Archive for the ‘ Georgetown Real Estate ’ Category

Custom builder will build at cost

Monday, November 17th, 2008

Late last week, I went to look at homes with a friend of mine, and I drove by to check the progress of an incredible home in Escalera Ranch, a prestigious subdivision west of town. You may remember, I had a couple of lots listed there a short time ago. The custom home was built on a fairly steep hill by Brad Marshall Homes. It’s finished, and it is super. Brad Marshall Homes build awesome homes, and I mean “awesome” in the sense that they truly inspire awe. Around every corner, you find another surprise. Gorgeous work. You can see some pictures of their homes - exterior and interior - at their website.

They’re having a special promotion right now that I think really proves how confident they are in the quality of their work. If you want to build in a neighborhood where they haven’t yet established a presence, they’ll build a home for you at cost. The neighborhoods are subject to approval, of course, which only makes sense. But think about that. The reason they’re offering this deal is that they know that once others in the neighborhood see their homes, they’ll get more business. So if you’ve been thinking about building a custom home, now’s the time to get started. If nothing else, contact the folks at Brad Marshall Homes for more information. Knowledge is power, and there’s no risk in asking questions. Even if you don’t own a lot yet, they can help you find a lot in a prestigious neighborhood where they’d like to build and where you’d love to live.

Virtual tour for 1603 S Main Street

Tuesday, November 4th, 2008

In the email in which I announced the new listing at 1603 S Main Street, I forgot to mention the incredible virtual tour. This tour is really cool. I love how the photographer pans some of the unique, stylish details throughout the house, such as the rain chains and the old-fashioned letterbox.

The secret is out!

Monday, November 3rd, 2008

A week or so ago, I hinted to you all about an Old Town listing that would soon be put onto the market. Well, today’s the day! 1603 S Main Street is officially on the market. Take a look at the pictures below.
This house has so much going for it, I hardly know where to start. First of all, location. The house is right on the corner of Main and 16th Streets. When you think of Old Town, this is it. Wide, quiet streets lined with trees. Neighbors out walking their dogs or strolling to the square for dinner.
Then there’s the renovation. If you’d seen this house a few years ago, you might not recognize it today. The work was done by licensed builders with a keen eye for historical details. Wherever possible, the original wood floors with their wonderful, aged patina were refinished and left in place. Throughout the rest of the house, wood floors were added that so closely match the original, you have to really look hard to spot the transition.
The style of the home is Craftsman, and craftsmanship is evident in every corner. Stained glass windows were added in several locations throughout the main level and the second-floor addition. In the formal dining room and the spacious kitchen, stained glass light fixtures add warmth and charm. The chandelier in the dining room is particularly nice, with Mission-style chains connecting it to the ceiling. The Mission style is repeated in the built-in wine cabinet and in the kitchen hardware. These clean lines are very appealing. One of several stained glass windows at 1603 S Main Street in Georgetown, TX
Many of the photographs were taken at twilight to highlight the terrific landscape lighting in both the front and back yards. The lights come on automatically as soon as the sun goes down. Imagine a quiet dinner beneath these soft lights on the backyard deck.
Another unusual attribute of this property is that it has four bedrooms plus an office. (Not to mention three full baths.) The office has a decent closet and could be used as a fifth bedroom if required, but it functions beautifully as an office. It’s separated from the formal living room by original pocket doors. Two of the bedrooms are on the main level, including the master. The other two are upstairs, just off the game room. (Which could also be a media room or a family room, or whatever you need it to be.)
The flow of this house is wonderful, straight out of Better Homes and Gardens. When you enter through the front door, you have an unobstructed view of the living room, study, dining room, and into the kitchen. This is an open plan house, made to feel even more open by the wide doorways and high ceilings throughout. Enter through the side door into a wonderful mud room. A coat closet and utility room open to the mud room, making it very convenient. You can also enter the mud room from the garage and workshop, or from the back yard.
Lovely, large kitchen in Georgetown, TX
Did you catch that - workshop? My husband would love to have a workshop like the one in this house. This is a two-car garage plus workshop, folks. And there’s also a small circular driveway for additional off-street parking.
I cringe when Realtors say “This one won’t last long” because the truth is, we never know. The market is unpredictable. But I will say this: I wouldn’t be at all surprised if this house went under contract within a few days. It’s that special. If you’re at all interested, you need to move fast. Call me at 512-876-6544 or email me at Jenel@HometownGeorgetown.com, and I’ll arrange a showing. Just think, if you move fast, you could be in your new home by Thanksgiving.

