Visual Tour of Austin Modern Living

There will be 27 units at the Sabine Condos in Austin offererd at auction (retail auction) at the end of February.  Starting bids are well below the last marketed list prices and there is an unknown reserve. There will be a mock auction for those who want to practice their bidding.  We have been showing and registering buyers.  If you want to set up a full building tour, call us at 512-413-0870.  The auction premium is 4% regardless of if you hire a broker (like us) or not...so call us!  We will have agents on site at the auction and can provide lots of research, pricing data and information on the building and tips on submitting winning bids.  Visit our Sabine condos Austin auction webpage for more information.

Eanes ISD Homes For Sale
This time of year there seem to be lots of great deals for people looking for homes for sale in the Eanes ISD area of Austin Texas.  From Rollingwood to out past Cuernavaca, there are Eanes area homes that are selling for far less than they were just a few months ago.  With low taxes and the best schools in the Austin area, the Eanes ISD area is first place to consider when moving to Austin.  The Eanes ISD areas include: Rollingwood, West Lake Hills, Lost Creek, Davenport, the Rob Roys, Cuernavaca, Seven Oaks, Senna Hills, Austin Lake Estates and Bee Caves West to name a few.  Here is a great site that lists all the homes for sale in the Eanes ISD area updated daily.

New north Austin condo for sale is stylish, smart and affordable.  We are happy to list this new north Austin condo for sale.  This an open floor plan Austin condo that would make a great Austin investment property, roommate plan or first time home buyer condo.  It's close to major employers, has a two car attached garage and has an awesome covered back porch patio great watching the sunset and back yard pond!  Here is a link to the Austin condo virtual tour

Click here for more info on Austin condos
Click here for more info on Austin modern homes

South Austin condo for lease. We are happy to offer a fantastic south Austin condo for lease for just $1500/month.  It's at the Bel Condo is killer cool.  Industrial modern finishes, roof top deck, the works.  Will consider very short term lease. Here is a link to the listing page: Bel Air Austin Condo for Lease

downtown Austin condos

downtown Austin condo market

Just a quick note to let you know that we just updated our Eanes For Sale webpage with some new maps and information on homes for sale in the Eanes ISD area of Austin. There is a new Lake Hills Boundary map, and a new Eanes boundary map.

Great Deals on Homes for Sale in Eanes ISD Austin
Many of you know that we specialize in selling homes in the Eanes ISD area of Austin Texas. Our unique branding and marketing has helped home sellers in Eanes gain an edge against stiff compitition.  Here is a link to our website with tons of information on homes for sale in the Eanes ISD area of Austin Texas. 

Eanes ISD Real Estate Eanes ISD Austin real estate is one of Austin's hidden gems. Investors, owner occupants, flippers and builders have been flocking to east Austin for years. With current prices and a healthy inventory of great homes on the market, now is a great time to get in on the action.  Here is a great website to find great deals on homes for sale in Eanes ISD.

Great Austin Real Estate website!
Just want to make sure that everyone knows about our website for people looking for Austin condos and Austin luxury homes. This is one of the top ranked Austin real estate websites around. We specialize in selling Austin modern homes and downtown Austin condos. We also have a great section for people looking for Eanes real estate and homes for sale in Eanes ISD Austin.  What a lot of people like about the AustinModernLiving.com website is our Austin open house schedule that we update every weekend.  You can find all the open houses in any Austin neighborhood you're looking in, such as Steiner Ranch Open houses, Avery Ranch Open houses, South Austin Open houses and Circle C open houses.

The "SunFlowers - An Electric Garden" installation on the west side of the Meuller Redevelopment can't be missed from I-35.  Designed by artists Mags Harries and Lajos Heder as a sustainable public art installation, the iconic "flowers" also serve as solar panels, and provide shade on a hiking trail that winds through them.

The artists say: "We set out to create something new and fitting for the Mueller Redevelopment and for the whole city of Austin. Sustainable development and environmental stewardship are a high priority here. We decided to put our project to work creating renewable energy, as well as shade and comfort along the bike path. Natural sunflowers process solar energy to grow, ours do it to light themselves at night and to put extra kilowatts of electrical energy into the grid."

We say it's a perfect combination of style and function, that fits nicely with the modern home scene in Austin.

