118 Saddle Court Bastrop, TX

Horse Property

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.

 

475 Blair Ave Bastrop, TX

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This beautiful two-story home with 2,477 feet of floor space located in one of Bastrop’s finest family neighborhoods hits the market in the coming weeks and it can be all yours for $169,500.  You definitely don’t miss the opportunity to get ahead of the Summer time buying curb and view this spacious four bedroom, two and one half  baths located in Riverside Grove.  Located walking walking distance from Bob Bryant Park and the Colorado River.  All bedrooms are located upstairs, along with two full baths.  Downstairs you’ll find two formal living rooms with a fireplace, open kitchen with gas stove and breakfast area for the kids.  if you are interested in purchasing this home or other please give me a call, I would love to be your realtor.

 

 

Short & Sweet—Bastrop, TX Open House Checklist

Open House Austin

Estimates so far indicate that summer 2014 is likely to be a better than usual season for Bastrop, TX home sales. The past winter threw a wet blanket over all kinds of business activity, creating a perfect scenario for a sale bounce back—and that’s exactly what is beginning to show up in the stats. As Bloomberg News reported last week, sales of homes “climbed in April for the first time in three months…the biggest in six months…”

 

If you will be taking advantage of the uptick by listing your property for this summer’s market, having an open house in Bastrop, TX is a prime way to attract prospective buyers. With a little focus and energy, getting your home in shape can be easier than you might imagine.

 

The checklist is short:

 

Landscaping

 

The place to begin is with the landscaping—it frames the picture that’s the first thing buyers’ see when they pull up during the warm months. If you don’t have summer flowers planted, that’s okay—improvise! Purchase a few hanging baskets and potted plants. Place them along pathways, the entrance, and other places that could use a little bit of color. Hose the exterior, but if the years have been too tough, you may need a refresher coat of paint or trim. Perk up the lawn with an easy-to-apply lawn food spray; edge where needed; then mow and admire!

 

Get a Fresh Outlook

 

Give your windows a good cleaning (outside first)—it’s surprising the amount of sparkle that simple job can add to your Bastrop, TX open house. Air the house thoroughly as you do a deep clean where it’s needed: usually a shampoo of carpets and rugs will accomplish the lion’s share of the work. Add some summer color to your rooms with fresh throw pillows, and as your open house draws near, see where a few well-placed floral arrangements would add bright color to draw the eye.

 

Last Checks

 

Before the day of your open house, there are a few more quick checks to be made. Walk around the house. Are the air conditioner units clean? Are the gutters and rainspouts in good shape? Outdoor spaces are great selling points to make your home more attractive to buyers, and a summertime Bastrop, TX open house creates the perfect opportunity to show them off. There are always a few little things you’ve been meaning to attend to…now is the time!

 

Looking for more open house tips? Call me today if you’re thinking of listing your Bastrop, TX home for sale. We can discuss a marketing plan to get your home S-O-L-D this summer!

 

The Actual Cost of an Bastrop, TX Home – Beyond the Listing Price

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         When you begin scouring the Bastrop, TX listings for a new home, the cost of the home appears to be right there at the top: the asking price. All the other details about the property are there, too, but they usually get close attention only after that dollar amount at the top falls within (well, is at least close to) your target number.

But as soon as the shopping starts to narrow the field, the financial implications of those other details begin to reveal themselves. Good thing! In fact, the true bottom line cost of your new Bastrop, TX home will be greatly affected by them.

Many buyers work with the details exactly as presented—but as a purchase grows more likely, they should consider them simply as starting points. Back when home prices were racing steadily upward, it may have been okay to assume that price appreciation would make up for any exaggerations or oversights about the property (whether inadvertent or not),  but  today’s more cautious buyers appreciate how the disclosures impact the real cost of a property. They know how expensive it can be to correct inaccuracies later on.

When comparing properties, it’s time well spent to confirm as much of the information as practical. It will give you confidence that you aren’t missing potential expenses or devaluing factors when figuring the cost of a home versus its true value. Some relevant factors

  • Even when there are laws requiring sellers to disclose obvious repairs, those that are less obvious can come as a surprise after the keys are handed over. Some may not even be known to the seller; for example, mold in walls caused from earlier flooding may not be visible, or termites that are just starting to colonize the structure might not be obvious. That’s why consulting with a home inspector is so important. The best ones know the places to look for the telltale signs it takes an expert to uncover.

 

  • If the property you are considering belongs to a homeowner’s association or is subject to any kind of maintenance fees, be sure to factor in those costs. Ask for copies of receipts for the last few payments—then find out what plans have been announced that might mean future increases.

