Austin Condo For Lease

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

My Life in Coffee Shops by David Board

7Th Flag Coffee Shop

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.

 

Jacob Strekfus

Jacob Streckfus

 

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.

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.

 

 

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.

Don’t Miss the Farm Street Opry!

Farm Street Picture

 

Bastrop, Texas is known as an ideal place to work and raise a family. Their scheduled activities include many options for shopping, learning and entertainment. The majority of those activities are affordable and some occur regularly, so there is always the opportunity to plan for the next event.

 

One event to mark on a calendar will be found at the Bastrop Convention Center on June 5, 2014 at 7:00 PM. The Farm Street Opry occurs the first Thursday of every month and is a family friendly presentation. Fortunately, it is also very affordable to access, with an adult entry fee of only $5.00 and any accompanying children ten and under get in for free.

 

What to Expect at the Event

 

As the name implies, it is a small-town version of the well-known stage. Here, local musicians and visiting talent share their love and talent for country music with the audience. In addition, although concessions are available, no alcohol is sold or permitted at the event.

 

There is always the possibility that this popular event will be prone to lines or could sell out of available seats. Therefore, it is a good idea to arrive soon after the doors open at 5:30 to get the best seats for you and your family.

 

As expected for this type of event, dress will be casual and there will be people of all ages in the audience. There is also likely to be the opportunity for some audience participation, although the focus will obviously be primarily on stage.

 

 

Finally, it is also worth noting that this important event is one of Bastrop’s newer attractions. Its grand opening occurred in April of 2014 and therefore there are still many people who have not experienced it yet. That means it is a good opportunity to take your friends and family, then plan to make it a regular event.

How to Stage Your Bastrop Home

Curb appeal picture

 

If you’re thinking of selling your Bastrop, TX home the most important thing you can do aside from selecting an experienced real estate specialist is to properly stage your home for sale.

 

Staging your Bastrop, TX home for sale means making sure that your home’s best assets ‘pop’ so that a potential buyer sees them right away. After all, if a buyer has to search for the potential in your home they may just pass on it. Here are a few tips that will help you to stage and style your home to sell quickly.

 

Make Sure Your Home has Curb Appeal

 

You want to do all that you can to boost the curb appeal of your home.  Sure, you have heard this a thousand times, but do you really know what it means? Curb appeal means that when people take a look at your home from outside, the home is attractive and inviting. The fact is people are most likely to drive by the home, sometimes more than once, before they ever take a look inside. This is where staging can make a difference.

 

Cleaning from the Outside In

 

We all know that first impressions are the most important.  This is especially true when staging your home for sale in Bastrop. You will want to power wash the walkways, siding and so forth. Be sure that the house numbers are visible, clean, and easy to read. Fresh greenery and flowers in bloom are always a nice touch if they match the exterior décor.

 

The yard should be manicured and clean. Sod can be added as needed to keep curb appeal up. Windows should be maintained and sparkling clean for as long as the home is on the market. Pay special attention to the front windows. Finally, the entryway must say “welcome home” to those potential buyers visiting. Make sure that your outside lights are on in the evening times in case a potential buyer comes through. Illuminating lights aligning the walkway is also a good idea generally.

 

De-clutter your Home Before Showing it

 

This is very important as it sets the tone for a potential buyer’s visit. The goal is to maximize a feeling of openness and space so that a potential buyer can see themselves living there.  Clutter needs to be thrown or packed away and moved out of the home. A storage unit may come in handy, because if you are like most, you likely have at least one room with extra furniture that just doesn’t match the rest of the room.  The floors should be clear of anything unnecessary, with the cabinets and walls minimally decorated. The goal is to really maximize open floor space so that a potential buyer “feels” that your rooms are spacious.

 

While you are still living in the home keeping a showroom appearance may be tough, and that is ok. A balance is healthy. Small touches like flowers, your favorite vases and using decorative (or fresh) fruits on the counter are all good rules of thumb. While you are at it, keep that dining room table fully set. It should be as inviting as it would be for a holiday feast, but not too formal.

 

In your bedrooms, you’ll want to ensure that the décor and colors are as neutral as possible. One of the toughest areas to de-clutter is the master bedroom as it has most of your day-to-day personal items and often many of your valuables too. Ideally, all of your valuables are moved to a safe deposit box in your bank. Another option is to move all of your valuable possessions (ie. jewelry) and personal items to a spare suitcase and lock that anytime you leave the home (you never know when someone will visit your house if its listed on the MLS and your agent has put a lockbox on the front door). Of course, you’ll need to keep the linens fresh in all of your bedrooms, and reduce artwork to a few contemporary pieces.

