closet that will not disappoint.  The owners upgraded to a walk-in shower with tile flooring / walls.  A private water closet and double vanity round out the master suite…oh, and provides direct access from the closet to laundry room!Upstairs buyers will find three well appointed bedrooms, 2 full baths and a wonderful game room escape for the kids or potential media room.  A showcase property that feels like new and has been gently lived in the last 2 years.Full online tour click here.

6808 Serlio Dr Austin, TX 78739 Avaña at Circle C in SW Austin

07.07.16

The Circle C Neighborhood has long been a driving force in the SW Austin real estate market and Austin’s growth.  Known for it’s exceptional schools, community amenities and thriving infrastructure of local eateries, entertainment and easy access to Lady Bird Wildflower Center and the Veloway (don’t forget quick drive to the original Salt Lick).  Avaña by Standard Pacific (now CalAtlantic) is the latest extension just South of Hwy 45 with it’s own community pool (just around the corner from our Serlio Dr) and walking paths. Completed in August 2014, these owners selected one of the most popular floor plans, The Limestone.  It checked all the boxes for this growing family ~ 4 full bedrooms / 3.5 baths, master suite downstairs, dedicated study, kitchen that accommodated the family chef and perfect for entertaining, plus a large game room upstairs.  They also enjoy evenings relaxing on the covered back patio (dedicated gas line for the grill), and being able to walk around the corner to the community pool / play ground.The owners opted to upgrade and extend wood flooring throughout most of the main level (entry, study, main living / dining and into the master bedroom).  These floors proved to be an elegant touch and offers easy cleaning in the highest traffic areas.  They also included built-in shelving in the study which is closed off by glass front French doors.  The heart of the home revolves around an inviting kitchen and it’s center island.  Ideal for entertaining, this is a spot to gather around the bar-top, and offers the chef views to the formal dining and main family room.  Tall white cabinets accented by small subway tile back-splash compliment a crisp and modern look with stainless appliances and a walk-in pantry.  There is convenient access to the covered patio out back for those days spent grilling!Tucked away on the bottom floor, the master suite sits quietly on it’s own with views to the backyard and a dressing room / closet that will not disappoint.  The owners upgraded to a walk-in shower with tile flooring / walls.  A private water closet and double vanity round out the master suite…oh, and provides direct access from the closet to laundry room!Upstairs buyers will find three well appointed bedrooms, 2 full baths and a wonderful game room escape for the kids or potential media room.  A showcase property that feels like new and has been gently lived in the last 2 years.Full online tour click here.

6808 Serlio Dr Austin, TX 78739 Avaña at Circle C in SW Austin

07.07.16

The Circle C Neighborhood has long been a driving force in the SW Austin real estate market and Austin’s growth.  Known for it’s exceptional schools, community amenities and thriving infrastructure of local eateries, entertainment and easy access to Lady Bird Wildflower Center and the Veloway (don’t forget quick drive to the original Salt Lick).  Avaña by Standard Pacific (now CalAtlantic) is the latest extension just South of Hwy 45 with it’s own community pool (just around the corner from our Serlio Dr) and walking paths. Completed in August 2014, these owners selected one of the most popular floor plans, The Limestone.  It checked all the boxes for this growing family ~ 4 full bedrooms / 3.5 baths, master suite downstairs, dedicated study, kitchen that accommodated the family chef and perfect for entertaining, plus a large game room upstairs.  They also enjoy evenings relaxing on the covered back patio (dedicated gas line for the grill), and being able to walk around the corner to the community pool / play ground.The owners opted to upgrade and extend wood flooring throughout most of the main level (entry, study, main living / dining and into the master bedroom).  These floors proved to be an elegant touch and offers easy cleaning in the highest traffic areas.  They also included built-in shelving in the study which is closed off by glass front French doors.  The heart of the home revolves around an inviting kitchen and it’s center island.  Ideal for entertaining, this is a spot to gather around the bar-top, and offers the chef views to the formal dining and main family room.  Tall white cabinets accented by small subway tile back-splash compliment a crisp and modern look with stainless appliances and a walk-in pantry.  There is convenient access to the covered patio out back for those days spent grilling!Tucked away on the bottom floor, the master suite sits quietly on it’s own with views to the backyard and a dressing room / closet that will not disappoint.  The owners upgraded to a walk-in shower with tile flooring / walls.  A private water closet and double vanity round out the master suite…oh, and provides direct access from the closet to laundry room!Upstairs buyers will find three well appointed bedrooms, 2 full baths and a wonderful game room escape for the kids or potential media room.  A showcase property that feels like new and has been gently lived in the last 2 years.Full online tour click here.

If You Bid Up, Should You Pay Up?

06.20.16

Ever had this conversation:Buyer Agent: Hi Listing Agent John, hope you are having a great day.  Listing Agent John: It’s going great, hope you are well.  Is this a happy call?  Is everything on track with your buyer’s loan?Buyer Agent: Well, the lender just received the appraisal back, and the property missed value by $5,000 (appraised value is lower than agreed upon sales price). I know there were multiple offers, all over list price, and we agreed to pay X price, but the seller needs to lower the price so we can move forward.  If the seller doesn’t lower the price in-order for the buyer to obtain financing we will have to terminate.___________________There are a lot of different directions this conversation could turn, and Listing Agent John could respond, however much depends on the discussions you have 2 or 3 weeks prior.  Austin has a unique, hyperactive market, where this is a concern for many transactions.  With our anemic inventory, we are watching some buyers get overly aggressive to lock down a home after loosing out on several properties or under pressure to lock down living quarters!If both agents don’t have a conversation upfront, and there is a shortage, the debate later down the road  might not end well for either side.  Buyers have to jump back in a competitive market and seller starts over again with a new buyer.  We are initiating this conversation as listing agents, especially on unique homes or highly competitive situations where offer prices head into uncharted values for a particular neighborhood.  What are buyers doing?  Some are opting to throw all finance contingencies out the window (Please make sure buyers understand what it means to not include the TREC Third Party Finance Addendum here in Texas and what’s on the line).  Others are writing in language to their offer that says they will make up any difference between appraised value and contract sales price.  Careful here, keep it to facts and always put a cap on the amount if representing buyers.  You never know when some appraiser might miss the mark by some obscene amount!Have the conversation upfront and avoid issues down the road.

