Happy Wednesday y'all! I hope you all had an amazing Thanksgiving! Here is what's happening in the neighborhood this week.

CLOSED LISTINGS THIS WEEK IN VAWO:

7409 Whistlestop Dr - Closed last week for $660,000 with $5,000 in seller concessions after being on the market for 73 days. They originally listed at $719,000 and reduced to $669,000 before accepting an offer. 

7401 Whistlestop Dr - Closed last week for $579,900 with $10,000 in seller concessions after being on the market for 197 days. It was originally listed for $639,900 and reduced to $589,900 before accepting an offer. 

9213 Rock Castle Cv - Closed last week for $515,000 after being on the market for 27 days. It was originally listed for $550,000 and reduced the price to $525,000 before accepting an offer. 

UNDER CONTRACT THIS WEEK IN VAWO:

6002 Abilene Trl - Went under contact yesterday after being on the market for 39 days. It was originally listed for $599,000 and they reduced the price to $589,800. 

NEW LISTING THIS WEEK IN VAWO:

No new listings in VAWO this week.

MY ANALYSIS:

This time of the year is always slow for new listings. Most agents advise their sellers to wait until next year if you don't need to urgently sell. Sellers often  put active listings on hold or even withdraw them from the market for a couple of months due to slow buyer traffic during the holiday season. If you are in the market to buy and the right house is currently out there, December is a great month to negotiate a deal. 

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

Happy Wednesday y'all! Here is what's happening in the neighborhood this week. 

Thanksgiving is next week. I can't believe we are coming up on the end of the year. I'm thankful for the neighborhood we get to call home and all those friends, neighbors and clients around us. We hope that y'all have an amazing holiday season! I'll be off next week but weekly updates will be back the following week. 

CLOSED LISTINGS THIS WEEK IN VAWO:

5425 Korth Dr - Closed last week for $787,500 with $2000 in seller concessions after originally being listed at $825,000. It was on the market for 18 days before they went under contract. 

UNDER CONTRACT THIS WEEK IN VAWO:

7008 Beckett Rd - Went under contract last week after being on the market for 160 days in total. This one was originally listed after being demo'd for renovation. It did not sell so they pulled the listing, finished the renovation and then re-listed. The original list price after the renovation was $579,000 and they did reductions to $519,900 before accepting an offer. 

5908 Taylorcrest Dr - This was listed last week and I mentioned it was priced well. It went under contract after being on the market for 4 days. 

NEW LISTING THIS WEEK IN VAWO:

5714 Abilene Trl - Listed 7 days ago for $799,000. This is a 1776 square foot 4/2 that follows the Patton, Small, Austin High school path. This is a nice house and the renovations were well done but considering the size, it feels very overpriced. We'll see what the market decides on this one.

MY ANALYSIS:

My preferred lender and friend, Kyle Carrington and I had a quick conversation yesterday about the 50 year mortgage, in short, the math doesn't really math. You can see that conversation here!

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

Happy Wednesday y'all! Here is what's happening in the neighborhood this week. 

MONTHLY MAN CAVE (TOMORROW): 

Thursday November 13th | 7pm - 8:30pm

Address: 6021 Abilene Trl, Austin, TX 78749

The monthly man cave is open to any guy that wants to pop in and meet other guys in the neighborhood. We will have waters and beers for any who choose to indulge. Feel free to text if you have any questions 512-851-7800.

CLOSED LISTINGS THIS WEEK IN VAWO:

5808 Abilene Trl - Closed last week for $480,000 with $5000 in seller concessions for repairs after being on the market for 82 days. It was originally listed for $522,900 and they did not reduce the price while on the market. 

6303 Clairmont Dr - Closed 2 days ago for $675,000 after being on the market for 23 days. They did not reduce the price from their original list price which means that it was priced where it should have been from the start. 

UNDER CONTRACT THIS WEEK IN VAWO:

6402 Abilene Trl - Went under contract 5 days ago after being on the market for 37 days. It was originally listed for $639,900 and they reduced the price to $625,000 before accepting an offer. 

NEW LISTING THIS WEEK IN VAWO:

5908 Taylorcrest Dr - Listed 5 days ago for $644,000. It is a 2389 square foot 4/3 that follows the Mills, Gorzycki, Bowie school path. This looks well kept but not updated. This should go under contract relatively quickly. 

MY ANALYSIS:

There have been talks of a 50 year mortgage to help bring the monthly cost of buying a house down. Here is a short general breakdown of what that looks like. You can decide if you think the numbers make sense. 

The median home price in the U.S. right now is $435,000 and interest rates are hovering around 6.5%. 

30 YEAR MORTGAGE:

Approx. monthly payment: $2750

Total paid over the life of the loan: $989,800

50 YEAR MORTGAGE:

Approx. monthly payment: $2450

Total paid over the life of the loan: $1,471,300

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

Happy Wednesday y'all! Here is what's happening in the neighborhood this week. 

AISD has decided to hold off on voting for boundary changes until fall of 2026. They are still voting on closing 10 of the 13 schools they had originally proposed and the changes that would come with those closures. You can read more about it HERE. 

MONTHLY MAN CAVE: 

Thursday November 13th | 7pm - 8:30pm

Address: 6021 Abilene Trl, Austin, TX 78749

The monthly man cave is open to any guy that wants to pop in and meet other guys in the neighborhood. We will have water and beer for any who choose to indulge.

CLOSED LISTINGS THIS WEEK IN VAWO:

8015 Doe Meadow Dr - Closed Oct 3rd for $638,000 after being on the market for 2 days. It was originally listed for $639,000 which was slightly under market considering the size and condition of the property. 

6009 Cannon Mountain Dr - Closed on Oct. 31st for $396,000 after being on the market for 96 days. It was originally listed for $500,000 and they reduced the price to $400,000 before accepting an offer.

NEW LISTING THIS WEEK IN VAWO:

No new listings in VAWO this week

UNDER CONTRACT THIS WEEK IN VAWO:

9213 Rock Castle Cv - Went under contract last week after being on the market for 27 days. It was originally listed for $550,000 and they reduced the price to $525,000 before accepting an offer. 

MY ANALYSIS:

Prop Q was voted down this week which will not allow the city to do additional property tax increases in coming years. You can see the results of all propositions that were on the ballot HERE.

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

Happy Wednesday y'all! Here is what's happening in the neighborhood this week. 

Next Tuesday is voting day and Proposition Q is on the ballet. Proposition Q is a tax rate election for the city of Austin. If approved it would allow the city to raise property taxes above the usual cap. The estimated increase would be about 20% to help fund public park upkeep, public safety staffing, homelessness, etc. This tax increase would be a permanent tax increase. You can read more about the details HERE.

The most convenient locations for our neighborhood to vote are at Austin Oaks Church and the Randall's at Brodie and Slaughter Lane. 

CLOSED LISTINGS THIS WEEK IN VAWO:

Nothing Closed in VAWO this week

NEW LISTING THIS WEEK IN VAWO:

6002 Abilene Trl - Listed 5 days ago for $599,000. This is a 2317 square foot 4/3 that follows the Patton, Small, Austin High school path. This is moderately updated and seems to be priced well. I could see this going under contract in the next few weeks. 

UNDER CONTRACT THIS WEEK IN VAWO:

7409 Whistlestop Dr - This went under contract last week for the third time. It was originally listed at $719,900 and they have done price reductions to $669,900. The market is a little volatile at the moment so we'll see if the contract makes it through to closing. 

OPEN HOUSE THIS WEEK:

6002 Abilene Trl - I'll be hosting this Sunday from 11am to 1pm. Come say hello!

MY ANALYSIS:

The Fed meets again today and there is some certainty around a .25% rate cut. The markets have already adjusted as they had planned on this. Rates over all still sit just about 6% for a 30 year fixed with a 720 or above credit score. I don't see this moving the needle much. There is still a lot of hesitancy around the job market in Austin with AI. Amazon executives have announced they believe they can replace 500,000 warehouse jobs with robots over the next few years. They have set a goal to automate upwards of 75% of its operations. They have announced 14,000 layoffs this week. 

