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

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

12917 Mitica Dr - Closed in Avana last week for $981,000 with $490 in seller concessions after being on the market for 69 days. This was originally listed for $1,085,000 and reduced the price to $1,010,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

7032 Calpe Dr - Went under contract in Avana last week after being on the market for 64 days. This was originally listed for $825,000 and reduced the price to $798,500 before accepting an offer. 

6905 Estana Ln - Went under contract in Esquel yesterday after being on the market for 7 days. This was listed for $825,000. 

5528 Van Winkle Ln - Went under contract in Circle C Ranch 2 days ago after being on the market for 33 days. This was originally listed for $1,350,000 and reduced the price to $1,250,000 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

8129 Ladera Verde Dr - Listed yesterday in Alta Mira for $729.000. This is a 2536 square foot 3/3 that follows the Clayton, Gorzycki, Bowie school path. Staged well but not updated and only a three bedroom. This seems like it's priced right though. 

10808 Beachmont Ln - Listed yesterday in Circle C Ranch for $895,000. This is a 3088 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. This one is partially updated with a 3 car garage. 

6413 York Bridge Cir - Listed yesterday in Circle C Ranch for $649,000. This is a 2197 square foot 3/2 that follows the Mills, Gorzycki, Bowie school path. This is not updated and a little smaller but priced well. 

12801 Veronese Dr - Relisted yesterday after changing agents in Avana for $1,595,000. This is a 3817 square foot 5/4 that follows the Bear Creek, Gorzicky, Bowie school path. Not super updated but large with a pool

6225 Antigo Ln - Listed yesterday in Esquel for $720,000. This is a 2125 square foot 3/3 that follows the Bear Creek, Gorzycki, Bowie school path. This is a 2012 build but looks like mostly builder grade finishes and not updated since. 

78749 Real Estate Market Update: What the Last 90 Days Tell Us

The 78749 housing market continues to be one of the more interesting markets in Southwest Austin. Looking at everything currently active, under contract and pending, along with the 113 homes that closed over the last 90 days, the market isn't necessarily slow, it's just more selective. The median closed price was $575,000, while the average was about $588,000. Closed homes sold for an average of 98.7% of their list price, so buyers are getting some negotiating room, but we're definitely not seeing sellers universally give their houses away.

The biggest thing that jumped out at me was time on market. The median closed home went under contract in just 13 days, but the average was 32 days, with a few extreme outliers stretching well into the hundreds. Meanwhile, the 87 homes currently active have already averaged 60 days on market, with a median of 48 days. That's a pretty big disconnect. It tells me the houses buyers want are still moving relatively quickly, while overpriced homes, properties that need work, or homes with some kind of compromise are accumulating on the market. We see this constantly right now: buyers can look at 20 houses that have been sitting for weeks and then suddenly the one everyone likes hits the market and has multiple offers.

**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:

10905 Grassmere Ct - Closed in Circle C Ranch last week for $665,000 with $6000 in seller concessions after being on the market for 55 days. This was originally listed for $695,000 and reduced the price to $675.000 before accepting an offer. 

11208 Bastogne Loop - Closed in Lacrosse last week for $815,000 after being on the market for 44 days. This was originally listed for $925,000 and reduced the price to $824,900 before accepting an offer. 

6700 Kalahari Dr - Closed in Avana last week for $875,000 with $20,000 in seller concessions after being on the market for 32 days. This was originally listed for $895,000 and reduced the price to $875,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

6612 Orchard Hill Dr - Went under contract 5 days ago in Hielscher after being on the market for 4 days (and coming soon for a week). This is listed for $1,045,000. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

10817 Redmond Rd - Listed 2 days ago in Circle C Ranch for $589,900. This is a 2087 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. Not updated and small yard but seems to be priced well for the neighborhood. 

6905 Estana Ln - Listed yesterday in Avana Esquel for $825,000. This is a 2848 square foot 4/4 that follows the Bear Creek, Gorzycki, Bowie school path. These homes tend to move quickly as long as they are not trashed. 

AISD Boundary Changes Delayed Again: What South Austin Homeowners Should Know

If you've been following the Austin ISD boundary changes with me, we have another update and this one gives South Austin homeowners a little more breathing room. AISD was originally supposed to release its recommended Phase 1 boundary changes by August 7, but the district has pushed that timeline back again. AISD says it wants to wait until school starts so it can see actual enrollment numbers following recent school closures and the new transportation changes rather than making decisions based on summer projections. Phase 1 recommendations are now expected in September, with a Board vote anticipated in October.

The biggest takeaway for South Austin is that AISD continues to narrow what it considers an urgent boundary change. Phase 1 is now focused specifically on schools facing severe overcrowding for the 2027-28 school year, along with establishing the new attendance area for Marshall Middle School. Most of the larger changes we've been talking about including feeder-pattern changes and attempts to redistribute students between schools with very different enrollment levels are being pushed into Phase 2. That process begins in 2027, with the broader changes currently expected to take effect for the 2028-29 school year.

That's particularly important for homeowners in areas like Legend Oaks, Westcreek and portions of Western Oaks. Earlier boundary scenarios explored significant changes to some South Austin feeder patterns, including areas currently feeding into Austin High. I wouldn't interpret this latest announcement as AISD abandoning those ideas. I think it's more accurate to say the district is separating the changes it has to make now from the much larger and more complicated changes it may want to make later. AISD received thousands of comments during its summer engagement process, including substantial participation from South Austin, so community feedback is clearly becoming an important part of how this process moves forward.

**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:

6122 Mordred Ln - Closed in Circle C Ranch 4 days ago for $957,625 after being on the market for 24 days. This was originally listed for $975,000. 

10604 Ames Ln - Closed in Circle C Ranch last week for $766,500 after being on the market for 2 days. This was listed for $775,000.

