austin-centric an austin real estate blog

Hyde Park Renovation... Our new roof!

2011-07-08T13:23:00.001-07:00

We wanted a metal roof, but didn't want a modern metal roof that didn't match the era of the home. and... voila - our new roof. Interlocking diamond shaped metal tiles. A perfect match with the 1930s architecture.

We have our brilliant builders Spaller + Glover to thank for the suggestion and sourcing.

Hyde Park Renovation... Framing it up

2011-07-08T12:45:00.000-07:00

Feels good to see it start to look more like a house again. My brilliant builders Spaller + Glover created this cathredal-esque hallway leading to an iron and glass custom window at the end to allow for more natural light and (of course) a little more glamor.

Future kitchen. (remember, used to be the bathroom) That door leads out to a courtyard.

This is the main living area... with high high ceilings. It's a small house, but won't feel that way thanks to all of the high ceilings.

Hyde Park - Quintessential Cottage on the Avenue Streets

2011-06-08T12:20:00.000-07:00

Take a look at this darling vintage 1940s Austin home on an oversized lot in picturesque Hyde Park neighborhood. Just over 1200 square feet, the house is a 2 bedroom, 1 bath, with an extra flex room that could be used as a studio, study, or even a nursery. Excellent proximity Close to University of Texas and north Austin hot spots, restaurants, coffee shops, and shopping.

Lovely vintage tile in the bath!

Kitchen has copper sink and wall mounted faucets - lots of character and charm.

Great back yard with custom fence... picture yourself here. !

5014 Avenue F - currently listed at $313,500.

Click here for virtual tour.

1950s Midcentury Austin Home for Sale - 78745 and close to everything!

2011-04-18T11:09:00.001-07:00

It's the quintessential 1950s south Austin house... with all the midcentury charm and curb appeal you dream of nestled on a tree-lined street in zip code 78745. Location location location... this Austin home is just MINUTES from everything south Austin, 78704, SoCo and South Lamar entertainment and shopping.

The owners renovated for themselves and hate to leave. The kitchen was renovated down to the studs and includes all new 42" cabinets, subway tile backsplash, center island, granite counters, pendant lights, and even a wine refrigerator.

Wide open, light, and bright... perfect room for entertaining. Owners put over $22,000 in renovation and electrical upgrades including a tankless water heater.

Photo of the renovated hall bathroom. This property is 1126 square feet with 3 bedrooms and 2 full baths. The owners have maximized storage throughout the house and also have an exterior utility room and secondary storage building.

Excellent wood deck for summer barbecues.

Listed at $242,500 - a real south Austin gem!

Hyde Park Home Renovations...part deux

2011-04-18T10:49:00.001-07:00

This was scary... all of that wood outside? That is my HOUSE. The demolition has been "a little" more invasive than I had imagined. I remember the time I naively asked my builder if we could live in the house during the renovations. I don't know how she managed to control herself from laughing. Before - master bedroom & closet area...

and post demolition... before bathroom...

Post demo - no more bathroom and the site of my future kitchen! Check out the ceilings... sky high. The ceilings are higher than I expected, but I love them. before... living and dining. (that's my 5 year old... practicing her best moves in the wide open spaces of the empty house)

and post demo.... no more walls or ceilings. Glad we took pictures. !

Hyde Park Renovations... progress and more progress

2011-04-18T09:26:00.000-07:00

Phew... time goes by quick.

Family is busy... work is busy... alas... my sweet little blog has been neglected. However, I have a few extra minutes this afternoon... so time for some updates.

The renovations of our Hyde Park home continue to progress quickly.

Building permits posted to the front door!

This guy showed up one morning and starting hacking away at my house... I was so excited to see work begin that I pulled out the camera. I am sure he thought I was crazy. Photo of the horrible fountain in the front yard... (the one where I could only envision my 3 year old face down) ... it's now history!

This is the new foundation going in... all this for an extra 300 square feet. yeesh.

Much to my neighbors' horror... a giant dumpster and port-a-potty in the front yard. Yikes. We have had a few comments... and all I can say is... sorry... they are working as fast as they can to get it taken away!

Before pics.

More before pics. Oddly enough... this 1300 square foot house had TWO air conditioning units, one the size of a jet engine... and still they had window units inside the house. Apparently these people (or their crop of plants) needed to keep very, very cool. Rumor has it that our house was the neighborhood "grow house" at one time during it's 75 year history.

Next up - the demo pics.

Cromwell Hill - Old Enfield Vintage Austin Luxury Home

2011-02-01T09:57:00.000-08:00

I think we have all been waiting patiently for some new listing inventory here in the Austin market. Today, this one came up... a vintage 1932 old Enfield Austin home, located on Cromwell Hill .... she oozeth over with charm. All sides brick, this sweet Austin home sits on more than a third of an acre in the Enflield subdivison, zip code 78703, exemplary elementary school Casis. The home is 2403 square feet with 2 bedrooms, 2 full baths, 3 living areas and 2 dining areas.

Delightful peri0d architecture and design details like arched doorways, wood trim... love this drippy glass chandelier.

...built ins.

Kitchen is modest - but it screams "Come, come sit down and enjoy some lemonade and fresh baked cookies with me... ". Sigh... times forgotten.

The master bedroom...

Gleaming vintage tub and large hex tile in the bath. ! I am always a push over for pink vintage bathrooms. I can't help it.

Master dressing area with attached green vintage bath. I almost like the green one better than the pink one.

...and also... not shown... a large swimming pool outside.

Listing courtesy of Gottesman Residential.

Giggle-Room - Austin Interior Designer of Childrens Rooms and More

2011-01-21T10:49:00.001-08:00

Lieve Saether is the Austin based designer behind Giggle-room. She takes a fresh, pragmatic approach to designing children's room... no icky sticky pink tulle and Disney princess themes here. Only cool, inspiring, inviting rooms that truly capture the child's individuality and spirit. What child wouldn't want to call this home?

Unique color combinations and practical furniture selections that show off this little girl's most prized possessions while keeping books and artwork neatly tucked away.

A display of sweet wooden birdhouses with colorful birds to greet baby every morning and a dangling Moorish-style light fixture... an unexpected yet lovely element in a nursery.

THIS is my favorite. I have always wanted to incorporate a world map into my home but I could never figure out quite how to do it other than tacking it up with thumb tacks. ! I love this.

Girls really go for purple... but most grown ups don't. However, this shade of aubergine is welcome in my home... especially with the rest of the room's accents in turquoise, blues, and brown.

The wall on the left reads "Sparkle & Spin" in gold glitter against the alabaster wall. So chic yet so FUN.

Giggle-room offers their clients everything from a quick fix to full redesign and her services are extremely affordable. ...and of course, Lieve also does grown up rooms too. !

giggle-room.com

Introducing Our New Hyde Park Renovation Project

2011-01-13T07:35:00.001-08:00

Where did I leave off? For the past 3 months my husband and I have been working on acquiring this little house in Hyde Park, one of Austin's oldest and most historic neighborhoods. Unfortunately, this particular real estate saga was high on drama and incredibly time consuming... not to mention my kids, my husband, my day-to-day real estate clients, and, oh right... the holidays...sigh. Needless to say, my blog was neglected.

I was out for a run one September morning in Hyde Park and I noticed that this little house - which I had jogged past MANY times... had a "For Sale" sign posted out front. This house, I should mention, has had a "For Sale By Owner" sign posted for probably over a year...but the sellers wanted an unreasonable amount of money given the property's compromised condition.

Turned out that the house was up for foreclosure and the sellers were now trying to do a short sale. My husband and I immediately wrote up an offer (for what we thought was market value) and submitted it. Apparently in the nick of time, saving the house from foreclosure. (Interesting to note - a bank cannot foreclose on a house if there is a written offer to purchase...no matter what the purchase price)

Now, 4 months later, and much drama... it's all ours. ! We have big plans for the house that we will renovate for ourselves to live in - hopefully for many years to come. The renovations will begin next month - pending city of Austin building permits. The house is actually located in a historical preservation district... which presents many fun hoops to jump through. Luckily, we have a great builder, Urban Nature, Inc. to help us through the process.

I am looking forward to telling the story of our renovation project this year as it progresses, along with keeping everyone informed of Austin things to do, to see, and of course... Austin real estate.

Happy 2011.

Brentwood Central Austin Home - 1900s Schoolhouse Loaded with Charm

2010-11-05T12:40:00.000-07:00

Today I am showcasing this 1911 schoolhouse... relocated from Elgin, Texas to the heart of central Austin in the Brentwood Neighborhood. It rests on a large, private 1/3 acre lot with a creek behind... lots this big are rare in the heart of the city. Imagine having your own personal oasis!

Note the schoolhouse shaped door trim! You can't see it in this photo, but there's a school bell over the door as well. The house has a large inviting front porch and a large back porch.

Inside, many period details and architectural design elements including soaring 12 foot ceilings, arched doorways, and a fireplace mantle with marble hearth.

The kitchen has loads of cabinets and built ins along with a picture-perfect window over the sink. The home could use a little TLC... but is also perfectly darling as-is.

The house is 2 bedrooms, 2 baths, 1500+ square feet with 2 dining areas, a huge utility room, walk-in pantry, and outdoor storage. This view is from one of the bedrooms.

The bathroom has an original cast iron tub and vintage tile.

The house is priced at $289,000 - which, when combined with the size of the lot... is a steal. Click here for the virtual tour.

Hyde Park Austin Home - Stunning, yet Practical Renovation

2010-08-13T11:12:00.001-07:00

Yet another Hyde Park Austin beauty.... The quintessential family home nestled on sought after Avenue C in Hyde Park. The home boasts 4 bedrooms, 3 baths, and 3000 squre feet and is priced agressively at $233/sf. It's a stunning example of how to tastefully bring a vintage Austin home into 2010. Also zoned exemplary Austin ISD Lee Elementary.

Rich maple hardwood flooring throughout the house. Designer paint colors, high ceilings, period details... and wide open spaces.

Cook's kitchen with granite, stainless appliance package (including built in fridge and wine refrigerator).

Lovely Master bath with Kohler undermount sinks, subway tile, and frameless glass shower giant soking tub. All this and still a shady backyard with plenty of space to relax, play, unwind. An oasis in the heart of the city... just a few miles north of University of Texas and downtown Austin.

Listed at $699,999. Open house 8/29 from 1 PM - 4 PM.

Incredible Value - Austin Home for Sale - Oak Hill Elementary on Wooded Lot - Fully Renovated

2010-06-28T08:06:00.000-07:00

Listed at $289,000 and just over 2500 square feet, this 4 bedroom, 2 bath southwest Austin home located in Oak Hill Elementary school district is a fantastic value. The house is light and airy with bamboo and travertine floors throughout. The living room has soaring ceilings and a wood burning fire place.

This little sun room is just off the entrance to the home and looks out onto the large front yard and carport... with boat parking!

The master bedroom is a zen sanctuary with loads of windows and shoji-inspired sliding closet doors. The house also has 3 good size secondary bedrooms also with bamboo floors.

The kitchen has also been fully renovated with granite counters, travertine floors, and modern cabinetry.

Spa like master bathroom incorporating the native Austin limestone with travertine. Has a jetted tub and separate rain shower.

