— Forest North Estates Sales Stats

October was another solid month for home sales in our Forest North Estates neighborhood with:  only 1 home for sale going into our traditionally slower winter months; only .10 months of inventory (our lowest this year); and our 7 home sellers (tied for best month this year) got 2.5% OVER their asking price.  

For those home sellers who just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

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September & August represented back-to-back strong months for our Forest North neighborhood with no yellow categories:  only 1 home for sale; only .30 months of inventory (ie-the number of months it would take to sell all home currently for sale at the current sales pace); 7 pending sales; 88% Activity Ratio (after 89% in Aug…our 2nd/3rd best months of the year); and our 4 home sellers got 3.9% MORE than their asking price at 18.1%/sf more than 2019 sellers received and in only 5 days!

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August was one of the best months of 2020 in our Forest North Estate neighborhood:  only 1 home for sale; days on market down in 2 categories; only .30 months of inventory & 89% Activity Ratio; 8 pending listings (2nd best month this year); and our 3 sellers got an incredible 13.4% MORE/sf than last years sellers!

Under a typical (ie-”normal”) year, 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March.  A common myth is that you have to sell your home during the spring/summer months to have the best chance, but the percentages above prove that wrong. Homes that are in great condition, staged properly, and priced right sell year-round in our area. This year has been anything but “normal” due to the effects of Covid-19, so I fully expect this % to be much higher than our typical real estate cycle which may remain strong through the end of this year.  If you are interested in selling your home, see just some of the steps we take to get homes sold quickly and for top dollar:  Marketing Plan to Sell Your Home. Call/text us at 512-853-0110 or email us at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) and to see how much you can net from your home sale.

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July was still a mixed-bag of results for home sales in our Forest North Estates neighborhood with 3 homes for sale (double our monthly avg) and only 3 pendings (vs. our 5.6/mo YTD avg).  However, we did bounce back with 5 home sales (vs. our 3.14/mo YTD avg) and the sellers got 2% MORE than their asking price.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants me to create a Market Snapshot for their home.

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Some good and some not so good results for June home sales in our Forest North Estates neighborhood:  We have NO homes for sale out of about 655 homes; we did have 7 pending sales which is over our YTD 6/mo avg; our 2 home sales were about 2/3 our YTD avg but they did get $206.93/sf which is 12.7% over 2019’s average and sold in only 5 days.

Since June marks the halfway mark of the year, how did we fare given that COVID-19 began affecting us in Feb/Mar?  As you can see below, we did incredibly well:

Do you have an appreciation gain in a piece of real estate that isn’t your primary residence (it must be held for investment purposes) that you would like to sell, but don’t want to pay the capital gains taxes?   Did you know there is an easy way to avoid these taxes in this situation?   1031 Tax-Deferred Exchanges have been around since 1921 and allow you to do just that.  These gains can be deferred again and again if you sell that property in the future.  

I personally did this when I sold a piece of Austin commercial real estate property I co-owned in 2006 and was able to parlay most of my profit (I took some in cash, called “boot”) into two rent houses.  I didn’t pay taxes on the sale of the commercial property, but simply deferred it into the future.  Since I plan to use the rent houses as retirement supplement, I don’t plan to ever sell them so there would be no taxes due until my death when they would become part of my estate.  1031 Exchanges can be done with any “like-kind” property which is very broad and can include investment real estate, vacation houses, raw land, oil & gas, etc.  I have a contact with someone who does these exchanges and their company has completed over 160,000 exchanges…call me and I’ll be happy to provide you with their contact information.  No sense in paying Uncle Sam taxes if you don’t have to!

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May home sales in our Forest North Estates neighborhood was another “mixed bag” of results:  On the downside, our days on market were up in 2 categories; but, on the positive:  our inventory dropped back down; we got 5 home sales (our best month of 2020); and the sellers got offers in only 7 days at an average $211.31/sf (+15.1% over last year!).