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

Happy Wednesday y'all! Here is what's happening in the neighborhood this week. 

Mendocino Farms opened their doors last week for business in Arbor Trails. I have heard good things about this sandwich shop and will be checking it out in the next few weeks. It is my understanding that Snooze is opening their South Austin location next door to this restaurant. 

CLOSED LISTINGS THIS WEEK IN VAWO:

8510 Tyhurst Dr - Closed last week for $575,000 with $11,000 in seller concessions. It was on the market for 5 days and they did not reduce the price during that time. It was priced well at the start which is critical in this market. 

UNDER CONTRACT THIS WEEK IN VAWO:

5425 Korth Dr - Went under contract yesterday after being on the market for 18 days. it was listed at $825,000 and did not do any price reductions. I'd expect this to close north of $800,000. 

6303 Clairmont Dr - Went under contract on Oct. 18th after being on the market for 25 days. It was listed for $675,000 and they did not reduce the price. 

5428 Hitcher Bnd - Went under contract on Oct 16th after being on the market for 41 days. This was originally listed for $650,000 and they reduced the price to $599,000 before accepting an offer last week. 

NEW LISTING THIS WEEK IN VAWO:

5620 Abilene Trl - Listed 4 days ago for $648,000. This is 1869 square foot 3/2 that follows the Patton, Small, Austin High school path. This is currently being used as an AirBnB but it has an in-ground pool. I'd be surprised if this sits for more than a month or so. 

6200 La Naranja Ln. - Listed 5 days ago for $529,000. This is a 1558 square foot 3/3 that follows the Mills, Gorzycki, Bowie school path. This is on a quiet street and backs to a little bit of greenbelt. I could see this selling quickly. 

MY ANALYSIS:

Sales by volume in September were up slightly from last year while prices are lower. If interest rates continue to drop into the spring and the job market holds steady we could see buyer confidence come back stronger and see home values begin to increase again. 

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

Happy Wednesday y'all! Here is what's happening in the neighborhood. 

AISD is still working to solidify the boundary changes. It's facing a few different challenges but the main concerns are a budget short fall and lower enrollment. These two factors are why they are consolidating, closing school and trying to fund the schools that remain open more vibrantly. AISD posted this video and encourages people to watch before joining community meetings.

» Draft School Consolidation & Boundary Change Process

CLOSED LISTINGS THIS WEEK IN VAWO:

6018 Abilene Trl - Closed on 10.10 for $650,000. This was on the market for 116 days and originally listed at $729,000. They did price reductions to $677,000 before accepting an offer. 

UNDER CONTRACT THIS WEEK IN VAWO:

6009 Cannon Mountain Dr - Went under contract on 10.13 after being on the market for 96 days. It was originally listed for $500,000 and reduced to $400,000 before accepting an offer. 

7409 Whistlestop Dr - Went under contract on 10.9 after being on the market for 67 days. It was originally listed for $719,900 and reduced the price to $699,900 before accepting an offer. This one went under contract once before back in August and came back on the market. 

NEW LISTING THIS WEEK IN VAWO:

5859 Lomita Verde Cir - Listed on 10.9 for $605,000. It is a 2392 square foot 4/3 that follows the Mills, Gorzycki, Bowie school path. This one needs some updating but follows a desirable school path and is a good size. I'd expect this one to go under contract within a month or so. 

MY ANALYSIS:

The FED announced yesterday that they are planning more rate cuts before the end of the year. Real estate in Austin naturally slows down in November and December. If rates go down another point we'll see a surge in refinancing around the holidays and it should set us up for a busier spring than we had this year.   

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

First of all, to all those that came out to the National Neighborhood Night Out yesterday, thank you! It was a lot of fun to connect with you! We didn't get a lot of photos but you can view them here if you'd like. 

National Night Out | Instagram Post

National Night Out | Facebook Post

I send these weekly updates every Wednesday. If you do not want to receive weekly updates please just email me and I'll take you off the weekly update. I'm happy to send you emails for neighborhood events when we have them. 

So, here is what's happening VAWO this week! Austin AISD sent the proposed boundary changes for schools. The biggest impact on our neighborhood is those zoned for Austin High School which will now be zoned for Crockett High School. You can see the proposal and  maps here: AISD School Consolidation and Boundary Changes

CLOSED LISTINGS THIS WEEK IN VAWO:

7400 Spivey Dr - Closed last week for $670,000 with $2000 in seller concessions after being on the market for 15 days. It was originally listed at $675,000 and did not reduce the price while on market. 

UNDER CONTRACT THIS WEEK IN VAWO:

8015 Doe Meadow Dr - Went under contract on 10.5 after being on the market for 2 days. It is listed at $639,000 and mostly updated. This is a great example of listing at or just below market at the start to attract an offer quickly. 

6009 Cannon Mountain Dr - Went under contract on 10.3 after being on the market for 91 days. It was originally listed at $500,000 and they reduced the price to $410,000 before accepting an offer this week. 

NEW LISTING THIS WEEK IN VAWO:

9401 Kisoba Ter - Listed 6 days ago for $695,000. This is a 2290 square foot 3/3 that follows the Mills, Small, Bowie school path. This one will be interesting to watch because it borders Circle C North. It is not updated but it is a 2003 build so has a little more storage and the floor plan is a little better than some of the 80's homes in the neighborhood. 

5800 Magee Bnd - Listed 6 days ago for $800,000. This is a 2211 square foot 4/2 that follows the Mills, Small, Bowie school path. This one is fully renovated and looks like it was done really well. The properties that have been fully updated like this and aggressively priced at the higher end of the market have been sitting for a few weeks but still selling within 3-5% of the original list price. 

5425 Korth Dr - Listed 5 days ago for $825,000. This is a 2201 square foot 3/2 that follows the Mills, Small, Bowie school path. This one checks a lot of boxes for people. It is fully updated and sits on over 1/3 of an acre in a cul-de-sac with an in ground pool. The downside is that it is a 3/2 and it backs up to Beckett but based on the square footage and updates I'd still expect this to sell relatively close to the original list price. 

9213 Rock Castle Cv - Listed 6 days ago for $550,000. This is a 2270 square foot 3/3 that follows the Mills, Gorzycki, Bowie school path. This is not updated but priced really well. It sits on a large lot and is livable. I'd expect this to sell pretty quickly. 

MY ANALYSIS:

The AISD school boundary changes and closures are going to create some havoc in the real estate market if the new boundaries get approved. Schools drive housing market decisions for most of the middle class. These changes will impact people's decisions to stay in their current home or potentially rent/sell their current homes to get their kids into the boundaries for the schools that best fit their needs. This will all unfold over the coming months and we should have more clarity on everything at the end of the year. It does look like they will have grandfathering options for those that are already at school and they want to continue until they are finished.  

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

Happy first day of October y'all! Here is what's happening in the neighborhood. Check the flyer out above for National Neighborhood Night out on Tuesday, Oct. 7th. 

CLOSED LISTINGS THIS WEEK IN VAWO:

8007 Cutler Ridge Pl - Closed yesterday for $470,000 after being on the market for 26 days. It was originally listed at $525,000 and reduced to $475,000 before accepting an offer. There was $2,500 in seller concessions as well. 

6022 Abilene Trl - Closed on 9.25 for $749,000 after being on the market for 69 days. It was originally listed for $775,000 and reduced the price to $749,000 before accepting an offer. There was $4,500 in seller concessions as well. 

UNDER CONTRACT THIS WEEK IN VAWO:

7304 Beckett Rd - Went under contract last week after being on the market for 146 days. It was originally listed for $525,000 and reduced to $450,000 before accepting an offer. 

6524 Taylorcrest Dr - Went under contract last week after being on the market for 45 days. It was originally listed for $845,000 and did price reductions to $799,000 before accepting an offer.

NEW LISTING THIS WEEK IN VAWO:

6531 Clairmont Dr - Listed 3 days ago for $775,000. It is a 2725 4/4 that follows the Mills, Gorzycki, Bowie school path. This has some updates but still looks like it needs quite a bit of updating. The floor plan is also not ideal when it comes to the kitchen and living space. I'll be surprised if this closes at or near list price. 