11524 Maggiore Dr - Closted in Circle C Ranch last week for $919,880 with $2200 in seller concessions after being on the market for 3 days. This was listed for $919,880. 

6404 Danvers Ct - Closed in Circle C Ranch 3 days ago for $660,000 after being on the market for 5 days. This was listed for $675,000. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

5105 Cornflower Dr - Went under contract 2 days ago in Circle C after being on the market for 60 days. This was originally listed for $624,900 and reduced the price to $599,900 before accepting an offer. 

7116 Vicenza Dr - Went under contract 4 days ago in Avana after being on the market for 11 days. This was listed for $1,597,444. 

6405 Nusser Ln - Went under contract yesterday in Hilscher after being on the market for 13 days. This was listed for $975,000. 

12800 Veronese Dr - Went under contract 3 days ago in Avana after being on the market for 5 days. This was listed for $1,579,000. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

11108 Christensen Cv - Listed last week in Enclave at Circle C for $845,000. This is a 2730 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. This is a 2012 build but looks like it is mostly builder grade finish outs. Due for some renovations. 

8017 Ladera Verde Dr - Listed as coming soon in Alta Mira without a price or photos. This is 3036 square foot 5/3 that follows the Clayton, Gorzycki, Bowie school path. 

6409 Magenta Ln - Listed 2 days ago in Hielscher for $1,150,000. This is a 3073 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Some updates with a pool and 3 car garage. This should sell quickly for close to the list price. 

The Most Expensive Mistake Homebuyers Make (That Has Nothing to Do With the House)

One of the biggest misconceptions I see is that all mortgage lenders are basically the same. Just like real estate agents, that couldn't be further from the truth. Over my 11 years in real estate, I've never had a client lose their earnest money deposit. There have been a few close calls, though, and almost every one of them had one thing in common: the lender stopped communicating or failed to identify a financing issue early enough for us to solve it.

Once a buyer goes under contract in Texas, the clock starts ticking. Every contract has important deadlines that protect the buyer throughout the process. While I'm responsible for making sure those deadlines are met, I'm also constantly working with the lender and title company to keep everything moving forward. One of the most important milestones is the financing contingency period. By the end of that period, we want the lender to have the loan through underwriting with a conditional approval. That means they've reviewed tax returns, W-2s, bank statements, investment accounts, debts, and everything else needed to confirm the buyer can actually close on the home. If a problem comes up during this period, buyers usually have options. If it comes up afterward, those options become much more limited.

**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:

11424 Via Grande Dr - Closed in Circle C Ranch last week for $865,000 after being on the market for 6 days. This was originally listed for $875,000. 

6110 Ginita Ln, Austin - Closed in Circle C Ranch 3 days ago for $775,000 and $550 in seller concessions after being on the market for 1 day. This was listed for $775,000. 

9309 Manipari Ln - Closed in Circle C Ranch 4 days ago for $650,000 after being on the market for 78 days. This was originally listed for $689,000 and reduced the price to $659,000 before accepting an offer. 

10708 Natick Ln - Closed in Circle C Ranch last week for $825,000 after being on the market for 47 days. This was originally listed for $950,000 and reduced the price to $850,000 before accepting an offer. 

6420 Wareham Ln - Closed in Circle C Ranch two days ago for $635,000 after being on the market for 84 days. This was originally listed for $715,000 and reduced the price to $650,000 before accepting an offer. 

10502 Walpole Ln - Closed in Circle C Ranch last week for $749,000 after being on the market for 2 days. This was listed for $749,000. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

11213 Savin Hill Ln - Went under contract in Circle after being on the market for 8 days. This was listed for $665,000. 

6909 Agrigento Dr - Went under contract in Avana after being on the market for 8 days. This was listed for $890,000. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

6405 Nusser Ln - Listed last week in Hielscher for $975,000. This is a 2631 square foot 4/3 built in 2002 that follows the Clayton, Gorzycki, Bowie school path. Updated single story with a pool and 3 car garage. This probably already has a contract. 

6310 Needham Ln - Listed as coming soon in Circle C Ranch for $1,200,000. This is a 3496 square foot 5/4 built in 1989 that follows the Kiker, Gorzycki, Bowie school path. Large home and partially updated but the pool looks pretty great. I could see this getting an offer quickly for under list price. We'll see. 

11405 Viridian Way - Listed as coming soon in Hielscher for $895,000. This is a 3174 square foot 4/4 built in 2006 that follows the Clayton, Gorzycki, Bowie school path. This is listed by the estate and the price suggests it's not updated. No interior photos yet. 

12800 Veronese Dr Listed two days ago in Avana for $1,579,000. This is a 4392 square foot 5/5 built in 2018 that follows the Bear Creek, Gorzycki, Bowie school path. Large, builder grade finishes but has a pool. Still feels like its over priced to me but I have been wrong about Avana pricing before, HA! 

6612 Orchard Hill Dr - Listed as coming soon in Hielscher for $1,045,000. This is a 3127 square foot 4/3 built in 1998 that feeds into the Clayton, Gorzycki, Bowie school path. No photos but priced like it's partially updated. 

10921 Tornasol Ln - Listed yesterday in Alta Mira for $895,000. This is a 3392 square foot 4/4 built in 2008 that follows the Clayton, Gorzycki, Bowie school path. Not updated so it could sit for a minute. 

5315 La Crosse Ave #1 - Listed 3 days ago in The Cove at Circle C condos. This is a 2104 square foot 2/3 built in 2020 that follows the Kiker, Gorzycki, Bowie school path. A Lot of these units have struggled to resale so won't be surprised if this sits for a minute. 

