Happy Friday y'all! Here is what's happening in Circle C this week. It was definitely a little busier than last week. A bunch went under contract and a bunch of new stuff popped up. 

MONTHLY MAN CAVE:

Thursday May 28th 6:30 - 8:00pm

Address: 6021 Abilene Trl, Austin, TX 78749 (Hosted by me)

For those of us with kids in school, we'll be mourning the start of summer. 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

6421 Carrington Dr - Closed May 19th in Circle C Ranch for $676,000 with $5,500 in seller concessions after being on the market for 4 days. It was originally listed for $665,000 and received multiple offers. 

7629 Brecourt Manor Way - Closed on May 19th in Circle C for $775,000 with $17,000 in seller concessions (looks like roof replacement) after being on the market for 10 days. It was originally listed for $791,500. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

12805 Padua Dr - Went back under contract 3 days ago in Avana after being on the market for 19 days. This was originally listed for $1,697,500 and reduced to $1,599,990 before accepting an offer. 

6400 Magenta Ln - Went under contract 6 days ago in Hielscher after being on the market for 3 days. This was originally listed at $1,179,000. 

6123 Ginita Ln - Went under contract two days ago in Circle C after being on the market for 6 days. This was originally listed for $779,000. 

6118 Ginita Ln - Went under contract 5 days ago in Circle C after being on the market for 3 days. It was originally listed for $749,000. 

10321 Snapdragon Dr - Went under contract in Circle C Ranch after being on the market for 27 days. This was originally listed for $595,999 and reduced the price to $585,00 before accepting an offer. 

6513 Way Ln - Went under contract in Hielscher after being on the market for 17 days. This was originally listed for $1,300,000. 

5701 Trelawney Ln - Went under contract in Circle C after being on the market for 20 days. It was originally listed for $769,000 and reduced the price to $739,000 before accepting an offer. 

10905 Palgrave Ct - Went under contract in Circle C after being on the market for 13 days. It was originally listed for $700,000.

NEW LISTINGS IN CIRCLE C THIS WEEK:

10701 Pinkney Ln - Listed 3 days ago in Circle C for $699,000. This si a 2644 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. Partially updated and feels a little run of the mill. 

11208 Bastogne Loop - Listed yesterday in Lacrosse for $925,000. This is a 3406 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. This is partially updated and still had a bunch of builder grade finishes on the brown scale. Someone is going to want to remodel it. 

6501 Trissino Dr - Listed 2 days ago in Avana for $1,174,950. This is a 3688 square foot 5/4 that follows the Bear Creek, Gorzycki, Bowie school path. 3 car garage, solar panels and a good size. I'd expect this to go quickly even though it needs a fresh coat of paint. 

6300 Bernia Dr - Listed 7 days ago in Avana for $2,675,000. This is a 4479 square foot 6/5 that follows the Bear Creek, Gorzycki, Bowie school path. This is a huge house with beautiful finishes and a pool. This price point takes longer to sell but it will likely sell pretty close to what it's listed at. 

10708 Natick Ln - Listed 7 days ago in Circle C for $950,000. This is a 3814 square foot 5/4 that follows the Kiker, Gorzycki, Bowie school path. This is on almost a 3rd of an acre and very stylistically driven. They will need to find the right buyer but someone will likely love this house. 

5221 Rain Lily Dr - Listed 7 days ago fin Greyrock Ridge for $749,000. This is a 2684 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. This one feels pretty run of the mill. Can be a good thing or a bad thing. I could see this sitting for a few weeks though. 

6237 Carrington Dr - Listed coming soon in Vintage Place for $1,200,000. This is a 3057 square foot 4/4 that follows the Kiker, Gorzycki, Bowie school path. This has a pool and some updates throughout but backs to Slaughter.... likely still sells quickly. 

11129 Bastogne Loop - Listed yesterday in Lacrosse for $805,000. This is a 2758 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Large yard, backs to greenbelt and looks like it has a pretty great floor plan. This should go quickly. 

5501 Allamanda Dr - Listed as coming soon in Greyrock Ridge for $655,000. This is a 1876 square foot 3/2 that follows the Bear Creek, Gorzycki, Bowie school path. Needs to be updated but low barrier to entry for the neighborhood. 

10901 Tornasol Ln - Listed yesterday in Alta Mira for $1,100,000. This is a 3124 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. This has a pool and is on a cul-de-sac. It's not super modern but priced well, this should sell quickly. 