 

  • Bastrop< TX property taxes will obviously figure in your home cost calculations, but it’s good to know the basis upon which the property is taxed. Unrecorded improvements could raise that figure: so have a look at the recent bills. If you have questions, a check with the assessor’s office should settle them.

 

  • Don’t just have a chat about the cost of utilities—you should request copies of the utility bills for at least the last full year. Water and power (and sometimes sewer and other utility expenses) can be more substantial than you’d expect, significantly increasing the cost of your Bastrop home’s annual operation.

 

These factors all play parts in determining the true cost of a home in Bastrop —its current purchase price and a sound projection of the cost of living in it. Accurate estimates of both are what you need to guide your decision about whether to make an offer—and what that offer should be.

If you are thinking of buying in Bastrop this summer or fall, do contact me today. I’ll help you to be sure the right questions are asked!

 

Selling a Bastrop Home Means Recruiting a Skilled Team

David Board

 

It’s a bit complicated, selling a home in Bastrop, TX. Although you can make a case for the feasibility of doing the whole thing yourself, there are enough areas of knowledge where experience, expertise, and even licensure are recommended that few would ever try it.

 

At the end of the day, selling a Bastrop, TX home is a true team undertaking. And you’re the one selling a home, so you’re Captain. In addition to interviewing and selecting the Bastrop real estate agent you will be working with, there are other professionals you should plan to engage as well. Here’s who and why:

 

The Inspector

 

It’s quite a good idea to have a professional inspection performed at your property before selling a home. In addition to any major issues that could affect your smartest listing price, you want to be made aware of any minor issues before buyers come across them. Sometimes small details that are easy to fix can upset timing and even derail a deal entirely.

 

The Appraiser

 

As a seller, you shouldn’t try to value your property blindly. To do so runs the risk of over- or undervaluing it—and a smart listing price is a key element in the successful selling of a home. Your agent will give you key guidance on pricing. However, having a professional appraisal performed in advance can help support your price to potential buyers (especially if you are asking a high number that could be difficult to otherwise support). While the buyer’s bank will require their own appraisal, the money spent here in advance can help speed up the offer and/or negotiations.

 

Financial Advisor

 

The most difficult part of selling a home is finding and attracting a serious buyer. Fortunately, this is a burden your Bastrop real estate agent will shoulder for you. But before everyone has signed on the dotted line, it’s important to understand what the financial and tax implications will be once you’ve sold. If you have gains, you want to know how much—if any—tax burden it will trigger. If there is a loss, you’ll want to know how to turn that to your advantage. Either way, knowing the tax implications before you list may well affect the price you list at or will accept.

 

Thinking of buying or selling a home in Bastrop soon? Why not come by or give me a call? I’ll be here at the office, working hard for my clients all summer.

How to Find the Right Bastrop Realtor®

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When you set about buying a house, you will have already taken as a given that this will be among the most expensive purchases you will ever make. It’s going to be your house on the line; you’ll want to make sure you have the top resources in your arsenal. Chief among them will be having a Realtor® in the Bastrop and Central Texas who understands your goals, respects your bottom line—and who sees the joint goal the way you do: recognizing the right properties when they become available, and helping to remove any and all obstacles to securing it.

But this summer, just how will you recognize the Realtor® in Bastrop, TX who fits the bill?

Who Do You Know?

The right Bastrop, TX Realtor knows every leading vendor in the business and can introduce you to as a valued client. Need an inspector or attorney? Maybe a floor guy to price out staining the hardwood? The right Realtor will know the key players at every step, and will be able to get the facts and inside scoop to help you sound out the right decisions. Often you’ll be presented with multiple options for each resource so you’ll be sure you have a vetted group of experts to choose from.

What am I Looking For?

The right Realtor in Bastrop, TX will interview you to pin down as closely as possible which of your goals are must-haves…and which want-to-haves. Before long, your Realtor will understand instinctively what matters to you, how that translates to the current listings; and even how it matches inventory that’s waiting in the wings. If you’re a first-time homebuyer, you’re likely to find that the right Bastrop, TX Realtor will answer some of your questions even before you know what to ask!

How Can I Reach You?

If you’ve ever had trouble—real trouble—reaching an agent, you’ll appreciate that a great Realtor in Bastrop, TX has not only excellent communication skills, but back-up systems in place to be quickly available for questions, showings and negotiations. So make sure you ask all Realtor candidates how she or he plans to field last-minute or urgent requests.

The right Realtor in Bastrop, TX will always demonstrate having your best interests at heart—from the first home viewing to the day you close. If you’re interviewing Realtors in Bastrop, TX to help with either buying or selling a home, I’d love to show you what my team and I can accomplish for you this summer!