The house sits on a .4 acre, wooded lot with a wet weather creek alongside. It is located in Austin MLS area W, zip code 78735, not far from other popular neighborhoods like Travis Country and Oak Hill. This little subdivision, Oak Park, has very little turnover... and in fact, this is currently one of only two homes for sale in the subdivision.

Click here for the full virtual tour.

Austin Home for Sale - Avenue D in Hyde Park

2010-05-07T10:52:00.000-07:00

Went for a jog this morning and came across this little lovely ...

A fully renovated turn of the century cottage located on picturesque Avenue D in one of my favorite Austin neighborhoods, Hyde Park. It's 3 bedrooms, 3 baths, 1764 square feet and listed for $589,000. It's also located in exemplary Lee school district.

Hmmmmm... clearly somebody has a knack for design...

Viking appliances and [what looks to me like] Carerra marble counters.

Original long leaf pine floors...

and a river rock shower.

Listing information courtesy of listing agent Jason Heffron, Juice Homes, LLC.

Spring Cleaning Inspiration

2010-05-02T08:04:00.000-07:00

I am in midst spring cleaning and ridding my household of the clutter. I feel mostly alone in this effort... neither my children nor husband seem dedicated to cause.

Alas... some found inspiration from these lovely French filles blogging about their beautiful French lives and their impossibly chic (yet seemingly effortless) kids room decors ...

"Jojo's Room"

"les 4 rats"

Sigh. Takes me back to my Paris days.

Midcentury Modern Austin Home For Sale Video - Martini Anyone?

2010-03-23T08:13:00.001-07:00

Home owner Kevin Pruett just sent me this great video about his Googie inspired midcentury Austin home located in Northwest Hills. If this doesn't make you want to break out the martini shaker at 10 AM on a Tuesday morning... I don't know what would.

"Casa Rosa" Cool East Austin Commerical Mixed Use Real Estate Opportunity

2010-03-15T08:43:00.000-07:00

I am completely smitten by this listing I just found on the Austin MLS today.

"Casa Rosa" sits on bustling East Cesar Chavez, a few blocks east of Pleasant Valley, just a stone's throw from some of Austin's trendiest new eateries, bars, and galleries like Justine's on East 5th (where I waited 2 1/2 hours for a table the other night...sigh).
Built in 1925, Casa Rosa measures a mere 810 square feet and sits on a decent size .16 acre lot (good size for the area). It is already zone mixed use for commercial, retail, or office and is screaming for a visionary to come along and snap it up to make it the next East Austin hipster destination. The list price is $232,000 and it has been on the Austin real estate market for 1 day.

Click here for the full Austin MLS listing or contact me for more information. Note, I do not represent the seller of this property.

I love this guy: Fresh Roasted Coffee Delivered to Central Austin Homes

2010-01-29T05:16:00.001-08:00

One of my happiest moments of each month is when this guy, "Robby", shows up at my house on his scooter with 2 pounds of freshly roasted French Roast coffee beans. Freshly roasted... as in "within hours"... and I have to say - this coffee tastes incredibly better than any of the coffee I have been bringing home from Whole Foods or Central Market since forever. Plus, 10% of all proceeds go to Hope House, an orphanage in northern Uganda

Give it a whirl. Pilot House Coffee

Radical Real Estate - The Bouldin Castle - South Austin 78704

2009-11-29T16:20:00.000-08:00

This property puts Austin real estate on a whole new level. A medieval-modern castle located in one of South Austin's most vibrant urban neighborhoods and cultural scenes, Bouldin Creek, this home began life in 1925 as a catholic church. In 2008, visionary home builder Urban Nature, Inc. purchased the property and began restoring, renovating, and modernizing it inch by inch. Sitting on more than a 1/3 acre corner lot in the heart of the city, the Bouldin Castle, as it is rapidly becoming known, is a magical residence, truly fit for a king...and it's for sale for $1.6M.

The original church structure now encompasses the main living area, the formal dining, and the gourmet kitchen. The flagstone floors, roof beams, and heavy stucco walls are original to the church structure. There is a 3 story addition that connects to the original church via a medieval turret. In all, the castle has 4 bedrooms, 4.5 baths and measures about 4270 square feet.

The castle has its own saline lap pool surrounded by a flagstone patio. The stone privacy fence, inspired by gothic architecture, is made from locally sourced aquifer rock.

This is the master bedroom which encompasses the entire 2nd floor and has its own private balcony as well as a sitting room. The wood floor is made from reclaimed oak and laid out in a 7-sided polygonal pattern.

The master bath includes this magnificent bathtub along with a marble shower, double vanity, toilet, and bidet. To the right is a generous walk-in closet.

To see all of the glorious details on this luxury Austin home and more pics... go to www.bouldincastle.com

(or email me)

Lovely South Austin Home 78745 - Still time for tax credit!

2009-10-29T14:04:00.000-07:00

This sweet little house is located just a short 10 minute drive down South 1st street from downtown Austin in the hot zip code 78745. The home is 1215 square feet with 3 bedrooms and 2 baths with a one car garage and recent updates.

The current owner has lived her for 8 years and did the updating for herself. Recent updates include laminate floors throughout, bathroom vanities, hardware, and toilets, a privacy fence, outdoor wooden deck, the AC compressor, and even the roof. She is selling the home so that she can move to Paris, France. (a lifelong dream!)

Currently listed at $158,000 - the seller is also contributing $3000 to buyer's closing costs. First time home buyers... don't miss this sweet little house in 78745.

Austin Real Estate Market: Buyers or Sellers Market?

2009-08-26T07:24:00.000-07:00

Are we really in a buyers market here in Austin? I have seen many scenarios of multiple offers this past summer and I am often explaining to buyers that there isn't a "fire sale" in Austin Real Estate.

The answer is that when looking at the entire Austin real estate market, we have roughly 7.4 months of inventory, which yes, is technically a buyers market. This means that there is enough homes currently for sale to last 7.4 months at the current rate of sales. Generally, anything more than 6 months is considered a buyers market.

However, when you focus in on specific neighborhoods and areas, you see a different picture.

The hottest selling Austin neighborhoods/Austin MLS areas:

1. Area 10S - 2.24 months of inventory
(north of Slaughter, west of I-35, east of Mopac, south of William Cannon)
2. Area 2N - 3.8 months of inventory
(north of 183, west of I-35, east of Mopac, south of Parmer Lane) Includes popular Quail Creek neighborhood.

3. 10N - 4.95 months of inventory
(north of William Cannon, west of I-35, east of Mopac, south of Ben White Blvd) Includes popular Cherry Creek neighborhood.

Average sales price range in these 3 areas is $125,000 - $175,000. (First time home buyer range...we can thank the tax credit I think.)

The slower moving Austin neighborhoods / Austin MLS areas?

1. Downtown - 24 months of inventory
(north of Colorado River/Town Lake, west of I-35, east of Lamar, south of MLK)

2. 1B - 15.6 months of inventory
(south of 2222, west of Mopac until 35th St, west of Lamar until Colorado River / Town Lake, east of Lake Austin) Includes Tarrytown, Clarksville, Highland Park West, and Pemberton Heights neighborhoods.
3. 8W - 11.82 months of inventory
(south of Colorado River, west of Mopac, east of 360, includes zip code 78738) Includes Rollingwood, West Lake Hills, and Lost Creek neighborhoods.

Average sales price in these 3 areas is $350,000 (downtown) - $650,000.

Here's a map of the Austin MLS areas.

Find out before you are buying or selling the market statistics for the area you are buying or selling in.

Austin Real Estate July 2009 Statistics

2009-08-26T07:08:00.000-07:00

The counts are in for July 2009 and ABOR has posted the MLS results for Austin Real Estate sales.

July 2009 Statistics

$508,810,549 was the dollar volume of single-family properties sold

$191,500 was the median price, a two percent decrease from one year ago

$245,921 was the average sales price, a 4 percent decrease from one year ago

2,069 was the number of homes sold, unchanged from July 2008

According to Jay Gohil, chairman of ABOR: “The sales volume momentum in Austin continues, now reaching 2008 levels. That’s good news, but I think it’s even better news that we’ve achieved that increase while maintaining a steady median home price. Throughout 2009, the median price has fluctuated only slightly compared to 2008. Looking back further, prices have remained above 2007 levels, one of the most lucrative years of the last decade in Austin real estate. That long-term price stability, particularly in the face of market fluctuations, bodes well for Austin’s future.”

Personally, I think the the surge in home sales this past month that finally puts us equal to 2008 (we have been dramatically behind until now) is the result of the first time home buyer credit. First time home buyers only have 2 months to find their houses in order to meet the December 1st closing deadline.

My Husband's First Yoga Class - Yoga Vida Downtown Austin

2009-08-07T07:07:00.000-07:00

Last night was "date night" and we started out at Yoga Vida downtown Austin where my husband attended his first ever yoga class... and it was awesome. Yoga Vida teaches vinyasa hatha flow (something-or-other-i-am-not-a-yoga-expert) style yoga classes and they heat the room to just under 90 degrees... but on a hot day like yesterday, it was probably even hotter than that.

I planned in advance and brought towels for my novice yogi hubs... but I had forgotten just how much he sweats when he exercises (yes, it's rather gross). The dainty hand towel I had brought him did little to mop up the large beads of sweat continuously pouring onto his mat. In spite of his sliding all over his mat (unable to get traction because of the pools of sweat), he dug in, persevered, and embraced the class. He twisted. He reached. He held the pose (bent knees and all). I must admit, I was impressed. A lesser man would have crumbled into child's pose and called it a day. Most impressive was that after the class... he even said he felt "terrific".

If you haven't tried the new downtown Austin yoga studio at Yoga Vida (located at 7th and West, ample parking in back) -- you should. It's one of my new favorite things in downtown. It's a very serene, beautiful environment (feels and looks like a spa) and the instructors are all good (although some are definitely better than others). I love the 60 minute noon classes... it's a great break in the middle of your day. They also have a shower equipped with yummy Aveda shower gel so that you can rinse off before you head back to work.

My husband and I followed up the yoga class with dinner at the Clay Pit where, oddly enough, we sat at the table next to Kinky Friedman and his lady friend. ... which is the 2nd time I have dined next to Kinky Friedman in the past 2 months. (weird. no?)

Austin Real Estate Market Poised for Fastest Recovery According to MSNBC

2009-07-30T14:12:00.000-07:00

Hello readers... guess what lovely city MSNBC picked "will, and won’t, recover the fastest"? Yes, the one, the only... Austin. Read it here.

....not only that, but it actually RAINED here today. At last... at last.

East Austin - New Restaurant - East Side Show Room

2009-07-27T14:31:00.001-07:00

Last night my hubs and I went out with some friends to celebrate his birthday. We made plans to meet friends at the Shangri-La on East 6th for drinks... but when we got there it was closed. (I know I don't get out much anymore, but I thought the under 30 set still went out on Sunday nights? What's up with that?)

Quite serendipitously, East Side Show Room, this new bistro - lounge - gallery - venue recently opened up at 1100 East 6th Street, and they were open for business. We popped inside and found a wonderfully quirky part French bistro part 19th century curiosity shop inspired scene.

This picture makes it look a bit like just any other bar... but trust... the place was gushing with ambiance and character. Exposed brick walls all around. The specials were written in chalk on the iron beam overhead.

I ordered from their specialty drink list and had a "Pink Pony" which (if I remember right) was a type of gin, crushed ice, cucumber liqueur, and grapefruit juice. It was yummy. The food menu uses only locally procured ingredients. We had a cheese plate that was excellent. Next time we'll stay for dinner.