6402 Abilene Trl - Listed this morning for $639,000. It is a 2169 square foot 3/2 that follows the Mills, Gorzycki, Bowie school path. This has not been updated at all but it is on the West side of Escarpment which helps with listing it a little higher. The square footage is good but being a 3/2 I could see this selling for under list price. 

6303 Clairmont Dr - Listed 6 days ago for $675,000. It is a 1806 square foot 3/2 that follows the Mills, Gorzycki, Bowie school path. This one is mostly updated but has a smaller floor plan. I think this is priced closer to where it should be but could still sit for a little bit. 

OPEN HOUSE THIS WEEK:

6604 Donner Cv - I'll be there from 11am to 1pm on Saturday! Come say hello!

MY ANALYSIS:

The story of the year has been that life is full of uncertainties. Jobs, interest rates, stocks, AI, federal shutdowns, mass layoffs, inflation, tariffs, etc. While we have seen the needle move slightly on interest rates, buyers are still showing a lot of hesitancy considering everything else going on that impacts our day-to-day lives. We are hoping that as we get into the later part of this year and the start of next year that things will stabilize and buyers will feel confident in the housing market again. 

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

Happy Wednesday y'all! Here is what's happening in the neighborhood. Check the flyer out above for National Neighborhood Night Out on Oct. 7th. 

CLOSED LISTINGS THIS WEEK IN VAWO:

5813 Abilene Trl - Closed on Monday for $470,000 with$1500 in seller concessions. This was on the market for 11 days and originally listed at $480,000. 

UNDER CONTRACT THIS WEEK IN VAWO:

8510 Tyhurst Dr - Went under contract last week after being on the market for 5 days. This was originally listed for $575,000 and will likely close pretty close to that. The bathrooms are updated but the kitchen needs a little work. This was priced right out of the gate. I'm not surprised it went under contract quickly. 

NEW LISTING THIS WEEK IN VAWO:

No New listings this week in VAWO

MY ANALYSIS:

The quarter point rate cut didn't move the needle too much last week. The sediment around interest rates is that by spring next year we should be back in the 5% range. This news is causing sellers to hold off listing until spring, if possible. I'd expect a moderate to slow fall while hoping for a little bit more of a balanced market in spring of 2026.

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

Happy Wednesday y'all! Here is what's happening in the neighborhood.

CLOSED LISTINGS THIS WEEK IN VAWO:

No closed listings in VAWO this week

UNDER CONTRACT THIS WEEK IN VAWO:

5808 Abilene Trl - Went under contract last week after being on the market for 84 days. It was listed for $522,900. I felt like this one was over priced from the start. I would not be surprised if this closed around $490,000 - $500,000. 

7401 Whistlestop Dr - Went pending for the second time 5 days ago after being on the market for 185 days. This much time on the market means it could close at list price or 10% under or somewhere in between. We'll see. 

NEW LISTING THIS WEEK IN VAWO:

8510 Tyhurst Dr - Listed 5 days ago for $575,000. This is a 1688 square foot 3/2 that follows the Mills, Small, Bowie school path. Updated bathrooms and well kept. I'd be surprised if this one sits for a long time. 

OPEN HOUSE THIS WEEK:

5428 Hitcher Bend - Open on Sunday from 11am to 1pm. I'm hosting so come and say hello! 

MY ANALYSIS:

There are mixed reviews currently from economists. Some are saying inflation is not going up, others are saying it is. The uncertainty is still causing buyers to move very slowly. We are expecting to hear from the FED today on rate cuts for the rest of the year. 

Homes that are renovated well and priced right are moving and everything else is sitting for 3-6 months. 

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

Happy Wednesday y'all! Here is what's happening in the neighborhood.

CLOSED LISTINGS THIS WEEK IN VAWO:

5900 Abilene Trl - Closed last week for $430,000 with $10,000 in seller paid closing costs. It was originally listed for $496,750 and on the market for 12 days. This was sold to an investment company by the owner's estate. These deals don't typically fall inline with comps because usually the family just wants the money as quickly as they can get it. 

8901 La Siesta Ct - Closed last week for $665,000 with $8000 is seller paid closing costs. It was originally listed for $730,000 and on the market for 46 days. They did price reductions to $684,500 before accepting an offer.

NEW LISTING THIS WEEK IN VAWO:

5428 Hitcher Bnd - Listed 5 days ago for $650,000. This is a 2067 square foot 4/2 that follows the Mills, Small, Bowie school path. It looks well kept and has some moderate updating. I'd expect this one to close over 600k but likely not at list price. 

7202 Beckett Rd - Listed 6 days ago for $549,900. This is a 1409 square foot 3/2 that follows the Patton, Small, Austin high school path. A smaller floor plan along with a closed off kitchen and being on Beckett, I'd be surprised if this sells anytime soon for anywhere close to the list price. 

UNDER CONTRACT THIS WEEK IN VAWO:

6018 Abilene Trl - Went under contract yesterday after being on the market for 116 days. It was originally listed for $729,000 and did reductions to $677,000 before accepting an offer. I'd expect this to close relatively close to the current list price. 

7400 Spivey Dr - Went under contract 5 days ago after being on the market for 18 days. This is listed at $675,000 and did not do any reductions in price. It's also one of the bigger floor plans for VAWO so I'd expect this to close within 3% of the list price. 

MY ANALYSIS:

Rates finally came down and pricing has stabilized. The job market in Austin is still pretty volatile which is keeping buyers hesitant. We have seen an uptick in buyers coming to the market in the last few weeks. I think we'll see similar action through October and then a slow November and December. 

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

Happy first Wednesday in September y'all! Here is what's happening in the neighborhood.

CLOSED LISTINGS THIS WEEK IN VAWO:

7938 Wheel Rim Cir - Closed on 8.26 for $550,000 after being on the market for 13 days. This is a large house with a great backyard but needed to be fully renovated. I believe this may have been sold to an investor. I won't be surprised if we see this back on the market after being renovated in the spring of next year. 

7605 Hawkeye Dr - Closed on 8.26 for $592,500 in a cash deal. It was on the market for 455 days and was originally listed at $683,000 with a different broker. This one was overpriced and under marketed at the start. If they had taken great photos and price in the low $600,000's when they started it would have sold in a month or so. 

UNDER CONTRACT THIS WEEK IN VAWO:

Nothing new under contract but the three properties that were under contract last week came back on the market this week. This means the deal fell apart during the option period because of inspections or buyers getting cold feet.

7409 Whistlestop Dr

7401 Whistlestop Dr

6009 Cannon Mountain Dr

NEW LISTING THIS WEEK IN VAWO:

6405 Dunsmere Ct - Listed yesterday for $675,000. It is a 2109 square foot 4/2 that follows the Mills, Gorzycki, Bowie school path. This one feels under marketed. Looks like the listing agent took photos with their phone. Based on the condition and photos this one might sit for a minute. It's not crazy over priced but there isn't a lot of draw to go see it. 

7008 Beckett Rd - Listed last week for $579.900. It is a 1606 square foot 3/2 that has been flipped. It also has a pool. The down side to this one is that it is on Beckett just a block or so south of William Cannon. This was listed in the spring as a project and it looks like the owners decided to do the renovation work and relist rather than sell it as a project. 

MY ANALYSIS:

We saw a flurry of activity last week met with some BOM (back on market) this week. It just speaks to the volatility of the current local market. Rates have come down already but an announcement from the Fed this week to drop or maintain should help us stay stable through the fall. 

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

Happy Wednesday Y'all! Here is what's happening in the neighborhood. 

CLOSED LISTINGS THIS WEEK IN VAWO:

7300 Camp Cv - Closed on 8.22 for $390,000 after being originally listed for $425,000. It was on the market for 26 days before they accepted an offer that was about 8.25% under the original list price. 

NEW LISTING THIS WEEK IN VAWO:

7400 Spivey Dr - Listed 6 days ago for $675,000. It is a 2702 square foot 5/4 that follows the Patton, Small, Austin high school path. This is a large house with some updating. Based on the square footage it's priced with the market but bigger houses are more expensive to renovate so I could see this selling for less. 