7124 Calpe Dr - Listed yesterday in Avana for $1,500,000. This is a 3495 square foot 5/4 built in 2015 that follows the Bear Creek, Gorzycki, Bowie school path. This has a 3 car garage, pool, large lot and a view from the second floor. The finish outs are not amazing but this feels like it is likely going to sell quickly. 

Why Tree Trimming Matters Before Selling Your Home in Austin

When most people think about preparing their home for sale, they focus on paint, landscaping, and decluttering the inside. One thing that often gets overlooked is the trees. In Austin, tree maintenance isn't just about curb appeal, it's also about timing. If you own Live Oaks, Red Oaks, or protected heritage trees, spring isn't always the best time to trim them. That's because pruning during the spring increases the risk of Oak Wilt, a disease that can spread quickly through healthy oak trees. In general, arborists recommend trimming oak trees between July and January, when the risk of transmission is much lower.

This timing is important if you're planning to list your home in the spring. Home inspectors routinely call out tree branches that are hanging over or rubbing against the roof. A good rule of thumb is that branches within about 3 to 5 feet of the roof often warrant attention. During strong Texas storms, those limbs can scrape shingles, damage siding, clog gutters, and create easy access for squirrels and other pests. Insurance companies have also become more aware of overhanging limbs because they increase the risk of roof damage. Waiting until the week before you list your home to address these issues may not be an option if you're trying to protect your oak trees.

**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:

WHEN: Thursday July 30th from 6:30 to 8pm

WHERE: 6021 Abilene Trl, Austin, TX 78749

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

6704 Kiev Cv - Closed in Hielscher last week for $1,150,000 with $2899 in seller concessions after being on the market for 5 days. This was listed for $1,200,000. 

6115 Back Bay Ln - Closed in Circle C Ranch 3 days ago for $814,000 with $6000 in concessions after being on the market for 50 days. This was originally listed for $885,000 and reduced the price to $850,000 before accepting an offer. 

5916 Back Bay Ln - Closed in Circle C Ranch for $715,000 after being on the market for 62 days. This was originally listed for $850,000 and reduced the price to $740,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

7921 Ladera Verde Dr - Went under contract 6 days ago in Alta Mira after being on the market for 6 days. This was listed for $859,900. 

13000 Orihuela Dr - Went under contract in Avana 4 days ago after being on the market for 66 days. This was originally listed for $875,000 and reduced the price to $799,000 before accepting an offer. 

9309 Manipari Ln - Went under contract 5 days ago Circle C Ranch after being on the market for 78 days. This was originally listed for $689,000 and reduced to $659,000 before accepting an offer. 

12917 Mitica Dr - Went under contract 3 days ago in Avana after being on the market for 69 days. This was originally listed for $1,085,000 and reduced the price to $1,010,000 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7116 Vicenza Dr - Listed yesterday in Avana for $1,597,444. This is a 4485 square foot 5/5 that follows the Bear Creek, Gorzycki, Bowie school path. This is a big house with a pool and a 3 car garage but no yard beyond the pool and builder grade finishes in most of the house. This feels overpriced. 

8008 Ladera Verde Dr - Listed yesterday in Alta Mira for $980,000. This is a 3124 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. This is partially updated and priced in the ballpark. 

11213 Savin Hill Ln - Listed 7 days ago in Circle C Ranch for $665,000. This is a 2602 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. Smaller and partially updated but priced on the lower end for Circle C. 

5528 Van Winkle Ln - Listed 7 days ago in Circle C Ranch for $1,350,000. This is a 4025 square foot 5/5 that follows the Kiker, Gorzycki, Bowie school path. This one isn't updated but its a large house with a pool, 3 car garage on a .334 acre lot. I'd expect this one to sell relatively close to the list price. 

Will Interest Rates Fall Before the End of the Year?

One of the questions I get asked more than almost any other is, "Should I wait for interest rates to come down?" The honest answer is... nobody knows for sure. The Federal Reserve has made it clear that inflation remains its biggest concern, and as long as inflation stays elevated, interest rates are likely to remain higher than many buyers would like. Financial markets continue to adjust their expectations almost daily based on new inflation reports, employment data, energy prices, and global events.

Over the past month, inflation showed one of its largest declines in quite some time, which was certainly encouraging. Much of that improvement has been attributed to lower energy prices after tensions in the Middle East temporarily eased. Since then, however, oil prices have become more volatile again as conflict with Iran has resurfaced, and new tariffs announced this week could also put upward pressure on prices if they increase the cost of imported goods. Neither of those events automatically means inflation will rise, but they are exactly the kinds of factors economists will be watching over the coming months.

**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. This felt like a typical week for the neighborhood. 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

7301 Seneca Falls Loop - Closed in Hielscher 7 days ago for $750,000 with $7000 in seller concession after being on the market for 4 days. This was originally listed for $749,500. 

6405 Gouldville Ct - Closed in Circle C 3 days ago for $793,333 with $3333 in seller concessions after being on the market for 24 days. This was listed for $799,000. 

11600 Coalwood Cv - Closed in Hielscher for $975,000 with $14,500 in seller concession after being on the market for 59 days. This was originally listed for $1,050,000 and reduced the price to $975,000 before accepting an offer. 

12520 Cardinal Flower Dr - Closed in Greyrock Ridge 7 days ago for $954,000 after being on the market for 12 days. This was listed for $975,000. 

11200 Savin Hill Ln - Closed in Circle C Ranch 4 days ago for $856,000 after being on the market for 84 days. This was originally listed for $856,000. 

11704 Via Grande Dr - Closed in Alta Mira 4 days ago for $965,00 with $15,000 in seller concessions after being on the market for 50 days. This was originally listed for $995,000 and reduced the price to $965,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

11524 Maggiore Dr - Went under contract 5 days ago in Circle C after being on the market for 3 days. This was listed for $919,880. 

