— Spicewood/Balcones Sales Stats

September was a mostly average month for home sales in our Spicewood/Balcones neighborhood (2-3k sf), but some things dropped which isn’t that unusual for our slower fall/winter months:  inventory jumped to 3.0 months (vs. our 1.2 YTD avg) and only 2 home sales.

Larger homes in our neighborhood fared better with more green categories like:  inventory dropping; above average home sales; days on market falling, etc.  

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.

******************************************************************************

Home sales in our Spicewood/Balcones neighborhood (2-3k sq. ft. homes) had mixed results in August.  On the plus side, we had 9 home sales (vs. our 7.5/mo YTD avg) who got a very good 9.7% more/sf than 2018 sellers received.  On the negative side, though, we had too many homes for sale at 10 (vs. our 7.1/mo YTD avg); only 2 pending sales (vs. our 7.3/mo YTD avg) and our Activity ratio plummeted to only 17% (our lowest month this year).

Somewhat better results with larger homes in our neighborhood:  days on market dropped in 2 categories; our Activity ratio rose to 56%; and our 3 home sellers got offers in only 14 days at a whopping 16.3% MORE/sf than last year’s seller’s received.

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.

*********************************************************************************

The 8 home sellers in our Spicewood/Balcones neighborhood (2-3k sq. ft. homes) received an incredible 13.9% MORE/sf than our sellers received in 2018!   Otherwise, the remainder of the categories were at or near our normal averages.

Larger homes (3-4k sq. ft.) in our neighborhood, however, fared better overall with 6 green categories:  days on market dropped in all 3 categories; pending sales was up; our home sellers received over their asking price at an average of 5.1% more/sf than last year’s sellers received.

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.

*******************************************************************************

June was a very solid month for home sales in our Spicewood/Balcones neighborhood (homes sized 2-3k sf) with: days on market dropping for all 3 categories; 9 home sales is 26% over our YTD avg; and our sellers received 6.5% more/sf than last year’s sellers received.

For the 1st 6 months of 2019: Days on market for all 3 categories are down substantially; inventory is down 50%; our Pending sales are up 70%; and our sales/month are up nearly 50%.

Larger homes in our neighborhood didn’t fare as well: 6 homes for sale is 58% higher than our YTD avg; our 3 sellers took 69 days to get an offer and sold for 96.8% of their asking price at a sales price that was an incredible 14% LESS than 2018 sellers received.

For the 1st 6 months of 2019: Homes for sale are down 43%; days on market for all 3 categories are down substantially; Activity ratio is up 63%; inventory is down 34% and our sales are up 33%.

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

******************************************************************************

May was another solid month for homes sized 2-3k square feet in our Spicewood/Balcones neighborhood & very similar to April’s results.  Except for a few too many homes for sale, we had lower days on market for all 3 categories; low inventory; 9 pending home sales; and our 10 home sellers got 1.9% OVER their asking price in only 9 days and for 8.4% more/sf than last year!

Larger homes did well, too, with: only 1 month of inventory (the number of months it would take to sell all homes currently for sale at the current sales pace); our days on market dropped in 2 categories; and our 4 sellers received 4.6% more/sf than 2018 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.

*********************************************************************************

Only 1 yellow category (# of homes for sale) in our Spicewood/Balcones neighborhood (homes sized 2-3k sf).  We also had lower days on market with 2 categories; only .90 months of inventory; 11 home sales (more than double 2018’s avg); and our sellers got an incredible 11.7% more/sf than 2018’s sellers received.

Much like the smaller homes in our neighborhood, we only had 1 yellow category and solid greens with:  days on market falling with all 3 categories; a very low .70 months of inventory; 7 home sales (nearly 3 times our 2018 avg!); and the sellers got 8.6% more/sf than last year’s sellers and sold for 3.1% OVER their asking price!

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.

***********************************************************************************************************

We had a very solid month in March for homes sized 2-3k square feet in our Spicewood/Balcones neighborhood: a whopping 12 pending sales (2.5 times our monthly avg in 2018!); a 71% Activity ratio (future indicator of the market); only 1.0 months of inventory (half of last year’s avg); lower days on market for 2 categories; and our 5 home sellers got 1.7% OVER their asking price.