UNDER CONTRACT THIS WEEK IN VAWO:

5813 Abilene Trl - Went under contract on 8.24 after being on the market for 12 days listed for $480,000. This was a flipped home but priced relatively well out of the gate. I'd expect this to close a little under the list price. 

7409 Whistlestop Dr - Went under contract on 8.20 after being on the market for 26 days listed at $719,900. This is updated very well and the most popular floor plan in the neighborhood. I'd expect this to still close in the high 600's or low 700's. 

8405 Ganttcrest Dr - Went under contract on 8.21 after being on the market for 56 days listed at $619,000. It was originally listed for $645,000 and did price reductions to the current list price, I'd expect it to close over $600,000. 

7401 Whistlestop Dr - Went under contract on 8.20 after being on the market for 169 days. It was originally listed for $589,900 and did price reductions to $569,900 before accepting an offer. Given days on market, this could sell for list price or considerably below. 

6009 Cannon Mountain Dr - Went under contract on 8.24 after being on the market for 60 days. It was originally listed at $500,000 and did reductions to $440,000 before accepting an offer. 

MY ANALYSIS:

We saw a flurry of buyer activity this week. I believe this is coming on the back of the Fed forecasting dropping rates in Sept. With all the pent up buyer demand I'd expect to see the houses that are priced well to start moving more quickly over the coming months. I think prices have stabilized and likely stay put for the next six months or so even with rates coming down. I believe the people that have been sitting on the sidelines waiting to buy may jump back in but with the current economic conditions I wouldn't expect to see a flurry of new buyers and sellers. 

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

Happy Wednesday Y'all! Here is what's happening in the neighborhood. 

CLOSED LISTINGS THIS WEEK IN VAWO:

Nothing closed in VAWO this week

NEW LISTING THIS WEEK IN VAWO:

6524 Taylorcrest Dr - Listed 5 days ago for $845,000. It is a 2311 square foot 4/2 that follows the Mills, Gorzycki, Bowie School path. This one is fully renovated and done well. I'd expect this to sell for what it is listed at or very close to it. 

UNDER CONTRACT THIS WEEK IN VAWO:

8901 La Siesta Ct - Went under contract 7 days ago after being on the market for 47 days. It was originally listed at $730,000 and reduced the price to $684,500 before accepting an offer last week. 

MY ANALYSIS:

The Median sales price in Austin and surrounding areas is hanging out at $435,000 and sales for July were down just under 8% from last year. The silverlining is that we have seen a big increase in houses going under contract in the last couple of weeks. Pricing is starting to solidify more, it's far more clear today what is overpriced than it was in the spring. I'd expect inventory to pop a little in September and then expect a slower winter than normal. 

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

Happy Wednesday Y'all! Here is what's happening in the neighborhood. 

CLOSED LISTINGS THIS WEEK IN VAWO:

6307 Clairmont Dr - Closed on 8.8 for $720,000 with $21,600 in seller concessions and $2,000 in repairs. It was originally listed for $750,000 and on the market for 33 days. 

NEW LISTING THIS WEEK IN VAWO:

6101 Salcon Cliff Dr - Listed 5 days ago for $850,000. This is a 2950 square foot 4/3 that follows the Mills, Gorzycki, Bowie school path. The upside for this one is the size and pool. The downside is it corners on Escarpment. I'd expect this one to sell for a little under what it's listed at now. 

5813 Abilene Trl - Listed this morning for $480,000. This is a 1436 square foot 3/2 that follows the Patton, Small, Austin High school path. This home was recently renovated. We have seen them doing the work for the last 6 months. Based on the size, it's priced relatively well. 

8007 Cutler Ridge Pl - Listed 6 days ago for $525,000. It's a 1364 square foot 3/2 that follows the Mills, Small, Bowie School path. Looks updated with a good floor plan, 1300 square feet can be tough for families. I'd expect this to still sell under the list price because of the size. 

5703 Kayview Dr - Listed 6 days ago for $575,000. This is a 1488 square foot 3/3 that follows the Patton, Small, Austin high school path. This one is interesting... The floor plan looks like a tough sell and it's on Kayview which gets a little more traffic from people cutting through the neighborhood. I think this only sells close to the list price if it's out of state buyers. 

UNDER CONTRACT THIS WEEK IN VAWO:

7938 Wheel Rim Cir - Went under contract on 8.5 after being listed for 15 days. It was listed at $550,000 but needs to be fully renovated. The size of the house and the back yard make this home a unique investment opportunity but I'd suspect this still sells under list price. 

9012 Meacham Way - Went under contract on 8.8 after being listed for 28 days. Priced at $559,000 following the Mills, Gorzycki, Bowie school path I'd still expect this to close within 3% of the list price. 

5900 Abilene Trl - Went under contract on 8.8 after being on the market for 12 days. Listed at $496,750 was the right move. I wouldn't be surprised to see this close 10k-20k under the list price still because of the work needed but the value is there on this one. 

MY ANALYSIS:

As expected, the market is starting its Fall busy season. New listings are still out pacing pending and closed listings which indicates we are still leaning heavier into a buyers market at the moment. Important to note that in some situations prices are getting close to where they were in 2019 and 2020 before the peak. If you are looking for a forever house or a move up, keeping an eye on what's coming up could be a good idea right now. 

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

Happy Wednesday Y'all! Here is what's happening in the neighborhood.

CLOSED LISTINGS THIS WEEK IN VAWO:

No Closed Listings This Week

NEW LISTING THIS WEEK IN VAWO:

No New Listings This Week

UNDER CONTRACT THIS WEEK IN VAWO:

7605 Hawkeye Dr - Originally listed for $645,000 and reduced the price to $595,000 before accepting an offer. This home was collectively listed for 456 days. This one was under-marketed with some really bad photos early on. They improved the marketing and it got a contract in line with normal days on market right now.

7300 Camp Cv - Listed for $425,000 and on the market for 28 days before accepting an offer. This should close north of $400,000. 

MY ANALYSIS:

There is still a lot of uncertainty at the moment with the markets. Buyers are sitting on the sidelines right now because jobs are in flux, AI is causing a lot of disruption at tech companies, interest rates are still just under 7% and property taxes in Austin may go up again this year. All cause for concern and feeds into the affordability crisis of our city. Most neighborhoods are far more rent friendly right now, because of property taxes and interest rates. In neighborhoods price over $500,000 (median) you save on average $1,200 to $2,500 a month renting compared to buying at the moment. That considering a 15% - 20% down payment. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood. 

CLOSED LISTINGS THIS WEEK IN VAWO:

5929 Mesa Verde Cir - Closed on 7.24 for $642,000 after being originally listed for $665,000. It was on the market for 28 days. 

5705 Marchmont Ln - Closed 7.21 for $495,000 after originally being listed for $545,000. It was on the market for 33 days. Was sold out of a trust so likely a deceased owner and sold by the family for the proceeds.

NEW LISTING THIS WEEK IN VAWO:

5730 Taylorcrest Dr - Listed 4 days ago for $639,000. It is a 1902 square foot 3/2 that follows the Mills, Gorzycki, Bowie school path. This one feels a little overpriced. It has some updates but could use a lot more. 

5900 Abilene Trl - Listed 3 days ago for $496,750. It is a 1996 square foot 3/3 that follows the Patton, Small, Austin High school path. This is priced pretty well but is a full remodel. 

7409 Whistlestop Dr - Listed 5 days ago for $719,900. This is a 2348 square foot 4/3 that follows the Patton, Small, Austin High school path. This home has been updated and looks great. I hope that it sells close to the list price. 

7938 Wheel Rim Cir - Listed 7 days ago for $550,000. It is a 2084 square foot 5/4 that follows the Mills, Small, Bowie school path. This home needs a lot of work and is a larger home but has a large back yard and 5 bedrooms on a quiet street. There is a lot to like about this if you are up for doing some work. 