October home sales in Georgetown, TX

Sunday, November 2nd, 2008

Home sales have been slow the past month. In the MLS areas of GTE and GTW, only 55 single family homes have sold through the MLS. (Keep in mind that it’s likely not all sales have been entered into the database. I would expect at least a few more to show up as agents realize they forgot to enter a sale.) I remember last year at this time, when I was fairly new in real estate, listening to more experienced agents talk about how slow it was then. This year, we saw a third fewer sales, for a total of about $5 million less. October home sales in Georgetown Texas
I would’ve done a bar graph, but the downward trend is just depressing. No one needs that!
Now take a look at another table. In this one, we see how median home prices have changed over the same time period, with 2004 at the top of the table, going on to 2008. I find those numbers stunning. The median home price this past month, despite sluggish sales, is almost 19% higher than the median home price during the same period last year! Median home prices in Georgetown TX for the month of October
Frankly, I don’t think this can continue. I think we’re due for a correction in the market. Right now, as I write, there are 640 houses on the market in Georgetown. Less than 60 sold in the month of October. At that rate, we have more than ten months of inventory. Prices need to come down to bring out the buyers, so the market can absorb some of that excess inventory. Even now, though, there are some real bargains out there, folks.
Lots of people have asked me recently about foreclosures. I’m happy to say that Georgetown has really not been hit too hard by foreclosures. We do have some, of course, but the numbers are very low. We have a few short sales, meaning the bank will have to approve any offers because the house will sell for less than the bank is owed. I know of one incredible property that’s on the market right now for $400,000…and it’s appraised at over $520,000! If you want more information about this house, give me a call at 512-876-6544 or email me at jenel@moreland.com.

Quality construction and LAND

Tuesday, October 28th, 2008

May I just say, “Wow.” If ever there was a “wow” house, this is it. A beautiful two-story home that was built for entertaining. With 12.75 acres, the owners will have plenty of room for stables, a barn, whatever you might need to make this your dream place in the country.
1225 County Road 155, Georgetown, TX
1225 CR 155, Georgetown, TX
Frankly, the house is already pretty dreamy. This one is something special. The foyer and main living space share two-story ceilings, and a dramatic curved staircase leads upstairs. Check out the picture of the pool below, a tropical oasis complete with palm trees. The sheltered courtyard reminds me of the palace of a Saudi prince. (I used to live in Saudi Arabia.) The walls provide protection from the sun, the wind, and other people’s eyes.
Luxurious master bath Home built for entertaining Pool in sheltered courtyard
This unbelievable home is near Weir, about five miles from Texas 130 toll road, so it would be perfect for an executive who works in Austin but doesn’t want to live in city congestion. A painless drive to the airport would mean no headaches for the frequent traveler. Imagine coming home from a hectic business trip to life in the country. Wouldn’t that be wonderful?
Map of 1225 CR 155 in Georgetown TX
If you’d like more information about this beautiful home on acreage, contact listing agent Rhonda Carnley of Moreland Properties. Rhonda specializes in farm and ranch properties, and she knows her stuff. She was born and raised right here in Williamson County. You can reach Rhonda by phone at 512-627-0792 or by email at rhonda@moreland.com.