If You Bid Up, Should You Pay Up?

06.20.16

Ever had this conversation:Buyer Agent: Hi Listing Agent John, hope you are having a great day.  Listing Agent John: It’s going great, hope you are well.  Is this a happy call?  Is everything on track with your buyer’s loan?Buyer Agent: Well, the lender just received the appraisal back, and the property missed value by $5,000 (appraised value is lower than agreed upon sales price). I know there were multiple offers, all over list price, and we agreed to pay X price, but the seller needs to lower the price so we can move forward.  If the seller doesn’t lower the price in-order for the buyer to obtain financing we will have to terminate.___________________There are a lot of different directions this conversation could turn, and Listing Agent John could respond, however much depends on the discussions you have 2 or 3 weeks prior.  Austin has a unique, hyperactive market, where this is a concern for many transactions.  With our anemic inventory, we are watching some buyers get overly aggressive to lock down a home after loosing out on several properties or under pressure to lock down living quarters!If both agents don’t have a conversation upfront, and there is a shortage, the debate later down the road  might not end well for either side.  Buyers have to jump back in a competitive market and seller starts over again with a new buyer.  We are initiating this conversation as listing agents, especially on unique homes or highly competitive situations where offer prices head into uncharted values for a particular neighborhood.  What are buyers doing?  Some are opting to throw all finance contingencies out the window (Please make sure buyers understand what it means to not include the TREC Third Party Finance Addendum here in Texas and what’s on the line).  Others are writing in language to their offer that says they will make up any difference between appraised value and contract sales price.  Careful here, keep it to facts and always put a cap on the amount if representing buyers.  You never know when some appraiser might miss the mark by some obscene amount!Have the conversation upfront and avoid issues down the road.

If You Bid Up, Should You Pay Up?

06.20.16

Ever had this conversation:Buyer Agent: Hi Listing Agent John, hope you are having a great day.  Listing Agent John: It’s going great, hope you are well.  Is this a happy call?  Is everything on track with your buyer’s loan?Buyer Agent: Well, the lender just received the appraisal back, and the property missed value by $5,000 (appraised value is lower than agreed upon sales price). I know there were multiple offers, all over list price, and we agreed to pay X price, but the seller needs to lower the price so we can move forward.  If the seller doesn’t lower the price in-order for the buyer to obtain financing we will have to terminate.___________________There are a lot of different directions this conversation could turn, and Listing Agent John could respond, however much depends on the discussions you have 2 or 3 weeks prior.  Austin has a unique, hyperactive market, where this is a concern for many transactions.  With our anemic inventory, we are watching some buyers get overly aggressive to lock down a home after loosing out on several properties or under pressure to lock down living quarters!If both agents don’t have a conversation upfront, and there is a shortage, the debate later down the road  might not end well for either side.  Buyers have to jump back in a competitive market and seller starts over again with a new buyer.  We are initiating this conversation as listing agents, especially on unique homes or highly competitive situations where offer prices head into uncharted values for a particular neighborhood.  What are buyers doing?  Some are opting to throw all finance contingencies out the window (Please make sure buyers understand what it means to not include the TREC Third Party Finance Addendum here in Texas and what’s on the line).  Others are writing in language to their offer that says they will make up any difference between appraised value and contract sales price.  Careful here, keep it to facts and always put a cap on the amount if representing buyers.  You never know when some appraiser might miss the mark by some obscene amount!Have the conversation upfront and avoid issues down the road.

Allandale North ~ 1908 Wooten Dr Austin, TX 78757

06.18.16

Allandale North and Wooten Park have long been sleeper neighborhoods waiting to be discovered and brought into the fold of ‘Central Austin’.  It’s the last neighborhood inside the Austin Loop (South of 183), but emulates the vintage charm buyers are seeking.  Allandale North offers more of a MCM flare (mid century modern) with slightly larger homes (usually 3beds/2baths)  compared to the bungalow style of Crestview / Brentwood to the South.1908 Wooten Dr certainly speaks to those looking for a little MCM touch, sporting the original brick front facade and window awnings.  The inside blends a bold new kitchen look that compliments a crisp looking bath update using white subway tiles and recessed lighting.  Darker wood floors integrate the main living / dining / kitchen / hallways spaces which all interconnect for an open concept feel.  Glass panel French doors pull the relaxing back patio into part of the livable space. Just under 1500 sq ft per TCAD, the home offers four well appointed bedrooms and two baths.  Two of the bedrooms now have new carpet as of this Spring, and most of the interior has fresh interior paint. The sellers installed wood flooring buyers will encounter through most of the home, and turned their attention to updating the kitchen.  Now a vibrant quartz counter is accented by a small square tile back-splash, white cabinets and rounded out with stainless steel appliances.  There is a window over the kitchen sink offering views into a relaxing backyard.New owners will enjoy all the conveniences Burnet Rd and Anderson Ln have to offer.  Grab your morning coffee at Genuine Joe Coffee or walk over for evening dinner at Enchiladas Y Mas Y Mas.  Hopdoddy Burger and Bartlett’s are near by, and don’t miss a Hot Rod night at Top Notch Burgers!For the full virtual tour, click here.