A mixed month, however, for our larger homes (3-4k sf) with: 3.0 months of inventory (+36% over 2018 avg); and only 1 home sold that went for only $158.71/sf (20% LESS than 2018 sellers…1 sale doesn’t make a good average, though).  On the plus side, we had 5 pending home sales (double last year’s avg); 63% Activity ratio (over twice last year’s avg); and our days on market went down for all 3 categories.

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.

************************************************************************

 

 

2019 started out mostly good for us in our Spicewood/Balcones (2-3k sf) neighborhood with:  Only 3 homes for sale (vs. 7.8/mo avg); only 1.5 months of inventory (down from 2.1 last year); 6 pending sales (up from 4.7 last year); an Activity ratio of 67% (nearly double our 37% in 2018); and our 2 home sellers got 99.4% of their asking price at 4.6% more than 2018 sellers received.

 

Larger homes (3-4k sf) in our neighborhood fared similarly as well in January with: only 2 homes for sale; 1.0 months of inventory (the # of months it would take to sell all homes currently for sale at the current sales pace); Activity ratio rose to 60%; and we had 3 Pending sales.  Our days on market were higher and our 2 sellers got 10% LESS than 2018 sellers received, though.

 

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.

 

#SpicewoodBalconesHomeSales  #AustinHomeSales #Thomas&KauffmanTeam

 

**************************************************************************************************

 

Homes sales in our Spicewood/Balcones neighborhood (2-3k sf) finished 2018 with mixed results:  only 4 homes for sale; our activity ratio rose to 50% (+35%); and our days on market dropped for 2 categories.  On the down side, we only sold 2 homes (-60%) and our pendings took 113 days to get offers.

For all of 2018:

Overall, somewhat disappointing with pending sales down 39% and, more importantly, our sales dropped 30% from 2017.  

Larger homes in our Spicewood/Balcones neighborhood fared better in December with: only 3 homes for sale; only .60 months of inventory (our lowest of the year); activity ratio shot up to 57% (+211% and our highest of 2018); and we had 5 homes sales (double our YTD avg) where the sellers got $199.10/sf (+9.7% over 2017 averages).

For all of 2018:

We didn’t fare so well when looking at all of 2018 with:  pendings down 40%; sales down 27%; and days on market up.  Our biggest plus was inventory dropping to 2.2 months (-15%).

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

******************************************************************************************************

Homes sized 2-3k square feet in our Spicewood/Balcones neighborhood bounced back with a very solid month and lots of green categories:  Only 4 homes for sale (less than half our YTD average and good considering we are entering the slower winter months); inventory dropped to only .70 months (our lowest this year!); our Activity ratio shot up to 56% (our 2nd highest month of 2018); and we sold 6 homes (+22% over our YTD avg) that got $208.89/sf (5.2% over 2017 average).

Unfortunately, the larger homes in our neighborhood didn’t fare as well:  No homes were sold (our 3rd month this year).

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. 

*******************************************************************************************************

October was not one of the stronger months this year in our Spicewood/Balcones neighborhood with only 2 green categories:  lower inventory and days on market for our 3 pending sales.  Our 3 pending sales, activity ratio and price/sf for our 5 home sales (-9.2% over 2017) were our low spots.

October was a bad month for our larger homes, too, with no green categories, no pending sales (a barometer of future sales activity) and only 2 homes sold.  And, like the 2-3k sf homes, our $168.90/sf average sold price ws 6.9% LESS than 2017 home sellers received.

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.

******************************************************************************************************

Home sales in our Spicewood/Balcones neighborhood (2-3,000 sf) was a mostly average one, but we do have too many homes for sales since our YTD monthly average is 8.6 and that has mostly risen the past few months.  Also, our 4 home sellers got just over the price/sf that 2017 sellers received (+0.4%).

Larger homes in our Spicewood/Balcones neighborhood (3-4,000 sf) didn’t fare well since we had no pending home sales; no home sales; and too many homes on the market (9 vs. our YTD avg of 6.7).