East Side Show Room is just another addition to the lovely East 6th dining destinations popping up these days. Hope there are many more to come. Oh, and there's a quaint patio out back for dining or siping.

Back from Nicaragua [sigh]

2009-06-02T12:22:00.001-07:00

This post has little to do with living in Austin, Texas. In case anyone is wondering where I have been for nearly a month... it all began when my husband I departed on a much needed vacation (something we are definitely going to start doing more often) and then things have just been moving at a madening pace with family, work, friends, summertime fun, ever since our return. My beloved blog sadly fell by the way side.

Rewind to early May when I was working like a mad woman ... Central and East Austin real estate is especially on fire this summer in the $150,000 - $300,000 range. Lately I have been putting offers on houses for buyers right and left, and I am not the only one. Multiple offer situations have not been uncommon. Houses that are priced right, well staged, well marketed... are selling fast. It has been a real roller coaster of Austin real estate adventures this summer.

... but then, on May 16th, my husband and I packed our bags, dropped the dog at a friend's house, the kids at my in-laws, and hopped a short flight to Managua, Nicaragua. ahhhhhhh. nice.After arriving in Managua, we took a car 3 hours southwest to a little spot on the Pacific coast of Nicaragua and stayed here - at this masterpiece of an ocean front villa.

The villa is part of a beach front resort, Costa Paraiso, currently under construction...but open for business. (custom built luxury homes and lots still for sale, fyi) The 4000 square foot villa where we stayed has 3 masters and a double infinity pool. All of the linens and toiletries were luxury quality (most even nicer than I have in my own house). The staff cooked three amazing meals a day and incorporated as much fresh seafood from the ocean (right out front) as possible. My husband and I drank more local beers than we could count. We went fishing. We went surfing on nearly deserted white sand beaches. My Blackberry had no service. We both even managed to finish the books we were reading. Now that's a vacation.

As I sat next to the double infinity pool drinking my pina colada and looked out at the mountains of northern Costa Rica... I couldn't help but think to myself... there is no other place like this in the universe. It was truly paradise.

Now back to reality. It's taken nearly a week, but I think I have gotten control of my to do list and of course, once again, am very happy to come home to lovely Austin. It's summer. It's hot. It's beautiful though... and there is a lot going on. ! Stay tuned for more.

Rent vs. Buy for University of Texas Students

2009-04-24T11:16:00.000-07:00

Several clients I am working with at the moment are on the prowl for properties near the University of Texas that they could purchase now, live in while they are attending UT, and continue rent to students when they are finished to school.

Rents close to UT campus for a 2 bedroom 1 bath house range from $1200 - $1500 per month. With interest rates as low as they are right now (not to mention first time buyer tax credit), you can buy a little bungalow in the low $200K's and actually spend less every month on your housing than you would if you were renting... all the while gaining equity. Not a horrible plan.

Key zip codes to search for ideal properties are 78751 (north Hyde Park and North Loop), 78722 (Pannell Place), and 78702 (between MLK and 12th, as far east as airport). Here are some of the listings I like the best:

2942 Eckert in Pannell Place subdivision, East Austin 78722. List price is $209,900. 2 bedrooms, 1 bath

1410 Sanchez - East Austin 78702, walk to MLK commuter rail station. List price $229,000 2 bedrooms 1 bath

943 E. 52nd St. - north of Hyde Park area. List price $225,000 2 bedrooms, 1 bath

You can email me for the complete MLS listings.

Open House Sunday at this Darling Austin Bungalow Home, 1-3

2009-04-03T10:52:00.000-07:00

This coming Sunday, this quintessential 1920s American bungalow in north Hyde Park will be held open for brokers, buyers, neighbors and anyone else interested in stopping by. !!

List price is $289,000. 2 bedrooms, 1 bath. Address is 5200 Avenue G, 78751. More details at http://www.5200avenueg.com/

Googie Style Architectural Design in Northwest Hills Austin Home For Sale

2009-04-02T10:24:00.000-07:00

"Googie" style architecture, named after a landmark no-longer-existing West Hollywood cafe is described as "extreme modernist" and defined by obtuse shapes and sharp angles as well as a nod to the "space age".

This truly amazing and unique Austin home currently listed for sale on Lakemoore Drive in Northwest Hills is inspired by the Googie architectural design movement. Built in 1967 by a Northwest Hills architect for himself, the Austin home takes inspiration from the movement, but in no way is hindered by it.

The Austin home has 4 bedrooms, 3 bathrooms, a yoga room, and a green house. Total living space is 3504 square feet. The current owners have meticulously modernized and restored the home to its glory during the past few years and the result is a marvelous combination of retro and modern. Original, preserved design elements in the Austin home include lava and fossil rock walls, a floating lava rock fireplace (with seating for 12!!), a kidney bean shaped pool, a circular drive, and extensive use of metal and glass throughout.

The systems of the home have been modernized as well to include a zoned AC and tankless water heater. The Jenn-Air gourmet appliances in the kitchen also convey. For those old school audiophiles, the home has as an analog sound system throughout. Imagine the parties!

Less than 10 miles from downtown Austin, the home sits on a large private lot (more than 1/2 acre) in Northwest Hills and overlooks the canyon wall over Bull Creek.

The Austin home is listed at $859,000 by owner/agent Eileen Gill of the Marye Company. Many, many more features and updates can be found here.

Austin Home: Quaint American Bungalow in North Hyde Park

2009-03-27T08:49:00.000-07:00

Quaint, darling, charming, picturesque... you get the idea. This little 2 bedroom, 1 bath Austin home in North Hyde Park, at the corner of 52nd and Avenue G just came on the market this week. A typical 1920s American bungalow, the house is small, but the space is used efficiently. Also typical of bungalows, the rooms are centered around a central living area with no connecting hallways.

Most Austin homes of this era in this particular Austin neighborhood have already gone through massive renovations and remodels (some tastefully done, some not quite). This Austin home however, maintains much of it's original charm and original floor plan. It has been updated moderately throughout the years and is perfectly darling and workable as it is, but would be ideal for someone to add on or modernize themselves.

The Austin home has a living room, dining room, corridor style kitchen, utility room (!), 2 bedrooms, 1 bath, and a picture perfect front porch. Many original 1920s design elements like a claw foot tub are still present in the home.

Another plus in this Austin home is the enormous corner lot with spacious, private backyard. There is a massive walnut tree in the front yard along with pecan, oak, crape myrtles, mountain laurels, and fig trees scattered about. Also in the backyard is a bonus 200 square foot storage unit with electricity, ideal for use as an artist studio or workshop.

List price is $289,000. For a full list of features and updates please visit http://www.5200avenueg.com/.

Soma Vida - A New Place for Yoga Austin | East Austin

2009-03-20T09:03:00.001-07:00

After several weeks (okay, months) out of the yoga scene, I resolved yesterday to make it happen. Afterall, all work and no exercise does not make for a fit mother/wife/friend. I am doing this for myself AND all the other people in my life.

Yoga Yoga Austin (the yoga chain where basically everyone goes to yoga in Austin) has 5 locations and 100's of classes to meet anyone's schedule. Problem is, I live in East Austin. Going to a one hour yoga class across town easily turns into a 2 hour project. That's just not going to happen with all that I juggle on a daily basis.

Problem solved: Soma Vida Austin, a work/life balance and wellness center located on Rosewood in East Austin, just about 2 miles from the capitol... now offers yoga classes !!! You can find their schedule here. I took out the ol' Blackberry and scheduled myself for 4 yoga classes for the next 2 weeks.

Classes are still ramping up but the cost is on par with Yoga Yoga Austin -- and keep in mind that you are supporting a start up East Austin business with an excellent mission -- to help all of us crazy self employed multi-taskers to achieve balance in our lives. sigh... I love these people.

My Newest Crush - Darling Stucco Bungalow East Austin Home, One Block from Town Lake

2009-03-18T11:47:00.001-07:00

How cute is this little bungalow located in East Austin?

It's just a tiny little 2 bedroom, 1 bath, less than 800 square feet -- but also only $224,000 and literally a block from Town Lake. What a wonderful little candidate for a pied-a-terre or weekend retreat.

Address is 1702 Haskell St. Listed by Jules Adams of Jules Homes, Inc. Post a comment if you would like more information!

Selling Austin Homes -- Staging Tip -- What NOT to Do

2009-03-17T15:31:00.000-07:00

The other day I took a buyer to tour a home over in the Allandale area. The home was nice -- but staging a bit awkward... including a poster of this "Nuns With Guns" image stuck on the wall in the "guest room" using thumbtacks. There were several other staging snaffoos in the house -- but this one took the cake.

Note to sellers staging their Austin homes for sale: no religion, no politics, no thumbtacks.

OPEN HOUSE SUNDAY 1-3 Travis Country Austin Home

2009-03-13T08:40:00.000-07:00

This lovely stone Austin home is an excellent deal, currently listed at $304,900 in the lovely subdivision of Travis Country Austin, just 6 miles southwest of downtown Austin.

If you aren't familiar with Travis Country Austin, you should be. It is just on the brink of suburbia (but it's not suburbia), close enough to downtown that you can be at your favorite posh restaurant, dive bar, art museum, or music venue within 15 minutes. The community prides itself as the first "green" community. Since the 70s, Travis Country Austin has been built in harmony with Austin's protected green belts, wildlife, and plant life. This Austin home, for example, was set back from the street far enough to spare a 100 year old live oak.

This Austin home has 4 bedrooms and 2 baths. The 4th bedroom is ideally used as an office or study. The living, dining, kitchen, and breakfast areas are open and spacious. The home has been recently updated on the inside with new carpeting in the bedrooms, new wood laminate floors, fresh designer paint, and new stainless appliances.

The exterior of the house has been smartly updated with low maintenance features including gutters with leaf screens, flagstone patios, and an automatic sprinkler system, making this Travis Country Austin home economical and relatively carefree.

To see complete list of updates and features, visit 5005TradingBend.com.

Visit the open house this Sunday, March 15th, from 1 pm to 3 pm.

Buy Now or Wait?

2009-03-03T13:51:00.000-08:00

ahhhhh yes... economic downturns. How to avoid the downward spiral?

We all know that the current economy provides excellent opportunity for those with good jobs and good credit to get some really good deals right now on everything from clothes to houses. Here is some additional economic guidance from Yahoo! Finance on major purchases.

1. Airline tickets -- wait to buy later.

2. Cars -- buy now.

3. Houses -- buy now.

4. Mortgage Refinance -- wait until later.

However, I protest. If you have a good job and the money... I suggest you spend and spend now regardless of the purchase. It's the right thing to do. Even if you don't get the deal of the century, you will get a deal and if you pay a little more this month than you would next month, at least you are contributing to keeping our economy going.

When no one will pay full retail for anything, businesses that depend on retail mark-up to stay in business are forced to close. Big retailers can afford to do this for several seasons, but what about all of our independent business owners? The world would be so dull without independent business.

A friend of mine recently attended the going-out-of-business sale for Fetish, a landmark upscale Austin boutique that had been in business here for more than a decade. My friend said she was horrified at the hoard of fashion vultures descending upon the once quaint shop in search of deals. Where were these ladies spending their money while the shop burned through their cash reserves and struggled to pay rent? Target, no doubt.

