This home is neatly tucked away on some of Central Austin’s best very best real estate. Known as the Ridgela neighborhood, it’s situated between the Brykerwoods and Rosedale neighborhoods.

By car it’s about 8 minutes to downtown Austin and 15 minutes to just about anywhere else. By foot you can easily walk to local restaurants like Kerby Lane Cafe, Brick Oven on 35th and Russell’s Bistro  and or local boutiques. (pictures below the homes slide show)

Inside, there are high-end finishing like bamboo floors, large windows, spacious bedrooms, over sized walk-in closets, tall ceilings with exposed wood beams in the living room, granite counter tops, top of the line cabinets, an open kitchen, a huge master, slate tiled shower, a large jacuzzi tub, plenty of storage, a generous yard and an automated sprinkler system. If you’ve been waiting for a high quality Central Austin home – this could be it.

The specifics

It’s a 3 bedrooms, 2 Baths 2169 Square Feet attached home built in 2005. It shares one wall with unit A. There are no other units on the lot.

If you can’t see the embedded slide show click here to enjoy and because there are so many nice places to visit by foot there are pictures at the very bottom of this post for you to enjoy.

As I understand it – if you are selected, they come to your house, do some renovation, some staging. They are planning to start filming very soon so if you have a house on the market and are having a hard time selling or you are about to put you home out there – this is a great opportunity. They sent a brochure – it’s below. They also sent this questionnaire to help qualify you for the show.

1. telephone consult
2. enter sellers information into contacts
3. set appointment
4. set sellers up to receive altos market reports for their zip
5. set and share automated mls search for comparable properties
6. research pending and sold comparable properties
7. print relevant results
8. research tax info
9. prepare quick comparative market analysis
10. review market statistics
11. wrap head around all the data gathered and have some general ideas
12. prepare for visit

13. go on listing appointment
14. tour property
15. discuss goals, wants and needs
16. discuss seller’s concerns and learn what’s important to them
17. discuss price range of past sold properties
18. offer candid thoughts about moving forward
19. discuss our sales process – if appropriate
20. recommend 6k or 8k program
21. review listing agreement
22. review disclosures
23. ask for sellers disclosure, listing agreement, property profile, survey and an extra key ready at next visit for moving forward

24. seller agrees they want us to sell their home
25. collect listing agreement
26. ask seller to schedule property inspection and energy audit
27. reset mls search as though we are a buyer
28. visit the competition – pretending to be buyer
29. share pricing thoughts with seller

30. set time for a second visit
31. load car with sign, lockbox and outdoor brochure box
32. go on second visit
33. come to an agreement on price
34. make a list of marketable property assets
35. discuss pets and sellers leaving the house for showings
36. discuss privacy while selling and the “floating” lockbox
37. discuss the timing of showings and how it to make it easiest
38. install sign or store it (sellers preference)
39. put keys in lockbox
40. collect filled out sellers disclosure,property profile and survey

41. review inspection report and evaluate
42. schedule staging
43. once staging is complete schedule photo shoot
44. organize photos in an order that makes since
45. order brochures and develop copy for MLS and brochure
46. buy domain address for property
47. order sign rider
48. start homes web page
49. take neighborhood pictures if appropriate
50. make a slide show if needed
51. finish web page, add pictures, inspection report, sellers disclosure & survey
52. pre-list in mls
53. have sellers review brochure and proof
54. make changes until everyone is happy
55. approve brochure and have them mailed to the property
56. give neighborhood top agents a “heads up’ about listing
57. when photos come back, plan to list in MLS Wed-Friday

58. list home in MLS
59. add photos
60. add sellers disclosure, inspection report, survey
61. schedule open house for next available Sunday 2-4pm
62. add open house to MLS and all the sites it feeds
63. install sellers automated feedback system
64. send seller copy of listing to proof
65. make changes until everyone is happy

66. monitor and follow up with Internet and phone leads
67. contact or leave voice message with seller each tuesday (unless it’s a holiday)
68. review solds, pendings, new listings and weekly number of showings
69. suggest listing adjustments as needed
70. notify buyer agents of any listing changes

71. receive an offer
72. visit with buyers agent about offer
73. explain pre-inspection and expectations
74. verify buyers ability to perform with buyers agent
75. share offer with seller
76. walk through the offer if appropriate
77. offer seller accept, reject, counter advice
78. prepare net sheet if appropriate
79. respond to buyers agent
80. keep negotiating until we have a deal or one side quits
81. if appropriate discuss how to handle showings during negotiation

82. with receipted contract change status in MLS
83. receipt option money and send to seller
84. have title get with seller about survey affidavit and having it notarized
85. have title gather pay off information from seller
86. calender option period and time lines
87. confirm inspection date and notify seller
88. if appropriate negotiate option period
89. schedule closing
90. ask seller to bring 2 forms of ID to closing
91. ask seller if they want a check or for funds to be wired
92. follow up with buyer’s agent about financing
93. check in with buyers lender about appraisal, instructions, documents
94. make sure title has everything they need to close
95. show up for closing at the title company
96. upon funding notify title that buyer may have key
97. remove sign, lock box and brochure box from property
98. leave vanity sign rider for buyer
99. update listing and sale in MLS
100. Congratulate seller and update their information in contacts

It has 3 or 4 bedrooms (depending on how you count them) 2 baths and is 1830 Sq Ft of very livable space. Some but not all of the homes amenities are listed below.