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.  

*****************************************************************************************************

Overall, a slower month in July for our 2-3,000sf homes in Spicewood/Balcones with: 11 homes for sale (+31%); inventory shot up to our highest since I started keeping these stats in 2012 (up 366% over our YTD number!); and we only sold 1 home.

Larger homes in our Spicewood/Balcones neighborhood fared about the same as smaller ones with: 8 homes for sale (+31%); 2 pending sales (-35%); Activity ratio dropped to 20% (-41%); and our 4 home sellers took 112 days to get offers that sold for 2.6% LESS than 2017 sellers received.

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. 

*******************************************************************************************************

Overall, June was a good home sales month for us in Spicewood/Balcones (2-3k sf homes) with: only 1.2 months of inventory; days on market down; and our 9 home sellers got 3.8% more/sf than 2017 sellers received.  Negatives: 11 homes for sale; only 2 pendings and a very low 15% Activity ratio.  With half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – actives down 44%; inventory down 21%; days on market for pendings down 12%.  Negatives: pendings down 39%; sales down 18%; and days on market for sales up 23%.

June wasn’t as good as May for us in Spicewood/Balcones (3-4k sf homes) with only 1 home sale (at only 95.4% of their asking price) and inventory shot up to 6.0 months (highest this year).  Positives: 7 pending homes (our highest this year); 54% activity ratio (highest this year); days on market down; and our home seller got 10.6% more/sf than 2017 sellers received.  With half of the year behind us, here is how we look for some categories when compared to 2017:  Positives – actives down 13% and days on market for pendings down 59%.  Negatives: days on market higher by 30-40%; pendings down 21%; inventory up 11%; and sales down 27%.

******************************************************************************************************

May was typical of home sales activity for 2018 that we’ve seen in our Spicewood/Balcones neighborhood (2-3k sf homes), though maybe a tad bit slower:  homes for sale jumped to 12 (vs. our 7.4/mo YTD avg); our inventory shot up to 4.0 months (our highest this year); and we only sold 3 homes (vs. our 4.8/mo YTD avg).  2 of our days on market were better, as was our 6 Pending sales.

Larger homes (3-4k sf) in our Spicewood/Balcones neighborhood fared better than smaller ones in May with only 1.4 months of inventory (our lowest this year); 7 homes sold (our highest this year and over double our YTD monthly avg); the sellers got OVER their asking price in only 11 days at 10.6% more/sf than 2017 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 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.

*************************************************************************************************

Overall, home sales were good in our Spicewood/Balcones neighborhood (2-3k sf homes) with 9 homes sold at over asking price and 7.8% more/sf than 2017 sellers received; our days on market were down for 2 categories and our inventory dropped to .90 months…our lowest this year.  On the downside:  We have a few too many homes for sale, too few pending sales, and our Activity Ratio dropped to less than half of our YTD avg.

April gave improved numbers for home sales in our Spicewood/Balcones neighborhood (3-4k sf homes):  6 pending sales (double our YTD avg); 1.5 months of inventory; 50% Activity Ratio (highest this year); and our 4 home sellers received offers in only 11 days.

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.

******************************************************************************************************

March produced similar results for the 2-3,000sf homes in our Spicewood/Balcones neighborhood as they have the 1st 2 months:  only 5 homes for sale (vs. 14.3/mo avg in 2017); our inventory dropped to only 1.0 months (less than 6 is a seller’s market); our Activity Ratio rose to 55%; and our days on market for sellers was only 18 days.  Our negatives are that we only sold 5 homes and they only received .10% more/sf than 2017 sellers received.

There was a mixed-bag of results for larger homes in our Spicewood/Balcones neighborhood in March:  we had 7 homes for sale (vs. our 4.3/mo YTD avg); our inventory jumped to 3.5 months; we only sold 2 homes (vs. 3.42/mo in 2017); and our sellers received only 96.5% of their asking price and sold at $168.45/sf (7.2% LESS than 2017 sellers received).

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!