78749 Market Update: The Spring Market Is Alive… But Buyers Are Picky

78749 is Circle C adjacent so worth keeping tabs on. 

We are about halfway into the year and the 78749 market is doing something really interesting right now. On paper, things look relatively healthy. Homes are averaging just under 99% of original list price and the median sale price in the zip code is sitting right around $600,000. But once you dig into the details, you can clearly see this is a market where buyers are being extremely selective.

The homes that check the right boxes are moving quickly and often selling over asking. The homes that don’t are sitting.

You can see this most clearly in Maple Run, Legend Oaks, Circle C, and Village at Western Oaks. Renovated homes in desirable school paths are still commanding strong premiums. One of the wildest examples was a remodeled home in Bannockburn that closed at over $520 per square foot, which absolutely crushed the average price per square foot for the zip code. On the other end of the spectrum, there were multiple homes in the low $200 per square foot range that either needed updating, backed to less desirable locations, or simply missed the mark for today’s buyers. The spread between updated and outdated homes continues to widen.

The highest sale so far this year was in the J.W. Smith section of Western Oaks at $1.14M on Rolling Meadow Road. That sale reinforces something we continue to see over and over in Southwest Austin: larger lots, mature trees, and updated homes in established neighborhoods still carry major value. Meanwhile, some of the longer days on market came from homes that either started overpriced or required buyers to make too many compromises. There were several homes that sat 150 to 280 days before selling, which is a huge contrast compared to the homes that sold in under a week.

**Click the link above for the full blog

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out! 

Happy Friday y'all! Here is what's happening in Circle C this week. Heavy listing week for Avana! We are finally seeing some inventory that isn't going under contract in a day or two. The spring "moving for schools" demand has slowed down a bit. 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

11305 Viridian Way - Closed in Hielscher yesterday for $1,150,000 with $3500 in seller concessions. This was originally listed at $1,230,000 and reduced the price to $1,180,000 before accepting an offer. 

10804 Ariock Ln - Closed last week in Circle C for $955,800 after being on the market for 12 days. This was originally listed for $995,000.

12504 Cricoli Dr - Closed yesterday in Avana for $980,000 with $1500 in seller concessions after being on the market for 33 days. This was originally listed for $1,049,000 and reduced the price to $1,024,000 before accepting an offer. 

11101 Pairnoy Ln - Closed last week in Hielscher for $1,050,000 after being on the market for 1 days. This was listed at $1,050,000. 

10804 Split Stone Way - Closed last week in Lacrosse for $910,000 after being on the market for 3 days. This was originally listed for $895,000 and likely got multiple offers. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

7805 Crandall Rd - Went under contract last week in Circle C after being on the market for 21 days. This was Listed for $875,000 and reduced to $850,000 before accepting an offer. 

6003 Tasajillo Trl - Went under contract 3 days ago in Park West after being on the market for 9 days. This was listed for $550,000. 

6720 Denia Dr - Went under contract 4 days ago in Avana after being on the market for 4 days. This was listed for $800,000 (priced really well for Avana). 

6805 Blissfield Dr - Went under contract yesterday in Circle C after being on the market for 13 days. This was listed for $975,000. 

6729 Hansa Loop - Went under contract in Hielscher 2 days ago after being on the market for 20 days. This was listed for $1,350,000 and reduced the price to $1,295,000 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

6400 Magenta Ln = Listed 2 days ago in Hielscher for $1,179,000. This is a 3484 square foot 5/4 that follows the Kiker, Gorzycki, Bowie school path. Mostly updated but does not have a pool. I'm curious about this one. Feels a little overpriced. 

6123 Ginita Ln - Listed yesterday in Circle C for $779,000. This is a 2777 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. Updated with a good sized yard, this feels like it's priced well for what it is. 

6118 Ginita Ln - Listed yesterday in Circle C Ranch for $749,000. This is a 2435 square foot 3/3 that follows the Kiker, Gorzycki, Bowie school path. This is partially updated and has some style specific choices. This could sit for a few weeks. 

6724 Vicenza Dr - Listed yesterday in Avana for $1,025,000. This is a 3105 square foot 5/4 that follows Bear Creek, Gorzycki, Bowie school path. This one has a view and large back yard and backs to greenbelt. This should move pretty quickly. 