UNDER CONTRACT THIS WEEK IN VAWO:

6022 Abilene Trl - Originally listed for $775,000. They did price reductions to $749,000 and accepted an offer after being on the market for 69 days. Likely will close north of $700,000 but under the current list price. 

MY ANALYSIS:

This week started to pick up a little bit. We see the market start to come back as people get back from their summer vacations. Pre-season practices for fall sports started this week so you'll see an uptick in traffic again as we get ready full back to school mode in coming weeks. 

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

Happy Wednesday Y'all! Here is what's happening in the neighborhood. It was a super slow week (as expected). 

Happy Wednesday Y'all! Here is what's happening in the neighborhood. It was a super slow week (as expected). 

CLOSE LISTINGS THIS WEEK IN VAWO:

5509 Kayview Dr - Closed on 7.18 for $585,000 with $4,500 in seller concessions. This was coming soon for a long time and went under contract after being on the market for 2 days. I'm going to guess they started working on this offer prior to it being listed. This is a little bit of a surprise as Kayview is a busier street but it is close to Dick Nichols park. 

NEW LISTING THIS WEEK IN VAWO:

No new listings this week in VAWO. I have seen a few coming soons. 

UNDER CONTRACT THIS WEEK IN VAWO:

No listings under contract in VAWO this week.

MY ANALYSIS:

As we near the end of July, we should start to see an uptick in traffic. Most people vacationing to get out of dodge during the hottest month of the year come back and start thinking about their living situation again. September and October are usually busy in Austin Real estate. 

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

A day late but not a dollar short. Here is what's happening in the neighborhood this week. 

NEW LISTING THIS WEEK IN VAWO:

9012 Meacham Way - Listed 6 days ago for $559,000. It is 1772 square foot 3/2 that feeds into the Mills, Gorzycki, Bowie school path. Some updating but not fully. These are the types of homes that have been sitting for longer. They aren't fully renovated and buyers look at them as still needing some work. They are leaning more towards something they don't feel like they have to do anything with. 

UNDER CONTRACT THIS WEEK IN VAWO:

6032 Abilene Trl - This was priced aggressively low when they originally came on the market. It went under contract right away and fell apart just before closing. It went back under contract on 7.11 after doing a $10,000 price reduction to $529,000. 

CLOSE LISTINGS THIS WEEK IN VAWO:

Nothing closed this week.

MY ANALYSIS:

This week has been super slow for real estate. That is par for the course for Austin. We usually start to pick back up again mid August through October. If we get news of a rate cut at any point I think this fall will be a little busier than the spring was. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood. I included the last quarter of sales data for the neighborhood. If you'd like more info please reach out. 

NEW LISTING THIS WEEK IN VAWO:

7300 Camp Cv - Listed 7 days ago for $425,000. It is a 1387 square foot 3/2 that follows the Patton, Small, Bowie school path. 

UNDER CONTRACT THIS WEEK IN VAWO:

No Listings went under contract this week 

CLOSE LISTINGS THIS WEEK IN VAWO:

5812 Abilene Trl - Closed 7.8.25 for $550,000. It was originally listed for $599,000 and was on the market for 11 days before accepting an all cash offer with a quick close. This home was beautiful and updated throughout. 

MY ANALYSIS:

Villages At Western Oaks now has 19 active listings. The dog days of summer are in full effect. Nothing went under contract and active listings are still coming. The White House's announcement that tariffs are delayed until August and that there may be further delays has forced the federal reserve to hold interest rates where they are at. Jerome Powell has made it clear he won't move rates until they have seen the impact of the tariffs. Expect rates to stay where they are at through the end of the year. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood.

NEW LISTING THIS WEEK IN VAWO:

8901 La Siesta Ct - Listed four days ago for $689,900. It is a 2148 square foot 4/2 that follows the Mills, Gorzycki, Bowie school path. Likely priced too high considering it has not been updated at all. I'd expect this to sit on the market for a minute before reducing the price. 

8405 Ganttcrest Dr - Listed five days ago for $645,000. It is a 2196 square foot 4/2 that follows the Mills, Small, Bowie School path. This should sell relatively quickly. Updated 4 bedroom with a great school path. 

6009 Cannon Mountain Dr - Listed six days ago for $500,000. It is a 1588 square foot 3/2 that follows the Patton, Small, Austin High school path. Not updated at all but livable. I'd expect this to sit for a while. 

UNDER CONTRACT THIS WEEK IN VAWO:

5509 Kayview Dr - This was on the market for 2 days before accepting an offer this week. It was listed for $585,000. This was coming soon for weeks prior to going on the market. We drive past it every day. I'm going to guess the buyers were interested before it was actually listed. I'd expect this to close relatively close to the list price. 

5929 Mesa Verde Cir - This was originally listed for $665,000 and dropped to $650,000 before accepting an offer last week. They were on the market for 28 days. 

CLOSE LISTINGS THIS WEEK IN VAWO:

9013 Lantana Way - Closed at $710,000 with almost $10,000 in seller concessions (net sales price of $700,000) after being listed originally for $725,000. It was listed for 13 days before they got an offer. 

7925 Wheel Rim Cir - Closed at $506,000 after being listed originally for $513,000. It was on the market for 3 days before they accepted an offer. Wheel rim is a great street to live on so not surprising with this one. It was priced well out of the gate as well. 

9123 La Siesta Bnd - Closed at $815,00 with $1,500 in seller concessions after originally being listed for $825,000. It was on the market for 11 days before they accepted an offer. This home was beautiful and in a great location in the neighborhood. 

MY ANALYSIS:

Happy 4th of July week. July is typically the slowest warm month of the year. Most Austinites are on vacation, escaping the heat by traveling to the beach or cooler weather climates. The result of that is that the market is usually pretty slow. For those searching for a deal, July is the month to get it. The market usually starts to kick up again in August when school starts again. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood.

NEW LISTING THIS WEEK IN VAWO:

5808 Abilene Trl - Listed 5 days ago for $522,900. It's a 1720 square foot 3/2 that follows the Patton, Small, Austin High School path. Some updates but likely priced a little high considering it's on Abilene. Similar sized/condition home sold on Wheel Rim for less. I'd expect this to sell for just under $500,000. 

5910 Abilene Trl - Listed this morning for $550,000. It's a 2116 square foot 3/3 that follows the Patton, Small Austin High school path. This is priced well considering condition and location. I'd expect this to go under contract in the next few weeks. 

UNDER CONTRACT THIS WEEK IN VAWO:

5812 Abilene Trl - This one went under contract 6.23 after being listed for 11 days. I called this one. Nothing is done until it's done but this house was beautiful and full of natural light. I'm not surprised it's under contract already. 

5405 Hitcher Bnd - This went under contract on 6.18 after being listed for 34 days. Listed at $699,000 I'd expect this to close 3% to 5% under list price. 

5705 Marchmont Ln - This went under contract on 6.20 after being listed for 33 days. It was originally listed for $545,000 and dropped to $530,000 before accepting a contract. I'd expect it to close relatively close to the list price. 

CLOSE LISTINGS THIS WEEK IN VAWO:

6504 Taylorcrest Dr - Closed on 6.17 for $750,000 after being on the market for 4 days. It was originally listed for $750,000. 

7206 Chuck Wagon Trl - Closed on 6.18 for $560,000 after being on the market for 14 days. This was a cash buyer with a quick closing. 

MY ANALYSIS:

This market is tough to time. If you are looking to buy my suggestion is look at potential market depreciation over the next two years and make sure your purchase price is something you are comfortable with if worst case happens. I do expect the market to come back at some point. When that happens, history has shown a three to five percent year over year appreciation. You can calculate you potential hold time based on these numbers. For most it will be 7-10 years. Real estate has always been a long game. 

If you would like information about your property specifically please reach out. I'd love to help! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood.

NEW LISTING THIS WEEK IN VAWO:

5812 Abilene Trl - Listed 6 days ago for $599,000. It's a 1718 square foot 3/2 that follows the Patton, small, Austin High school path. This home is beautifully updated and has tons of natural light. I think this one will come off the board before a lot of the others. 

