Posted on February 25, 2019
Downtown Condo For Sale
Do you want to own a downtown Austin Condo?
Have you ever considered downtown condo living in the music capital of the world? Well now is your opportunity to own this absolutely stunning penthouse condo located on the 13th floor of the Milago in the heart of Austin with a partial Lady Bird Lake view.
This awesome 2-bedroom, 2-bath 1164 SF (+/-) condo comes with two reserved parking spaces (213 & 214). This condo is located in the Rainy St. District with lots of entertainment, food and music with access to Town Lake Hike and Bike trail. Not suitable for short term rental, 12-month minimum with HOA rental requirements.
If you want to take a preview of this condo or any other Austin condo please give me a call, I would love to earn your business.
Posted on March 15, 2019
Milago Penthouse condo is located on the 13th floor of the with views of Rainey St and partial Lady Bird Lake view. This awesome 2 bedroom, 2bath 1164 SF (+/) condo comes with two reserved parking spaces (213 & 214). Enjoy the comfort of restricted access to the penthouse floor, 24 hour concierge services, restricted garage access for extra security and let’s not forget about the roof top pool deck with lounge seating and BBQ grills for entertaining friends and family.
This condo is located in the well know and sought after Rainy St. District with lots of entertainment, food and music with access to Town Lake Hike and Bike trail. Not suitable for short term rental, 12-month minimum with HOA rental requirements.
Posted on June 21, 2018
3-bedroom, 1.5 bath home with large backyard and huge towering pecan trees in the from yard. Garage was converted into large living/game room with vaulted ceiling. Home is located in an established neighborhood near shopping centers and lots of other attractions. Completed upgrades includes new carpet and paint.
Posted on June 19, 2018
Very large 2,500 SF 4-bedroom, 3-full bath two story home with large upstairs game/media room with a 2-car attached garage. The large master bedroom is located on the second floor along with the game/media room. The private backyard surrounded by six foot cedar fence comes with a storage shed for the lawn mower. This home is located walking distance to the community pool, playground, pavilion and stock tanks for fishing. Also close to restaurants and Home Depot.
Posted on January 1, 2018
You wont find a 1,246 SF (+/-) 3-bedroom, 2.5 bath condo in Austin at a better price. This condo comes with a one car garage, 1-reserved parking spot, private back patio, community pool, hot tub, tennis courts, dog park and huge oak trees providing an abundance of shade throughout the community. Perfect for home owner or investor. Owner is a real estate agent. Request showing through CCS.
Posted on November 21, 2017
If you are a horse enthusiast, animal lover or just prefer country living with plenty green space between you and the neighbors this will be the perfect home for you and the family. This very large 2,761 SF +/- SF, 5-bedroom 3-bath home is located on approx 6.2 acres, fully fenced and comes with a large horse barn and tack room and an in-ground swimming pool. The concrete slab from the old home will make the perfect garage or covered pavilion.
Posted on August 24, 2017
Gorgeous Austin Downtown condo recently remodeled 2-bed, 1-bath condo with stainless steel appliances, frig, walk-in shower, Nest thermo, walking distance to Town Lake Boardwalk, DT, UT or St. Eds campus or South Congress Ave. Quiet community with swimming pool in courtyard surrounded by beautiful historic live oaks trees. Ideal location for professionals or students working in or around the downtown area or college student attending UT, St Ed’s or ACC. Condo near Capital Metro and UT shuttle. Complex Pet friendly complex
Posted on October 31, 2015
101 Ways To Prepare Your House For Sale
A great first impression is a key to selling your house or condo. Prospective buyers want to see your home in “showplace” condition. Most buyers select their home based on emotion and then justify the decision with facts, so it’s important to make the house look great. Remember, you have just a few seconds to create a winning first impression. Here are 101 ways to prepare your house for sale to help boost your bottom line and sell your home quickly.
Start with the outside
The first impression people have of your home is what it looks like from the outside. Believe it or not, some buyers make a decision to keep on driving to the next property just by looking at the outside of the house. Here are some tips to make them want to come inside:
- Spruce up the lawn by cutting, trimming, weeding and removing all yard clutter. A great-looking lawn makes a great first impression.