***********************************************************************************************

Homes sized 2-3,000 sf in our Spicewood/Balcones neighborhood had a mixed bag of sales results in February.  On a positive note: We only had 7 homes for sale (2017 avg = 14.3); our inventory dropped to 1.4 months (2017 avg = 2.1); and our 5 home sellers got 5.9% more/sf than 2017 sellers received.  Our negatives are longer days on market in 2 categories and only 5 Pending sales (2017 avg = 7.7/mo).

Except for last December, larger homes (3-4,000 sf) in our Spicewood/Balcones neighborhood have really struggled with home sales for over 6 months.  Our bright spots last month:  only 2 homes for sale (2017 avg = 6.7); only 2.0 months of inventory (vs. 2.6/mo last year); and our 1 home seller got 4% more/sf than sellers received in 2017.  Our negatives are: only 1 Pending home sale (vs. 4.2/mo in 2017); 1 home sold; and days on market were very high for 2 categories.

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.

*****************************************************************************************************

Smaller homes in our Spicewood/Balcones neighborhood fared better than our larger ones with 5 homes for sale (65% lower than our 2017 avg); our Activity ratio jumped to 58% (vs. 35% in 2017); and our 2 home sellers got 2.4% more/sf than last year’s home sellers got.

Larger home sales in our Spicewood/Balcones neighborhood got off to a rough start with no pending sales and no homes sold….the 1st time that has happened since I began keeping stats in 2012.  Our number of homes for sale, four, is good however.

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!

********************************************************************************************************

December was another rough month in our Spicewood/Balcones neighborhood (2-3k sf homes) with only 4 pending sales (nearly half our YTD avg); only 4 home sales (43% below our YTD avg); higher days on the market; and the sellers got only $180.67/sf which was 6.3% LOWER than 2016 sellers got.  Our bright spots were only 5 homes for sale (vs. our 14.3 YTD monthly avg) going into the slower winter months and our very low 1.3 months of inventory.

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

————————

Home sales ended the year on a high note in our Spicewood/Balcones neighborhood (3-4k sf homes) with only 4 homes for sale (vs. 6.7 YTD avg) going into the slower winter months; inventory dropped to 2.0 months (vs. 2.6/mo YTD avg); and our 2 home sellers got $188.33/sf which is 5.6% more than 2016 sellers got.  Our negatives were no pending sales, only 2 sales and higher days on the market.

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

************************************************************************************

Smaller homes in our Spicewood/Balcones neighborhood fared about the same as the larger ones:  higher days on market; only 4 pending sales (half of our YTD avg); and our 7 home sellers got .40% LESS/sf than 2016 sellers got.

Larger homes in our Spicewood/Balcones neighborhood had our 1st green categories since August with: only 4 homes for sale (good for going into the slower winter months) and our Activity ratio rose to 43%.  On the down side: our days on market continues to rise; we only had 3 pending sales (vs. 4.5/mo YTD avg) and we had no home sales.

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 formFeel 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!

**********************************************************************************

A mostly average month for our 2-3,000sf home sellers with few things separating themselves from what we have averaged this year.  We did have 3 yellow categories, however, with our 7 home sellers getting 96% of their asking price which took 56 days and they only got $188.44/sf (2.3% LESS than last year’s sellers).

September was clearly the worst month home this year for larger home sellers in our Spicewood/Balcones neighborhood….all yellow categories and no green ones.  Only 2 pending sales; our inventory shot up to 8.0 months (over 6 is considered a buyer’s market); our Activity ratio dropped to 20% (our lowest this year); we only sold 1 home and it took 298 for them to get an offer and it sold for only $153.87/sf (13.7% LESS per sf than 2016 sellers got).

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.  

***********************************************************************************

Smaller homes in our Spicewood/Balcones neighborhood had 2 bright spots in August:  we had 11 pending home sales and our 5 home sellers got $228.99/sf which was 18.7% more than last year’s home sellers got.  On the downside: we still have too many homes for sale at 18 (even though we dropped below 20 homes, we have still 27% more on the market than we averaged last year); they’ve been on the market for 74 days (32% more than our YTD avg); our inventory shot up to 3.6 months (our highest this year); and we only sold 5 homes (1/3 less than we’ve averaged this year).