MEMO: Target has little cash concerns and having a neighborhood of "Targets" at the bottom of your street does not increase your property value.

Here in Austin we pride ourselves on our unique local businesses. It's part of what keeps Austin special. So Austinites with good jobs... get out there and spend some money at your favorite local businesses. If these little guys have to close down business... there goes a big draw for our lovely city and our equally lovely economy.

Photo Credit: Thanks to Lee Jordan on Flickr for "Downward Spiral" pic.

Farnsworth Inspired, Modernist Architecture, Austin Home - OPEN SUNDAY 2-4

2009-02-20T07:42:00.000-08:00

Here are some preview pictures of the newly offered 701 Mary modernist Austin home, located in Bouldin Creek neighborhood, 78704 zip code.

Inspired by Mies van der Rohe's 1951 Farnsworth house in Plano, Illinois, this modernist Austin home is clean and sleek with gleaming concrete floors, 12 foot ceilings, and loads of floor to ceiling windows that allow natural light to fill the entire home.

The open kitchen has stainless steel appliances, concrete counters, a subway tile back splash, and plentiful stainless steel cabinetry.

The Austin home also features an inviting interior courtyard, with a plush green grass floor, tall graceful palms, and towering bamboo. One wall of the interior courtyard is a soothing glass wall water feature. The current owner has created a seating area in the courtyard which is so inviting and zen, it nearly works as a 2nd living area.

At just over 2000 square feet, 3 bedrooms, and 2 baths, this modernist Austin home has a warm, liveable feel.

A creation of gifted Austin real estate developer Priscilla Glover of Urban Nature, Inc. - this resale Austin home is offered at $619,000. Not yet on the Austin MLS, you can contact me directly for more details or to make a viewing appointment. You can also visit the home's open house this Sunday, February 22nd, from 2-4.

Beautifully Renovated, Historic Design 1930s Austin Home for Sale in Hyde Park

2009-02-17T10:29:00.001-08:00

I visited this beautiful restoration project in Hyde Park by James Dunaway of Archetype Properties this morning.

It's nestled away on lovely Avenue G in Hyde Park, in Lee Elementary school district, within walking distance of favorite Hyde Park restaurants (Hyde Park Grill, Mother's Cafe, Asti's, and Julio's), grocery store (Fresh Plus), and coffee shop (Quack's).

Original list price a few months ago was $729,000, which, for the neighborhood, size, and quality of home, is completely reasonable. It sadly has not found an owner yet, and the price has been reduced to $619,000 for quick sale. If you are shopping central Austin homes in this price range, but have not seen this home yet, you absolutely must go by for a look. It shouldn't last long.

For my Husband, Valentine's Day Gift Ideas

2009-02-12T09:10:00.000-08:00

The hubs stopped me in the kitchen this morning as we both ran dizzily around the house feeding children, wiping noses, putting on makeup (me), pouring coffee, etc... "What do you want for Valentine's Day?" I really hadn't given it any thought and my immediate response was "nothing." ... but here's the thing about these sorts of occasions and asking for "nothing". If I respond "nothing" - which is how I really did feel at that moment - then he really will get me nothing - and then the actual day of Valentine's when I have "nothing" to open -- I will be glum.

So, for my hubs... here is a shortlist of last minute gifts you can pick up tomorrow, Friday, right here in Austin... just in time for V-Day.

1) A gift certificate for a facial from Solid Gold. This is a little boutique/mini-spa at 1601 E. 5th St., entrance is on Comal.

2) A gift certificate for a massage from MYO massage. Mini spa, located in same building as Solid Gold... but entrance is on 5th. I think you have been there before?

3) Any fashion accessory or jewelry item from Kick Pleat . Don't forget, the shop is newly located at 12th & Lamar... but don't spend a lot... it's just Valentine's Day. She did have these amazing Virginia Johnson scarves last time I was in... ahem.

4) This purple box of "exotic" Vosge chocolate truffles

(available at the Whole Foods Lamar chocolate counter)

...and no, I don't want ALL of these things, just one. (okay maybe two)

Final note to hubs (and all hubses out there): Please have Valentine's gifts ready to give the morning of Valentine's Day. It's not the same when I know you are running around frantically trying to find something the day of the holiday...it's kind of like the moment is over at that point, you know? (or kind of like the time you bought me that lame tin of butter cookies from HEB the morning of Mother's Day.)

xxxxxxooooooooooooooo

How to Determine your Austin Home Price

2009-02-11T11:45:00.000-08:00

I am doing a lot of market analysis for clients this week...in fact, I have two more due tomorrow. A time consuming but fascinating process. (if you are me anyway) When considering your Austin home price, here is an overview of what should go into your decision.

First, it is your decision. You hired an Austin Realtor for their expertise and market knowledge, but ultimately, it is your house and your decision what price you want ask for your home. A good Austin Realtor will supply you with ample market statistics and arguments to support their price recommendation and help you with your decision.

Second, the buyer determines the sales price of the home. As the seller, you determine the list price, or the market position of your Austin home. Your goal is to position it correctly in order to attract buyers.

When I put together a market analysis for a client, I pull pricing for 3 active listings, any/all pending listings, 3 sold listings (within last 3 months), and 2 withdrawn/expired listings for comparable Austin homes by age, size, and neighborhood.

I take each comparable property's price, and add or subtract market value amounts for each feature the comparable property has or doesn't have in relation to my client's property. This creates an even playing field. (Note, this is also where it's important that you choose an Austin Realtor who understands your neighborhood and the market value of your home's unique features.) I then take all of the adjusted prices, throw out the lowest and highest, and come up with a price range for my client's home. My final price recomendation is somewhere within that range and based off of the home's general marketability, condition, staging, and overall aestetic.

Many sellers and Austin Realtors go by average dollars per square foot for a given neighborhood when determining the list price of an Austin home. However, in areas like central Austin where there is a great deal of variance between homes within a neighborhood, it is impossible to accurately price a home by dollars per square foot. For example, one 1930's, 1500 square foot home in Hyde Park may have 2 bedrooms and 1 bath, and its neighbor, also a 1930's home, 1500 square feet, may have 3 bedrooms and 2 baths! These two Austin homes simply can't sell for the same dollars per square foot. I personally take square footage differences between comparables and multiply it by 30-50% (depending on the neighborhood and degree of variation). I then use that amount of square footage to make a dollar per square foot adjustment in my pricing analysis. If you have a small Austin home but a great layout, this is a must do in your pricing analysis. It may earn you thousands of dollars.

Finally, the "acid test": Put yourself in the Austin home buyer's shoes. When they see this home pop up in an Austin MLS search, will the sticker price you have decided upon lure them in or turn them away? In this market, you can't afford to deter any potential buyers.

btw, if you have read this far... impressive. I thought I was the only one into this stuff.

Austin Real Estate Update - All Good Signs

2009-01-28T10:15:00.000-08:00

Yes, this is a random photo of a caged canary...but get it? Maybe the bird is thinking about moving to a new home...

According to Austin Board of Realtors, pending sales contracts on Austin homes in January 2009 are up by 11%. This is likely just a natural surge resulting from the virtual halt on business in November and December [thanks credit freeze]... still though, that's a compelling statistic that buyers are apparently out there, taking advantage of the "buyer's market".

Other good news, in January 2009, new listings on the Austin MLS are down 4%, keeping the inventory of residential real estate at a healthy level. (about 8500 homes, just shy of 6 months of inventory) Remember, 6 months of inventory is an equilibrium between a seller's/buyer's market.

What's selling? Homes priced at or below market...and selling surprisingly fast.

It's real estate. The market goes up. It goes down. It's a buyers' market. Don't be afraid. If you are selling: acknowledge that it's a buyers market and market accordingly. If you are buying: embrace the scene and enjoy.

Historic Victorian Home Relocated and Restored to 78704

2009-01-26T07:50:00.000-08:00

Wow. Talk about renovating. "The Marlin House", newly relocated and for sale on South Mary St. in funky, quirky Bouldin Creek neighborhood of Austin, zip code 78704 is AMAAAAZING.

The Queen Anne Victorian home was built in 1890 in Marlin, Texas (southeast of Waco) and relocated some 100 miles to Austin's Bouldin Creek neighborhood by Pricilla Glover and Ivan Spaller of Urban Nature, a local real estate development company.

4 bedroom. 4 baths. 3200 square feet. Two masters. Viking appliances. Butler pantry. Long leaf pine floors. City views. the list goes on and on and on... mmmmmm.

Property listed for sale at $1,095,000 by Green Mango Real Estate. I hope they find a buyer in this market... it's unique and special enough, they just might swing it. The developers certainly didn't overlook a single detail.

Live Alternative Theatre in Austin

2009-01-20T11:12:00.000-08:00

Last night was a big night.

Began with a "pre-Inaugural Ball" for toddlers at a friends' house in East Austin. I must applaud my friends for holding such a festive party to commemorate this major historical event...for not only the kiddos, but for all of us. My 3 year old daughter was thrilled to don her red and white polka dot flamenco dress (although, bad mommy forgot her dancing shoes...which she brought to my attention just as we pulled up to the party and she still had on her flip flops - I felt just awful). I dug out my grandmother's rhinestone jewelry, a floor length black bridesmaid dress, and a feather boa. My daughter was THRILLED with the attire although a little disappointed when her friend's house didn't have an actual ballroom like she has seen in the movies. (only took 3 minutes to get over this as they tore through the playroom dancing to music from the Nutcracker) Evening was complete with frosted "Obama" sugar cookies and one guest who stamped the back of her green silk charmeuse cocktail dress with Obama's election night victory speech. This dress was AMAZING... and sorry -- once again didn't have a camera handy. I am a moron.

THEN, I met a friend at Salvage Vangaurd Theater, also in East Austin, to take in opening night of "My Bugatti Story", an original play written by Paul Ehrmann, part of the 2009 Frontera fest. I am certainly not a theater critic, but I enjoyed this play immensely. Just over an hour in length, the play takes you through one man's journey of saving his own sanity when he takes on the persona of a Bugatti race car driver and becomes a hero of the French Resistance during WWII in Paris, France. Lively characters and actors. Interesting and noble concept of one's ability to save his own sanity. Next performances for "My Bugatti Story" are Saturday 1/24 at 7:45 PM, Sunday 1/25 at 5:45 PM, and Saturday 1/31 at 12:00 PM. Tickets are $10.

Also be sure to check out the rest of Frontera Fest which continues through February 14th. Other local Austin playhouses also participating in the festival include Hyde Park Theatre and Blue Theater. What a wonderful treat to have such intimate, funky venues at our fingertips to enjoy alternative theater. Off to pick out another play to attend.

Affordable Family Friendly, Pet Friendly Rental Near University of Texas?

2009-01-18T08:49:00.000-08:00

Yes, there are a few affordable rental houses with good schools, pet friendly, and close to the University of Texas still around. Here is a 2 bedroom / 1 bath cottage in the highly desirable French Place neighborhood. Renting for $1275 per month, this is one of the least expensive single family rentals within a 3 mile radius of the University of Texas (cheaper by about $300). It's in wonderful condition with gleaming original pine wood floors and even central AC. It's also within walking distance of much loved Maplewood Elementary school and a stone's toss away from Manor Road restaurants like El Chile, Vivo's, East Side Cafe, and Clementine's Coffee Shop.

Click here for full listing.