Lovely home in Texas Traditions

Monday, October 27th, 2008

Many people visit Georgetown for the first time to check out Sun City Texas. Granted, Sun City is our most famous community for people aged 55 and up, but it’s certainly not the only one. The lovely home pictured to the right is located in Texas Traditions, a delightful little community tucked away off Booty’s Road. 110 Lavaca Drive, Georgetown TX
Texas Traditions is a wonderful neighborhood, where people watch out for each other. Kindness is common there, the rule rather than the exception. If someone is sick, neighbors rally to their side. There are neighborhood restrictions, but not nearly as many as there are in Sun City. The restrictions here help homes retain and increase in value, but they don’t feel as binding as the restrictions in Sun City. And the homeowners association doesn’t cost as dearly. In Sun City, HOA dues are about $1,000 per year. That’s fine if you want the lifestyle that Sun City has to offer. But if you’re not interested in pools, clubhouses, and all the social events at Sun City, then Texas Traditions could be the home for you. And the HOA dues are about one-tenth what they are in Sun City, approximately $100 - $125 per year.
Although Texas Traditions doesn’t have its own golf course, the Georgetown Country Club is nearby and is popular with Texas Traditions residents. The Georgetown Country Club costs about $500 to join and $150 per month, according to my brother-in-law, who is a member. Call to verify prices. My brother-in-law makes stuff up. (But I just looked at their website, and it says the $500 initiation fee will be waived if you apply online.)
110 Lavaca, Texas Traditions, Georgetown, TX 110 Lavaca, Texas Traditions, Georgetown, TX
The current owners love their two-bedroom, two-bath house, which was built to last by Jimmy Jacobs. The home is on .19 acres, a nice sized lot to give you a little breathing room. The inside feels plenty spacious, too, with high ceilings and lots and lots of windows. The kitchen is open to the breakfast nook, the formal dining area, and the living room, so it feels bright and airy.
If you want to take a look at 110 Lavaca Drive, call listing agent Sheila Evans, who bills herself as The Best Little Realtor in Texas. (You’ll understand when you meet Sheila, who is one of my favorite people.) Sheila’s number is 512-876-8216. Or you can email her at sheila@moreland.com.
Map of 110 Lavaca, Georgetown, TX

This week in residential real estate in Georgetown, TX

Sunday, October 19th, 2008

27 new listings came onto the market over the past week. One is listed as already having sold, which always amazes me. According to the MLS, the property was listed for sale on October 13, went under contract the same day, and closed on October 16 for 94.5% of the asking price. Amazing! The owners’ heads must’ve been spinning. A friend of mine who recently sold her house got an offer the day she put the sign in the yard, before the house had even been put on the MLS. She wasn’t entirely happy about it; she thought she would have a couple of months to get used to the idea of moving. MLS activity for week ending October 19 in Georgetown TX
So yes, the market is tough right now, but sales are still happening every day. We are not a stagnant market by any stretch of the imagination. It was interesting. Yesterday, my husband and I went garage saling in Berry Creek and in Texas Traditions. Four separate homeowners told us they had moved to the neighborhood within the past month or so. In fact, they were having the garage sale to get rid of the items that wouldn’t fit into their new homes. (This is especially true in Texas Traditions, a 55+ community, where many people move when they’re ready to downsize.)
I think my favorite new listing this week is a beautiful white stone home on about 1.5 acres with huge oaks. The house is close to Lake Georgetown, and it’s listed for less than $220,000. I haven’t been inside the house, but it sure looks great in the pictures. Large, private back yard with incredible Hill Country views. Sounds like heaven. I suspect that one will go quickly.

SNEAK PEEK: Open to HometownGeorgetown readers only (and maybe a few others)

Thursday, October 16th, 2008

About two weeks from now, a fabulous, fully-renovated four-bedroom Old Town house will come on the market, and HometownGeorgetown readers have a unique opportunity to see the house before the rest of the world can get a crack at it. If you love Arts and Crafts, you will love this home. The owners have a passion for old homes, and it shows in every detail. Wood floors throughout and lots of original trim. They’ve added period-appropriate built-ins such as a delightful wine rack with stained glass in the doors. And speaking of stained glass… just wait till you see the incredible windows in this house! I’ve included a picture of two of them below. The others are transparent, so I couldn’t include them. You can see the exterior of the house in those pictures, and that would ruin the mystery. Where’s the fun in that?
Pre-market preview of Old Town Georgetown Texas home
Pre-market preview of Old Town Georgetown Texas home
Take a look at that kitchen. The travertine counters and backsplash feel terrific to the touch, so smooth and cool. Today’s colors and conveniences, but it still has that old-timey charm. And by the way, did you notice the stained glass lighting fixtures in the kitchen and the dining room? This is such a special home. Four good sized bedrooms, three bathrooms, plus a separate office with double pocket doors. There are about 2500 square feet of high-quality living space. For outdoor living, there’s a wonderful covered porch at the front of the house, a beautiful, private deck with outdoor kitchen area in the back, and plenty of fenced-in yard space for the kids or the dogs to play. There’s even a workshop in the oversized two-car garage.
Pre-market preview of Old Town Georgetown Texas home Call for a sneak peek of this Old Town home
All this, and the house is less than 8 blocks from the square. Intrigued? Call me at 512-876-6544 or email me at Jenel@HometownGeorgetown.com to be added to the Sneak Peek list.