10400 Orourk Ln - Went under contract 6 days ago in Circle C after being on the market for 30 days. This was originally listed for $769,000 and reduced the price to $679,000 before accepting an offer. 

6122 Mordred Ln - Went pending in Circle C 4 days ago after being on the market for 24 days. This was originally listed for $975,000.

5205 Scottish Thistle Dr - Went pending in Circle C after being on the market for 4 days. This was listed for $749,000. I was wrong about this sitting for a minute. HA!

NEW LISTINGS IN CIRCLE C THIS WEEK:

6909 Agrigento Dr - Listed yesterday in Avana for $890,000. This is a 2149 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. This has a pool and should sell in about 30 seconds based on the price. 

5704 Trelawney Ln - Listed last week in Circle C ranch for $849,900. This is a 2913 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. Not updated at all, this feels like its going to sit for a minute. 

7921 Ladera Verde Dr - Listed in Alta Mira 5 days ago for $859,900. This is a 3189 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. This is partially updated.

6708 Kiev Cv - Listed 2 days ago in Hielscher for $1,250,000. This is a 3502 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. Partially updated with a pool. If I had to bet money I think this will close for significantly less than this. 

5009 Mandevilla Dr - Listed yesterday in Greyrock Ridge for $845,000. This is a 2909 square foot 4/4 that follows the Bear Creek, Gorzycki, Bowie school path. This looks like mostly builder grade updates. This could drop a little before it sells. 

6502 Needham Ln - Listed 2 days ago in Circle C Ranch for $629,000. This is a 2049 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. Smaller and partially updated. 

What Is It Actually Like to Be a Real Estate Agent?

Most of my blogs are about the market, neighborhoods, schools, or home values because I want them to be useful. But summer is a little slower, so I thought I'd pull back the curtain on what it's actually like to be a real estate agent. If you've ever watched HGTV, you might think we unlock a few doors, write a contract, cash a check, and head to the beach. I wish it worked that way.

The truth is, this business is equal parts advisor, therapist, project manager, negotiator, marketer, contractor, and occasionally marriage counselor. One hour I'm explaining inspection reports and negotiating repairs. The next I'm helping a nervous buyer decide if they're making the biggest financial decision of their life or talking a seller off the ledge because their house didn't sell in the first weekend. Every client is different, every transaction is different, and there is no such thing as a normal day. I've answered calls from clients at Disney World, hospitals, weddings, airports, and just about every vacation I've ever taken. Real estate doesn't really care if it's Tuesday afternoon or Christmas morning.

**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 the inventory that ended up on the market for a while sold for well under list or finally went under contract and may end up closing for well under the original list price. Truly the tale of two markets between early spring and late spring/summer. 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

6900 Magenta Ln - Closed in Hielscher 4 days ago for $1,200,000 with $1200 in seller concessions. This was originally listed for $1,185,000 and received multiple offers. 

5800 Anselm Ct - Closed in Circle C Ranch 2 days ago for $915,000 with $15,000 in seller concessions after being on the market for 11 days. This was originally listed for $949,000.

11318 Pompey Ct - Closed in Circle C Ranch 2 days ago for $799,999 with $17,000 in seller concessions after being on the market for 8 days. This was listed for $799,000. 

6557 Needham Ln - Closed in Circle C Ranch 3 days ago for $957,500 with $19635 in seller concessions after being on the market for 4 days. This was originally listed for $935,000 and looks like they got multiple offers. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

10905 Grassmere Ct - Went under contract last week in Circle C after being on the market for 55 days. This was originally listed for $695,000 and reduced the price to $675,000 before accepting an offer. 

11208 Bastogne Loop - Went under contract 3 days ago in Lacrosse after being on the market for 44 days. This was originally listed for $925,000 and reduced the price to $824,900 before accepting an offer.

10604 Ames Ln - Went under contract in Circle C after being on the market for 2 days. This was listed for $775,000.

5840 Back Bay Ln - Went under contract in Circle C after being on the market for 9 days. This was listed for $875,000. 

6437 Old Harbor Ln - Went under contract in Circle C after being on the market for 62 days. This was originally listed for $699,000 and reduced the price to $624,000 before accepting an offer. 

6700 Kalahari Dr - Went under contract 4 days ago in Avana after being on the market for 32 days. This was originally listed for $895,000 and reduced the price to $875,000 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

6304 Walebridge Ln - Listed yesterday. in Circle C Ranch for $675,000. This is a 2024 square foot 3/2 that follows the Kiker, Gorzycki, Bowie school path. This one is partially updated but priced well. 

11524 Maggiore Dr - Listed yesterday in Circle C Ranch for $919,880. This is a 3172 square foot 5/4 that follows the Bear Creek, Gorzycki, Bowie school path. Not a lot of curb appeal but the size and the pool say it will move quickly. 

5205 Scottish Thistle Dr - Listed 3 days ago in Circle C Ranch for $749.000. This is a 2536 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. This one is partially updated and looks like a choppy floor plan, I could see this sitting for a minute. 

6404 Danvers Ct - Listed as coming soon 3 days ago in Circle C without a price for now. This is a 2158 square foot 4/2 that follows the Clayton, Gorzycki, Bowie school path. Only exterior photos right now. 

Buyer Fatigue: Why More Homes Doesn't Always Make Buying Easier

One of the biggest misconceptions in real estate is that more inventory automatically makes buying a home easier. It seems logical. If there are more homes on the market, buyers should have more choices and an easier time finding the right one. But after doing this for more than a decade, I can tell you that's often not how it plays out.