More Natural Food Stores Coming to Austin

2009-01-14T10:08:00.000-08:00

Exciting stuff... 2009 will bring Austin three spiffy new natural food stores including Sprouts Farmers Market, Natural Grocer, and Newflower Farmers Market.

Fall 2009, Arizona-based Sprouts Farmers Market will be opening in Rollingwood in the Mira Vista shopping center at Bee Caves Road and Edgegrove Drive, in the current Office Max space. Sprouts will also take up a portion of the John Williams Interiors space. John Williams Interiors will be closing their Rollingwood location this month and consolidating into their Anderson Lane space, which they plan to be bigger and better with more design resources.

Colorado-based Natural Grocer will be opening at 3901 Guadalupe in Hyde Park in the next couple of months.

Newflower Farmers Market will be opening a new location at William Cannon and Manchaca next month. NFM fashions itself after Trader Joes, selling a large portion of private label product lines and price conscience produce. This is especially good news for South Austinites who have been hoofing it all the way to Whole Foods downtown or Sun Harvest on Lamar up until now.

That will make 8 good sized natural food markets in Austin, a city of less than 1 million people (not including burbs).

Note to self for further research one day when I have some "free" time (that's a joke) ... what city has the highest # of natural food stores per capita?

Vino Vino Yum Yum

2009-01-14T08:56:00.000-08:00

Quite a serendipitous evening last night when the hub-man and I lucked into sharing a babysitter with friends (like hitting a clearance sale...1/2 price!!) and our early evening engagement ended ... well... early -- We took the opportunity to head over to Vino Vino to catch Miles Zuniga, singer/songwriter for Fastball doing a solo performance. His performance was strong, witty, heartfelt, and lively... and included special guests like new Austinite Freedy Johnston (Bad Reputation).

Of course, Vino Vino on Guadalupe in Hyde Park remains one of my all time fave local restaurants. Even my husband, a jaded veteran of the wine industry, is consistently thrilled with Vino Vino's enormous old world selection (and prices) of wines by the bottle (seen lining the walls in the pic above). They also have a beautiful menu offering small plates, "bigger" plates, and a selection of fine cheeses. My hubs was in love, quite literally, with a bottle of Corbieres (a French AC Red Wine) for $20 and the bison slider (mini-burger) for $5.

Tragic End for Kids Thrift Store Finds?

2009-01-12T07:26:00.001-08:00

Upsetting news this morning from a fellow Austin momma: A new federal law goes into effect February 10th that will ban all products sold for children 12 years of age and younger that have not been tested for lead and phthalates (chemicals used to make plastics more pliable). This includes used children's used clothing as well as handmade products. The testing is prohibitively expensive for small businesses and products that have not been tested will be considered hazardous, regardless of whether they actually contain lead.

This is really not the best way to handle the threat of lead in our children's lives.

First of all there is the economic backlash that will cause many small businesses to shut their doors including small clothing manufacturers, handmade toy companies, and children's consignment shops. We really don't need any more economic stumbling blocks for our small business owners these days. Didn't congress get the memo on that?

Second, there is the economic impact on all of us budget conscience parents. I personally try and take advantage of consignment shops and thrift stores to find barely used clothing and gear for my kids. I recently bought my son's baptism outfit consisting of a brand new pair of Strideright white dress shoes and a Kissy-Kissy white sweater at the Pumpkin Patch consignment shop here in Austin. (neither of which I will ever put on him again). I paid a mere $15 total. I would have paid close to $100 if I had bought them new.

Third -- what about teaching our kids to reuse and recycle? Now little Suzie and Johnny will grow up with the notion that you have to buy new for it to be safe?

I understand that we all need to practice safety and that lead in our children's toys is a significant health hazard. However, this is really not the best approach. Can't the government somehow make lead testing more affordable for small businesses? They seem to be making sure that digital television will be affordable and accessible for all Americans with the changeover next month. Or why not hold parents accountable for our buying decisions? We can all buy home lead testing kits online!

I believe this is going to create a black market for children's thrift. I envision myself opening up a "speakeasy" on a dark alley in urban East Austin (probably my own house) selling contraband used designer children's clothes, vintage Fisher Price, and Exersaucers. I will keep everyone posted on that.

Sign the petition against the law: http://www.ipetitions.com/petition/handmadetoys?e

More details here: http://tinyurl.com/88wc6e

Photo credit: Brandy Sims on Flickr.com

SINCE I POSTED THIS MORNING A READER SENT ME AN UPDATE. http://tinyurl.com/7occ2n

THRIFT STORES AND CONSIGNMENT SHOPS ARE SAFE FROM THIS LAW! Still appears that the small manufacturers and crafters remain unprotected.

My Family Portrait - For Real

2009-01-11T15:54:00.000-08:00

I am normally not one for the whole family portrait "let's all wear white shirts and jeans" thing... but check this one out!

Taken by Alison Eden, a fab child portrait photographer here in Austin...and buttoned-up family portraits really aren't her thing either.

Restaurant Review - Peche

2009-01-09T09:01:00.000-08:00

Myself and 3 girlfriends hit "Peche" in downtown Austin last night for dinner. Located in the old Malaga space on 4th street between Colorado and Lavaca, this is a bistro in every sense of the word. A quintessential French brasserie menu down to the moules, frites, and croque monsieur. The restaurant also offers an interesting selection of European alcoholic drinks and is especially known for serving absynthe. The prices are right too with entrees between $12-$15 and excellent wines by the bottle as inexpensive as $22.

The girlfriend who organized the evening is a frequenter of Peche (forgive me, there are two accents on "Peche" but can't seem to recreate them with my English keyboard) and she was able to give us full run down on the menu before ordering. She considered the Steak and Frites (cost $14) as the "Best dinner deal in town..." I don't eat red meat so I can't confirm. However, 2 of the 4 of us followed her recommendation and ordered this as their meal. Both were pleased. I had the Coq Au Vin (cost $13). I am 95% sure they serve this chicken dish "on the bone" in France which is why during the 2 years I lived in France I never ordered it (my #39 on list of weird food aversions). However, at Peche, it's happily "pulled" chicken over a parmesan palenta. A moderately stylized version of the dish, yet altogether good.

Sorry I don't have a picture of the restaurant to post (sigh...next time) -- but basically the decor is unchanged from the old Malaga except for the addition of some slightly ostentatious black crystal chandeliers suspended high above the bar, some giant leather couches (that we all decided were almost TOO soft and cushy to sit on and eat and carry on a conversation) and a green faux painted wall at the entrance.

Overall, worth a visit. Of course, we went the night of the national college football championship so it was empty -- but apparently quite a hotspot for the trendy downtown crowd.

Latest Austin Real Estate Market Statistics

2009-01-08T08:00:00.000-08:00

Here are the latest stats on the Austin real estate market for the month of December 2008. Thanks to Alamo Title for compiling and sharing.

Units for Sale in Austin: (compared to December 2007)
New listings were down 12.84%.
Pendings were up 34.86%.
Solds decreased by 16.01%.

Average Austin Real Estate Prices:
The "New Listings" average list price is up 2.36% to 300,316. In December 2007 the average list price was $293,392.
Sold average sales prices decreased 5.66% to $238,867. For December 2007 it was $253,205.

Active Listings
We had 9,929 active listings during the same week in 2007. Today there is 10,097 active listings. That is 3.78% increase from last year. Total inventory for Austin area MLS is 5.77 months - still hovering at the equilibrium between buyer/seller market.

What's Selling in Austin

2009-01-05T10:29:00.000-08:00

For the first part of 2008, sales volume here in Austin was on par with 2004 sales volume. This made sense given that 2005, 2006, and first half of 2007 were booming markets and of course our local market would reflect the national economic decline on some level. However, during the last few months, our 2008 sales volume has gone and slipped to below 2004 levels.

Source: Alamo Title

So now, you would think – there must be some great deals out there! Right? Well – the answer is sometimes. Even with the local slow down, quality houses that are priced and marketed right are selling very quickly here in Austin. On average, houses are selling for 95% of list price. My last listing sold in 10 days at 98% of list price. The biggest discounts are on new construction homes from builders or homes priced over $700K (which are NOT selling fast). So, if you find a house and you want to make an offer, definitely go low with your offer, but don’t expect gigantic discounts.

With that in mind, if you are thinking about listing your Austin home for sale this spring, in today’s market you must pull out all the stops. The MLS listing, a sign in the yard, and an open house are really only the beginning. To sell at the maximum price in minimum amount of time, you must make your home as competitive as possible. Do not overprice “just to see what you can get”. Choose an agent who implements progressive marketing strategies including blogging, Facebook, Craigslist, Zillow, Trulia, virtual home tours, and customized websites. I personally syndicate my listings on over 30 websites. Staging and presentation of the home are also more important than ever. Finally, your agent should be providing you with constant feedback as to what potential buyers are saying when they tour your home.

Below are some example SOLD properties from the month of December to give you an idea.

SOLD IN 9 DAYS – 99% OF LIST PRICE
1809 Rockmoor Ave: Original List price $549,950, Sold Price $545,000
Immaculately updated, unique property located in MLS area 1A within walking distance to Lake Austin. 2 bed/ 2bath, 2020 square feet, .25 acres; 9 days on market

SOLD IN 45 DAYS – 95% OF LIST PRICE
5915 Rickerhill: Original List Price $264,900, Sold Price $250,000
Cute little Circle C home with 4 bed/2 baths, 2091 square feet, .19 acres, 45 days on market

SOLD IN 9 DAYS – 97% OF LIST PRICE
700 Jessie Street: Original List Price $450,000, Sold price $438,500
Beautifully staged, fully updated with modern design located in MLS Area 7 (south Austin), 3 bed/2bath, 1370 square feet + bonus building, .21 acres; 9 days on market

SOLD IN ZERO DAYS – 91% OF LIST PRICE
1007 Arcadia: Original List price $175K, Sold Price $160K
Handyman special located in MLS area 2; 3 bed/ 1 bath, 1692 square feet, .17 acre lot

SOLD IN 742 DAYS – 75% OF LIST PRICE - $1 MILLION PRICE REDUCTION!
4708 Mirador: Original List price $4,495,000, Sold Price $3,400,000 (included $350K in non real estate items)
Custom built new construction located on 5 acres in MLS area W; 5 bed/ 5 baths/3 half baths, 8650 square feet

SOLD IN 15 DAYS – 83% OF LIST PRICE
800 E. 451/2 Street: Original List Price $299,000, Sold price $250,000
Cute 1939 bungalow with hardwood floors, original tile bathrooms, kitchen and detached 1 car garage located in north Hyde Park, 2 bed/1 bath, 1056 square feet, .18 acre lot

Weeeeeeeeeeeeeeee

2009-01-04T12:00:00.001-08:00

Happiness is playground equipment that spins you round and round and round until you are so dizzy you can't walk straight and you fall to the ground in a pile of giggles.

Taken at Phil's Icehouse on Burnet Road this afternoon while we waited for our to-go order.

New Year, New To-Do List

2009-01-02T11:13:00.000-08:00

I am a chronic list maker and as if I need yet another list of things to-do in my life... here 'tis for 2009:

1. Embrace my toddler's vivid imagination and lack of self discipline before they're gone
2. Ramp up my marketing efforts for real estate (sorry mailing list friends and trees)
3. Read more fiction (currently have a stack of non-fiction on my night stand)
4. Run a half marathon
5. Fill the blank pages of my 2nd born child's scrapbook
6. Eat more vegetables
7. Speak French with my kids
8. Drink less wine "with dinner"

Unfortunately, I don't think my heart is really into #6 or #8, but I need to at least put them down there because I know I need to work on them.