12513 Javea Dr - Listed last week in Avana for $739,900. This is a 1865 square foot 3/3 that follows the Bear Creek, Gorzycki, Bowie school path. This is one of the smaller imprints for Avana. These are great houses but the demand for smaller houses in the neighborhood typically isn't as high. 

6801 Teulada Dr - Listed last week in Avana for $1,088,000 and they have already reduced it to $1,028,990. This is a 3172 square foot 5/4 that follows the Bear Creek, Gorzycki, Bowie school path. This one feels over priced. Small yard, builder grade finishes and landlocked on the block. 

5205 Allamanda Dr - Listed yesterday in Greyrock Ridge for $650,000 this is a 1664 square foot 3/2 that follows the Bear Creek, Gorzycki, Bowie school path. Small imprint but looks like its priced well. 

6435 Old Harbor Ln - Listed 4 days ago in Circle C Ranch for $699,000. This is a 2057 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. This is updated and looks pretty good. Should move relatively quickly. 

12917 Mitica Dr - Listed 2 days ago in Avana for $1,085,000. This is a 3105 square foot 5/4 that follows the Bear Creek, Gorzycki, Bowie school path. Great finishes and backs to greenbelt. This should sell quickly. 

Surviving Summer in South Austin (Without Moving to Colorado)

When summer hits South Austin, staying cool stops being optional and turns into a full-time strategy.

If you’ve ever wondered how locals survive months of triple-digit heat without packing up and heading to Colorado, the answer is pretty simple: water, shade, and a steady rotation of cold treats. Places like Barton Springs and the Barton Creek Greenbelt aren’t just weekend activities this time of year, they’re lifelines. It’s that rare combination of being outside without feeling like you’re walking on the surface of the sun. And if you’ve been here long enough, you know the rule: early mornings and evenings are your friend unless you enjoy sweating through your personality.

Where you live actually plays a big role in how easy summer feels.

Neighborhoods like Circle C, Legend Oaks, Sendera, Shady Hollow, Avana, Meridian, Greyrock Ridge, and the J.W. Smith section of Western Oaks all have community pools. That alone can be a game changer. Being able to walk or drive a couple minutes to cool off in the middle of the day makes summer a whole lot more manageable. It’s one of those underrated perks that doesn’t show up on a listing sheet but absolutely impacts your day-to-day life.

**Click the link above for the full blog

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out! 

Happy Friday y'all! Here is what's happening in Circle C this week.

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

• 7904 Ladera Verde Dr - Closed in Alta Mira last week for $1,050,000 with $12,000 in seller concessions after being on the market for 4 days. This was originally listed for $1,050,000. 

• 10803 Pinkney Ln  - Closed in Circle C Ranch yesterday for $725,000 with $5975 in seller concessions after being on the market for 24 days. This was originally listed for $775,000 and reduced the price to $750,000 before accepting an offer. 

• 10318 Broomflower Dr - Closed in Circle C Ranch 3 days ago for $635,000 with $19,500 in seller concessions after being on the market for 3 days. This was originally listed for $599,000 and went into multiple offers. 

• 11805 Via Grande Dr - Closed in Alta Mira last week for $1,275,000 with $5,500 in seller concessions after being on the market for 3 days. This was originally listed for $1,275,000. 

• 11601 Coalwood Cv - Closed in Circle C West last week for $1280,000 after being on the market for 29 days. This was originally listed for $1,400,000 and reduced the price to $1,349,000 before accepting an offer. 

• 13208 Cardinal Flower Dr - Closed in Greyrock Ridge 2 days ago for $795,000 with $3350 in seller concessions after being on the market for 2 days. This was originally listed for $765,000 and went into multiple offers. 

• 11132 Blissfield Cv - Closed in Hielscher 4 days ago for $875,000 with $10,350 in seller concessions after being on the market for 2 days. This was originally listed for $875,000. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

• 11125 Savin Hill Ln - Went under contract 3 days ago in Circle C Ranch after being on the market for 17 days. This was listed at $725,000.

• 6421 Carrington Dr - Went under contract 4 days ago in Circle C Ranch after being on the market for 4 days. This was listed for $665,000. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

• 6805 Blissfield Dr - Listed last week in Circle C for $975,000. This is a 3515 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. This has some style specific updates, this could sit for a few weeks. 

• 6437 Old Harbor Ln - Listed 2 days ago in Circle C Ranch for $699,000. This is a 1730 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. This is a smaller house but its updated and priced under $700,000. Great starter home for someone trying to get into the neighborhood. 