As inventory grows beyond four months, buyers begin experiencing something called buyer fatigue. I usually tell my clients to use the 80/20 rule. If a home checks about 80% of the boxes, it's probably worth serious consideration. The challenge is that once inventory starts piling up, most of the homes sitting on the market are there for a reason. One house has the giant backyard and updated kitchen but it's two stories when you wanted one. Another is beautifully remodeled but backs to a busy road. Another has the perfect layout but no bathtub in the primary bathroom and no practical way to add one. Individually, none of those compromises seem like a deal breaker. After you've looked at 30 or 40 homes, though, every compromise starts to feel bigger than it really is.

**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:

10701 Pinkney Ln - Closed in Circle C yesterday for $690,000 with $10,000 in seller concessions after being on the market for 18 days. It was listed for $699,000. 

6301 York Bridge Cir - Closed in Circle C (North of Slaughter) for $635,225 in an all cash offer after being on the market for 1 day. This was originally listed for $645,000. 

5205 Allamanda Dr - Closed in Greyrock Ridge 2 days ago for $630,800 after being on the market for 25 days. This was originally listed for $650,000 and reduced the price to $625,000 before accepting an offer. 

6237 Carrington Dr - Closed 2 days ago in Vintage place at Circle C for $1,150,000 after being listed as coming soon. This was originally listed for $1,200,000. 

11532 Lafitte Ln - Closed 5 days ago in Hielscher for $850,000 after being on the market for 52 days. This was originally listed for $925,000 and reduced the price to $900,000 before accepting an offer. 

5700 Trelawney Ln - Closed last week in Circle C Ranch for $1,215,000 after being on the market for 6 days. This was originally listed for $1,195,000 and looks like it got multiple offers. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

10708 Natick Ln - Went under contract in Circle C 3 days ago after being on the market for 47 days. This was originally listed for $950,000 and reduced the price to $850,000 before accepting an offer. 

7805 Bettis Trophy Dr - Went under contract in the Golf Estates 3 days ago after being on the market for 12 days. This is listed for $1,745,000. 

10502 Walpole Ln - Went under contract last week in Circle C Ranch after being on the market for 2 days. It is listed for $749,000. 

6704 Kiev Cv - Went under contract 5 days ago in Hielscher after being on the market for 5 days. This is listed for $1,200,000. 

6110 Ginita Ln - Went under contract last week in Circle C Ranch after being on the market for 1 day. This is listed for $775,000. 

5213 Mandevilla Dr - Went under contract 4 days ago in Avana after being on the market for 11 days. This was originally listed for $812,500 and reduced the price to $779,500 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7107 Calpe Dr - Listed yesterday in Avana for $875,000. This is a 2844 square foot 4/4 that follows the Bear Creek, Gorzycki, Bowie school path. This one still has builder grade finish outs and under 3000 square feet. I would be surprised if this sells quickly. 

7224 Tanaqua Ln - Listed as coming soon 2 days ago in Hielscher without a list price. This is being sold by a family trust. Its a 2726 square foot 4/2 that follows the Clayton, Gorzycki, Bowie school path. 

10421 Hansa Dr - Listed last week in Hielscher for $800,000. This is a 2721 square foot 4/3 that follows the Clayton, Gorzycki, Bowie school path. This one doesn't have a lot of curb appeal and still has a lot of older finishes. I could see this sitting for a few weeks. 

AISD Delays Major Boundary Changes: What It Means for South Austin

If you've been following the AISD boundary conversations over the past year, there was some meaningful news this week. Austin ISD announced that the large-scale districtwide boundary changes originally planned for the 2027-28 school year have been pushed back to 2028-29. Instead of redrawing attendance boundaries across the entire district all at once, AISD is moving to a two-phase approach. The first phase will focus only on urgent boundary changes caused by recent school closures and campuses that are growing so quickly they would otherwise need portable classrooms. The larger conversation about balancing enrollment across the district has officially been delayed.

From my perspective, this isn't all that surprising.

AISD received more than 2,700 public comments on the original proposal, and there was significant pushback from families across the district. I think the district realized these changes were simply too large to tackle all at once while also dealing with budget cuts, staffing reductions, declining enrollment, and recent school consolidations. By delaying the broader boundary discussions, they give themselves more time to gather feedback and hopefully build a plan that has stronger community support.

**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:

10520 Hansa Dr - Closed in Hielscher 4 days ago for $949,000 with $4500 in seller concessions after being on the market for 4 days. 

10901 Doswell Cv - Closed in Hielscher 4 days ago for $1,025,000 with $3000 in seller concessions after being on the market for 83 days. This was originally listed for $1,347,500 and reduced the price to $1,150,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

11424 Via Grande Dr - Went under contract yesterday in Circle C Ranch after being on the market for 6 days. This was listed for $875,000. 

6301 York Bridge Cir - Went under contract last week in Circle C after being on the market for 1 day. This was listed at $645,000.

6115 Back Bay Ln - Went under contract last week in Circle C Ranch after being on the market for 50 days. This was originally listed for $885,000 and reduced the price to $850,000 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7108 Vicenza Dr - Listed last week in Avana for $1,395,000. This is a 3926 square foot 5/4 that follows the Bear Creek, Gorzycki, Bowie school path. This is a big house with a 3 car garage but no pool and doesn't back to greenbelt, this feels overpriced considering. 

6122 Mordred Ln - Listed last week in Circle C Ranch for $975,000. This is a 2980 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. This is very colorful, with a pool and some updates. Feels priced well for what it is. 

6110 Ginita Ln - Listed yesterday in Circle C Ranch for $775,000. This is a 2597 square foot 5/3 that follows the Kiker, Gorzycki, Bowie school path. Updated and priced pretty well, I'd expect this one to move pretty quickly. 

6712 Kalahari Dr - Listed 6 days ago in Avana for $699,995. This is a 1958 square foot 3/2 that follows the Bear Creek, Gorzycki, Bowie school path. Single story with all the builder finishes but also priced at the bottom end of the neighborhood. 