- Weed and apply fresh mulch to flower beds – it gives a fresh and maintained look for a low cost.
- Trim your trees and bushes.
- Apply fresh paint to wooden fences.
- Power wash home’s exterior, driveway, walkway, patio and deck.
- Consider painting if the house needs it, or if the color is “dated” – a fresh coat of paint on the outside can make the house look completely updated.
- Ensure all gutters and downspouts are firmly attached and functioning.
- Place potted flowers near the front door.
- Plant some bright flowers in places that could use some brightening.
- Tighten and clean all door handles.
- Clean windows inside and out – make them sparkle.
- Make sure your house numbers are easy to see, and consider getting new ones if it would improve the look from the street.
Now let’s go inside
The way you live in a home and the way you sell a home are two different things. Once your home is on the market it’s in competition with other properties – it needs to always look like a model home. Even if you aren’t Mr. or Ms. Perfect, your home needs to look like you are. Here are tips on keeping the inside of your home looking its best.
The entryway sets the stage:
- Replace the entrance light bulbs to brighten up the entry, and make sure the light is on if people are coming at dusk or after dark.
- Make sure the doorbell works.
- Make sure the door is in perfect working order. No squeaking, jamming or sticking locks. Make it effortless to get in the house.
- Once inside, make sure the entryway is free of clutter: shoes, coats, umbrellas and anything that takes up space.
- If you have an entry table or shelves keep them clutter free.
- Make the front closet look spacious and uncluttered by removing any extra coats, shoes, hats, gloves, etc.
Tips for every room in the house:
- Go through your home room by room and pack up 30% of your stuff. You want it as clutter free as possible.
- Evaluate the furniture in each room and remove anything that interrupts “the flow” or makes the room appear smaller. Consider renting a storage unit to move items off-site.
- Clean or paint walls and ceilings. Use a neutral color. You don’t want buyers to remember your home as “the house with the purple bedroom.”
- If carpeting is in good condition and neutral in color, have it cleaned. If not, replace it. Off-white carpet is best; this makes the rooms look larger and cleaner.
- If replacing the carpet pad, select a very thick one then install just a modest grade of carpeting. The feel will be plush and expensive, but it’s not.
- Clean or refinish wood floors.
- Pack everything from all closets that you don’t need. You want to create the perception of roominess.
- Remove everything but a week’s worth of linens from the linen closet. Fold them neatly and color-coordinate them. I’m not kidding.
- Remove out-of-season clothes from clothes closets.
- During the day, have all your curtains and blinds open. If the day is cloudy, turn on all lights as well.
- Make sure blinds, shades and window coverings hang level.
- Brighter is better. Upgrade all your light bulbs to at least 100 watts to make your house appear bigger more inviting.
- Replace all burned out light bulbs.
- Clean all light fixtures and ceiling fans.
- Remove any family photos you have displayed. Too much of your personality in evidence does not allow for the potential buyer to “mentally” move in.
- Repair all plumbing leaks, including faucets and drain traps.
- Make minor repairs (torn screens, sticking doors, cracked caulking).
- Fix or replace discolored grout.
- If you have pets, get rid of pet odors.
Make the most of your kitchen and dining room:
- Make your kitchen look more spacious by removing everything from the counter like the coffeemaker, toaster, flour container, etc.
- Your eat-in kitchen and dining room should have a table and chairs in it to showcase the rooms’ purpose.
- Remove extra leaves from your dining room table to make the room look larger.
- Set the dinner table or counter bar to help buyers envision the room.
- Make sure the inside of your cabinets are organized and clean. Store non-essential items elsewhere to make the cabinets look more spacious.
- If your cabinets show wear and tear, you might want to paint them. A simple trick to update the look of your cabinet doors is to replace your current knobs with new ones.
- Make sure that your counter is spotless and shiny.
- Remove notes, pictures and coupons from the refrigerator door.
- Keep garbage and recycling bins out of sight.
- Keep the exotic spices and fish to a minimum when cooking the night before a showing. Work towards achieving a “clean” smell.
- Get rid of kitchen odors by pouring hot salt water down the drain twice a week. Also, grind some lemon rind in the disposal.