 

Tips about the Bastrop Housing Market

Bastrop, TX

 

Although much of Bastrop is maintaining its resale value and curb appeal, as in any area, there will always be some parts that are rapidly becoming more popularity. For instance, homes that are close to Camp Swift are often sought after. In addition, Colony, Tahitian Village, Wyldwood and Circle D Estates/KC Estates are also popular options.

 

Some of these areas have experienced an astounding increase in home values. It is important to remember that the value of each home varies from one to another, and therefore no guarantees about future increases are possible. However, the numbers do not lie and they should play a role in any new home purchase.

 

Circle D Estates/KC Estates 

 

With statistics beginning from 1990, these communities have proven themselves to be wise investments. In the last 24 years, the total neighborhood is estimated to have seen an increased value of more than 140% according to neighborhoodscout.com.

 

Tahitian Village

 

Tahitian Village is remarkably similar to Circle D and KC Estates. Their home values have appreciated in excess of 132% in the same 24 years. Those statistics include an annual growth rate of approximately 3.6%.  It is interesting to point out that more than 1/3 of the people in this immediate area work in executive, professional or management positions and most families have a middle class income.

 

Camp Swift

 

Camp Swift has maintained its value over the years and is always likely to be in demand because of the area itself and its proximity to the base. Its value has increased by more than 80% since 1990, which lends itself to an annual improvement of more than 2.5%. Although its value has not increased as significantly as others, it is still a wonderful investment opportunity and a great place to raise a family.

 

Wyldwood

 

In the last 24 years, lucky homebuyers in Wyldwood saw improvements of more than 158%. That is an average of just over 4% a year, with most residents usually having an upper- middle class income.

 

 

As Bastrop continues to grow over the next few years, home values are likely to increase. Whether it is a modest increase or a substantial one, this is the time to speak with a realtor about buying a home.

Tips for holding a successful garage sale or yard sale

Bastrop Garage Sales

Bastrop Garage Sales

 

Ok Bastrop it’s that time of the year and if you’re looking to do some Spring-cleaning and declutter your home, Yard sales might be the best way to eliminate junk, and make a little extra money.

 

As you drive around Bastrop on a Saturday and Sunday morning you will see garage sales popping up in every neighborhood. You can find the most concentration of garage sales in Riverside Grove, Hunters Crossing and even The Colony. So, what makes one-yard sale good and another a failure?

 

Being a good haggler doesn’t hurt because, at the end of the day, the point is to have visitors leave with as many items as possible. Sometimes that means bartering or selling some of those unwanted items in bulk or bundles. It might also mean creating “clearance” bins and offering buyers a cookie with lemonade. Shoot, you might even throw in some of my real estate business cards while you’re at it.

 

Here are a few basic tips to holding a good yard sale, based on the best practices observed at area yard and garage sales over the past month. By mastering these, the only hard part will be picking and choosing which items you are ready to say “goodbye.”

Don’t be afraid to invite friends.

 

Crowds attract more crowds. By inviting your friends and neighbors, it will make it easier to attract people who are driving by. Larger crowds mean more merchandise will be sold.

 

While you’re at it, advertise your yard or garage sale on area bulletin boards, Craig’s List, in newspapers, at work, online and at grocery stores.

 

Signage

 

Make sure you have plenty signs and the bright colored ones are the best. On the signs you want to have your address, dates and times of the sale and maybe even some arrows directing them to your home. Place them throughout the neighborhood and have somebody check on them during  the day to make sure somebody hasn’t removed them.

 

Treat your yard like a store

 

There’s nothing more unattractive than an unorganized yard sale. Buyers want to get in and get out without having to sift through piles of junk. So set up display areas and separate items by theme or use.

For example, if you’re selling a dining set, consider reconstructing a dining table setting that places sale items among your own things. Set the scene and buyers will be attracted to the area.

This also means making sure that the “hot items” are closest to the road. Feature them in an attractive way to draw attention.

 

Be flexible

 

The whole point is to make money, so be willing to barter. Visitors likely will only carry between $30 and $50, so be willing to negotiate package deals or two-for-one sales.

It also wouldn’t hurt, as a selling strategy, to price items and then immediately slash them. Dump them in a clearance bin and everyone will take a peak.

 

Equip yourself

 

Make sure you have all the tools you need to run the sale properly. This means keeping plenty of small bills on hand, as well as a few rolls of quarters. If you need, make sure a calculator is handy.

It also doesn’t hurt to wear an apron or a loose shirt with pockets. This gives you mobility so you can make change and interact with customers away from the buying table.

 

Offer refreshments

 

Food attracts people. Free refreshments will attract even more people. But if you think your yard sale will have a steady flow without a lemonade stand, you can always sell food items for a cheap price.