Well -- off to devise more new and inventive ways to pester my client database. Gary Keller (author of Millionare Agent & founder of Keller Williams Realty) calls these points of contact "touches" which sounds much nicer.

Giving Kids

2008-12-11T10:44:00.001-08:00

Adults often pose the question "What is Santa Clause bringing you for Christmas?" to my very priveledged preschooler. She is quick to answer - spouting off a detailed list of many fantastic toys. It never crosses her mind that other children (and pets for that matter) are not blessed with the same loving, bountiful home life as she. While trying to instill compassion and giving in my daughter, I have been seeking out simple, easy ways around town where my daughter can give to others not quite as fortunate as herself. Here are a few ideas I came up with.

Donations to the Homeless Animals. Townlake Animal Shelter accepts lots of in-kind donations including food, toys, blankets, and towels. Since the baby doll blankets were really accumulating around my house anyway, we decided to take a tall stack of them down to the shelter. This was a double wammy act of kindness as it also teaches appreciation for her own dog who could also use additional love and kisses around here.

Pull Tabs for Ronald McDonald House. Let your Coc-a-cola and beer drinking go to a good cause this month (and every month) while your kids collect pull tabs for RMDH. RMDH provides housing for out of town families whose children are receiving medical treatment at local medical facilities. The pull tabs are recycled and proceeds go to RMDH in continuing their efforts. Pull tabs can be dropped off at the Ronald McDonald House in the new Mueller development - 1315 Barbara Jordan Blvd.

Good ol' Goodwill Donations. My little girl and I sort through toys and throw the ones she wants to give away into a box. Even when she struggles internally to let go of a particular toy, I see the compassion in her eyes as she reflects on the little girl or boy who needs it worse than her. We go drop them off at the Goodwill together. When you buy or donate to Goodwill you are contributing to Goodwill's mission of preparing individuals for job success.

If you think of any other ways kids can give of themselves, please feel free to send a comment.

Condo Projects that Look/Act Like Houses in Central Austin?

2008-12-04T09:33:00.000-08:00

$325K Watson St. - near Crestview Station

Wondering about the large number of 2 unit detached condo projects in Central Austin. These are new construction properties that look like single family homes, but that are technically classified and sold as condominiums. This is happening quite a bit in Central Austin where land is becoming increasingly scarce and builders buy one full size lot, tear down the existing structure and put two, even bigger properties on the lot. The builder may subdivide the lot and classify the dwellings as single family homes, however, sometimes the lot size is too small to qualify the dwelling as a single family home. In addition, even if the lot is big enough to qualify as a single family home, the builder has to go through a public hearing to subdivide the property and may be met with adversity from neighbors and neighborhood associations in some of these older Austin neighborhoods. In this case, the builder may prefer to create a condo project, which is just a administrative legal process.

These properties can be wonderful: exquisitely designed, well constructed, close to downtown, well priced, etc. Overall, precisely what you are looking for in a new home. However, before you buy, there are a couple of things to know about these properties before you consider buying one.

1. Mandatory COA: Even though there are just 2 units, there will have to be a COA, which is a legal entity. The COA should have a budget that pays for common grounds liability insurance and tax preparation, at minimum. Be sure that the money you are paying to the COA goes to something of value. As one of the owners, you will be an officer in the COA and have 50% voting rights. If you and your neighbor do not agree on something 100%, then nothing happens. Either everyone agrees or disagrees.

2. Perceived Market Value: Most home buyers are searching for "houses" to buy and therefore, there is a lower perceived value in a condo vs. a single family home. This may be a problem when you go to resell your property. It will actually be listed as a "condo" in the MLS and may not even pop up in potential home buyers' searches.

3. Condo Financing: The underwriting requirements for financing a condominium is changing and financing is getting tougher to obtain as time goes on. Some federally backed loan programs will not finance a condo project that is not at least 50% owner occupied. If your neighboring condo is owned by an investor, it may be difficult for you to find a buyer who can buy your condo with conventional financing when you go to resell.

Some additional condo projects in Central Austin:

$399K Alegria St. - Crestview Area

$325K 2nd St - East Austin

$275K Stacy Ln - 78704

Alyson Fox @ Kick Pleat Tonight

2008-12-04T09:10:00.000-08:00

This evening from 5 - 7 pm I am heading over with two girlfriends to a special Alyson Fox event at lovable neighborhood boutique - Kick Pleat on 12th and Lamar,near Clarkesville. On sale will be limited edition Alyson Fox prints from $50 - $75. Oh -- and Kick Pleat will be on sale! 15% off of everything.

Alyson Fox, multi-talented Austin artist...with a seemingly endless capability to create marvelously chic "stuff" including: illustrations, textiles, photographs, and clothes...will have on sale this evening a collection of prints, ideal for framing for yourself or for gifts.

Last Day for East Austin Studio Tour

2008-11-23T09:35:00.000-08:00

I was fortunate enough to get out and visit several of the studios on the East Austin Studio Tour yesterday afternoon. Today is the last day, but if you get the chance...here are the studios I visited and loved the most. If you have never done the East Austin Studio Tour... you really, really should take advantage of this opportunity to visit with artists directly and snap up some amazing works of arts at surprisingly affordable prices.

#2 Karen Saenz - Amazing oil paintings of dreamlike scenes that make you feel like you are really there. http://www.karensaenz.com/

#16 Fisterra Studio - Painter Jennifer Chenoweth and sculptor Todd Campbell merge art, architecture, function, and nature throughout their 101 year old studio/home. This was by far my favorite! http://www.fisterrastudio.com/ I just read on their site that Jennifer Chenoweth will also help you choose paint colors for your home... need to give her a call but, sadly, I know my home still won't look nearly as cool and fabulous as hers.

#30 Dog House Studios - A collective studio including work from 3 truly inspiring, provoking painters Karen Maness, Jennifer Balkan , Pablo Taboada.

#4 Bright Studio - lots of affordable yummy things for the home in this studio featuring the works of Brenna Byerlotzer, Heather Parrish and Anna Swanson. Brenna and Anna form textile design company Margret Helene. Heather utilizes just about everything she can in her art. Her works include but are not limited to: large woodblock prints, sculpture, and drawings.

Rare Modern Rehab Opportunity in Tarrytown

2008-11-12T09:30:00.000-08:00

Just happened upon this little diamond in the rough...wasting away in Tarrytown with [apparently] no one to love it. Has been on the market 150 days.

Built in 1961, this modern home sits on a massive .28 acre lot, just 2 blocks from Lake Austin. It's boasts 5 bedrooms, 3 baths, and $3395 square feet. Needs a complete makeover, but the bones and raw design of the home, indicative of the era, are in good shape and hard to find in such condition. Great light. Great layout.

Seller says "bring all offers"....

East Side's El Chilito Now Downtown

2008-11-06T12:18:00.000-08:00

My daughter is addicted to the taco's from hipster/gringo taco joint, El Chilito in East Austin, located at 12th and Chestnut. She loves the breakfast tacos and the chicken (pollo asado).

This morning I happened upon a NEW El Chilto on Congress Ave, just north of 9th St next to Little City Coffee in downtown Austin. (Only about 300 yards from my office building.) There was a line out the door at lunchtime. I think it's going to be a hit with the downtown set. Click here for full story on ABJ.

Race for the Cure This Weekend

2008-10-30T14:42:00.000-07:00

I am looking forward to the Susan G. Komen Race for the Cure this weekend. If you haven't already registered, you can register here. I am participating in the UNTIMED 5K. Starting line is on 1st street, just north of Riverside... bright and early Sunday morning at 8 AM (8:15 for UNTIMED). Don't forget about daylight savings... yuck.

Oh...and there is actually an option for "Sleep In for the Cure". ...You can donate $50.00 and get a t-shirt that says you slept in... I see no shame in that. !!

East Austin - Rated Top 15 by Businessweek.com

2008-10-08T13:22:00.000-07:00

Businessweek.com names East Austin as one of the top 15 “up and coming” neighborhoods to buy into now, while it’s still cheap.

According to Businessweek.com, the hot places to buy in today’s soft real estate market are “urban areas in transition”. i.e. the Soho and Venice Beaches of 10 years ago. The easiest way to find these areas is to follow the artists. Artists “often set the stage for redevelopment, and home buyers who follow their lead can sometimes get in while real estate prices are affordable. Over time, the abandoned warehouses artists occupy become gorgeous lofts and studios, and gritty neighborhoods transform into trendy communities with an edge. That's when the investors, developers, and wealthy buyers arrive, pushing up rents and displacing the artists who are then forced to set out for the next undesirable neighborhood. It's a cycle that has repeated itself for decades, in cities across the nation.”

In Austin, the artist community has honed in on East Austin and the result is a thriving real estate market ideal for early adopters and investors. Many artist collectives like the Pump Project and the East Austin Studio Tour set down roots here a couple years back and with them came the arrival of trendy coffee shops, restaurants, and boutiques…all of which continue to grow in number in East Austin. If you haven’t spent time in East Austin recently, take a trip and visit Manor Road, E. 11th Street, and E. 6th Street where you will find lively, urban, modern communities of young Austinites living and loving their little secret slice of Austin.

The “hottest” zip codes are 78722 and 78702, although don’t overlook 78723 which also has prime, close-in properties for a great price. Within East Austin, there are tiny micro-neighborhoods, each exuding its own quirky personality, including the Holly Street District, the French Legation, the East End, Swede Hill, East 6th, French Place, Cherrywood, and Delwood.

Click here for full story at Businessweek.com.

Here are just a few of the current deals to be had in East Austin... Contact me for more info (email address at bottom of this page!).

$230,000 - NEW on market this week; 1950s home in original condition on large .19 acre lot in well established neighborhood of Shceiffer place. Walking distance to Patterson Park, Mueller, and Manor Road. Screaming for a make-over - the home has original wood floors, easy cosmetic fixes, central heat/air, giant oak tree in back yard. Lot next door is empty...no neighbors! 3 bed / 2 bath / 1357 sf.

$239,000 - Updated 1940s house and garage apartment on ENORMOUS .42 acre lot! Walking distance to Manor Road and bus line. 3 bed / 2bath / 1930 sf.

$244,900 - Delwood 1949 bungalow on large .21 acre treed lot...adjacent to Mueller development. Designer interior...oodles of mid-century charm and style. 2 bed / 1 bath / 1028 sf.

Wheatesville... Under Construction ... But Still A Favorite

2008-09-18T08:50:00.001-07:00

This is my favorite Austin grocery store, Wheatsville Co-Op on Guadaloupe, just north of the University. Yes, yes, in Austin we do have the famed Whole Foods Flagship downtown that is seriously...the most beautiful grocery store on earth...and I go there occasionally. BUT my favorite place to grocery shop is here at Wheatsville. It's a small store with that friendly, hometown feel, full of yummy, natural products to fuel yourself on. It's a true co-op, and by paying the annual "ownership" fee, you can be an owner too. Owners get lots of special coupons and savings, as well as a monthly newspaper that again...has that warm fuzzy feeling. Non-owners pay an additional % on their bill Produce at Wheatsville is super fresh and comes from local growers whenever possible. They carry farm fresh eggs. Their wine department is also on the upswing offering an eclectic collection of good wines at good prices. I love that it never takes me more than 3 minutes to walk from my car in the parking lot to the front door...unlike the mega grocery store's whose parking lots are bigger than the stores themselves. If you have kids, there is also the bonus of little mini shopping carts. My little girl loves getting her own shopping cart (located at front of the store, to the left when you walk in) and filling it with her favorite foods. Wheatesville is in the middle of a renovation, but don't let that deter you, this is a wonderful place to shop. Also to fall in love with are their smoothies and deli items at the back of the store. Located at 3101 Guadalupe, in Hyde Park, North of the University.