7301 Fire Cv - Listed today for $519,000. It's a 1332 square foot 3/2 that follows the Patton, Small, Austin High school path. This one has a small footprint but a large yard. It's also on a great cul-de-sac which should add a little value along with some updates. 

7401 Whistlestop Dr - This just came back on the market after it was withdrawn a month ago. Originally listed in January for $650,000 its now relisted for $589,900. Its a 1891 square foot 4/3 that follows the Patton, Small, Austin High school path. 

UNDER CONTRACT THIS WEEK IN VAWO:

No Listings went under contract this week

CLOSE LISTINGS THIS WEEK IN VAWO:

6005 Blanco River Pass - Closed this week for $512,500 with seller financing. This was originally listed for $570,000 and was on the market for 70 days total. Under contract once before and came back on the market before closing this week. 

MY ANALYSIS:

We are getting into the dog days of summer. Families are traveling out of Austin more than non-residents are traveling to Austin. Because of the heat, this has been a pattern since I have been in real estate. The challenge we are facing at the moment is that those people that needed to wait until summer to list their home are now joining a market that had a lackluster spring, so we are adding additional inventory to an oversaturated market. 

I will keep saying it. It is critical to know what you have. If your home has some challenges like being in a less desirable neighborhood, weird floor plan, or outdated, even priced at or slightly below market, expect it to take some time to sell. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood.

In general most listings are sitting at the moment. We are still seeing a small influx of new listings along with significant price reductions on listings that need to get sold and the sellers have enough equity to walk away with something. 

NEW LISTING THIS WEEK IN VAWO:

6307 Clairmont Dr - Listed 7 days ago for $750,000. This is a 2,651 square foot 5/3 that follows the Mills, Gorzycki, Bowie school path. This one has a smaller back yard and has not been updated much, I expect this to sell well over $700,000 still but won't be surprised if it takes some time. 

UNDER CONTRACT THIS WEEK IN VAWO:

9013 Lantana Way - Listed for $725,000 on 5.15. It went under contract after being on the market for 14 days. I would expect this to close relatively close to the list price. 

CLOSE LISTINGS THIS WEEK IN VAWO:

8511 Ganttcrest Dr - Closed on 6.6.25 for $520,000 with an additional $5,000 in seller concessions for repairs (Net to the seller $515,000 sale price). This was listed for 7 days before they accepted an offer. This was priced very well to start. 

MY ANALYSIS:

There is still a lot of volatility in the market. Uncertain economic conditions along with high interest rate, high property taxes and high insurance costs are still plaguing affordability in Austin. Rent prices are still on the decline as well which makes this buyers market very opportunistic. At the moment, the only people that are buying are those that really need to or those that are very financially savvy and working on getting deals for long term holds. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood. 

NEW LISTING THIS WEEK IN VAWO:

5929 Mesa Verde Cir - Listed 6 days ago for $665,000. This is a 4/3 that is 2387 square feet. It follows the Mills, Gorzycki, Bowie school path. This is priced really well. I would expect it to be under contract in the next week or so. 

UNDER CONTRACT THIS WEEK IN VAWO:

7206 Chuck Wagon Trl - Listed at $575,000 and was on the market for 14 days before accepting an offer on 6.4.25.

6005 Blanco River Pass - Listed originally at $575,000. Was under contract once before and it fell apart. After dropping the price to $535,000 they accepted another offer again last week after being on the market for 69 days. 

9123 La Siesta Bend - Listed for $825,000 a few weeks ago. It went under contract on 6.2.25 after being on the market for 12 days. I'd posted last week this should close around $800,000. I would say going under contract this week should validate that. 

CLOSE LISTINGS THIS WEEK IN VAWO:

No new closings this week in the neighborhood

MY ANALYSIS:

New listings in Austin are still far out-pacing pending and sales. At this pace we will have over 15,000 active listings by the end of July. With that being said, if you need to sell your house listing at the right price out of the gate is critical. Buyers recognize right now that the chips are falling in their favor. Getting a contract in the first two weeks is critical. If not, listings are getting stale quickly because of the volume, older listings are getting buried. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood. 

NEW LISTING THIS WEEK IN VAWO:

9123 La Siesta Bnd - Listed 6 days ago for $825,000. This is a 4/3 that follows the Mills, Gorzycki, Bowie school path. This home has a three car garage and has been mostly updated. 3 car garages in our neighborhood are relatively rare. I'd expect this to sell pretty close to 800k. 

7006 Beckett Rd - Listed 6 days ago for $575,000. This is a 3/2 that follows the Patton, Small, Austin high school path. This one has some curb appeal and has been mostly updated. It's priced well considering. It fronts to Beckett which is why its priced where it is, if this was deeper in the neighborhood I would expect it to sell for over $600,000.

6411 Abilene Trl - Listed 6 days ago for $615,000. This is a 4/2 on the west side of escarpment. It follows the Mills, Small, Bowie school path. This has some updating but might be considered priced aggressively considering its under 2000 square feet. 

UNDER CONTRACT THIS WEEK IN VAWO:

7925 Wheel Rim Cir - Was listed 5 days ago for $513,000 and got an offer within 3 days of being listed. This was priced well and the home, being dated, was well kept. I'd expect this to close relatively close to the list price. 

6005 Blanco River Pass - This was originally listed for $570,000 and was on the market for 69 days. It was under contract once before and it fell apart. They reduced the price to $535,000 and accepted another offer as of 5.26. This should close at or slightly above $500,000. 

CLOSE LISTINGS THIS WEEK IN VAWO:

No Closed Listings this week.

MY ANALYSIS: 

We are getting ready to enter the dog days of summer. Inventory in Austin is now over 14,000 active listings which puts us right at 5 months of inventory. We are officially in a buyers market. It's a great time to get a deal! If a property we purchased pre-2018 most sellers have enough equity to be proactive with listing their houses for lower to get them sold. 

Happy Wednesday y'all! I was on vacation last week but I'm back in action this week. Here is what's going on in the neighborhood! We have had a lot of activity this week so I'm going to list things out more simply but if you have any questions about properties please contact me, happy to help! 

NEW LISTING THIS WEEK IN VAWO:

6200 La Naranja Ln - Listed 12 days ago for $560,000

9013 Lantana Way - Listed 6 days ago for $725,000

6022 Abilene Trl - Listed 5 days ago for $775,000 (pool)

7206 Chuck Wagon Trl - Listed today for $575,000

5405 Hitcher Bnd - Listed 6 days ago for $699,000

5705 Marchmont Ln - Listed 3 days ago for $545,000

6018 Abilene Trl - Listed 5 days ago for $729,000

7008 Beckett Rd - Listed 6 days ago for $399,900 (this is a full rehab, cash only offers)

UNDER CONTRACT THIS WEEK IN VAWO:

6504 Taylorcrest Dr - Listed on 5.15.25 for $750,000. It is a 3000 square foot 5/3 that feeds into the Mills, Gorzycki, Bowie school path. It's not surprising that this one got an offer after only being listed for 4 days. I would expect this to close pretty close to the list price. 

8511 Ganttcrest Dr - Listed on 5.1.25 for $525,000. It's a 1580 square foot 3/2 that feeds into the Mills, Small, Bowie school path. It was on the market for 6 days before accepting an offer. I'd expect this to close relatively close to the list price as well. 

CLOSE LISTINGS THIS WEEK IN VAWO:

7517 Vol Walker Dr - Closed on 5.12.25 after being listed for 2 days. This was originally listed for $585,000 and closed at $595,000 with some seller concessions. This was priced slightly under market to start so it's not too surprising that it closed for just above list price. 

5725 Abilene Trl - This one is interesting. They were originally listed as FSBO at $670,000. They got no interest and listed with an agent at $630,000. They were on the market for 89 days before accepting an offer at $581,750. This is a great example of what happens when you over price a listing from the start. 

MY ANALYSIS: 

I have been saying this for a few months and now it is coming to fruition. We had 8 new listings in the last 10 days. We were expecting a large influx of inventory, it's a combination of listings that didn't sell last year and decided to rent them out and new listings coming on. Austin is currently over 13,000 listings and by the end of the month expected to be over 14,000 listings. We are officially in a full blown buyers market. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week.