Check it out in person at the Meuller Redevelopment, or learn more here:  http://muellersunflowers.powerdash.com/about/

What is an "Attached 1/2 Duplex" and what is a "Condex" vs a Condo?
I recently had someone ask why they saw the MLS list the property type as a "condo" or an "attached 1/2 duplex" when the property was clearly a single family home.  Here was my response and what I hope is an accurate, if not quick, overview of an often mis-understood type of property ownership.

I'll try to explain what I (and a few others) call the "condex"
Austin is running out of close-in land and lots to build on.  Builders are taking older houses down and building out new construction homes on them.   The city of Austin has many building and zoning restrictions that allow only a certain "density" of single and multiple-family housing development.  Certain lots are zoned only for a single family residence (what we call a house!), other lots are zoned for duplexes, others for 4-plexes, apartments, etc.  The sweet spot in the Austin market for the last couple of years has been designing (mostly with a modern aesthetic) a "duplex" that lives like 2 single family homes.  Builders have done this by pushing the envelope in terms of what the City of Austin considers a duplex and what the public really wants to buy and live in (a single family house).  From a marketing perspective, a "duplex" is usually a side A and a side B.  Investors usually buy them as rent houses, right?  But this is different because you are only buying SIDE A or SIDE B...not both.  Each side is considered a single family dwelling and while the lot is still platted as one lot, and even though the structure shares a wall and roof, they are surveyed with a division of land (well, sometimes). 

What about the HOA and Insurance?
I know you are scratching your head right now.  These are legit properties and super popular right now in Austin because the designs are usually modern and it allows families to live close in for a lower price.  In a nutshell, these are duplexes, where you buy one side of the duplex and share 2 expenses with the other half:  1. home owner's insurance policy, and 2. maintenance of the shared structure, mainly the roof.  Now, insurance companies do not recognize this type of home as described, but they do recognize and underwrite insurance on "condos".  SO, the builder hires a lawyer, who drafts the legal paperwork to "condo-ize the duplex" and voila you have a...condex (which is the word I use!).  And this is where the HOA part comes into play.  The two sides each are given (usually) 50% voting rights in this newly formed, tiny, 2-party HOA.  HOA docs are usually very simple and cover how to pay for insurance and maintenance.  The only fees are usually those required to pay for the insurance and maintenance.

There is still a lot of confusion in the marketplace
Now, the Austin MLS system and probably 95% of Realtors in Austin have absolutely no idea what I just wrote above! They know "house", "condo", "duplex"...if it doesn't fit in one of those boxes it doesn't exist!  As if this needed further complication, the Austin MLS just a few months ago added a property type field called "Attached 1/2 Duplex".  In my opinion this isn't perfect nomenclature and certainly most agents in Austin are not using it, still opting to list these properties as "condos".  I'm on the fence if I like it or not, but I do use it and hope all Realtors will start to use it.  In fact there are only 23 listed as "attached ½ duplex" in Austin right now.  Here is a link to them just so you can compare and contrast:
Customer Full - Residential

Here is a link to my website:
Austin condos for sale in Austin

The Bel Air Condos Auction Information:
Hate to see the Bel Air condos go to auction. Some of the best units are in the remaining 25, lots with rooftop decks, lots with views of the park next door, even one that will be sold fully furnished. We will have two agents (including myself) at the auction representing buyers. If you want us to assist with walk-throughs, pricing and bidding, call us.

Here is a link to more information including a pricing table and auction instructions:
Bel Air Condos Auction

We recommend that you do a walk-through of the units ASAP...call 512-413-0870 to schedule your walk-through. If you are financing you need to act quickly since registrations are due Thursday, August 6.

___________________________________________

Tom Bates
Broker, Realtor®
Tergerson Real Estate
tom@tergerson.com
Ph: 512-413-0870
Fx: 512-533-0470
www.AustinModernLiving.com 

Opportunity knocks for those wanting a project and can turn around an almost cool design on a great Lake Travis waterfront lot with a boat dock.  This new construction Austin modern home is partially completed and was on the market last year for almost $2 million.  Now it's being sold as is for $500k. The lot alone is probably worth that.  Lake front modern bones for $79/sf...hmmm, the numbers could work for the right team to go in and finish up. This one is being sold as-is and will require the bank to approve the sale.  Call me for details.  512-413-0870 Austin modern homes