East Austin Continues to Foster Its Creative Community

2008-09-15T12:17:00.000-07:00

This is a recent mural turning up in East Austin, completed by the artist collective Trust Your Hustle. The mural is located on the west wall of longtime blues music venue Victory Grill on E. 11th St. The mural pays homage to Austin’s own soul queen Lavelle White along with other Austin blues music pioneers Johnny Holmes, founder of Victory Grill, and Roosevelt “Grey Ghost” Williams, first musician Holmes booked for the venue. Trust Your Hustle is a touring collective of artists who join forces with local artists all over the country to create murals. …kinda cool that they chose Austin. !

East Austin has longtime been a community playing safe harbor to thriving artists and artist communities by providing low priced real estate, urban “inspiring” spaces, rich culture, and a super convenient distance to downtown and the rest of central Austin. Even with the rapid gentrification of East Austin (and rapidly sky-rocketing real estate prices), many artist communities remain there actively enriching the community with their work.

The East Austin Studio Tour (E.A.S.T.) is a 2 day event occurring each fall, this year scheduled for November 22nd and 23rd. This is a self-directed tour includes over 100 studios and 200 local artists holding open houses to present and sell their work. Free copies of the studio tour map are available at the studios. Bike transportation between the studios is highly encouraged…and by far the most convenient option anyway.

Another East Austin art program is the PUMP Project whose 30-something members work out of a single complex thus providing affordable work space and camaraderie to the artists. Gallery hours are Wednesday to Saturday 1-5.

Many other collective studio spaces are available for rent such as 501 Studios at I-35 and E. 5th Street. If you are looking to buy, there are new construction live/work spaces…but those go fast and there aren’t any currently on the market (although I have heard of a few underway). If you are patient and have cash, there are great resale properties that come (and go) on the market in East Austin that would serve as excellent artist studios.

Thursday is 99 cent day at SAVERS

2008-09-09T06:58:00.000-07:00

If you are a little bit thrifty and you subscribe to the idea of reusing and conserving in this age of mass consumerism --- then you gotta go to Savers. Savers is the department store of thrift stores, two locations in Austin (Burnet & North Loop, South Lamar & Hwy 70). Thursdays is the best day to go when they designate one color of tag throughout the store as 99 cents. ...and you can walk out of there with some seriously great finds like brand new tennis shoes for the kids, a television, or some groovy boots for yourself. Plus, shopping at Savers teaches our kids to reuse and conserve...which is the best message of all.

DinoLand Adventures

2008-09-08T11:41:00.001-07:00

Do not be afraid. This T-Rex is not real. It was opening weekend of "DinoLand" at Zilker Botanical Gardens this weekend...and we went with the kiddos and some friends (who also had kiddos). I have to say, I really wouldn't recommend going to this exhibit if you DIDN'T have kiddos. There were kiddos and babies everywhere.

The dinos are nestled among the gardens and peak out every now and then. No dramatic effects...just life size dinosaurs. There was a pretty cool "DinoMan" show in the rose garden that was entertaining, but a little too advanced for our tots who are still preschool age. If you have grade school age kids, I would definitely try and make that. Overall, a nice way to spend a few hours in the Botanical Gardens with your fam...especially since it's almost entirely shaded.

Note on the parking situation: We were quite fearful about parking and therefore we took the bus...but in the end...the parking wasn't bad at all...and the bus was pretty annoying...so I would recommend you drive and park. Two large parking lots are dedicated to the event.

Stand Up Paddle Surfing

2008-08-25T07:08:00.000-07:00

Apparently this is the new thing, stand up paddle surfing... or SUP-ing. (or more like "old thing resurfacing and is now all the rage" I guess)

The sport is suppose to be a ton of fun as well as an amazing strength building exercise for core body muscles ...and Austin's Lady Bird Lake (formerly Town Lake) is an excellent place to partake in the growing trend. I am trying to find a place in Austin to rent a board and take lessons - but haven't had any luck yet. Leave a comment if you know of a place or someone!

Thanks to Mike Baird on flickr.com for the pic. Note, the pic was unfortunately not taken on Lady Bird Lake... I couldn't find a good pic of someone SUPing on LBL. If you have one, send it to me!

Hot Sauce Festival This Weekend

2008-08-22T07:31:00.001-07:00

Tomorrow (Saturday, August 24th) is the Austin Chronicle's annual Hot Sauce Festival. Not only can you sample the best homemade/local hot sauces in town...but there's also a great line up of bands including Black Joe Louis, Fingerpistols, Jungle Rockers, Girl In the Closet, and Band of Heathens. Bring a picnic blanket and lawn chairs. Dress cool (as in temperature). Each entrant is allow 2 factory sealed bottles of water. Admission is free with the donation of three non-perishable food items. Donations go to the Capital Area Food Bank of Texas. Festival is held at Waterloo Park (12th and Red River) 11:00 AM - 5:30 PM. Check out Austin Chronicle website for show times and complete festival guidelines.

Hot sauce photo courtesy of Basykes on www.flickr.com

Why Dogs Love Living in Austin

2008-08-20T21:09:00.001-07:00

If I were a dog, I would want to live here in Austin where the city really seems to care about a dog's quality of life. The city has specifically identified some of the hottest nature spots in town as leash-free zones. I have a blond Labrador named Lola who has personally tested several of the hottest spots in town...

1. Auditorium Shores - South side of Lady Bird Lake, just west of First Street Bridge.
Big expansive green field on the banks of Lady Bird Lake (formerly Town Lake)...think "size of a football field"....with a downtown city view. Water dogs can get their fill of the lake. Land lubbers can run and run and run...and run some more. Watch out for joggers and bikers whizzing by on the trail...not all of them are understanding that it's a leash free zone right there. We like to go on Sunday's with a tennis ball and let Lola chase the ball into the water until her heart's content. She always seems to make friends too.

2. Norwood Estate Dog Park - Northwest corner of I-35 and Riverside
This park is better known as "the dog park on Riverside". There are community drinking water stations for the dogs (be sure to bring a jug of water to contribute if you can remember.) This is a good ol' standby dog park, with ample parking and comfy plastic lawn chairs for the human race... it's especially a good call when it's too much effort to go down to Auditorium Shores due to parking, traffic, etc. There's no water feature...but plenty of shade and always a good natured crowd of playmates for your dog.

3. Zilker Park - soccer fields north side of Barton Springs Rd.
Simply put: BIG OPEN GREEN SPACE Those Frisbee catching, ball fetching pooches will especially love you for it.

4. Shoal Creek Greenbelt - West side of Lamar, between 26th and 28th streets
This really feels more like a jogging trail that is permitting your dog a visit than a dog park. It's really a problem if you have the kind of dog who thinks everyone is a playmate and wants to run after every jogger who passes by. Still...it's green, and beautiful...but you do have to tune out Lamar traffic.

5. Red Bud Isle -- MY FAVE -- take 6th street west until it turns into Lake Austin Blvd. then turn left on Red Bud Trail. Park is on left...
Okay seriously, this little island on Lady Bird Lake feels like you are visiting another world! We like to go early in the morning with the kids and dog before it gets too hot. It's actually an entirely leash free island and the dog can swim to his/her heart content while you and the kids enjoy snacks on the shoreline.

There are 12 total "off leash areas" in Austin... sounds like Lola has some more exploring to do.

Photo courtesy of http://www.austindogwalker.com/ -- owner Kevin took it at Zilker Park on a beautiful sunny day in Austin.

Rad Skateboards ... from Austin with Love

2008-08-17T15:18:00.000-07:00

I am not a skater or skateboarder by any stretch of the imagination...but I do have soft spot for sports whose athletes regularly use words like "stoked" "rad" and "totally cool". I also have a pension for Vans footwear.

I stumbled upon this new skateboard company here in Austin called Roger Skateboards. The boards are designed and developed by Michael Sieben (super cool artist/illustrator, skateboarder) and his buddy Stacy Lowery (former pro-skateboarder). Apparently the two share not only a passion for skating, but also a wicked, satirical sense of humor, communicated through their eye-catching graphics. Check out their website for more from this dynamic duo...it's very entertaining.

Look for their boards at No Comply, 812 W. 12th Street (12th & Lamar).

Crestview and Crestview Station

2008-08-16T17:41:00.000-07:00

Crestview is a north central Austin neighborhood that has always been high on charm, loaded with 1940's and 1950's houses, but still reasonably priced for young families, professionals, and hipsters who refuse to move out to the burbs in search of affordability. The neighborhood is bound by Anderson Lane on the northside, Koenig Lane on the southside, Lamar Blvd. to the east, and Burnet Road to the west. A quaint shopping village lies at the center of Crestview with an independent grocer, a barber shop, and a mix of restaurants and delis.

Capital Metro has one of it's nine commuter rail stations planned for the northeast corner of Crestview. Crestview Station will be more than 70 acres of office space, retail space, multi-family and single family homes, and open recreation spaces.

There are homes and condos surrounding the Crestview Station (like the ones pictured above) that are priced as low as $175K and go up to $400K, with the majority of homes around the $250K - $280K range. This part of town is currently "car dependent" but in a few short months is going to explode with grocery, dining, shopping, and public transportation options...all within a short walk. Lower priced housing options lie east of Lamar, but still within walking distance of Crestview Station. Crestview and Crestview Station adjacent properties are a fantastic opportunity to buy quickly appreciating property at an affordable price before the craze hits. Please email me for some of the listings in this area.

The Low Down on Austin Schools by Neighborhood

2008-08-15T11:58:00.000-07:00

As a realtor, I get asked a lot which neighborhoods have the best public schools in Austin. As a parent of a preschooler here in Austin, I am currently struggling myself with the private school vs. public school dilemma as I live in an area with not so great public schools. It's amazing to me that there are a lot of neighborhoods in Austin where you can buy a million dollar home, but only have a lowly academically acceptable elementary school to send your children to! I love Central Austin and wouldn't move to out to the burbs for anything in the world, but that $600 per month I am likely going to shell out for private school for the next 8 years in order to avoid sending my child to the local elementary school is going to be painful.

So if you are looking for a neighborhood with good public schools in central Austin, here are the neighborhoods I would recommend buying in from the beginning:

BEST BETS - good public schools elementary through high school...
-Zilker

- Barton Hills

- Bryker Woods
- Rosedale
- Northwest Hills

- Highland Park
- Tarrytown

- Anywhere in Westlake -- Eanes School District...where every school is exemplary

SOME PRETTY GOOD OPTIONS

- Crestview

- French Place

- Hyde Park (amazing LEE elementary but not so great middle school...KEALING)

- Clarksville

- Downtown Austin (PEASE elementary is apparently pretty neat with small class sizes)

...also to note, in Delwood, which is a quickly gentrifying East Side neighborhood, the public elementary school, Blanton Elementary, just received an exemplary rating from Texas Education Association for 2007. That neighborhood has great homes for the money and is extremely centrally located. Unfortunately, that neighborhood also has terrible middle school and high schools so don't plan on staying forever.