COVID-19, in effect, pressed “pause” on our Austin metro for 6 weeks from the middle of Mar thru the end of April.  Prior to that and since, our pending sales have been higher than 2019 numbers.  So, COVID-19 really just pushed our typical spring selling season back 6 weeks.  It is NOT too late to get your home listed and sold this year since we believe it will be an extended season.  If you are interested to know your home’s value, click “What’s My Home Worth?”.

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April presented a big test for our Austin real estate market since it was the first full month of sales data that had the full effect of the COVID-19 virus.  Surprisingly, April home sales data for our Forest North Estates neighborhood actually went UP some from March (which was only partially affected by COVID-19).

For instance, we had 4 green categories in April vs. 1 in March.  We had an above average month of pendings; inventory rose slightly (less than 6.0 months is a seller’s market); and our sellers got 5.1% OVER their asking price at 21.6% more/sf than 2019 sellers!

The bottom line:  If you need to sell your home this year, do as we always have by getting it in good shape, staging it properly, price it well and use the best photography/virtual tours you can find so buyers have the option to tour your home virtually if that is their preference (Survey: Quarter of Consumers Accept Virtual Home Buying).

All of my listings for sale use Matterport technology which provides photos, digital virtual walk-thru tour, 2D and 3D floor plans, dollhouse view and more to make it easy for a home buyer to look at the home from the comfort of their home.  “Buy your next home from the comfort of your home!”

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March reflected a slowdown for home sales in our Forest North Estates neighborhood when compared to February’s numbers.  Our bright spot was 9 pending sales, however, which is our best month in that category since Apr/2015.

COVID-19 began to have an effect on our local economy when the order to Shelter in Place took effect in the Austin metro on March 24th (Texas and the U.S. government suggesting smaller groups before that) so it isn’t surprising that our March numbers weren’t affected dramatically.  April results will be interesting to see, however. 

I hope you and your family haven’t been directly affected by this virus, economically or health-wise.  It is refreshing to hear our leaders begin to talk recently about ways to get us back to work and a more normal life, too.

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Except for only having 1 sale, February was a much better month for home sales in our Forest North Estates neighborhood with:  only 1 home for sale (our of 655); lower days on market for 2 categories; 4 pendings sales (vs. 2.3/mo last year); 80% Activity ratio; and our home seller received 100% of their asking price at an incredible 21.8% more/sf than last years sellers recevied!

March, April and May are the 3 biggest months each year in Austin for sellers to list their homes for sale.  Are you thinking of selling this year?  Did you know that you can receive up to $250k for a single person ($500k for a couple) of gain from the sale of your house INCOME TAX FREE?!  Here is the link to the IRS site with more information:  Gain from Sale of Residence.  Contact us at 512-853-0110 (phone/text) or info@AustinTxHomeSales.com to learn more. 

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January produced an unusually slow start to the year for us in our Forest North Estates neighborhood with  no home sales.  On the plus side, however, we only have 1 home for sale (out of 655 in our neighborhood) so we don’t have too many during this slower winter season.  And, we have 4 pending home sales (vs. our typical 2.3/mo avg) and a very high 80% Activity Ratio.

If you are considering selling this year, contact us to receive a free, no obligation market analysis (CMA) for your home.  March, April & May are the most popular months to list a home for sale. Call/text us at 512-853-0110 or by email info@AustinTxHomeSales.com to receive yours today.  See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home.

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Not the best way numbers to closeout the year in our Forest North Estates neighborhood with only 2 green categories (where were days on market).  Our inventory jumped to 2.0 months (vs. our 1.7/mo YTD avg); we only had 1 pending sale (vs. our 2.7/mo YTD avg); our Activity ratio dropped to 33%; and our (only) 1 seller received $153.30/sf which was 3.1% LESS than last year’s sellers and it took 39 days to get an offer.

For all of 2019, here are our averages:

We did very well for the entire year, as you can see…NO yellows!  And, these green categories averaged anywhere between 16% to 57% BETTER than 2018’s numbers!