Austin modern homes in east Austin don't get much better than this Austin Agave (arggg Nine Sixty Nine) house for sale by the owner.  This is one of the original homes built at Agave by KRDB...I guess you could call it "vintage Agave" if you wanted to!  (Probably no one but me laughed at that, eh.)  Cool house though, the address is 5400 Sendero Hills, check out their open houses and their website is http://www.5400senderohills.com/.  The sellers are working with brokers so if you want to schedule a time to visit this property with representation let us know or give us a call.  Click here for more info on MCM and post-modern Austin modern homes

Killer Austin modern condos for sale in the mid $300s or for lease or lease purchase under $2000/month.  These Austin condexes live like single family homes in a quiet off the beaten-trail Austin neighborhood.  This is probably one of the best built Austin condexes available for lease purchase right now.  No carpet, private mini-yards, beautiful low maintenance and low water usage xeriscaped exteriors.  If you are looking for an Austin lease purchase for a new construction Austin modern home, this is one of your best bets right now.  Boom.  Call Tom to show 512-413-0870 (buyer's agency)

Rarely do you find an Austin Modern Home as delicious as this sporting massive waterfront.  And when you do it's usually listed for mega-millions.  Can you believe then that this new construction beauty is available in the mid $400s?!  Neither can I.  People call us all the time looking for a killer deal, and this is it.  Waterfront, ridiculously low price, well respected local MCM-aficionado-builder, killer modern Austin house. Call me for details. Austin modern homes

Imaging waking up and looking out over your serene 5-acres Texas hill country modern compound.  I imagine walking bare-foot through this totally awesome uber industrial modern home and taking a morning swim and sipping fresh coffee Four Seasons style...oops W Hotel style.  This is a freaking cool austin modern home with style and edge and is only 15 minutes to a downtown austin dinner reservation.  It's also in the best school district in Texas.  Oh, and they just dropped their price $250k!  Our clients already know about it.  Call me or get our Austin Modern Homes list.  And check out our photo album of this gem!

Agava Modern Homes in Austin - Nine Sixty Nine
We recently updated our website with a description of Agave Nine Sixty Nine in east Austin. This is a radically cool neighborhood in east Austin with tons of modern homes and a unique urban experience.  Homes in Agave are attainable at prices far lower than most modern or new construction homes in Austin, plus they are built to be low maintenance and to some extent green built.

Click here for more information on modern homes in Austin Texas.

Austin Modern Homes in East Austin
Just a quick note to say we have a new listing coming up this week in hot east Austin. More info at Austin Modern Homes

We'll have more photos coming out this week but here is the front of the house:

We'll update our Austin wide MLS open house schedule if you want to check it out yourself, but we'll probably have an open house for at least the next couple of weeks.

More info on Modern homes and Austin architecture at AustinModernLiving.com

512-413-0870

The 04 Lofts at 1401 Eva Street in 78704 South Austin
Just a quick note to say we just updated our page on The 04 Lofts at 1401 Eva Street in Sough Austin. The 04 Lofts is a great low-rise new construction condos project (just completed in 2008) designed by Dick Clark Architects.  The space is modern, industrial and hip; and the location is in smoking hot SOCO just off South Congress.  You'll see us many nights accross the street at the Continental Club or shoving pie and drinking PBR out of a can at Home Slice Pizza.  Your closest residential neighborhood is Travis Heights.

Prices at The 04 Lofts
Current prices for the 12 remaining units range from $295k to $725k...most of them are priced at $303.50/sf.  Visit our 04 Lofts page for more info and for current listings.

More information on other hot Austin condos here

Tarrytown Location
Tarrytown is a hot pocket of real estate located between 35 Street and Enfield and Mopac to Town Lake...it's roughly a mile and half by a mile and half square made up of multilple official "subdivision" names that most people just refer to as Tarrytown.

Current Tarrytown Homes For Sale
Currently the Austin MLS has 84 residential properties for sale in the general Tarrytown area; 75% of these listings are houses, and the remaining are townhouses and condos.  The average active listing for alll property types is currently $825,000 or $299/sf.  The average property on the market is a 3 bedroom 3 bath 2,682 sf property that's been on the market for an average of 120 days.  Prices range from $3,200,000 ($567/sf) to $199,000 ($155/sf).  For a list of all the listing for sale in Tarrytown or for a deeper level of market activity visit Tarrytown Austin homes for sale.