 

When there is a scheduled viewing or open house it’s a good idea to keep the closets open, but you’ll want to free up at least 30% of the closet space for potential buyers to really appreciate the size of the closet.

 

In the bathrooms you want to be sure that you have well hidden all personal accents other than things that are both pristine and appropriate.  Even the soap should be clean and fresh. Everything should be looked at as if you were a visitor.

 

If you have an upper floor placing an eye catching piece just at the top of the stairs may help entice your potential buyer to view the entire house rather than leaving after just looking at the first floor. You do want to add a pop of color or an interesting piece of art here and there to keep visitor’s interest throughout the tour. If you have areas that are a bit awkward like room under the stairs or a nook then find a unique way to showcase that area. An office area or built in shelves could turn that once awkward area into the homes biggest selling point.

 

A very important item if you have pets is to eliminate pet odors as much as possible.  There are numerous sprays and air fresheners that do this and you’ll have to ensure its done daily. The goal is to must remain vigilant in keeping everything picked up, odor free and clean.

 

Remember, staging your home to sell is really important, and it should not be taken lightly. The sooner you address this the better as it really is time-consuming and requires planning. Buyers will examine your {Your Region} home from every angle, so make sure that your home is inviting and appealing from top to bottom, inside and out.

 

If you’re thinking of selling your Bastrop or central Texas home and don’t know where to start in staging your home, please contact me today. I can provide you with expert advice after visiting with you or if you’d like the help of professionals, I can refer you to local staging experts we’ve worked with in the past.

 

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.

Cassena Ranch Bastrop, TX

Cassena Ranch in Bastrop, Texas–is a gorgeous 80- acre planned community neighborhood that exemplifies the best of country living. If you are in the market to purchase or build a custom home in a restricted neighborhood only 25 miles from the Austin airport this may be just the place you’ve been looking for.

 

Please allow me to introduce myself, my name David L. Board and I’m  licensed real estate professional specializing in Bastrop and surrounding areas.  I have lived and worked in Bastrop County for over 25 years and I call Bastrop home.   Cassena Ranch offers custom site built homes and on lots over 1-acre utilizing the builder of  your choice. Cassena Ranch is located just a mile off Hwy 71 on  Hwy 304 and only minutes from historical downtown Bastrop, the Colorado River and shopping areas Burleson Crossing and Woodland Village. Bastrop is growing and adding the best services an area can ask for like a new hospital, medical clinics and physical therapy centers for all of your medical needs.IMG_0204

 

If you are interested in the fine arts , The Jerry Fay Wilhelm Center for Performing Arts is a state of the art amphitheater with the best acoustics around.  The  Center hosts community concerts both choral and instrumental, Ballet Folklorica, Educational programs and dance recitals. The Bastrop Opera House hosts operas, musicals, and plays of a wide variety. We also have a state of the art movies theater, bowling and miniature golf.

 

I have a team of of lenders, title companies, home inspectors and home warranty companies to guide you through the entire purchasing process to ensure a smooth transition for buyer and seller alike.  I will work with you to market and sell your property and to find the perfect home for you and your family that meets your work/life balance needs and your budget. What are you waiting for?  Give me a call today to discuss what options are available and to schedule an appointment to see what I can do for you. I look forward to earning your business.

 

The Value of being Pre-Approved

Pre Approval Picture

David Board’s Pre-Approval Video

Pre qualification for a home loan is a lenders best guess at what you can afford but it’s not a guarantee.  Pre-Approval on the other hand is a firm commitment from your lender based on your actual finances. If you know what you want Pre Approval can insure you get the home that you want.  If you are thinking about purchasing a home in the Austin or Bastrop, TX areas and you don’t have the cash in the bank to out right purchase the home, then we need to get you Pre- Approved.  If you don’t have a  lender that’s ok too because I have several very reputable lenders that I work with extensively with that can help you get approved usually over the phone by asking a few questions about your current income and employment status. Its a very quick and painless process  that can be done over the phone and without  you ever having to take time off work to drive to their office.  If you want to know more about the Pre- Approval process or about purchasing your next home be sure to give me a call.