6704 Kiev Cv - Listed 2 days ago in Hielscher for $1,200,000. This is a 3582 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. This one is updated tastefully throughout and has a pool. Its also architecturally interesting. I'll be surprised if it sits for very long. 

10502 Walpole Ln - Listed 2 days ago in Circle C Ranch for $749,000. This is a 2883 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. Not really updated but priced accordingly. 

The Hidden Mold Problems We See in Southwest Austin Homes During Summer

Over the last few months, mold inspections have become a much bigger part of the real estate conversation. In fact, I recently sold a home in Southwest Austin that had to go through a full mold remediation before we could bring it to market. The reality is that mold is one of those things buyers are paying much closer attention to today than they were even a few years ago.

The first thing homeowners need to understand is that finding some mold in Texas is almost unavoidable. Mold is naturally present both outdoors and indoors, and small amounts enter our homes through doors, windows, HVAC systems, and other openings. That's completely normal. According to mold testing specialists, mold only becomes a problem when moisture allows it to grow and spread indoors. Without moisture, mold can't thrive.

**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. Looks like some of the homes that were sitting for a little bit got contracts this week. I'd expect most of those to sell for under what they were listed for. Additionally, a large chunk of what's closing right now are all cash deals. 

MONTHLY MAN CAVE: 

WHEN: Thursday June 25th from 6:30 - 8pm

Where: 6021 Abilene Trl, Austin, TX 78749

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

6400 Magenta Ln - Closed last week in Hielscher for $1,161,000 in an all cash deal after being on the market for 3 days. This was originally listed for $1,175,000. 

6003 Tasajillo Trl - Closed last week in Park West for $555,000 with $1600 in seller concessions after being on the market for 9 days. This was listed for $550,000 and received multiple offers. 

6118 Ginita Ln - Closed 2 days ago in Circle C Ranch for $750,000 with $1000 in seller concessions after being on the market for 3 days. This was originally listed for $749,000. 

10321 Snapdragon Dr - Closed in Circle C Ranch for $570,000 with $17,000 in seller concessions after being on the market for 27 days. This was originally listed for $595,999 and reduced the price to $585,000 before accepting an offer.

12332 Cardinal Flower Dr - Closed last week in Greyrock Ridge for $675,000 with $6000 in seller concessions after being on the market for 1 day. This was originally listed for $675,000. 

6729 Hansa Loop - Closed last week in Hielscher for $1,295,000 and $5000 in seller concessions after being on the market for 20 days. This was originally listed for $1,350,000 and reduced the price to $1,295,000 before accepting an offer. 

10905 Palgrave Ct - Closed last week in Circle C Ranch for $730,000 after being on the market for 13 days. This was originally listed for $700,000 and ended up getting multiple offers. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

6900 Magenta Ln - Went under contract 5 days ago in Hielscher after being on the market for 7 days. This was listed for $1,185,000 and received multiple offers. 

11600 Coalwood Cv - Went under contract 4 days ago in Hielscher after being on the market for 59 days. This was originally listed for $1,050,000 and reduced the price to $975,000 before accepting an offer. 

7516 Brecourt Manor Way - Went under contract 4 days ago in Lacrosse after being on the market for 4 days. This was listed for $928,000. 

11200 Savin Hill Ln - Went under contract 5 days ago in Circle C Ranch after being on the market for 84 days. This was originally listed for $849,900 and reduced the price to $844,900 before accepting an offer. 

11704 Via Grande Dr - Went under contract last week in Alta Mira after being on the market for 50 days. This was originally listed for $995,000 and reduced to $965,000 before accepting an offer. 

11532 Lafitte Ln - Went under contract last week in Hielscher after being on the market for 52 days. This was originally listed for $925,000 and reduced the price to $900,000 before accepting an offer. 

5916 Back Bay Ln - Went under contract yesterday in Circle C Ranch after being on the market for 62 days. This was originally listed for $850,000 and reduced the price to $740,000 before accepting an offer. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7721 Haggans Ln - Listed in the Golf Estates this morning for $1,070,500. This is a 3463 square foot 5/4 that follows the Clayton, Gorzycki, Bowie school path. Its partially updated and there are no pictures of the back yard. I'm curious if this sits for a few weeks. 

5213 Mandevilla Dr - Listed yesterday in Greyrock Ridge for $812,500. This is a 2909 square foot 4/4 that follows the Bear Creek, Gorzycki, Bowie school path. Feels like most homes listed in greyrock and its on an internal block so the back yard is not going to feel private. 

6301 York Bridge Cir - Listed yesterday in Circle C ranch for $645,000. This is a 2177 square foot 3/2 that follows the Mills, Gorzycki, Bowie school path. This one is in the section North of Slaughter lane. Smaller, single story floor plan that is partially updated the price feels ok but buyers are likely going to feel like they still need to do work. 

5840 Back Bay Ln - Listed as coming soon in Circle C Ranch for $899.000. This is a 2363 square foot 4/2 that follows the Kiker, Gorzycki, Bowie school path. Fully update single story with a little bit of a smaller imprint and a small backyard. 

Bowie High School Budget Update: What South Austin Families Should Know

Austin ISD continues to work through its budget challenges, and Bowie High School recently shared details about how the district's budget reductions will impact the campus next year. The good news for South Austin families is that Bowie remains one of the district's higher-performing and better-supported campuses. While there will be changes, the sky is not falling.

The largest impact will be staffing reductions. Bowie will see its teaching staff decrease from 136 positions to 123 positions, although most of those reductions came through retirements and resignations rather than layoffs.