Good items to have on hand include water, juice, coffee and tea, as well as small munchies like chips, cookies or nuts. I knew a guy in Bastrop that sold breakfast tacos and sausage wraps and let me tell you, he made a killing.

 

Price accordingly

 

This isn’t the place to be a stickler for what something is “worth.” The key to a good yard sale is getting items to move quickly. Unless an item is large like a bed or desk, or expensive like stainless steel kitchenware, keep everything below $2 or $3.

To make your job as cashier easier, avoid strange pricing. It’s easier to deal with dozens of $1 and $2 items than it is when they’re priced at $1.25 and $2.60.

Top 5 Home Selling Mistakes to Avoid in Bastrop

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If you are ready to list your Bastrop or central Texas home for sale, set yourself up for success by avoiding these 5 common selling mistakes:

 

1. Putting your home on the market prematurely. 

 

Presentation is everything when it comes to selling your home. So, before you place your home on the market, address any and all needed repairs, de-clutter, depersonalize and consider staging.

 

2. Improper pricing. 

 

In many cases, homeowners choose to price their home above current market value. The sales price of your home will be determined by the current market value; in other words, what buyers in Bastrop and Central Texas are willing to pay for your property. To determine the fair market value of your home, check recent comparable properties and recent sales in the surrounding area. Working with an experienced real estate agent is key to setting the right price.

 

3. Lack of marketing. 

 

Once your home is listed for sale, it is important to market the property to prospective buyers. This is where using a professional real estate agent really pays off as they are experts in marketing your home through special events, open houses, and professional photographs with descriptions listed on a variety of sites help to place your property in the best possible light, in front of the widest possible audience of buyers.

4. Hiring an inexperienced agent. 

Don’t place one of your largest financial assets in the hands of an inexperienced real estate agent. Choose a professional with not only general experience, but someone familiar with your type of property and neighborhood.

 

5. Don’t go it alone. 

 

While it is tempting to list your property yourself to avoid the costs and fees associated with hiring an experienced real estate agent, this decision could be costly. A local agent stays abreast of the current home market conditions, trends and laws that could affect the pricing and ultimately, the sale of your property. A mistake in the sales process can be very costly and time consuming.

 

Armed with this information, work to proactively avoid these common mistakes when you list your property for sale. If you’re thinking of selling and would like to discuss what you could get for your home, call me today.

Home Loan Assumability is Making a Comeback in Bastrop

Sell or Buy David Board is your Guy!

Sell or Buy David Board is your Guy!

 

As interest rates slowly increase, we’re starting to see more and more buyers in Bastrop, TX taking advantage of assumable home loans to make the purchase. Mortgage assumability is a feature that enables homebuyers to take on the loan previously obtained by the seller. The catch here is that the buyer has to pay interest at the same rate as the seller did. This feature is limited to mortgages that are covered by the Department of Veterans’ Affairs (VA) or the Federal Housing Administration (FHA). If you have a loan insured by either of these government bodies and are looking to sell your home, now is the time to market the mortgage along with the home.  With interest rates increasing, this is a convenient option for potential home buyers in Bastrop since the seller may have obtained the mortgage at a rate lower than the prevailing one in the market today. Aside from the cheaper mortgage payment, there are a few other benefits of home loan assumability for the buyers.

  • The buyer doesn’t have to pay the additional processing fees charged by lenders when originating a new home loan. There are many charges and expenses associated with getting a new mortgage that are completely avoided.

 

 

  • The buyer doesn’t have to get the house appraised (and pay for this expense). Many buyers may still bear this expense voluntarily but its not a requirement when taking advantage of an assumable loan.

 

 

  • A recording tax may not have to be paid.  A recording tax is normally paid each time a mortgage is obtained on a property. In this case, since a new mortgage is not being originated, a new tax will likely be avoided altogether.

 

  • Since some part of the loan would have already been paid off by the seller, it is likely that a larger chunk of the mortgage payment goes towards paying off the principal amount.

 

 

  • These are some of the benefits for homebuyers to assume home loans when buying a new home in Bastrop Now this may not turn out to be the best option for all buyers. For instance, if you are looking to buy a home for the first time, you might not be able to get 100% financing. Let’s say the value of the house is $150,000 while the seller owes $100,000. You will have to make up the difference of $50,000 by paying cash or by negotiating with the seller for seller financing.

 

 

Buyers also still have to undergo the standard screening process for creditworthiness by the VA or FHA. Finally, the buyer has to waive the seller off all future responsibilities and obligations pertaining to the loan.

 

 

In a market where interest rates are on the rise, home loan assumability is a great option for buyers. Interested in learning more about how you can take advantage of this? Give me a call and I’d be happy to discuss.