NEW LISTING THIS WEEK IN VAWO:

7304 Beckett Rd - was listed 5 days ago for $525,000. This is a 1684 square foot 3/2 home that follows the Patton, Small, Austin High school path. This is on the corner of Beckett and Convict Hill while also not being updated, I think it's priced relatively well. It likely closes right around $500,000. 

6032 Abilene Trl - this was listed on 3.31 for $539,000 and they accepted an offer in the first weekend. The contract fell through right before closing. It's a 1974 square foot 4/3 that follows the Mills, Small Bowie School path. This is priced really well for a 4/3 and would expect it to go under contract again in the near future. 

8511 Ganttcrest Dr - was listed 6 days ago for $525,000. It is a 1580 square foot 3/2 home that follows the Mills, Small, Bowie school path. This is a small square footage but it is updated. I would expect this to sell north of $500,000. 

UNDER CONTRACT THIS WEEK IN VAWO:

7401 Whistlestop Dr- Was on the market for 104 days and originally listed for $639,900. They did price reductions to $599,000 before accepting an offer on 5.3.25. I would expect this to close in the mid 500k range. 

6054 Abilene Trl - Was on the market last year for 120 days and pulled off to reset days on market. I was relisted march 14th for $605,000 after being listed last year for $625,000. They were on the market for 43 days and did a price reduction to $599,999 before accepting an offer 5.2.25. This property was partially updated. I would expect it to close in the mid to 500k range as well. 

CLOSED LISTING THIS WEEK IN VAWO:

6002 Open Range Trl - Closed on Monday 5.5 this week after being listed for 5 days and going into multiple offers. It was originally listed for $595,000 and closed at $605,000. Tamara and I represented the buyers on this one. Beautiful property with a large lot and mostly updated. This property was a 4/3 with a large yard and a second living space. 

8208 Ganttcrest Dr - Closed on 5.1 last week after being listed for 21 days. It was originally listed for $849,900 and closed at $825,000 with an additional $15,000 in repairs which is net closing to the seller at $810,000 or so. This was a fully updated 2511 square foot 3/3 with an office. 

MY ANALYSIS: 

We saw more action this week, both properties that went under contract had been listed for more than 100 days. In some instances we have seen close prices anywhere for 3-20% under the listed price for properties over 90 days on market. Sellers with high days on market are starting to get nervous to sell and often are accepting offers well under market value. This ultimately will put more downward pressure on the market and continue to decrease values. Your starting list price is becoming more and more critical based on current economic conditions. 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week.

CLOSED LISTING THIS WEEK IN VAWO:

8022 Doe Meadow Dr - Closed last week after being listed for 43 days. It was originally listed for $777,000 and closed at $715,000. It was 2200 square feet with some updating on almost a quarter acre lot. 

8600 Ganttcrest Dr - Closed on 4.25.25 after being on the market for 8 days. It was originally listed for $520,000 and closed at that price with $8,550 in seller paid closing costs. 

UNDER CONTRACT THIS WEEK IN VAWO:

No new listings went under contract this week. 

My Analysis:

Slow listing weeks. It is not uncommon to see people hold off on listing right now until school is coming to an end. I will not be surprised if we see another influx of listings coming on the market in mid to late May.   

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

NEW LISTINGS THIS WEEK IN VAWO:

No new listings in VAWO this week but one in Legend Oaks (VAWO Adjacent)

6015 Bel Fay Ln - Was relisted yesterday after being on the market for 251 days last year. It is 1745 square foot 3/2 listed at $549,000. It follows the Patton, Small, Austin High school path. It was listed last year for $610,000 and it likely priced relatively close to where it should sell now. 

CLOSED LISTING THIS WEEK IN VAWO:

6216 La Naranja Ln - Closed on 4/18 and was originally listed at $600,000. It was on the market for 38 days and closed at $567,365 with $11,525 in seller paid closing costs. That is the same as the property closing for $555,000 or so. 

UNDER CONTRACT THIS WEEK IN VAWO:

Nothing under contract this week in VAWO

My Analysis: 

We saw a pretty heavy listing week a few weeks back and I would expect with school coming close to an end, we'll see a flurry of action in Mid-May for people that need to move for jobs. A lot of folks are being forced back into office so playing out the school year before they make their move back to a reasonable commute. May should throw our inventory into a full blown buyers market unless rates come down. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. We had a lot of activity on current inventory. 

NEW LISTINGS THIS WEEK IN VAWO:

8909 Lomita Verde Ct - Was listed 6 days ago for $639,444. It's a 1892 square foot 4/2 that feeds into the Mills, Gorzycki, Bowie school path. Doesn't look like any cosmetic updates were done and the backyard is very small. I don't believe it's over priced but considering the market may still sell under list price considering the condition. 

7517 Vol Walker Dr - Was listed for 7 days agot for $585,000. It is 2175 square foot 4/3 that follows the Patton, Small, Austin High school path. This was listed aggressively on the low end considering the condition and went under contract in 3 days. Likely at or slightly above list price. 

CLOSED LISTING THIS WEEK IN VAWO:

8129 Forest Heights Ln - Closed on 4/8 and was originally listed at $550,000. It was on the market for 2 days and closed at $535,000. It was a cash deal and the discounted price was to replace the roof. 

6535 Clairmont Dr - Closed on 4/7 and was originally listed at $699,000. It was on the market for 34 days and closed at $669,000. This was also a full cash deal. 

9112 Taylorcrest Cove - Closed on 4/15 and was originally listed for $680,000. It was only on the market for 1 day and closed at $670,000. This was a conventional loan with minor concessions for repairs.  

UNDER CONTRACT THIS WEEK IN VAWO:

8208 Ganttcrest Dr - Was originally listed at $849,000 and price dropped to $824,900. It is fully renovated and walking distance to Dick Nichols park. They accepted an offer last week after being listed for 21 days. This should close in the low 800's. 

7412 Whistlestop Dr - Was originally listed for $850,000 and price dropped to $825,000. It is fully renovated with a pool but backs to convict hill. They accepted an offer after being listed for 41 days. I'd expect this to close in the low 800's or high 700's. 

5725 Abilene Trl - Was originally listed for $675,000 off market. They came on the market at $630,000 and were listed for 90 days before accepting an offer. It is on the corner of two relatively active streets, I'd expect this to close in the low 600's or high 500's. It was changed from AU to Pending in a day which could indicate they accepted a low offer with good terms like a shortened options period. 

My Analysis: 

We saw a decent amount of action in the market this week as homes that are updated and priced right still move relatively quickly. It's interesting to note that 2 of the 3 closing in the last week have been full cash deals which could be an indicator of people pulling money out of the market to pay cash for other investments.   

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week.

NEW LISTINGS THIS WEEK IN VAWO:

8300 Ganttcrest Dr - Was listed 2 days ago for $675,000. It is 2457 square feet 3/2 with some moderate updates and previously used as a rental property. Based on the square footage, the price point isn't too aggressive but it is still a 3/2 so might be looked at as priced aggressively considering. Biggest upside is its walking distance to Dick Nichols park. 

COMING SOON IN VAWO: 

Two new listings coming soon on Abilene Trail. The coming soon on Isaac Pryor has now flipped to a rental property. 

CLOSED LISTING THIS WEEK IN VAWO:

5711 Marchmont Ln - Closed last week for $685,000. It was originally listed at $669,700. This is a great example of who multiple offers have been working at the moment. Most properties in this price point going into multiple offers are closing for about 10k over the list price. 

8917 La Siesta Bnd - Closed last week for $835,000 after being listed for 5 days. It closed at its original list price. This is a big house, almost 3,000 square feet 4/3 and updated. This makes sense considering the location and school path. 

UNDER CONTRACT THIS WEEK IN VAWO:

6204 Salcon Cliff Dr - Went under contract as expected. This property was beautifully updated inside. It was priced aggressively on the high side but likely warrants that considering the finish outs. 