According to Principal Brad Lancaster, only two staff members were directly affected and both were offered positions elsewhere within Austin ISD. Bowie will also lose one counselor position and see one assistant principal position reduced by 50%, which means existing staff will be carrying a heavier workload moving forward.

Students will likely notice some operational changes as well. Some teachers will see reduced planning periods, certain courses may be consolidated or eliminated, and AISD is moving secondary schools to a transportation hub model. 

**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:

6720 Denia Dr - Closed in Avana last week for $805,000 with $4500 in seller concessions after being on the market for 4 days. This was originally listed for $800,000. 

5501 Allamanda Dr - Closed in Greyrock Ridge yesterday for $655,000 with $1500 in seller concessions after being listed as coming soon for a week. This was originally listed for $655,000.

UNDER CONTRACT IN CIRCLE C THIS WEEK:

7301 Seneca Falls Loop - Went under contract 4 days ago in Hielscher after being on the market for 4 days. This was listed at $749.500. 

10701 Pinkney Ln - Went under contact 6 days ago in Circle C Ranch after being on the market for 18 days. This was listed for $699.000. 

5205 Allamanda Dr - Went under contract 4 days ago in Greyrock Ridge after being on the market for 25 days. It was originally listed for $650,000 and reduced the price to $625,000 before accepting an offer. 

5800 Anselm Ct - Went under contract 4 days ago in Circle C Ranch after being on the market for 11 days. This was listed for $949,000. 

12520 Cardinal Flower Dr - Went under contract 3 days ago in Greyrock Ridge after being on the market for 12 days. This was listed for $975,000. 

11318 Pompey Ct - Went under contract yesterday Circle C Ranch after being on the market for 8 days. It was listed for $799,000. 

6557 Needham Ln - Went under contract in Circle C Ranch 3 days ago after being on the market for 4 days, This was listed for $935,000. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7032 Calpe Dr - Listed yesterday in Avana for $825,000. This is a 2586 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. The finish outs are great and has a decent yard, I'd expect this to sell pretty quickly. 

5105 Cornflower Dr - Listed 6 days ago in Greyrock Ridge for $624,000. This is a 1693 square foot 3/2 that follows the Bear Creek, Gorzycki, Bowie school path. Smaller floor plan and darker finishes but these smaller houses are the cheapest way to get kids into the school path if that's what people are moving for.  

5512 Ballenton Ln - Listed yesterday in Circle C Ranch for $1,300,000. This is a 3482 square foot 4/4 that follows the Kiker, Gorzycki, Bowie school path. This one is mostly updated with a pool on a large lot, great listing. 

10801 Beachmont Ln - Listed yesterday in Circle C Ranch for $990,000. This is a 3062 square foot 5/3 that follows the Kiker, Gorzycki, Bowie school path. This one is partially updated and on a large lot. 

10400 Orourk Ln - Listed yesterday in Circle C Ranch for $769,000. This is a 3086 square foot 3/3 that follows the Kiker, Gorzycki, Bowie school path. This has a lot of different finish outs and its only a 3 bedroom. It could sit for a minute. 

7516 Brecourt Manor Way - Listed yesterday in Lacrosse for $928,000. This is a 3494 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. This one is partially updated and feels priced a little high considering the inventory on the market right now. 

AISD Boundary Changes: Why South Austin Homeowners Should Pay Attention

If you've followed my blogs for any length of time, you've probably heard me say that schools drive the South Austin real estate market. That's why Austin ISD's ongoing boundary review process is worth paying attention to, whether you currently own a home or are considering buying one. Every few years, AISD evaluates attendance boundaries to balance enrollment across campuses as populations shift throughout the city. While no final decisions have been made, some of the proposed changes could have a meaningful impact on several Southwest Austin neighborhoods.

The biggest conversation for South Austin homeowners centers around Austin High School and Crockett High School. Under some of the proposed boundary scenarios, portions of Legend Oaks, Westcreek, and the J.W. Smith section of Western Oaks could potentially be rezoned from Austin High to Crockett. The reasoning is understandable, Austin High and Bowie continue to face enrollment pressures while Crockett has available capacity. From a district planning perspective, balancing enrollment makes sense. From a real estate perspective, however, buyers often make purchasing decisions based on school assignments, and changes like these can influence demand and ultimately affect home values.

**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. 

If you know anyone that would benefit from getting these emails please send them my way! 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

11318 Pebble Garden Ln - Closed last week in Circle C Ranch for $585,000 with $5000 in closing costs after being on the market for 6 days. It was originally listed for $600,000.

UNDER CONTRACT IN CIRCLE C THIS WEEK:

10520 Hansa Dr - Went under contract in Hielscher last week after being on the market for 4 days. This was originally listed for $949,000. 

5916 Back Bay Ln - Went under contract in Circle C ranch 4 days ago after being on the market for 53 days. This was originally listed for $850,000 and reduced the price to $750,000 before accepting an offer. 

5700 Trelawney Ln - Went under contract 6 days ago in Circle C Ranch after being on the market for 6 days. This was listed for $1,195,000 and received multiple offers. 

NEW LISTINGS IN CIRCLE C THIS WEEK:

7301 Seneca Falls Loop - Listed yesterday in Hielscher for $749,500. This is a 2290 square foot 3/2 that follows the Clayton, Gorzycki, Bowie school path. Great floor plan but has some odd finish outs and it's only a 3/2. 

11813 Quintana Cv - Listed 3 days ago in Esquel for $865,000. This is a 2515 square foot 4/3 that follows the Bear Creek, Gorzycki, Bowie school path. This feels like run of the mill condition and price. Should move relatively quickly. 

11318 Pompey Ct - Listed 2 days ago in Circle C Ranch. This is a 2905 square foot 4/3 that follows the Kiker, Gorzycki, Bowie school path. This has some interesting finish outs. This could sit for a minute because it's a little quirky and not updated in the kitchens and bathrooms. 

