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:

8208 Ganttcrest Dr was listed 5 days ago. This 2511 square foot 3/3 follows the Mills, Small, Austin school path. This house was sold in 2023 for $907,000 which means the owners are already losing money at list price which is $849,900. Based on the current market, I would expect this to sell under $800,000. If it sells above that I'll be pleasantly surprised. 

6005 Blanco River Pass Came back on the market this week. Looks like the buyer backed out during the option period, this could be for any reason such as getting cold feet, found a different property or didn't like how the inspection went. 

COMING SOON IN VAWO: 

I have it on good authority that there will be two houses coming in the next few months on Abilene Trl. One with a pool on a corner lot and the other over 2400 square feet, renovated and backs to greenbelt. If you or anyone you know is interested please reach out. 

CLOSED LISTING THIS WEEK IN VAWO:

No closed listings in VAWO this week. 

UNDER CONTRACT THIS WEEK IN VAWO:

6032 Abilene Trl is a 1974 square foot 4/3 that was listed for $539,000. This property was listed aggressively low and got an offer in the few couple days of being on the market. If I had listed this, I probably would have listed closer to $575,000 in hopes to not leave any money on the table. It needs some updating but has a new roof and recently replaced HVAC. 

**8022 Doe Meadow Dr changed from Active under contract to pending. This is what usually happens when the inspection items have been negotiated and they are through the option period. 

STILL UNDER CONTRACT FROM LAST WEEK:

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. 

My Analysis: 

We are seeing sellers that have enough equity in the house to price aggressively low doing so which will ultimately drive the market down. Those who bought in 2020 or after will struggle in the coming months to break even or make any money on the sale of their home. Even in our situation where we fully renovated, if we sold today we are at break even with the renovations after purchasing in 2021. 

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.