If you are considering selling this year, please contact me to receive a free, no-obligation market analysis (CMA) for your home.  March, April & May are the most popular months to list a home for sale.  Call us at 512-853-0110 (phone/text) or by email robert@AustinTxHomeSales.com

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November was a mixed-bag of results for home sales in our Forest North Estates neighborhood:  our days on market were higher in 2 categories; we only had 1 pending sale (vs. our 2.9/mo YTD avg); and we only had 1 sale (vs. our 2.4/mo YTD avg) that received only 95.5% of their asking price (vs. our YTD avg of 100.5%).  On the plus side, we only had 1 home for sale going into the slower winter months; only 1 month of inventory (vs. our 1.6/mo YTD avg) and our seller received $186.05/sf which is an incredible 17.6% more than last year’s sellers received!

Did you know you can exclude most, if not all of the taxable income from the gain on the sale of your home?  The IRS allows a seller to exclude from taxable income a gain of up to $250,000 on the sale of their home (or $500,000 if married filing jointly) if they:

  • owned the home and used it as their principal residence during at least two of the last five years before the sale

  • didn’t acquire the home through a 1031 exchange during the past five years

  • didn’t exclude a gain on another home sold during the two years before the current sale

To learn more, see:  Excluding Gain from the Sale of Your Home.  It might make sense to cash-in on the large equity gain most Austin-area homeowners have seen since the bull market began in spring of 2011. Contact us today by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

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October was a little better than September in our Forest North Estates neighborhood with higher sales; lower inventory; and, our 3 home sellers received 1.4% OVER their asking price at an incredible 20.9% more/sf than last year sellers received!  Our big negative was no pending sales (future indicator of a market) and we had a few too many homes for sale that were staying on the market longer.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants me to create a Market Snapshot for their home.

We also have a similar program we can set up for you (or a friend/relative) even if you own property in another state.  It’s called ePropertyWatch.  Let us know if you would like that, too.

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Lots of yellows in September for home sales in our Forest North Estate neighborhood.  This isn’t all that unusual, though, since sales tend to slow down in the fall/winter.  Of biggest concern is the inventory jumping to 3.0 months (the number of months it would take to sell all homes currently for sale at the current pace)…up from our 1.8 months we’ve averaged YTD.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale. 

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August was a bit of a slowdown for home sales in our Forest North Estates neighborhood with:  Too many homes for sale at 4 which have been on the market for 47 days (vs. our 28/mo YTD avg); only 2 pending home sales (vs. out 3.3/mo YTD avg) and our Activity Ratio dropped to 33% vs. our 59% YTD average.

Offering ammunition to agents who argue that iBuyers are often deceptively expensive, a new study by real estate data analyst Collateral Analytics has determined that the typical cost of using an iBuyer ranges between 13 and 15 percent.  Entitled “iBuyers: A new choice for home sellers but at what cost?” the study conflicts with claims made by some iBuyers on just how expensive such services wind up costing homeowners. Opendoor, for example, represents its service as more affordable than a real estate agent. But if the new research is correct, using an iBuyer would generally cost consumers two to three times more money than if they simply used a traditional agent.  This is right in line with the numbers we reported in this blog a few weeks ago with one of our own sales:  “Quick-offer” company loses home sale.  Contact the Thomas & Kauffman Team so we can discuss your particular situation if you are thinking of selling.  

Full Article here: iBuyers cost sellers up to 15% of a home’s value, study finds

Contact the Thomas & Kauffman Team today if you would like to buy or sell a home in the Austin metro area – (512) 730-1252 or info@AustinTxHomeSales.com.

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July produced similar numbers to June in our Forest North Estates neighborhood:  7 pendings was double our YTD avg; our home sellers received nearly 1% over their asking price in only 5 days at a whopping 15.7% MORE than last year’s sellers received!  We have a few too many homes on the market and they are sitting longer are our only 2 negative areas.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants me to create a Market Snapshot for their home.

We also have a similar program we can setup for you (or a friend/relative) even if you own property in another state.  It’s called ePropertyWatch.  Let us know if you would like that, too.

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Overall, a good month for home sales in our Forest North Estates neighborhood:  5 Pending home sales is nearly double our YTD avg; our days on market have dropped very low in 2 categories; and our 2 home sellers received nearly their full asking price (99.5%) at an incredible 12.5% MORE than 2018 sellers received.  Our only negatives are too many homes for sale and a high days on market for them.