• Gorgeous wood floors
• Custom master closet and vanities
• Recently painted exterior
• Full sprinkler system
• Tall ceilings
• Covered front porch
• Nicely landscaped
• Open floor plan
• Large back patio
• Jetted tub
• Shower with automatic temperature control

Below is a gallery to give you a feel for the neighborhood and soon we will have an inspection report posted here that the sellers had done to give buyers piece of mind.

Let’s face it, you’re going to love living here. 2 blocks East is Burnet Rd with shops, restaurants and urban life. 2 blocks West is Shoal Creek where you can walk, run or bike along the creek. (pictures of urban Burnet Rd)

As it turns out, you can have it all and in a nice 3 bedroom, 2 bath home that’s about 1540 sq ft. It’s been updated, bumped out a bit to facilitate a remodeled kitchen and a master addition. Gorgeous hardwood floors, large secondary bedrooms, a screened in deck and there is an older 2 car garage that could probably use a little work or be torn down if your preference is a larger backyard. Check it out in the YouTube slide show below. If you are reading this on your iPad feel free to watch the video by following this link

Live here and enjoy

• Wood floors
• Skylights
• Lots of natural light from double cornered windows
• Granite kitchen counter-tops
• Built in microwave
• Kitchen island (with electric plugs)
• Large screened in porch
• Spacious master with walk in closet
• Tons of storage
• Huge secondary soaking bathtub
• Big back deck
• Awesome playhouse for the kids
• Wood burning stove

If you want to know more about this home.

Property inspection report

After the inspection these items were addressed

Sellers disclosure notice

History of work done to the house over the years

Energy audit

For a private tour or if you have any questions – feel free to give me a call or send me an e-mail.

I have high hopes for this year so listen up! It’s time to get back to work – some of us have resolutions to live up to! (grin, sort of)

On the ground, in real life, it seems like a hot market. Clients are motivated, offers are being made, homes are being shown, we are taking listings and generally busy doing real estate stuff all the time. It feels like a stronger market but – the numbers from the statisticians tell a slightly different story.

My guess is, other than scheduled closings, everyone took the month of December off.  If I am right – we can look forward to a very strong February.

Those charts the statisticians put together show that buyer demand is still better than it’ been over the last two years but worse that what we saw from closings last month. Inventory is still low and prices remain flat.

My  interpretation  - it’s a directionless market for now. (charts below – if you want to check’um out)

If  you want to visit about buying or selling in Central Austin, let me know.  As always I am happy to help, just give me a call or send me an e-mail.

MAI stands for Market Action Index. It measures the current rate of sale vs. inventory. Anything above 30 is a seller’s market. Anything below 30 is a buyers market.

As you can see we are still not quite out of the woods yet but doing much better than than were.

Don’t be fooled here – I’m seeing homes coming on the market pretty fast. That inventory curve is going to change directions unless our buyers are able to keep up with the new supply.

As you can see, it’s a really nice place — a quiet complex with easy access to 26 doors, Central Market, Shoal Creek and Rosedale Park. If you or someone you know might be interested, feel free to let me know. I would be happy to help.

Here, you’ll find the MLS feed and condo documents:

1509 39 1/2 ST, Unit 207, Austin, TX 78756 (MLS # 2585734)

Nice, quiet, upsale condo in the heart of Rosedale. About 3 blocks (in different directions) to Central Market, 26 Doors and Rosedale Park Stainless steel appliances, granite tiled counter tops, European washer, dryer, generous rooms, lots of light, amazing location.

Property Type(s): Residential, Condo

Last Updated	2/6/2012	Tract	Seiders Oak Condo
Year Built	1988	Community	Seiders Oak Condo
Garage Spaces	n/a	County	Travis
Total Parking	n/a	Walk Score ®	78

Schools

Additional Details

Features

Location

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Listed with Homesville Real Estate

(view all details for MLS #2585734)

1509 W 39.5 Condo Docs

For home buyers of 2011 and going forward – New rules require proof of home ownership to qualify for the Homestead Exemption

The address’ must match the home your claiming the exemption for. Deadline for application is April 30.

Click here for the application and here for the rules that were kindly provided by my preferred title company. While researching this I came across valuable information here at TCAD (Travis Central Appraisal District) FAQ’s for Exemptions

 

 

Below is the original marketing…

Yep,  you’re right — it’s my listing (and by law I am biased), but I really do love this home. It’s beautiful, was built in 1994, is a 3/2 with a 2-car garage, a pool, hand-scraped wooden floors and is a short walk in several directions to shopping, restaurants and grocery stores.

Below is a YouTube slide show with plenty of pictures to help you fall in love with this house, too.

If you feel yourself getting excited call your agent to arrange a showing. If you don’t have an agent – call me. I’ll be happy to help. 512.300.2995