• 6720 Denia Dr - Listed yesterday in Avana for $800,000. This is a 2549 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. The floors are pretty ugly and tough to fix but it's priced right considering that.

• 5604 Beachmont Ct - Listed last week in Circle C Ranch for $1,099,000. This is a 3137 square foot 5/3 that follows the Kiker, Gorzycki, Bowie school path. This one feels like its price pretty aggressively considering the finishes. It has some great updates and some very style specific things. At this price point most buyers don't want to feel like they need to do work and this one looks like it could use a little work. 

• 6003 Tasajillo Trl - Listed 5 days ago in Park West at Circle C for $550,000. This is a 1507 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. This is dated but priced well. Its also a single story in a gated section of Circle C so great for someone that is downsizing and wants to be in a gated community. 

• 10905 Grassmere Ct - Listed 7 days ago in Circle C Ranch for $695,000. This is a 2389 square foot 4/2 that follows the Kiker, Gorzycki, Bowie school path. This is updated and looks priced where it should be. I'd be surprised if it's not under contract by next week. 

New Construction in Austin: Dream Home or Expensive Headache?

If you’re buying new construction in Austin, you’re usually in one of two scenarios. Either you’re paying top dollar for a brand-new home in an established, highly desirable neighborhood… or you’re buying farther out, where builders are developing entire communities from scratch and offering incentives to get things moving. Both can make sense but they come with very different trade-offs.

The appeal of new construction is obvious.

It’s new. Everything feels clean, modern, and move-in ready. You get warranties on major systems like the foundation, roof, and mechanical components, which can provide peace of mind, at least in the early years. The floor plans are designed for how people actually live today: open layouts, better storage, larger garages, and updated finishes. Even builder-grade materials tend to feel more modern than what you’ll find in older resale homes.

**Click the link above for the full blog

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out! 

Happy Friday y'all! Here is what's happening in Circle C this week. The spring hysteria looks like it's dying down a bit but some of the late comers to the market are definitely trying to capitalize on some of these sold prices.  

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

5306 Austral Loop - Closed in Circle C Ranch 3 days ago for $1,205,000 with $10,000 in seller concessions after being on the market for 1 day. This was originally listed for $1,100,000 and went into multiple offers. 

10913 Cusseta Ln - Closed yesterday in Circle C Ranch for $1.386.000 after being on the market for 2 days. This was originally listed foro $1,290,000 and went into multiple offers. 

11533 Maggiore Dr - Closed 2 days ago in Circle C for $820,000 after being on the market for 121 days. This was originally listed for $899,000 and reduced the price to $850,000 before accepting an offer. This one backs to Escarpment and 45 or it would have sold quickly for more. 

9504 Prescott Dr - Closed 3 days ago in Vintage Place at Circle C for $855,000 with $4,600 in seller concessions after being on the market for 9 days. This was originally listed for $899,000 and had a pool. This feels like the deal of the seasons in Circle C. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

12805 Padua Dr - Went under contract in Avana 4 days ago after being on the market for 3 days. This was originally listed for $1697,500. As noted last week, this is 4000 square feet with a pool that backs to greenbelt on a large lot with a 3 car garage. Not surprised here. 

10906 Redgate Ln - Went under contract 5 days ago in Circle C Ranch after being on the market for 16 days. This was tenant occupied. It was originally listed for $850,000 and did not reduce the price while on market. 

6720 Hansa Loop - Went back under contract last week after being on the market for 12 days in Circle C Ranch. This was originally listed for $895,000 and will likely sell close to or slightly under the list price. This was priced aggressively from the start. 

6405 Gouldville Ct - Went under contract 4 days ago in Circle C after being on the market for 24 days. It was originally listed for $799,000 and did not reduce the price while on market. 

11225 Maelin Dr. - Went under contract in Hielscher 3 days ago after being on the market for 19 days. This was originally listed for $875,000 and did not reduce the price while on market. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

12528 Cardinal Flower Dr - Listed yesterday in Greyrock Ridge for $975,000. This is a 2923 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. This is a 2018 build that looks like it's full of builder grade finish outs and no photos of the back yard. This seems like it's very overpriced. 

6513 Way Ln - Listed yesterday in the Hielscher section of Circle C for $1,300,000. This is a 2794 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. Under 3000 square feet but has a pool and some updates. This feels overpriced as well considering the condition. 