PLAN ON PRIVATE SCHOOL (at least I would)

- East Austin - 78702 zip code

- Travis Heights

That being said, I am sure there are parents of school age students who live in these neighborhoods and who might disagree with my opinion. Please leave a comment as I am eager to learn more.

All Texas public school TEA ratings can be found here.

Thanks to woodleywonderworks on flickr.com for the pic.

The "Human Race" ... Here in Austin

2008-08-14T07:18:00.000-07:00

I just signed myself and hubby up for the Nike Human Race to be held here in downtown Austin on August 31st. Austin is one of 25 cities to host the first ever "global" 10K where over 1 million runners will be running to benefit global charities including Livestrong, the UN Refugee Agency, and WWF (environmental preservation). Other cities that are hosting the event include Paris, Los Angeles, New York, London, Quito, Sao Paulo, Seoul, Warsaw, Singapore ... I love that Austin is on this list of world cities! Following the race is a concert by Ben Harper ... open ONLY to race participants. ! It costs $35 to register. Click here to register for the race.

Pick provided by Patrick Dentler on flickr.

Single Stream Recyling for Austin

2008-08-13T09:52:00.000-07:00

GREAT GREAT NEWS. The little blue bins will soon be a thing of the past as "single stream" recycling is on its way to all of us here in Austin. Instead of sorting our paper and recyclable items into the current little blue bins (which never seem to hold enough and are always overflowing...), we will now all have 90 gallon recycling carts. The service officially begins on October 6th and the city is passing out the carts during the month of October. Recycling will be collected on your normal trash day, every other week. This is great news for those of you who don't currently recycle because it all seems so complicated -- it doesn't get much easier than this! Details on the new service found here.

I wonder how the city will recycle all of those little blue bins?

I wonder if City of Houston will ever get a city-wide recycling program?

Sno-Beach ... Reviewed

2008-08-08T15:21:00.001-07:00

We went to "Sno-Beach" this past week. Sno-Beach is a snow cone stand situated on Barton Springs Road between South First and Lamar. I love the concept of Sno-Beach...a random seasonal trailer that pops up during hot summer months selling wonderful ice cold treats. I was a little disappointed with the execution...but really...what can you expect from an establishment housed in a trailer that can be rolled away at a moment's notice? It was hot, very, very hot...and there was basically no shade...except that generated by an office building next door...and the bumle bees were out en masse making nose dives into our snow cones! Oh - and the snow cones are actually served in cups, not actual cones, which was a little disappointing too. (although I guess less mess) Anyway, my 3 year old was thrilled with the whole scene regardless - thumbs up from her. Oh - and kudos that they pass out giant golf umbrellas to everyone waiting in line.

Best Wading Pool in Austin

2008-08-08T15:10:00.000-07:00

I love Eastwoods wading pool in Hyde Park, just north of the university. It's cool. It's clean. It's shady. It's free. It's almost never crowded. It's open 3-7 Tuesday - Friday. 2-6 on Saturdays, Sundays. Closed Mondays. ...and closes for the winter August 24th...so sad. Oh - and here's a little secret if you live in the area and you have a water-lovin' dog...casually show up at closing time and the lifeguards will let your pooch go for a dip before they drain the pool for the night.

New Downtown Boot Shop...Every Girl Needs a Pair of these...

2008-08-05T07:33:00.001-07:00

These vintage cowboy boots sold at a new downtown shop are seiously cool. I want some. "Part Artwork, Part Footwear, All Fancy" ... Owner/designer Jerry Ryan creates vintage inspired boots, combining elements from the past (ode to Texas history) with his own designs to come up with a totally unique "retro-modern" look. ...which I think is right in line with our unique fashion style 'round here in Austin. I see me wearing mine with lots of flowy skirts and dresses. Prices start at $300. Shop is located at 117 W. 8th St. between Congress and Colorado. http://www.heritageboot.com/

'Walk Scores' for Austin's Neighborhoods

2008-08-02T11:59:00.000-07:00

I found this website ** http://www.walkscore.com/ ** where you can plug in any address, and it will calculate that address's "walk score". A high walk score means less dependency on automobiles to go about one's daily life and judges distances to grocery stores, gas stations, fitness centers, hair salons, post offices, restaurants, etc ... a low walk score means high dependency on the car. I plugged in addresses for some of Central Austin's neighborhoods and here's what I got:

(possible total score = 100)

Travis Heights *55* - somewhat walkable
Bouldin Creek *78* - very walkable
South Congress (SoCo) *80* - very walkable
Rollingwood *52* - somewhat walkable
Westlake *45* - car dependent
Zilker *75* - very walkable
Downtown *94* - walker's paradise (obviously)
Clarksville *86* - very walkable
Tarrytown *63* - somewhat walkable
Rosedale *72* - very walkable
Allandale *55* - somewhat walkable
Crestview *62* - somewhat walkable
Northwest Hills *40* - car dependent
Delwood *58* - somewhat walkable
Hyde Park *78* - very walkable
French Place *72* - very walkable
Central East Side *58* - somewhat walkable
Holly Street District *69* - somewhat walkable

...next up... SCOOTER SCORES!

(thanks to Sister72 @ flickr.com for the pic!)

French Place 78722 ... Renovated 1940's Bungalow ON SALE

2008-08-01T17:28:00.000-07:00

My friend just sent me pics of his bungalow he's selling in Austin's beloved French Place neighborhood. He dropped the price nearly $25K this week to $274,800. ...this is the only house in the French Place neighborhood at that price.

A similar house 3 houses down is on the market for $299K for the same square footage. Another similar sized house on the street, sold for $299K a few months ago. This is a 2 bed /2 bath completely renovated 1940's charmer. Instant equity. The house is great. Well located. Excellent condition. My friend is just ready to make a move. Email me or call me if you want the full MLS listing.

Lewitt X2 Exhibit at AMOA

2008-07-31T11:16:00.000-07:00

Right now at AMOA downtown is an exhibit featuring both the artwork of Sol Lewitt and his personal art collection. Lewitt's pencil drawings, colorful gouaches, and wood/aluminum "structures" are continually recognized for pushing the limits in the minimalism and conceptual art genres during the past 40 years. Runs until August 17th...and next Saturday, August 9th, is family day at AMOA!

June Market Stats

2008-07-28T10:44:00.000-07:00

Report from Austin Board of Realtors just released....July 18, 2008 - Both single-family home sales and leased property in Central Texas have reached their highest point this year to date, according to the June Austin Board of REALTORS® Multiple Listing Service (MLS) Report. “Austin remains one of the best cities to become a homeowner,” said ABoR Chairman Socar Chatmon-Thomas. “Locally, our homes are holding their value and the average mortgage payment is not much higher than renting.” Last month 2,211 single-family homes were sold, with their median price rising four percent to $200,000. These homes spent an average of 65 days on the market and contributed $577,471,191 to the economy. There were 10,886 active listings in June. Leased property rose two percent since last year to total 1,146. With a median price of $1,250, these properties contributed $1,541,370 to the Austin-area economy, a nine percent increase from June 2007. June 2008 - Single-Family Homes
2,211 was the number of single-family homes sold, a 20 percent decrease from one year ago
$200,000 was the median price for single-family homes, a four percent increase from June 2007
$577,471,191 was the total dollar volume of properties sold, a 20 percent decrease from last year.

The Austin Board of REALTORS® is a non-profit, voluntary organization representing more than 8,000 licensed REALTORS® in Central Texas. For further information, please contact Angela Brutsché at 512/454-7636, ext. 1300.

Screaming for a Makeover

2008-07-28T09:56:00.000-07:00

This awesome Austin 1960's architectural home just popped up on my radar when the price was reduced from $459,700 to $435,000 or $170/sq ft. Located on .23 acre wooded lot in Northwest Hills area. It's screaming for someone to come in and make it fabulous. As you can see, the current owner has updated a few things in the home...but not everything...and easily could have chosen materials closer to the home's original charm / design.

It's slightly under market value for a home in the neighborhood, especially an architectural home of this stature and with so much potential. Can make it a dream home for yourself or flip it for profit. The subdivision has other homes that have sold recently for as high as $820K or $225/sq ft. Northwest Hills neighborhood has some of best schools in Austin and is great proximity to downtown entertainment districts, entertainment venues, and shopping. Seller's disclosure shows no major issues with home. Email me if you want to see the full listing!

My New Favorite Place to Work

2008-07-18T10:06:00.001-07:00

This is my new favorite place for breakfast and to take my laptop and work...the Blue Dahlia on East 11th St on the East Side. They serve big cups of coffee in real porcelain mugs with little tiny metal pitchers of cream on the side. Good music. Free wi-fi. They will let you sit at one of the big wooden tables and let you work away for hours ...and after you feel like you visited a cafe in Paris, not Austin's East Side. Seriously...it's my new favorite place. I've been there 3 times this week.

They also have this awesome covered outdoor seating area in the back with lush landscaping, overhead fans, and loads of candlelight (at night). Incidentally, they are open for lunch and dinner too...but I haven't tried that yet.

Current Austin Market Stats

2008-07-16T08:29:00.000-07:00

Austin-Area Real Estate Market Remains Stable
June 19, 2008 – As buying season heats up in Central Texas, the May 2008 Austin Board of REALTORS® Multiple Listing Service (MLS) report indicates single-family home sales are up slightly since April 2008, homes are spending fewer days on the market and overall, the real estate market continues to reflect conditions similar to those of 2005.“Despite economic conditions across the nation, Austin continues to have a relatively low unemployment rate and cost of living index,” said ABoR Chairman Socar Chatmon-Thomas. “While we’re not enjoying the booming real estate markets of 2006 and 2007, we have seen steady increases in sales volume since January 2008.”
Single-family home sales in May 2008 reached their highest point in eight months, totaling 2,154 and contributing $566,827,254 to the local economy. The median price for single-family properties was $196,120 while active listings increased to 10,577. Homes sold in May 2008 also fell, averaging a total of 64 days on the market.
May 2008 - Single-Family Homes
2,154 was the number of single-family homes sold, a 20 percent decrease as compared to May 2007
$196,120 was the median price for single-family homes, a seven percent increase from May 2007
$566,827,254 was the total dollar volume of properties sold, a 16 percent decrease from May 2007.

What We Did for the 4th

2008-07-14T15:15:00.001-07:00

We spent the warm evening of July 4th this year on the banks of Lake Austin with our kids and close friends. This is the view from Austin Country Club’s golf course where we situated ourselves to watch the amazing fireworks show that went off about 100 yards from us. The kids were in complete awe and it was really cool to watch their reactions!
I also heard that the Auditorium Shores fireworks show was pretty cool this year as well as all of the neighborhood parades around town during the day.

A Bidding War Outside My Window

2008-07-14T14:58:00.001-07:00

Okay seriously…I watched a bidding war unfold before my eyes this past weekend over this 1940's, 840 square foot bungalow next door to me in East Austin. Original list price was $139,900. Final sold price in a little over 24 hours after the listing went live was $150,000, CASH. Needless to say, East Austin is a little gold mine if you are ready to jump on a deal when it arises.