My Analysis: 

The gap in the market is growing. Homes priced aggressively low are going into multiple offers first weekend and closing 10k or so above the list price and homes priced aggressively high but don't have the updates desired by buyers are sitting for 3 or 4 months before going under contract.  

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

NEW LISTINGS THIS WEEK IN VAWO:

6204 Salcon Cliff Dr was listed 5 days ago. It's 2787 square feet 4/2 that follows the Mills, Gorzycki, Bowie school path. It was listed for $850,000 and fully renovated. The down side is the size of the back yard but the updates inside may get them close to their list price. 

COMING SOON IN VAWO: 

There are a few coming soon on Abilene Trl and one coming soon in Legend Oaks on Isaac Pryor. 

CLOSED LISTING THIS WEEK IN VAWO:

7409 Whistlestop Dr was listed for 9 days at $570,000 and closed for $485,000. This was a bit of a shocker. I don't know if it should be considered a valid comp considering it looks like a fire sale. It's pretty rare that an owner accepts an offer almost $100,000 under list price after 9 days on market. 

UNDER CONTRACT THIS WEEK IN VAWO:

5903 Cannon Mountain Dr went under contract last week after being listed for 69 days. The last list price was $549,000. 

6002 Open Range Trl was listed last week at $595,000. It's a 2143 square foot 4/3 on a large lot. It's not shocking that this one was only on the market for 5 days before getting multiple offers. Priced well and updated. 

6216 La Naranja Ln went under contract on Monday after being listed for 39 days. This one was priced relatively well considering the size at $585,000. The downside for this one is that it backs to escarpment and needs some updating. 

My Analysis: 

We are seeing a little more action in the last few weeks. Homes that are priced well are starting to move. Homes that are underlisted and overpriced are continuing to sit on the market. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

NEW LISTINGS THIS WEEK IN VAWO:

8600 Ganttcrest Dr was relisted 2 days ago after being on the market for 200 days last year. They had it listed as a rental property for 3 months while they waited for days on the market to reset. Its 3/2 just over 1700 square feet that follows the Mills, Small, Bowie school path. It is not currently updated. They were listed last year for $540,000 so they came back on the market with another $20,000 price reduction. 

8129 Forest Heights Ln was listed two days ago as well. This is a 1665 square foot 3/2 that follows the Mills, Small, Bowie school path. It is partially updated and sits in a great location in the neighborhood. These are always hard to predict. This could sell in a week or two months depending on the right buyer at the right time. 

6054 Abilene Trl was re-listed 5 days ago. It was listed last year for 200 days before being withdrawn and re-listed with a different agent. This house is 2365 square foot 3/3 that follows the Mills, Small, Bowie school path. It was listed at $625,000 last year and now has dropped to $650,000. Partially updated and large but only having three bedrooms will be the challenge with this one. Most people looking for a house over 2000 square feet want a fourth bedroom. 

CLOSED LISTING THIS WEEK IN VAWO:

6304 Salcon Cliff Dr closed this week for $690,000. It was orginally listed at $690,000 and was on the market for 4 days before accepting an offer. It is 2219 square feet and follows the Mills, Gorzycki, Bowie school path. It was partially updated but the higher price point is because of the in-ground pool. 

UNDER CONTRACT THIS WEEK IN VAWO:

6005 Blanco River Pass went pending this week after being on the market for 11 days. This 1759 square foot 3/2 was mostly updated and priced relatively well. If I had to guess it will close relatively close to the list price (maybe 10k to 15k under). 

9112 Taylorcrest Cove went pending after one day on the market on 3/14. This is a 2148 square foot 4/2. It was listed at $680,000. This one feels like a bit of an anomaly. They may have had a contract prior to listing. This could be motivated by a family member or friend of a neighbor that wants to be close.

5711 Marchmont Ln went pending after being listed for 7 days. 2297 square foot 4/2 that follows the Mills, Small, Bowie school path. I'm going to predict this closes within 10k of this price barring any real setbacks during the inspection process. 

8022 Doe Meadow Dr went pending after being listed for 44 days. 2199 square foot 4/3 that follows the Mills, Small, Bowie school path. Originally listed at $777,000 but dropped to $735,000 before accepting an offer. I'd expect this to close in the high 600's or low 700's. 

My Analysis: We saw more activity in the market this week than we have seen in a long time. Pent up buyer demand mixed with lower prices is starting to get those that need to purchase off the fence. Interest rates are still sitting in the high 6's and low 7's for most loans. With increased inventory we could see the market continue to move quickly for homes priced correctly at the start. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week!

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

There are no closed homes this week in Villages At Western Oaks. These four properties are under contract right now and should be closing in the next few weeks. 

6422 Clairmont Dr

8917 La Siesta Bend

6304 Salcon Cliff Dr

7409 Whistlestop Dr

NEW LISTINGS THIS WEEK IN VAWO:

7008 Beckett Rd was listed 6 days ago for $550,000. It's on the Patton/Small/Austin High school path and has an inground pool. It's a 3/2 and 1606 square feet. It fronts to Beckett which is a through street for the neighborhood which may cause some hesitation with buyers but considering the pool, it looks like its prices in the ballpark. 

5711 Marchmont Ln was listed right after I sent out last week's report at $650,000. It's a single story 4/2 over 2000 square feet that feeds into the Mills/Small/Bowie school path. This property has been partially updated, my opinion is that might have used circle C to help price this one. The houses farther south in VAWO tend to sell for more because they were built in the late 90's compared to late 80's and early 90's. The biggest limitation looks like the back yard. 

6005 Blanco River Pass was listed 6 days ago for $570,000. It's 1759 square feet, 3/2, single story that feeds into the Mills/Small/Bowie school path. This property is partially updated as well, Marchmont would be a good comparable property for this one but this was built in 1986 compared to Marchmont being built in 1998. 

My Analysis: We should see more inventory in the spring. It will be a combination of homes that didn't sell last year (accepted a lease instead of sale or owners just withdrew the listing) and new homes. We are teetering back and forth between a balanced and buyers market. If there is an abundant amount of new spring inventory, we will most likely push into 6-8 months of inventory. That is a full scale buyers market. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the Village at Western Oaks this week.

Closed Listings this week in Western Oaks:

6009 Mesa Verde Cir closed on 3.3.25 for $697,000. It was originally listed at $700,000 and was on the market for 14 days. 

8326 Doe Meadow Dr closed on 3.4.25 for $485,000 and was originally listed at $525,000. It was on the market for 50 days. 

Analysis: Listing too aggressively forces days on market to escalate which typically causes you to sell under market. I would have loved to see Doe Meadow come on the market closer to $500,000 originally, if they had I believe it would have likely closed closer to that number. 

New listings this week in Western Oaks: 

7412 Whistlestop Dr was listed 6 days ago for $850,000. It is 2145 square feet and is on the Patton/Small/Austin High school path. 

Analysis: Only one new listing this week on Whistlestop. The house is fully renovated with Solar, pool and high end updates. I think the listing price is slightly aggressive considering it backs up to Convict Hill. I would imagine this closing closer to $800,000. 

If you have any questions or would like to know the value of your house, don't hesitate to reach out!

Happy Last Week of February! Here's what's going on in our neighborhood this week. 

6535 Clairmont Dr listed 4 days ago at $699,000. It's 2,303 square feet and on the M/G/B school path. It's a single story, moderately updated with some yard limitations. 

7409 Whistlestop Dr listed 5 days ago for $570,000. Livable but needing updates. This Property is on the P/S/A school path. The siding looks older, popcorn ceilings and minimal other updates throughout. The price point reflects the size and updates pretty well.  

6216 La Naranja Ln Listed 4 days ago. Similar to Whistlestop, livable but little to no recent updates. This one also backs up to Escarpment Blvd and is on the M/S/B school path. Based on condition and location looks to be priced with the market. 

6304 Salcon Cliff Dr was listed on the 13th for $690,000. This property was moderately updated but has a pool. It went under contract on the 17th (4 days on market). It follows the M/G/B school path. 

No closed property this week in Western Oaks. 

If you have any questions or would like to know the specific value of your house feel free to reach out.