6700 Kalahari Dr - Listed yesterday in Avana for $895.000. This is a 2933 square foot 4/4 that follows the Bear Creek, Gorzycki, Bowie school path. I would have painted it back to white before listing but it should still sell quickly. Looks like it's priced right for what it is. 

Austin ISD Budget Cuts: What Could This Mean for South Austin Real Estate?

Austin ISD recently announced a plan to address a staggering $181 million budget deficit, and while most of the headlines focus on schools and staffing, there could be some ripple effects for the South Austin housing market as well. Austin ISD cited several factors contributing to the shortfall, including declining property values, lower enrollment, rising operating costs, and years of state funding that failed to keep pace with inflation. To close the gap, the district is proposing hundreds of position reductions, larger class sizes at some campuses, shared support staff, transportation changes, and the sale of district-owned properties.

For homeowners and buyers, the biggest takeaway is that school quality and school perception have always been major drivers of home values in Southwest Austin. Neighborhoods feeding into highly sought-after schools such as Kiker, Baldwin, Clayton, Bear Creek, Patton, Mills, and Bowie have historically commanded a premium because families specifically move to these areas for the schools. Any future changes that impact class sizes, staffing levels, transportation options, or attendance boundaries will likely be watched very closely by buyers. While these budget cuts do not directly target South Austin schools today, they are part of a larger conversation about how Austin ISD manages enrollment and resources moving forward.

**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. We are getting into summer so the weekly reports will look similar to this for most of the summer (I suspect). 

CLOSED LISTINGS IN CIRCLE C THIS WEEK:

10906 Redgate Ln - Closed in Circle C ranch 6 days ago for $787,000 after being on the market for 16 days. It was originally listed at $850,000.

6720 Hansa Loop - Closed in Circle C Ranch 6 days ago for $895,000 after being on the market for 12 days. It was originally listed for $895,000. 

11225 Maelin Dr - Closed in Hielscher 3 days ago for $875,000 after being on the market for 19 days. It was originally listed for $875,000. 

11401 Ohmfield Ct - Closed in Circle C Ranch 6 days ago for $775,000 with $2000 in seller concessions after being on the market for 105 days. It was originally listed for $914,900 and reduced the price to $849,000 before accepting an offer. 

UNDER CONTRACT IN CIRCLE C THIS WEEK:

10901 Doswell Cv - Went under contract in Hielscher after being on the market for 83 days. It was originally listed for $1,347,500 and reduced the price to $1,150,000 before accepting an offer. 

11129 Bastogne Loop - Went under contract in Circle C Ranch after being on the market for 5 days. It was originally listed for $805,000 and received multiple offers. 

10901 Tornasol Ln _ Went under contract in Alta Mira after being on the market for 3 days. It was originally listed for $1,100,000. 

5501 Allamanda Dr - Went under contract in Greyrock Ridge after being listed as coming soon. It was originally listed for $655,000.  

NEW LISTINGS IN CIRCLE C THIS WEEK:

10809 Albero Cv - Listed 3 days ago in Hillside Estates for $1,850,000. This is a 4441 square foot 5/6 that follows the Clayton, Gorzycki, Bowie school path. Beautiful 2017 build on an acre lot.. this is pretty unique for Circle C. 

12801 Veronese Dr - Listed as coming soon in Avana. This is a 3817 square foot 4/4 that follows the Bear Creek, Gorzycki, Bowie school path. This is listed with iphone photos and no price at the moment. 

10520 Hansa Dr - Listed yesterday in Hielscher for $949,000. This is a 2650 square foot 4/4 that follows the Clayton, Gorzycki, Bowie school path. Smaller house for Circle C but updated with a pool. I'd expect this to get multiple offers this week. 

5800 Anselm Ct - Listed yesterday in Circle C Ranch for $949,000. This is a 3114 square foot 4/4 that follows the Kiker, Gorzycki, Bowie school path. This one is partially updated but has a pool. It's a good time of year to list homes with a pool. 

12520 Cardinal Flower Dr - Listed yesterday in Greyrock Ridge for $975,000. This is a 3190 square foot 5/4 that follows the Bear Creek, Gorzycki, Bowie school path. This one is updated and backs to greenbelt but still feels priced a little aggressively for Greyrock. 

5609 York Bridge Cir - Listed as coming soon in Circle C Ranch. This is a 2501 square foot 4/3 that follows the Mills, Gorzycki, Bowie school path. This is not updated and backs to Escarpment and Beckett. This feels overpriced considering. 

5700 Trelawney Ln - Listed 3 days ago in Circle C Ranch for $1,195,000. This is a 3320 square foot 5/4 that follows the Kiker, Gorzycki, Bowie school path. This is updated beautifully with a 3 car garage. The back yard might be an objection but will likely still sell pretty quickly. 

Does the Austin Housing Market Cool Off for Summer?

Austin summers are brutally hot… but does the housing market cool off too?

Historically, yes. The Austin real estate market is usually at its busiest during the spring, especially in neighborhoods where schools drive home values. Most families want to be settled before summer starts so they can prepare for the next school year. That means March, April, and May tend to be the frenzy months in South and Southwest Austin. Buyers are aggressively trying to get under contract while sellers time their listings to line up with the end of the school year and summer moves.

By the beginning of June, most of those school-driven buyers are already done.

That leaves the summer buyer pool looking a little different. In my experience, summer buyers are usually people whose leases are ending, families relocating to Austin for jobs, investors looking for opportunities on homes that have been sitting for a while, or homeowners preparing for bigger life transitions like downsizing or moving out of town after their kids leave the house. The urgency is still there for some buyers, but the overall pool tends to get noticeably smaller compared to spring.

**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. 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!