Help buyers see themselves in the living room:
- Take down personal photographs and family items that create the sense that this is your home. You don’t want the buyer wondering, “Who lives here?” You want the buyer to see themselves living there.
- If you have a favorite “old” chair that doesn’t go with the rest of the furniture, remove it. Big furniture can weigh down a space.
- During “showings” turn on all lights and lamps.
- If your furniture shows the effect of raising kids or if pets have ruined the rugs and upholstery, think about storing or removing your existing furniture. Buy, borrow or rent what you need.
- Have your DVD collection, CDs and video games out of sight.
- Open the drapes and blinds. Nothing is more depressing than walking into a home where shades, curtains and drapes are closed.
- Remove all knick-knacks under 10 inches tall.
Make the bathrooms sparkle:
- Put the trash can under the vanity to clear floor space to make the bathroom appear as big as possible. Always empty bathroom trash cans before showings.
- A new shower curtain is a great investment – very little money for a big impact.
- Things like toilet cleaners, plungers, and hampers add clutter; put them away while you’re selling your house.
- Keep all reading material out of sight in the bathroom.
- Place personal items (such as hairdryers, makeup kits, and hairbrushes) in cupboards or drawers.
- Hang matching new towels; go for the best-looking towels you can. Like shower curtains, they add a nice impact.
- Remove everything from the countertop, except pretty soap sets, candles or fresh flowers.
- Check the faucets for leaks, drips or disrepair. Repair or buy new faucets if they are leaky or worn out.
- New silicone beading can do wonders for your shower, tub and sink area…especially if the caulking is stained or cracking.
- Shine your faucets and knobs and use cleaner to prevent water spots.
- Keep your shower and tub spotless. Buyers will often look behind the curtain. Keep shampoos and soaps to a minimum.
- Scrub tiles and bleach – or replace – the grout so it all sparkles.
- Replace or paint the vanity if it shows excessive wear and tear. Replacing knobs can give an updated look to an older vanity.
Make the bedrooms look big:
- Remember that buyers love to snoop and are likely to look in your closets. Make sure the closets are as spacious looking as they can be. Remove all the clothes, shoes, and items that you won’t be using right away.
- Candles and fresh flowers are excellent accessories on bedroom furniture.
- New bedspreads or quilts make a bedroom look inviting.
- Make your bed look pretty and make sure the bedspread or quilt fits the bed properly and hangs low enough to cover the view under the bed. Buyers won’t look under the bed, so you can store other non-essential items there.
- Put away the stacks of reading material on night stands and leave room for one good book.
- In kids’ rooms, posters, photos, drawings and awards are all personal items that should be taken down for showing the house. You want the buyers to imagine the rooms as their own.
- Put away all items that are hanging off the backs of doors. Cluttered and clanking doors often make the room feel smaller – especially if they don’t allow the door to open all the way.
- Hang your clothes by category: all blouses together, all shirts together, buttoned and facing the same direction.
- In kids’ bedrooms, be sure to put the toys in boxes or bins, and slide them under the bed.
- Items that you don’t need should be taken out of the closet to make them more spacious. If you need to, get a storage space for them.
- Coordinate your clothing in your closets and line shoes up neatly so it looks as organized as possible.
Create a clutter-free home office:
- Store all the files and paperwork you don’t need for everyday function.
- Remove big, bulky filing cabinets that take up a lot of space and store them somewhere else to make the office look bigger.
- Clean everything off the desk surface, leaving only your computer and desk lamp. A neat desktop makes the work space look more functional.
- Store all personal and confidential or client information out of sight. Set up a password protected screensaver on your desktop.
- Weed out the postings on bulletin boards or wall organizers. A few things are okay to make the office look organized and functional, but an overcrowded bulletin board looks crowded.
- If your office is a part of another room, make sure it doesn’t overpower the main function of the room. If it’s in the dining room, consider setting up temporary space elsewhere.
Make the most of the basement/laundry spaces:
- Tidy up and organize your basement. Discard, donate or recycle items you can give away.
- If you have unfinished concrete floors, paint the concrete to give it a cleaner look.
- Be sure to clean and polish the washer and dryer to give them a bright and shiny look.