Looking at the 1st 6 months of 2019:  Days on market for all 3 categories are down 38-71%; our Activity Ratio is up by nearly 50%; and our appreciation rate is up 16.3% over 2018.

184 Things Real estate Agents Do To Earn Their Commission  Surveys show that many homeowners and homebuyers are not aware of the true value a REALTOR® provides during the course of a real estate transaction. At the same time, regrettably, REALTORS® have generally assumed that the expertise, professional knowledge and just plain hard work that go into bringing about a successful transaction were understood and appreciated.  Listed here are nearly 200 typical actions, research steps, procedures, processes and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission.

Contact the Thomas & Kauffman Team if there are any real estate questions or needs you have: by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com

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May was an improved month for our Forest North Estate neighborhood with only 1 yellow category:  Our inventory remains low at only 1.5 months; our pending sales went up; our days on market were very low in 2 categories; and our 2 home sellers got 3.8% OVER asking price in only 4 days at a whopping 25.2% more than last year’s sellers received!

It’s not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact us today by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

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The 1st complete (ie-had activity with for sale, pending and sold) month in 2019 for our Forest North Estate community produced a mixed bag of results.  On the plus side:  our days on market were very low for 2 of the 3 categories, and our 1 home seller got an incredible 10.1% more $$/sf than 2018 seller and closed at 1.6% OVER their asking price.  The down side is low activity for sales, too many homes for sale and a higher than normal inventory.

Did you know you can exclude most, if not all of the taxable income from the gain on the sale of your home?  The IRS allows a seller to exclude from taxable income a gain of up to $250,000 on the sale of their home (or $500,000 if married filing jointly) if they:

  • owned the home and used it as their principal residence during at least two of the last five years before the sale

  • didn’t acquire the home through a 1031 exchange during the past five years

  • didn’t exclude a gain on another home sold during the two years before the current sale

To learn more, see:  Excluding Gain from the Sale of Your Home.  It might make sense to cash-in on the large equity gain most Austin-area homeowners have seen since the bull market began in spring of 2011. Contact us today by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

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Interesting start to 2019 for our Forest North Estate neighborhood: After no homes for sale in Jan/Feb, we now have only 1 (out of 655 homes in our community);we had no pending sales (contract, but not closed), and only 1 sale (after 4 in Feb).  However, our inventory remains low at only 1.0 months (the number of months it would take to sell all homes for sale at the current sales pace) and they got 1.5% OVER their asking price in no days on the market at a whopping 34.4% more/sf than 2018 sellers received!

With the upcoming Apple campus expansion in NW Austin, there is concern about adequate housing for not only the incoming employees, but also the increase in ancillary services needed like:  restaurants, stores, dry cleaning, etc. in the NW area.  If you’ve been curious about how much your home would sell for (not just using the county appraisal, Zestimate, etc which are all created using mathematical algorithms), let us at the Thomas & Kauffman Team create a market analysis that is based on actual recent sales of homes like yours.  There is no cost or obligation.  Contact us by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com.

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Nice way to start 2019 with all green categories and no yellows in our Forest North Estates neighborhood!  Of course we need inventory to sell, but having none in the slowest month of the year isn’t so bad. And, our 3 pendings were above our yearly average; our Activity ratio was at the maximum 100%; and our 2 home sellers got 13.7% more than 2018 sellers received in only 4 days!

Are you curious about the value of your home?  For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here:Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants us to create a Market Snapshot for their home.

 

 

If you are considering selling this year, contact the Thomas & Kauffman Team to receive a free, no obligation market analysis (CMA) for your home.  March, April & May are the most popular months to list a home for sale. Call us at 512-730-1252 (phone/text) or by email info@AustinTxHomeSales.com.

 

#ForestNorthHomeSales  #AustinHomeSales #Thomas&KauffmanTeam

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It was disappointing that our Forest North Estates neighborhood didn’t have any sales to end 2018, but we did have 2 green categories with only 2 homes for sale (going into the slowest sales month of the year) and a 50% Activity ratio.  

