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Circle C Housing Market Update for May 2020

Circle C Housing Market Update for May 2020

  May 2019 May 2020 % Change
Homes Sold 32 21 Down 36%
Average Price $532,918 $590,845 Up 11%
Average Size 2,866 sf 3,120 sf Up 09%
Average $/SF $188/sf $194/sf Up 03%


The new normal (in the midst of Covid-19)

In my last post (date April 2020), Austin Real Estate Market update amid the Corona Virus April 2020, I suggested that we just did not know what was to come except for the very short term.  Anything past 2-3 months I categorized as “it depends”.  So, where are we know that its June some 3 ½ months later.  Well, Corona Virus is not really contained, the lockdown is letting up, most people are wearing masks (thank you!), and oddly… housing in Austin is still very strong but only because our economy is good and inventory is incredibly low.  From the table above, when comparing May Year over Year in Circle C Ranch, # sold homes is down 36% and prices are up.

The current market

I think the most amazing thing to me, is that sellers have really tightened down… for a few valid reasons.  First-hand, I have had some sellers take a seat and not list this spring as planned because they were unsure of the market.  I suspect sellers are also sitting tight despite the stimulus checks because they are not 100% sure they will have a job when the dust settles.  That might lead to an avalanche of home sellers in the fall – that remains to be seen.  Buyers on the other hand are chomping at the bit to find a suitable home. As an example, click here and note the following on the Change YoY % line at the bottom of the table.  Do you see what I see?  Active listings (18) are down 70% year over year from this time last year. Wow!  Similarly, in Meridian, active listings (3) are also down 70% year over year from the middle of June last year. Pending sales are down 20% in Circle C and down 25% in Meridian year over year.

It will likely be a truncated year in terms of the number of homes that go on the market and sell.  That tightening of the supply is having an impact on pricing.  I have personally seen many homes go “Multiple Offer” or into a closed auction bidding scenario in price bands from 200k to 800k, the bulk of the Austin market.

What about the summer events?

Finally, I also need to update you (our clients) on our summer plans as well.  As you may recall, we have been sponsors of the Grey Rock Golf Club (formerly Circle C Golf Club) Stars and Stripes celebration since it’s inception.  Unfortunately, the event is cancelled for 2020 due to Covid-19.  While disappointed, I understand the decision.  Let us stay apart and stay safe folks.  We will get back to outside and indoor events soon enough.  Safety first!

For More Information

For more information about the Circle C housing market and your particular neighborhood click here to view the updated Market Stats report on or  There you’ll see a google map with specific values for each neighborhood and if you scroll down a little two tabs with more information – one for the prior six months and one for the annual growth rate.

Still have questions about the market or what your home value could be today?  Call me directly at (512) 288-8088 and I’ll do my best to provide an answer and there is no obligation.

Austin Real Estate Market amid the Corona Virus April 2020

Greetings all… a quick post to our friends, clients and website visitors.

Melinda and I hope you are all well, staying safe, and taking care of yourselves and family. For those of you in essential businesses and especially the Medical fields, thank you so much for what you are doing for all of us! We are forever grateful for your sacrifices and frankly, bravery.

Over the past few weeks, several of you have reached out to ask me my thoughts on the housing market…. as sellers or buyers, renters or investors. I can briefly summarize my thoughts and expectations – however, I have to answer the way my attorney friends answer – that’s to preface any projections with the words “it depends”.

“It depends”?
What that means is simple.
The answer is dependent upon how long the CV-19 virus handcuffs local, state, regional, national and global economies.
Real estate is ‘local’ for the most part but it’s driven by confidence. Confidence is driven by jobs and income. If jobs / income go down in a (you can enter a time frame here – as it depends) recession, confidence will be lost and home sales will likely drop in several price channels (price bands).

“The best scenario”
Let’s say we have a short pause in the economy…. 2-3 months, CV-19 is controlled, a vaccine is approved and rolled out, and the majority of the population gets back to work 100% by August. Confidence would replace uncertainty. That would be awesome. If this becomes a prolonged ‘pause’, obviously the opposite would be more likely.

“Our economy”
As you all probably can guess, Austin is in much better shape than other cities employment wise, and for the high-tech individuals, they may be able to work online from home. Obviously, not all workers can just go online. The service industries appear to be impacted the most right now (retail, restaurants, hotels (@ < 5% occupancy downtown) for example.
Housing wise, we have a lack of resale inventory and builders are not going gangbusters right now. Low inventory plus continuity in employment (even if from home), could contribute to prices holding their own for a period of time. (caveat – it depends).