August was a mixed bag for larger home sales in our Spicewood/Balcones neighborhood:  On the plus side, our inventory dropped back down from 4.0 months to 1.6 months; we sold 5 homes (14% over our YTD avg); and they sold in only 18 days (vs. our YTD avg of 40).  Our negatives were: only 2 pending home sales (a third of our YTD avg); they took a whopping 216 days to get offers; our Activity ratio dropped to less than half of our 44% YTD avg; and, they sold for 2.9% LESS than last year’s home sellers got.  If you need to sell this year, make sure your home is in tip-top shape and priced below the other comparable homes (ie-your competition) for sale.

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

************************************************************************************


Similar to our larger homes, the 2-3k sized homes in our Spicewood/Balcones neighborhood had a slow month in July with: 22 homes for sale (vs. our 16.2 YTD avg and 14.2 avg in 2016); our inventory rose to 2.4 months; our Activity Ratio dropped to 21% (56% lower than our 37% YTD avg); and our 9 home sellers got 96.8% of their asking price. Our positives: 9 home sales in 27 days at $201.34/sf which was 4.4% more than last year’s sellers got.


July home sales for our 3k+ square foot homes in Spicewood/Balcones dropped off from June with: An increase in our inventory to 4.0 months (double our YTD avg); a dropping Activity Ratio; and only 2 homes sold (less than half our YTD avg). Our positives were dropping ADOM on 2 categories and our 2 home sellers getting @213.98/sf which is 20% MORE than 2016 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.
*****************************************************************************************

Larger homes in our Spicewood/Balcones neighborhood had a very similar month in June as the smaller homes: Our inventory dropped to 1.8 months; we sold 12 homes (60% more than our 7.5/mo YTD avg) who got $203.75/sf average for their homes (5.6% more than 2016 sellers got) and our days on market for 2 categories were low.


Overall, June was a pretty good month for home sales in our Spicewood/Balcones neighborhood for homes of the 3-4,000sf size: Our inventory remains low at only 1.1 months (less than 6 is a seller’s market); we sold 8 homes (nearly double our 4.5 YTD avg) who got OVER their asking price and at $208.73/sf (17% more than last year’s sellers got). Our only real negatives were too many homes for sale/too few pending sales and our Activity Ratio that has dropped for 3 months in a row.

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%].
****************************************************************************************

While some categories in our Spicewood/Balcones neighborhood were better (11 days for our Pending sales and $209.44/sf which is 8.6% over 2016); there are some troubling signs, too: we have 24 homes for sale (our 4th month in a row of increasing numbers & the highest month since I began tracking in 2012); our inventory went up to 3.4 months (our 3rd month in a row of increasing); and our Hotness ratio dropped to 42% (our 4th month in a row of decreasing).

With the exception of too many homes for sale, May’s home sales figures for larger homes in our Spicewood/Balcones neighborhood were very good: decreasing inventory (our 4th month in a row); good Pending sales (with low days on market to get a contract); 8 home sales (over twice our YTD avg); and the home sellers got $191.37/sf (+7.3% over last year) in only 21 days (about 1/3 of our YTD avg)!
*****************************************************************************************

Homes sized 2-3k square feet didn’t fare as well as the larger homes in our Spicewood/Balcones neighborhood: Days on market decreased in 2 of our categories and we had 12 Pending listings (26% more than our YTD avg and 56% higher than 2016’s avg), but our inventory took a big jump to 3.4 months (+79% of our YTD avg) due to our 17 homes for sale. If you want/need to sell your home this year, make sure you have it well-staged, clean, priced right and have professional photos and a walk-thru video to increase your odds of selling soon.