10321 Snapdragon Dr - Listed last week in Circle C for $595,999. This is a 1812 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. This is one of the smaller floor plans in the neighborhood and is not updated at all. It feels priced in the ballpark for what it is but the buyer pool for a home that needs this much work is much smaller. 

5701 Trelawney Ln - Listed 2 days ago Circle C for $769,000. This is a 2815 square foot 4/3 that follows the Kiker, Gorzicky, Bowie school path. This is a large single story that is partially updated. These ones are always a little bit of a struggle. We'll see if this one sits or not. 

11709 Via Grande Dr - Listed 5 days ago in Alta Mira for $799,000. This is a 2531 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. This feels under-marketed for the price. The photos may be iPhone photos. 

10905 Palgrave Ct - Listed as coming soon in Circle C for $700,000. This is a 2606 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. This is a big house but needs to be fully updated. This could sit for a minute. 

Fixer-Upper or Move-In Ready? What Actually Saves You Money in Austin (BLOG)

Austin real estate has changed dramatically over the last 20 years, and a big part of that shift came from Austin becoming a major tech hub. The University of Texas has long had one of the strongest engineering programs in the country, and over time a lot of those graduates decided to stay here. They built careers, started families, and planted roots in Austin because, honestly, it’s just a cool city to live in.

As Austin’s economy shifted more toward tech, buyer preferences shifted too.

And this isn’t a knock on my tech clients or friends at all, but historically many engineers and tech professionals are not interested in renovation projects. They would rather pay a premium for a house that is completely move-in ready than spend the next two years managing contractors, dust, timelines, and surprise expenses. That trend started slowly years ago, but it has become much more noticeable over time.

**Click the link above for the full blog**

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out! 

Happy Friday y'all! Here is what's happening in Circle C this week. 

Monthly Man Cave: 

Thursday April 30th 2026 (NEXT WEEK)

6:30pm to 8pm

6021 Abilene Trl, Austin, TX 78749

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

7212 Vicenza Dr - Closed in Avana 2 days ago for $1,365,000 after being on the market for 5 days. This was originally listed for $1,325,000 and went into multiple offers. 

5128 Bluestar Dr - Closed in Circle C Ranch 4 days ago for $700,000 with $4500 in seller concessions after being on the market for 3 days. This was originally listed for $700,000. 

7916 Crandall Rd - Closed in Somerset Estates yesterday for $1,703,000 with $5000 in seller concessions after being on the market for 19 days. This was originally listed for $1,749,000 and reduced the price to $1,685,000 before going into multiple offers. 

10905 Cusseta Ln - Closed in Circle C West last week for $1,090,000 with $12,000 in closing costs (roof concessions) after being on the market for 2 days. This was originally listed for $1,080,000.

9301 Hopeland Dr - Closed in Vintage Place (circle c) 3 days ago for $950,000 with $20,000 in seller concessions after being on the market for 3 days. This was originally listed for $950,000. 

6537 Estana Ln - Closed in Esquel section of Avana for $965,000 after being on the market for 3 days. It was originally listed for $975,000. 

11524 Lafitte Ln - Closed in Hielscher last week for $1,175,000 after being on the market for 2 days. This was originally listed for $1,150,000 went into multiple offers and increased the price to $1,200,000. 

6708 Denia Dr - Closed last week in Avana for $885,000 with $5,100 in seller concessions after being on the market for 15 days. It was originally listed for $939,000 and reduced the price to $899,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

12805 Padua Dr - Went under contract in Avana 4 days ago after being on the market for 3 days. This was listed at $1,697,500. Large home, great finish outs on a large lot with a pool that backs to greenbelt and has a 3 car garage. No surprises here. 

6310 Walebridge Ln - Went under contract in Circle C after being on the market for 30 days. This was originally listed for $769,000 and reduced the price to $754,000 before accepting an offer. 

11401 Maggiore Dr - Went under contract in Circle C 4 days ago after being on the market for 2 days. This was originally listed for $750,000. 

6900 Magenta Ln - Went under contract in Hielscher 4 days ago after being on the market for 3 days. This was originally listed at $1,185,000. Updated but does have a pool. 

6817 Blissfield Dr - Went under contract in Hielscher after being on the market for 16 days. It was originally listed for $938,000 and did not reduce the price while on market. 