- Put all detergents, laundry items and irons out of sight. Remove any residue that may have accumulated in the laundry sink.
- A bright throw rug in front of the washer and dryer will often help cheer up unfinished laundry rooms.
Finally, tackle the garage
The garage is usually the catch-all area where everything goes that has no other place to go, so it’s usually a mess. If your garage isn’t neat, no buyer would surmise that you take good care of the whole house. You’re going to say I’m going to extremes but believe me, this works every time.
- Empty everything out of the garage. Hose down the floor, and if there are stains remaining, paint it porch gray.
- Paint the garage walls off-white using a flat latex paint.
- After the paint is dry – put everything back in the garage piece by piece and throw out what you won’t be taking with you. Then organize what’s left.
- If you have a storage shed, organize it the same way and if it needs a coat of paint or stain, do it.
- Use an open bag of charcoal to absorb moisture in the storage shed.
- If you have too much “stuff,” rent a storage unit and store it there.
Want to know more about getting ready to sell your home? Give me a call.
David L. Board, Realtor
Posted on August 24, 2015
7Th Flag Coffee Shop
Many of you that follow me on Facebook know by now that I’m a huge coffee shop fan and I can usually be found in coffee shops all over Austin and Bastrop. You might ask yourself why do I hangout in so many coffee shops? Well for one thing, I don’t drink alcohol or frequent the bars or clubs, so those are really not an option for me and to be totally honest, I love the quiet atmosphere of most coffee shops. Being the busy realtor that I am, I have a ton of paperwork to do and I would much rather get’er done in a coffee shops sipping on my favorite java. It’s so much better than working from home or in an office somewhere. I also run into folks that have questions about the real estate market and of course I’m always eager to offer my advice in hopes of turning them into a client one day. My daily routine usually starts off with a stop at the Starbucks in Bastrop for a Vente dark roast coffee and a blueberry oatmeal. I pray to Baby Jesus they don’t leave out the dang blueberries which they have been known to do on occasion and that can definitely ruin a morning. While at Starbucks in Bastrop I’m able catch up on the local news, also know as gossip, from the regulars who have a wealth of information about the going ons in my little town. They have all this gossip and don’t know what else to do with it other that to spread it around.
During the mid afternoons or weekends I usually venture off with my Austin friend Jacob Streckfus another coffee enthusiast to the Starbucks on Riverside Dr, Dominican Joe’s on Congress or 7th Flag on 1st Street in Austin where I indulge in a tall refreshing glass of ice brewed coffee. I must admit I didn’t acquire the taste of iced coffee until recently and you know when the temperature hits a 105 degrees outside the last thing you want is something hot. I can’t leave out a few of my other Austin favorites like Bennue Coffee, Buzz Mill, Halcyon, Gunuine Joe’s and Cherrywood Coffeehouse located off 38th Street. I could go on and on but I think you get the point, I like coffee shops, a lot.
7Th Flag Coffee
So if you are feeling social and prefer coffee shops over bars and are looking for some friendly conversation about real estate, politics, fun things to do in Austin or Bastrop, well feel free to hit me up. While I have your attention if you are thinking about buying or seller real estate in the Austin or Bastrop area please feel free to give me a call. I would love to earn your business.
Posted on August 22, 2015
Home For Sale
Don’t miss out on this unique opportunity to purchase this large 2,209 SF +/- 5-bedroom, 2.5 bath home located in the Colorado Crossing. This home priced at only $225,000 can be found in south east Austin near McKinney Roughs located only a short distance from Bergstrom International Airport and only 15 minuted from the world famous downtown Austin. And don’t forget you have easy access to the toll road for quick trips to north or south Austin.
You won’t find many 5-bedroom homes built in 2011 that are priced at $225,000 so call David Board now to schedule your private tour. The master bedroom with master bath is located downstairs and the other 4 rooms are located upstairs. This home has very tall ceilings, recessed lights, new carpets installed August 2015 and a fresh coat of paint throughout, large private backyard for family fun and entertainment and located directly across the street from the kiddy park. If you are looking for a move in ready home this is the home for you and if you are worried about financing don’t worry I have several preferred lenders that I work closely with and they are ready to get you pre qualified today.