For all of 2018:

Not a good year for us with only yellow categories.  The most concerning are the inventory jumping from 1.4 months in 2017 to 2.6 months last year.  While less than 6 months is still considered a seller’s market, the trend is going the wrong way for sellers.     And, our home pricing was flat for the year.

It will be interesting to see the effects of the upcoming Apple campus expansion on all NW Austin neighborhoods in the coming years…I’m betting prices rise above the Austin metro area averages.

If you are considering selling this year, contact the Thomas & Kauffman Team to receive a free, no obligation market analysis (CMA) for your home.  April, May & June are the most popular months to list a home for sale.  Call us at 512-730-1252 (phone/text) or by email info@AustinTxHomeSales.com

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Yellows dominate November’s stats for our Forest North Estates neighborhood:  Only 1 pending sale (vs. 2.5/mo YTD avg); our 2 sellers got only 94.7% of their asking price and sold for $134.98/sf (15% LESS than last year’s avg.); and our days on market continue to be high.  Our inventory remains low, however, at only 2.0 months (less than 6 is a seller’s market).

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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October brought our Forest North Estates neighborhood some more greens with only 1.7 months of inventory (the number of months to sell all homes for sale at the current pace); 3 homes sold (50% over our YTD avg) and they received a whopping 18.9% more/sf than 2017 sellers received!  Our days on market, lower pending sales, and lower activity ratio were our low spots.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home

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September was a slow month for home sales in our Forest North Estates neighborhood with:  5 homes for sale (vs. our 3.7/mo YTD avg); our inventory jumped to 5.0 months; we only sold 1 home; and our days on market for 2 categories went up.  Our lone seller did get 11.8% more/sf than 2017 sellers received and got an offer in only 5 days.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text the Thomas & Kauffman Team 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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July was quite the improvement in our Forest North neighborhood with several more green categories than June had:  Only 1.3 months of inventory (-52%); 4 pending sales (+48%); 3 sold homes (+61%); and average selling price of $167.35/sf (+$5.5%).  A couple of our days on market ran long and we had about 1 home too many for sale were the only negatives.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home. 

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June was a better month for us in Forest North Estates with the addition of 2 green categories and one of them being out 2 sales (no sales in May).  With half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – out days on market with all 3 categories is lower by 21-29%.  However, we still have many more yellows (ie-negative trend) like: Actives up 25%; inventory up 102%; Activity Ratio down 16%; sold pace down 13%; and our avg price/sf is up by only .70%.  

If you want/need to sell your Forest North home this year, make sure you have it in great shape, staged/cleaned, and priced aggressively.

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Another poor month for home sales in our Forest North Estates neighborhood…this time with NO green categories (ie-no positive trends):  5 homes for sale vs. our YTD 2.6/mo avg; they’ve been on the market for 33 days vs. our YTD avg of 24; our Activity ratio dropped to 29% vs. our YTD 48% avg; and we had NO homes sale in May.  Let’s hope things bounce back in June.

It’s not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact me today so I can create a free, no-obligation market analysis of your home (called a CMA) to see how much you would net from the sale of your home.

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Home sales in our Forest North Estates neighborhood haven’t gone real well so far this year which can be seen in our increased yellow categories.  We have too many homes for sale and too few pendings and sales; our inventory jumped to 5.0 months (more than 6 is considered a buyer’s market); and our Activity ratio plummeted to only 17%.  Our only real positive is that our home seller got 3.7% more than their asking price in only 2 days at 6% more than 2017 sellers received.

Are you considering selling your home, but are concerned that you will have difficulty finding a replacement in the Austin area due to our low inventory?  This is a common question we get when asking someone if they want to sell their home and capture the equity.  Our team has 4 different proven methods to handle the changeover for you to reduce any stress associated with the sale of your home & purchase of the next one. Contact us today so we can go over the best option for your situation. Phone: 512-730-1252 or via email: info@AustinTxHomeSales.com.