Those are my thoughts – however, as we have not done anything like this before, I’m taking a somewhat educated guess. After all, I did get a minor in Economics in college 😉 lol.  For an expert’s opinion and projections…. I give you Mark Sprague, State Director of Information Capital with Independence Title. His latest blog post link appears below.

My thanks to Mary Tran with Independence for providing the link today.

For sellers or landlords in the near term, we are recommending virtual tours, virtual open houses, even if the property is vacant. If the property is occupied, we are suggesting block times for physical visits – for example, “….showings this Saturday from 2-4pm, 10 minute gaps between groups by appointment only – social distancing rules apply”. Property surfaces should be cleaned prior to and immediately following showing windows. Some sellers are having their properties cleaned professionally every day. Properties should also have hand sanitizer and booties available at the door. Of course, if anyone is not feeling 100%, no showings or visitors should be allowed. Unfortunately, it all depends.

Feel free to email me back with thoughts or comments, suggestions or criticism ( I can take it) … or just to let us know you are okay. Because right now, that is most important to us. We are doing okay, keeping a smile on our face and doing our best to not gain an extra 15 lbs.

#BeSafe, #BeStrong, #StayHome

Circle C Housing Market Update August, 2019

Circle C Housing Market Update August, 2019

Greetings friends and neighbors. In family-oriented neighborhoods like Circle C there is a noticeable slow down in buyer activity as many people are fitting in the last vacation of the summer and preparing for the school year. The more things change, the more they stay the same.  I observed 3 open houses on Friday night last week which is a little unusual, as most agents and buyers are active on the weekend.  This past weekend was “tax-free” weekend which again typically means the most common buyer for Circle C homes may be distracted with other activities.  The good news for sellers is after the kids are settled into the school routine, relocation buyers will replace the summer time demand.

The last six months of the year, February – July 2019

Let’s take a quick look at the home sales from February through July 2019. Over the past six months (Feb-Jul) we’ve recorded 203 homes sold… a run rate of ~ 34 homes a month.  June and July were strong month for sales, recording 41 and 44 homes as sold respectively.  The most activity in July was noted in Circle C Central (one of the largest communities in Circle C) with 9 sales in July, followed by Circle C West with 8 sales in July. As of August 13th, there are 45 homes listed for sale (Active) in MLS with a median ask price of $499k. There are 56 homes with a Pending status and a median ask price of $537k.  That number is skewed a little on the upper side as there are five pending homes with an ask price over $700k, and one at a whopping $1,385,000!

Year to Date 2019

Year to date, January 2019 to August 13th, we have recorded 218 sales in MLS. The average home sold during that time was a 2003 4 bedroom, 3 ½ bath home with about 2,830 sf of living space.  Average ask price was $526k and sold for an average of $523k with only 38 days on market. The median ask price over that same timeframe was $500k and median sold price was $499,950.  Median days on market were a mere 10 days!

As for July 2018 versus July 2019: See table below to see the monthly stats year over year.


  July 2018 July 2019 % Change
Homes Sold 37 44 Up 19%
Median Sold Price $512,500 $497,500 Down 3%
Median Size 2,914 sf 2,963 sf Up 2%
Median $/SF $180.38 $183.32 Up 2%
Median Days 6 15 Up 150%


The upper and the lower limits

Okay, the median prices are holding steady and volume of sales continue to be impressive.  What about the upper and lower limits, or range of values?  Last year, the most expensive home that sold between January and August 12, 2018 was a $880k, 5-bedroom, 4-bath, 3-car garage, 4,347 SF home in Avana.  This year the most expensive home sold between January and August 12, 2019 was a $1,251,500, 5-bedroom, 5-bath, 5300 sf home in the Hillside section of Circle C.  On the lower end, last year the least expensive home that sold was a $355,000, 3-bedroom, 2-bath, 2057 sf home in Circle C Central.  This year the least expensive home that has been sold was a $350,000, 2-bedroom, 2-bath, 1,482 sf home in Park West.  So, Circle C sold prices are ranging of $350k to $1.25MM YTD…. and sold home sizes from 2057 sf to 5300 sf YTD.

The Takeaway

While volumes are still impressive, we are running slightly behind our 2018 pace (238 versus 218, or down 9%) as forecast earlier this year and median home price is slightly higher (up 2%).