11318 Pebble Garden Ln - Went under contract in Circle C 3 days ago after being on the market for 6 days. It was originally listed for $600,000. Priced well considering the condition. 

10804 Split Stone Way - Went under contract 4 days ago in Lacrosse after being on the market for 3 days. It was originally listed for $895,000 and did not reduce the price while on market. This had a pool and was not updated but priced well. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

5005 Globe Mallow Dr - Listed 7 days ago in Greyrock Ridge for $870,000. This is a 2596 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. Nice home but feels a little overpriced for Greyrock. 

6729 Hansa Loop - Listed yesterday in Hielscher for $1,350,000. This is a 3426 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. This is fully updated with a pool next to a water runoff easement for privacy. This is priced correctly and well done. 

11704 Via Grande Dr - Listed yesterday in Alta Mira for $995,000. This is a 3124 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. This has a pool but is not updated. They are putting a lot of emphasis on the pool. I think this is priced a little too high to start. 

7805 Crandall Rd - Listed 7 days ago in Circle C for $875,000. This is a 3099 square foot 3/3 that follows the Clayton, Gorzycki, Bowie school path. One story under $900k but has the Giraffe stone on the outside and only a 3 bedroom. 

9309 Manipari Ln - Listed as coming soon in Circle C ranch for $689,000. This is a 2069 square foot 3/2 that follows the Mill, Gorzycki, Bowie school path. Smaller home with some updates and looks like it's priced well. 

10820 Sky Rock Dr - Listed as coming soon in Circle C for $890,000. This is a 3105 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. This one is not updated and priced pretty aggressively. I could see this one sitting for a minute. 

11125 Savin Hill Ln - Listed 7 days ago in Circle C Ranch for $725,000. This is a 2910 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Partially updated but the floor plan looks choppy, this could sit for a little bit. 

11532 Lafitte Ln - Listed 3 days ago in Hielscher for $925,000. This is a 3051 square foot 5/3 that follows the Clayton, Gorzycki, Bowie school path. Has a pool but is not updated. This one feels like it's priced closer to where it should be considering the condition. 

6115 Back Bay Ln - Listed as coming soon in Circle C. This is a 2858 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. This one is a large single story home but not updated and does not have a pool. 

Are We Back on the Right Real Estate Trajectory in Austin?

Short answer: yes on pricing, no on affordability.

If you zoom out and look at real estate over the last 75 years, home values in the U.S. typically appreciate at about 3–5% annually. There are always spikes and corrections, but over time the market tends to return to that long-term trend line. What we experienced in Austin from 2020 to 2022 was a massive spike, home values jumped 25–30% in a very short period of time, fueled by sub-3% interest rates and a surge in demand.

What followed was inevitable.

As interest rates climbed back up to fight inflation, affordability took a hit. Buyers suddenly had to borrow significantly more money at much higher rates to purchase the same home. That shift led to a market correction starting in late 2022 and into 2023, where prices in many neighborhoods began to come back down, especially in areas that weren’t anchored by strong school zones or long-term demand drivers.

Now here’s where things get interesting.

**Click the link above for the full blog

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out! 

Happy Friday y'all! Here is what's happening in Circle C this week. A lot of movement on the buyer side. 13 under contract this week, most of them in multiple offers. 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

10831 Redmond Rd - Closed yesterday in Circle C for $609,000 after being on the market for 5 days. It was originally listed for $629,000 and did not reduce the price while on market. 

5208 Cornflower Dr - Closed 2 days ago in Greyrock Ridge for $640,000 with $13,000 in seller concessions after being on the market for 4 days. This was originally listed for $649,900 and did not reduce the price while on market. 

7625 Brecourt Manor Way - Closed 2 days ago in Circle C for $755,000 after being on the market for 204 days. It was originally listed for $839,000 and they reduced the price to $779,000 before accepting an offer. 

5221 Austral Loop - Closed last week in Circle C for $900,000 with $4,000 in seller concessions after being on the market for 6 days. It was originally listed for $899,990.

7200 Moon Rock Rd - Closed 3 days ago in the Lacrosse section of Circle C for $765,000 with $40,000 in seller concessions after being on the market for 75 days. This was originally listed for $760,000. They likely structured the offer price to offset the $40,000 in closing costs.  

UNDER CONTRACT IN CIRCLE C THIS WEEK:

6720 Hansa Loop - Went under contract 3 days ago in Hielscher after being on the market for 4 days. This was listed for $895,000 and went into multiple offers. 