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Overall, it was an improved month for us in Forest North Estates: Our inventory dropped to only 1.0 months (less than 6 is a seller’s market); we sold 3 homes (vs. last year’s 1.92/mo avg); and our days on market dropped.  Our negatives were:  3 homes for sale (vs. 2.4/mo in 2017); only 1 Pending home sale; and our Activity Ratio dropped to 25% (vs. our YTD 75% avg).

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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This is the 2nd month in a row for no homes currently for sale in our Forest North Estates neighborhood….they are getting contracts quickly.  Our days on market for pending sales was only 20 and our one home seller got an offer in only 1 day.  However, the seller only got 86.4% of their asking price and received $151.76/sf which is 4.3% LESS than 2017 sellers received.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.

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We are off to a good start in 2018 with 5 pending sales, a 100% Activity ratio, and our 2 home sellers got 1% OVER their asking price.  And, our days on market were all in line with what we saw in 2017.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future?  With ePropertyWatchTM, that information (and much more) comes directly to you.  This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations.  ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list.  So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use!  Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form.  Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service!  You have my assurance that I will NOT use any email address to send someone spam email!

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December home sales were fairly good like November in our Forest North neighborhood with: only 1 home for sale (out of 655 homes); 1.0 month of inventory (40% less than our YTD avg); our Activity ratio jumped to 80% (tied with our highest this year); and our 1 home seller got 100% of their asking price at $190/sf.  Our only real negatives were 1 home sale and the days on the market.

How did we finish 2017?  Below are our averages for each category last year:

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Home sales in our Forest North Estates neighborhood made a surprising turnaround in November with 7 green categories–one of our best months of 2017.  Our listings were down; pendings up (+48% over our YTD avg); Activity ratio was up; days on market down for 2 categories; our home seller got 2.5% MORE than their asking price and sold in only 4 days with 6% more/sf than last year’s sellers got.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future? With ePropertyWatchTM, that information (and much more) comes directly to you. This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations. ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list. So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use! Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page: ePropertyWatch-sign up form. Feel free to forward this link to any friends, family, or coworkers you knowremember, any homeowner in the U.S. can utilize this service! You have my assurance that I will NOT use any email address to send someone spam email!

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Another slow month for our Forest North Estates neighborhood:  Our inventory went up to 2.0 months (vs. our YTD 1.4 avg); we only had 2 pending sales that were on the market for 51 days; we only had 1 home sold at 97.3% of their asking price at only $154.21/sf (1.5% over 2016 sellers) and it took 40 days to get an offer for it.  The number of homes for sale and the days on the market for them were our bright spots.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March?  A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong.  Homes that are in great condition, staged properly and priced right sell year-long in our area.  Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.  

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August saw a slight improvement in home sale activity in our Forest North Estates neighborhood:  We only had 2 homes for sale (out of 655 available); our inventory dropped back to .70 months; and we had 3 home sales.  The number of days on market, fewer pending sales and lower sales prices (the 3 homes sold for 1.8% LESS than 2016 sellers got) were our downsides.

Are you considering selling your home next year? I recommend starting your research now into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer).  Getting your home in tip-top shape will be especially important if the shift from a seller’s market to a buyer’s market continues next year.  Here is a good website that has a broad range of information for home sellers you might find useful: Tips on Selling Your Home. And, here are links to vendor websites to find contractors:  Angie’s List    Pro Referral   Home Advisor

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July was not a good month for our Forest North Estates home sellers with: Too many homes for sale (4 vs. our 2.7 YTD avg); days on market much higher; inventory increasing for our 4th month in a row to 4.0 months (the number of months it would take to sell all homes currently on the market at the current sales rate); our Activity Ratio below our YTD avg of 53%; and we only sold 1 home for only .6% more per square foot than last year’s sellers got.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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Home sales in our Forest North Estates neighborhood really cooled off in June as shown by the increase in yellow categories (ie-negative trending). Homes for sale were high and both pending & sold homes were lower than our YTD averages; our inventory shot up to 3.0 months (vs. 1.1 YTD avg); our Activity Ratio has declined each of the past 3 months; and our days on market (ADOM) for home sellers continues to be high the past 3 months.