Adorable Old Town house within easy walking distance of the square

Wednesday, October 15th, 2008

512 S Myrtle, Georgetown, Texas Take a look at this adorable two-bedroom house in Old Town, right at the corner of Myrtle and 6th Streets, listed by RoseMary Seaback. You just can’t beat that location, only a few blocks from the square. You could get to Cianfrani’s every morning in about five minutes, and sit on one of the corner benches with your cup of coffee, watching the world bustle by.
Map of 512 S Myrtle
Let me take you on a different sort of virtual tour… with words. When you enter the house, the first thing you notice are the delicious wood floors. According to the tax records, the house was built in 1930, but a plaque on the outside shows that it was actually built in 1919. The wood floors, the brick fireplace, and all the incredible trimwork make you feel like you’ve stepped into the past, but with the added comfort of central heat and air. With double French doors separating the den from the formal dining room, both feel spacious and welcoming. The French doors look original, or at least from the same era, with glass that doesn’t have the impersonal perfection of the modern era. The windows in the living room look original, too, but someone added double-pane windows to the outside of those, keeping the historic accuracy while adding energy efficiency. The best of both worlds.
In the den, you’ll find lovely built-in cabinets surrounding the fireplace. From there, you walk into the formal dining room. The house seems to have been painted with designer colors. Whoever decorated this house has an excellent eye; you feel like you’re stepping into a Restoration Hardware catalog. To your left is a hallway that leads to the two bedrooms and the bath. The bedrooms are filled with light. Wood-burning fireplace
Quaint kitchen The kitchen is fairly small, but with built-in cabinets that extend to the ceiling, you’ll have lots of storage space. The slate backsplash begs for the touch. This house has an unexpected bonus for a small house of this era - an indoor laundry room! From the kitchen, you step directly out into the easy-care back yard. The landscaping in the front yard is filled with curb appeal, and what you see is what you mow. This house is made for someone who wants the curb appeal without all the maintenance chores.
Call RoseMary Seaback at 512-422-3800 or email her at rosemary@moreland.com if you’re interested in seeing this property. You won’t regret it - it’s a beauty!

This week in residential real estate in Georgetown, TX

Monday, October 13th, 2008

The local economy is a living, breathing organism. The shock of headlines about the national market gave this organism the hiccups, and now it seems to be holding its breath, making us all a little dizzy. Real estate sales are very slow here in the MLS areas of GTE and GTW at the moment. While the hotsheet shows 17 sales over the past 8 days, even that low number is not an accurate picture. 7 of those sales actually took place in August and September, but were only input into the system this past week. (Bad agents, bad!) MLS activity in GTE and GTW for week ending October 13
Of course, it’s entirely possible that there are other bad agents who sold properties this past week but haven’t yet entered those sales into the MLS database.
I really shouldn’t call them bad agents. They may be excellent agents, conscientious and working hard for their clients. Everyone can make mistakes, and this is a simple lapse. It’s frustrating because the database is only as good as the people who perform data entry, and with the MLS, you’ve got a whole mess of people performing that function, and sometimes not too well.
Of the 10 properties that have sold so far in October, 4 are in Sun City Texas. The percentage of Sun City properties is much higher for those homes that went under contract this week. 8 of the 14 pending properties are located in Sun City.
There are currently 679 residential properties on the market in the MLS areas of GTE and GTW. At a generous pace of 17 sales per week, this means we have about 40 weeks of inventory right now. 10 months. Ouch.

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