11305 Viridian Way - Went under contract 4 days ago in Hielscher after being on the market for 17 days. This was originally listed for $1,230,000 and reduced to $1,180,000 before accepting an offer. 

6825 Hansa Loop - Went under contract 5 days ago in Hielscher after being on the market for 2 days. It was listed for $715,000 and did not reduce the price while on market. 

6405 Gouldville Ct - Went under contract 3 days ago in Circle C after being on the market for 21 days. This was originally listed for $799,000 and did not reduce the price while on market. 

11805 Via Grande Dr - Went under contract 5 days ago in Alta Mira after being on the market for 3 days. This was originally listed for $1,275,000 and did not reduce the price while on market. 

10318 Broomflower Dr - Went under contract 4 days ago  in Circle C after being on the market for 3 days. It was originally listed for $599,000 and did not reduce the price while on market. 

10804 Ariock Ln - Went under contract 3 days ago in Circle C after being on the market for 12 days. This was originally listed for $995,000 and did not reduce the price while on market. 

10803 Pinkney Ln - Went under contract 5 days ago in Circle C after being on the market for 24 days. It was originally listed for $775,000 and reduced the price to $750,000 before accepting an offer. 

12504 Cricoli Dr - Went under contract 3 days ago in Avana after being on the market for 33 days, This was originally listed for $1,049,000 and reduced to $1,024,000 and replacing the carpet inside before accepting an offer. 

11533 Maggiore Dr - Went under contract 4 days ago in Circle C after being on the market for 121 days. It was originally listed for $899,000 and reduced the price to $850,000 before accepting an offer. 

7416 Brecourt Manor Way - Went under contract 4 days ago in Lacrosse after being on the market for 30 days. This was originally listed for $749,000 and reduced the price to $724,990 before accepting an offer. 

7629 Brecourt Manor Way - Went under contract 4 days ago in Lacrosse after being on the market for 10 days. It was originally listed for $791,500 and did not reduce the price while on market. 

7904 Ladera Verde Dr - Went under contract 4 days ago in Alta Mira after being on the market for 3 days. It was originally listed for $1,050,000 and did not reduce the price while on market. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7008 Cusseta Cv - Listed yesterday in Hielscher for $1,595,000. This is a 4364 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. Large home on over a third of an acre lot but the home isn't updated. I'm curious if this sits for a little bit. 

10906 Redgate Ln - Listed last week in Circle C for $850,000. This is a 3369 square foot 5/4 that follows the Kiker, Gorzycki, Bowie school path. Very little updating here and priced relatively high. I could see this coming down a bit before selling. 

6900 Magenta Ln Listed today in Hielscher for $1,185,000. This is a 3502 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. This is updated but it doesn't have a pool. Lack of inventory may come into play for this one. 

11600 Coalwood Cv - Listed today in Hielscher for $1,050,000. This is a 3418 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. This one is partially updated on a cul-de-sac and does not have a pool. 

6408 Magenta Ln - Listed yesterday in Hielscher for $999,999. This is a 3378 square foot 4/4 that follows the Clayton, Goryzcki, Bowie school path. This one is partially updated and has a little bit of a smaller back yard. It may sit for a few weeks. 

11101 Pairnoy Ln - Listed yesterday in Hielscher for $1,050,000. This is a 4204 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. Larger home with no updates and a three car garage. This feels overpriced considering the condition. 

10804 Split Stone Way - Listed today in Lacrosse for $895,000. This is a 3105 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. Updated with a pool this likely already has multiple offers and will likely sell for well over list. 

Best Austin Neighborhoods for People Who Hate HOAs (Southwest Austin Edition) (BLOG)

Let’s just say it... HOAs can suck.

Now, to be fair, there’s a spectrum. Some HOAs are super chill and barely noticeable. Others… want to approve your interior paint color, which is just wild. In Southwest Austin, you’ve got a mix of both. Shady Hollow, for example, has an HOA, but it’s pretty relaxed you can feel that just driving through the neighborhood. On the flip side, parts of Circle C like Park West and the Golf Estates can be much more restrictive. If the HOA is picking your paint colors, that’s probably not your vibe.

So what if you want to avoid all that but still want access to the schools that make Southwest Austin so desirable?

You’ve got options.

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out! 