You will notice that I’ve added a new category to replace the “Hotness Ratio”….the “Activity Ratio”. The AR is similar to the HR in that it is a future indicator of the direction our market is heading by comparing how many homes went under contract (ie-Pending) compared to the number of homes for sale. The HR compared Pendings to For Sale, while the ARA compares Pendings to (For Sale + Pendings). A slight difference, but the AR has a maximum cap of 100% while the HR had a max cap of 1,000%. I feel that most people understand the 0 -100 range better since more metrics we see frequently (like grades in school, etc) are based on the 0-100 range. There is no hard and fast rule about what makes a good AR number, but, generally, 25%+ represents a strong market. For instance, if 2 homes are Pending and there are 6 homes for sale, the AR is 25% [2 / (6+2) = 25%]. An AR of 50% would represent a very hot market since the For Sale and Pendings would be the same [ie-6 / (6+6) = 50%].

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Things cooled off slightly in May in our Forest North Estates neighborhood, but only with the # days on the market for our 2 homes and our 4 sellers getting only 95% of their asking price at $144.99/sf (4.5% lower than our 2016 price/sf). However, the good news is that our days on market were better for the other 2 categories; our inventory remains very low at only .50 months; and we got 4 pending sales and 4 home sales (our best month this year).
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Home sales in our Forest North Estates neighborhood had a great month in April with: only 1 home for sale (out of 655 in our neighborhood); only .50 months of inventory; an incredible 400% Hotness ratio; lower days on market; and our 2 home sellers got 99% of their asking price in only 10 days (25% of our YTD avg) and for 24.7% more/sf than home sellers got in 2016!
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March saw overall improvement in our Forest North Estates home sales: Our days on market fell in all 3 categories; our inventory of homes remains low at only 1.5 months (less than 6 is a Seller’s Market); and our 2 home sellers got an average of $169.83/sf (+11.8% from 2016)!

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.
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February home sales in our Forest North Estates neighborhood were somewhat better than January with: Only 2 homes for sale (our of 655); low inventory of 1.0 month (less than 6 is a seller’s market); and our sellers got 99.1% of their asking price. We only had 1 Pending, however, our Hotness ratio dropped to 50% (vs. 144% avg in 2016); and our 2 home sellers got 6.7% LESS than those in 2016 and took 109 days to get an offer.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.
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With the exception of no home sales, December single family numbers for our Forest North Estates neighborhood were pretty good: We only have 1 home for sale (60% less than last year’s average); 3 Pending sales; and a Hotness ratio of 300% (more than double 2016’s number). Let’s see if our sales activity picks up this spring and returns to the levels we saw before the slowdown at the end of last year (which most of Austin saw).

Contact me today to set up your free, no-obligation Market Snapshot. This will provide you with timely reports about home sales activity in your neighborhood…with data straight from our Austin MLS.
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We didn’t have a great month in December in our Forest North Estate neighborhood: We had no pending sales (future indicator of market activity); and, our 3 homes have been on the market for 76 days (vs. our 45 day average for 2016). Our 2 home sellers, however, did get 100% of their asking price for 11.3% more/sf than our 2015 sellers got.

How did Forest North fare for all of last year? Quite well as you can see from the stats below.


We kept our monthly homes for sale down; which cut our inventory number in half from 2015’s number (2.3); our Hotness ratio was up; and our home prices were up slightly from 2015.
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Home sales in our Forest North Estates neighborhood were mixed in November with some positive and negative items. On the plus side, our inventory remains low at only .70 months heading into the traditionally slower winter season; our Pending sale got an offer in only 3 days; and we sold 3 homes which is over our YTD average. not so good: We only had 1 Pending sale (ie-has contract but not closed) and our 3 home sellers got $137.50/sf which is nearly 7% below our YTD average and also below our 2015 average.