Larger homes in our Spicewood/Balcones neighborhood had a great month in April with only 1 yellow category. Our days on market were down for all 3 categories; we had 11 Pending sales (our best since March/2013!); we sold 5 homes (nearly double our YTD avg) and those sellers got 99.3% of their asking price at 4.4% more/sf than 2016 sellers received.
****************************************************************************************

Home sales in March improved in the 2-3k sf sized homes in our Spicewood/Balcones neighborhood: days on market improved in 2 categories; our inventory dropped to only 1.4 months; our Hotness ratio remains strong; our 8 home sellers got exactly their asking price and they got $207.91/sf (7.8% more than 2016 sellers received).


We had some improvement in our March home sales for larger homes in our Spicewood/Balcones neighborhood: days on market were better in 2 of the 3 categories; we had 9 Pending sales (nearly double of our YTD avg and nearly 3 times our 2016 avg); and our home sellers got $190.01/sf (6.5% more than 2016). Our inventory of homes, however, has increased each month this year.

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.
****************************************************************************************

Home sales stats for 2-3k sq. ft. homes in our Spicewood/Balcones neighborhood were a mixed bag in February: Only 8 homes for sale (vs. 14.2/mo in 2016) was good, along with 10 pending sales (vs. 7.7/mo in 2016); and our Hotness ratio shot up to 125% (from 50% in January and 54% avg in 2016). Unfortunately, we only sold 3 homes at 93.8% of their asking price and less/sf than 2016 sellers got. Our days on market remain high for all categories.


February home sales for 3-4k sq. ft. homes in our Spicewood/Balcones neighborhood were virtually identical to January’s numbers: Only 3 homes for sale (vs. 8/mo in 2016); 3 months of inventory; and a Hotness ratio of 133% (nearly 3 times our 2016 figure of 47%). On the downside: we only sold 1 home which got only $152.42/sf (nearly 15% less than in 2016); and our days on market remain high for most categories.

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.
******************************************************************************************

Homes sized 2-3,000sf had a decent month in January in our Spicewood/Balcones neighborhood with: only 8 homes for sale (down 44% from 2016); 1.1 month of inventory (down 62%); and 7 home sales (up 20%)…all good considering Nov-Feb represents our 4 slowest months each year. Our negatives: only 4 Pending sales (down 48%) and higher ADOM numbers.


Larger homes in our Spicewood/Balcones neighborhood saw better numbers in January than December with: only 2 homes for sale (down 75% from 2016); only 1.0 month of inventory (down 71%); Hotness ratio of 150% (up 219%); and our sellers got 99.4% of their asking price. Our only negatives were just 2 home sales (down 25%); lower priced for our 2 home sellers; and, higher ADOM numbers. 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.
**********************************************************************************************

We ended 2016 with a nice uptick in December with: only 10 homes for sale (40% less than our YTD avg); our inventory dropped to only 1.3 months (our 2nd lowest month this year); Hotness was the highest we’ve had since February; and, our 8 home sellers (up 37%) got 5.1% more than 2015 sellers received.

Here is a recap of 2016 for our 2-3k square feet homes in our Spicewood/Balcones neighborhood:

Like the larger homes, we had a slower year than we saw in 2015: Homes for sale jumped 125%; days on market jumped on all 3 by 27% to 114%; our inventory more than doubled from 1.2 months to 2.9 months; and, our Hotness ratio fell by 46%. On a positive note, the number of pendings/mo went up by 22% and our home sellers got 3.7% more/sf for their homes.


For our larger homes, December was fairly average with the exception of our high ADOM numbers and only 1 home sale which received 21% less/sf than last year’s sellers. Our homes for sale finally dropped down to below our YTD avg with only 3 homes…our lowest month this year and our Hotness ratio jumped to 100% (our 2nd highest this year and well over the 0-30% we averaged the past 4 months).

Here is how the larger homes in our Spicewood/Balcones neighborhood fared last year:

As you can see, we had a slowing of our market compared to 2015 with: 8 homes for sale (38% more); inventory went to 3.5 months (up 41%); Hotness ratio dropped to 47% (down 21%); our ADOM for homes for sale and Pending were up significantly; and we sold 13% fewer homes.
***********************************************************************************************

We had a somewhat better month for homes of the 2-3,000sf size last month in our Spicewood/Balcones neighborhood: we had 10 Pending sales (ie-have contract but not closed) for the 2nd double-digit month in this category; our Hotness ratio was above our YTD average; and we sold 5 homes (about our YTD average). The number of homes for sale continues to remain high–as it has for most of this year–with 16 in November; and our days on market (ADOM) for all 3 categories are higher than they averaged in 2015.