What's up y'all! If you are getting this email welcome to my first Circle C weekly report. This report will include almost all of Circle C. I have decided to exclude most of Circle C north at the moment. The reason for that is that it comps closer to Legend Oaks and Western Oaks than Circle C proper. Included in this weekly report will be all of Circle C, Avana, Vintage Place, Greyrock, Hielscher, Alta Mira, Lacrosse and the golf estates. Basically everything inside of this shape. 

With that being said, here is what's happening in Circle C this week! 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

7504 Moon Rock Rd - Closed 6 days ago in Circle C for $855,000 with $2445 in seller concessions after being on the market for 5 days. It was originally listed for $834,900 and received multiple offers. 

6416 Trissino Dr - Closed 2 days ago in Avana for $1,225,000 in no BAC paid after being on the market for 4 days. It was originally listed for $1,285,000 and did not reduce the price.

10506 Walpole Ln - Closed 4 days ago in Circle C for $752,000 and $21,000 in seller concessions after being on the market for 19 days.  The appraisal didn't make value,  this was a VA loan and appraisers can be difficult. It was originally listed for $750,000 and did not reduce the price. 

5840 Back Bay Ln - Closed in Circle C 2 days ago for $535,000 after being on the market for 24 days. This was originally listed for $665,000 and sold for $130,000 under list in just 24 days. The listing agent was also the seller. 

6102 Rickerhill Ln - Closed in Circle C while still coming soon for $840,000 with $2500 in seller concessions. It was originally listed at $875,000. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

13208 Cardinal Flower Dr - Went under contract in Greyrock 5 days ago after being on the market for 2 days. This was originally listed for $765,000 and went into multiple offers. It will sell for above the list price. 

10913 Cusseta Ln - Went under contract in Circle C 6 days ago after being on the market for 2 days. This was originally listed for $1,290,000 and went into multiple offers. This will sell above the list price. 

11132 Blissfield Cv - We under contract in Hielscher 5 days ago after being on the market for 2 days. This was originally listed for $875,000 but wasn't updated. I'd expect this to sell close to the list price considering 2 days on market. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

6825 Hansa Loop - Listed this morning in Hielscher for $715,000. This is a 2290 square foot 4/2 that follows the Clayton, Gorzycki, Bowie school path. Its a single story home and a decent sized lot but it has not been updated at all. 

11805 Via Grande Dr - Listed yesterday in Alta Mira for $1,275,000. This is a 3114 square foot 5/3 that follows the Clayton, Gorzycki, Bowie school path. This is a beautiful house. Fully updated with a pool. I'd expect this to go into multiples even at this price point. 

11225 Maelin Dr - Listed in Hielscher yesterday for $875,000. This is a 2814 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Partially updated and single story, with inventory constraints right now, I can see this still selling quickly. 

6420 Wareham Ln - Listed 2 days ago in Circle C for $715,000. This is a 3/3 that follows the Kiker, Gorzycki, Bowie school path. These ones are always the hardest to sell, its partially updated but still has popcorn ceilings and lacks some curb appeal. I'd expect this to sit for a minute. 

7904 Ladera Verde Dr - Listed yesterday in Alta Mira for $1,050,000. This is a 3124 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Updated single story with a 3 car garage, this will sell quickly. 

5916 Back Bay Ln - Listed yesterday in Circle C for $850,000. This is a 2628 square foot 4/2 that follows the Kiker, Gorzycki, Bowie school path. This one is dated and feels like they priced it aggressively. I'd expect this one to sit for a minute. 

Off-Market Homes in Austin: How to Find Deals No One Else Sees (BLOG)

Something interesting is happening in the Austin real estate market right now, seller control is starting to increase again, but not in the way most people expect.

What we’re seeing is the rise of what I’d call “seller’s choice.” Historically, there have been pretty strict rules around how homes get listed and marketed. If a property wasn’t in the MLS, it couldn’t really be publicly marketed. “Coming soon” listings had tight timelines. Third-party websites like Zillow and Redfin had their own rules about what they would and wouldn’t display. Everything lived in one central system. That’s starting to change.

Brokerages like Compass have built out private exclusive networks where sellers can test pricing, reset days on market, or quietly introduce their home to buyers before going fully public. And recently, partnerships like Compass working with Redfin on coming soon listings have started to shift the landscape even further. What used to be a rigid system is becoming more flexible, and more fragmented.

So what does that mean for buyers? It means you might not be seeing everything.

If you'd like to know more about the value of your house or other houses in the neighborhood, please reach out!