Did you know that–according to the National Association of Realtors–92% of home buyers start their search online; 76% drove by the home to look at it; and 44% bought the home they found? Obviously, having your home well represented requires not only having it in the Austin MLS, but also in the hundreds of home websites that are available to home buyers. Keller Williams has a proprietary listing system the sends our client’s homes to over 900 of the most popular websites to give the home the best chance of getting an offer quickly. Here is a link to my home marketing plan so you can see just what I will do to get it sold if you hire me: Marketing Plan to Sell Your Home. This is a good time of year to make decisions if you are thinking of selling next spring when our market begins to heat up each year.
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October was a somewhat improved month for home sales in our Forest North Estates neighborhood with several more green categories: Having only 1 listing going into the slower fall/winter season is a plus; this dropped our inventory (the # of months it would take to sell all homes at the current sales pace) to only .50 (one of our lowest this year); it shot our Hotness ratio to 300% (tied for our highest); and our 2 home sellers got offers in only 13 days. Our only negative are the days on market (ADOM) being high.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend my Market Snapshot program. This FREE service pulls data from our MLS (Multiple Listing Service) on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Here is a link to a sample report so you can see what information is provided: Market Snapshot – Sample report. Let me know if you–or someone you know–wants me to create a Market Snapshot for their home. I frequently hear that home sellers and buyers simply utilize a feature on the Zillow website called a Zestimate to determine a home’s value. This is not recommended in Texas because Texas is one of the few “non-disclosure” states, meaning that home sales are not reported to the local appraisal district like they are in other states. While other states get fresh data to feed their county appraisals, in Texas, Zillow is relegated to using mathematical algorithms to “guesstimate” a home’s value which is why they are seldom accurate, either. So, in other states, Zestimates are much more accurate than here in Texas. The CMA program I use has a page included which pulls in Zestimates for the property and it is not unusual to see Zestimate values off by 10-15%…worthless to use for any serious market valuation.
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The number of homes for sale, pendings and sold listings were close to our average YTD numbers in Forest North Estates last month. However, we experienced some cooling of the market in our Hotness ratio (about 2/3 our YTD avg); days on market higher than normal; and our 3 home sellers had to drop their price an average of 3.1% from their list price before getting an offer.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you have to sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly, and priced right sell year-long in our area. Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.
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The home sales pricing was very good in our Forest North Estates neighborhood last month with our 2 home sellers getting offers in only 11 days and selling for 8.1% more than our sellers got in 2015 ($159.63/sf vs. $147.66. However, our other categories didn’t fare well: Our 6 homes for sale is over twice our YTD avg; causing our inventory to rise to 3.0 months (+130% our YTD avg and our highest this year); Our Hotness ratio plunged to only 33% (lowest this year); we only have 2 Pendings (67% of our YTD avg) and they took 57 days to get offers.

Have you decided not to sell this year, but you might want to next year? I recommend starting your research into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer). Here is a good website that has a broad range of information for home sellers you might find useful: Selling Your Home.

Also, future home sellers will want to see what homes are selling for in both their neighborhood and any neighborhoods where they might purchase their replacement home. For home sales statistics (straight from the source of all data…the Austin MLS), I recommend Market Snapshot, a free, no-obligation service I offer. Here is a more information: Market Snapshot. To find information about homes for sale anywhere in the Austin metro area, I recommend downloading this Keller Williams application to your cell phone which allows you to find home listing details while driving around, or by doing a manual map search: KW Home Search App. This, too, is a free application. Call or text me at 512-853-0110 or by email robert@AustinTxHomeSales.com to receive either or both of these great applications.
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One of the best months we’ve had so far in our Forest North Estates neighborhood: only 2 homes for sale which gives only .70 months of inventory; a Hotness ratio of 200%; 3 homes sold in 20 days (about 1/2 our YTD avg) for nearly their asking price and got $158.84/sf which is an incredible 24.4% over last year’s prices! And, our days on market (ADOM) for both pendings and sales were low.

It is NOT too late to sell your home this year! In spite of our traditional strong spring/summer selling season, we still typically sell over 50% of our homes during the last 6 months of the year. I can provide you with a CMA (comparative market analysis) to show you how much your home is worth…just call/text me at 512-853-0110, or email me at robert@AustinTxHomeSales.com. If needed, I can also help you get your home ready for the market, including staging your home.