November was a rough month for larger home sales in our Spicewood/Balcones neighborhood with: only 1 Pending home sale (ie-has contract but not closed); our Hotness ratio plunged to 13% (compared to our 68% average the 1st six months of this year); and NO homes sold (that hasn’t happened since Dec/2013).

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.
******************************************************************************************

The smaller homes in our Spicewood/Balcones neighborhood fared slightly better than the larger ones with 10 Pending sales (25% higher than our YTD avg); our Hotness ratio went up; and our home sellers only had to wait 15 days to get offers. On the downside: we have too many homes for sale; our inventory jumped to 5 months (our 2nd highest this year); our days on market (ADOM) remain high; and our 3 home sellers got 8.8% LESS per square foot than sellers this or last year.


Larger homes in our Spicewood/Balcones neighborhood have experienced more of a slowdown than our smaller homes have: We have too many homes for sale going into the slower fall/winter season; we had NO Pending sales last month (Pendings are a future indicator of our market); our inventory has gone up four months in a row; we only sold 2 homes at an average price/sf of $175.86 (only .30% higher than last year’s sellers). If you need to sell your home this year, make sure it is in great condition and priced below the average of your competing homes.

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.
******************************************************************************************

Activity for the smaller homes in our Spicewood/Balcones neighborhood were similar to larger homes: We have had too many homes for sale virtually all year with 13 last month (last year we averaged 6.3); our days on the market for all stages of the selling process are higher; we only had 4 sales (vs. nearly 6 YTD avg) which took 61 days to get offers.


September wasn’t a good one for our Spicewood/Balcones neighborhood’s larger homes: We have more homes for sale than our YTD monthly average; they have been on the market for 125 days; our Hotness ratio plunged to only 10% (vs. our 54% YTD avg); our 3 home sellers got 2.8% less than their asking price in 37 days at an average price/sf of $173.54 which is less than last years home sellers received. If you need/want to sell this year make sure your home is in great condition and priced below the average of the other homes you are competing against to have the best chance of 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.
*******************************************************************************************

The best categories in our Spicewood/Balcones neighborhoods last month were our very low inventory of only 1.5 months and our 12 homes sales (twice our monthly avg). However, our front-end activities aren’t doing so well: 18 homes for sale (a persistent problem this year since we are averaging more than double our avg in 2015); they have been on the market for 67 days; our 5 Pending sales have been on the market for 38 days which dropped our Hotness ratio to only 28% (our lowest this year).


Overall, a slow month for home sales in our Spicewood/Balcones neighborhood with: 10 homes for sale (+20% avg); only 3 Pending sales (down 40%); Hotness ratio of 30% (our 2nd lowest this year); and our 5 home sellers took 46 days to get offers & sold for 97.1% of asking price at $181.68/sf (below our avg). On a positive note, however, we only have 2 months of inventory and sold 5 homes (54% over our avg).

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.
*********************************************************************************************

Too many homes for sale in our Spicewood/Balcones neighborhood continued to dog us in July. We’ve averaged 14 homes/mo on the market vs. only 6.3 last year. This has caused our ADOM to increase each month since Mar and moved our inventory to 4.0 months (vs. 1.2 last year). We did have 11 Pending sales (45% over our YTD avg) and our 5 home sellers got 1.8% over asking price in only 16 days, so there were some bright spots.


We had a very good July in our Spicewood/Balcones neighborhood: Our inventory dropped down to only 1.6 months (our lowest this year and less than half our YTD avg); 6 Pending sales; a Hotness ratio of 75%; and our 5 home sellers got over their asking price at $188.30/sf which is 7.4% over last year’s price/sf.

It is NOT too late to sell your home this year! In spite of our traditional strong spring/early 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.