For More Information

For more information about the Circle C housing market and your particular neighborhood click here to view the updated Market Stats report on or  There you’ll see a google map with specific values for each neighborhood and if you scroll down a little two tabs with more information – one for the prior six months and one for the annual growth rate.

Still have questions about the market or what your home value could be today?  Call me directly at (512) 288-8088 and I’ll do my best to provide an answer and there is no obligation.

Circle C Housing Market Update February 2019

Circle C Housing Market Update February 14, 2019

Hey neighbors, Happy Valentine’s Day!  Hopefully you’ve picked up something special for your Valentine and can relax the rest of the day.  Me, I’m thinking about the housing market in good old Circle C.  If you have a few minutes, let’s go over the numbers for the past 6 months and January specifically.  It’s a new year and people are thinking about moving again.

The past six months and January totals

Between August 2018 and January 2019, we recorded 150 sales in Circle C.  Average size was 2806 Square Foot, average price was $512k or $182/Square Foot.  Those numbers were slightly down from last month.  Only nine homes closed in Circle C during the month of January!  That’s amazing.  We typically average about 30 home closings in a month, but January was SLOW.  Remember, January closings are the result of December contracts… so really December was a slow month.  Last year we saw 16 homes close in January 2018.    The minimum sale recorded in January 2019 was a 1,690 Square Foot home for $379,500.  The average home in January was 2,621 SQUARE FOOT and closed at $453k.  The highest recorded sale in MLS for January was a 2,750 square foot home that closed at $465k.

When I think about the market now, I notice a few very interesting things.  First, the lack of homes on the market – it’s amazing to me that a community the size of Circle C (approx. 5500 homes) that only 30 homes are currently ACTIVE and for sale.  Of those 30, nearly half (14) are new construction.  That means there are only 16 resale homes available. Wow.  Using the National Association of REALTORS© months of inventory measurement, NAR would say that Circle C currently has only 1 month of inventory!  That is what we would call a giant Seller’s market.  Now there are more new construction homes available in various stages of build, but they may not be listed in the MLS.  Still, this is a tough environment for Buyers.

See table below to see the January stats year over year.


  Jan 2018 Jan 2019 % Change
Homes Sold 16 9 Down 44%
Minimum price $370,100 $372,500 Up 1%
Average price $454,521 $446,389 Down 2%
Median price $439,500 $464,000 Up 6%
High price $601,490 $525,000 Down 13%


The Take Away

It’s only been one month for 2019, but given our lack of resale home inventory I am not going to forecast a huge 2019 in terms of home sales.  After all, some of the current inventory is not actually ready to move into (new construction) yet.  I did notice a change from our two builders in the area – Cal Atlantic / Village Builders who have homes going up in Hillside Estates, Greyrock and Avana.  Looks like they are still going strong and I expect that Greyrock will be built out in early 2020.  Avana and Hillside Estates similarly.  Homes By AVI moved their sales office away but are building a few 3 story townhomes as specs, and fielding inquiries by phone.

It’s going to be an interesting year folks.  Here’s to your Valentine’s Day – we hope you have a wonderful day and an even greater year!

For More Information

For more information about the Circle C housing market and your particular neighborhood click here to view the updated Market Stats report on or  There you’ll see a google map with specific values for each neighborhood and if you scroll down a little two tabs with more information – one for the prior six months and one for the annual growth rate.

Still have questions about the market or what your home value could be today?  Call me directly at (512) 288-8088 and I’ll do my best to provide an answer and there is no obligation.

14th Annual Stars and Stripes Celebration

Whew, it was a hot one temperature wise, but what a great time everyone had at our 14th Annual VIP Client Appreciation celebration at Grey Rock Golf Club’s Stars and Stripes event on July 3rd, 2018!

Over 240 clients and their friends attended this year’s celebration of our independence as a nation in our VIP section off the 18th fairway, with over 3,000 in total attendance at the club. The gates opened at 6pm and the parking lot filled quickly.

Parents and kids alike enjoyed 400 hot dogs, bags and bags of chips, cookies and lemonade in our section alone. Adam the Balloon man was busy making all sorts of fun hats and playful animals while Russ was busy applying temporary tattoos for kids. The adults enjoyed 3 kegs of Alaskan brew while the temperatures slowly dropped as the sun went down.

Finally, dusk arrived and the fireworks show began – this year – with the addition of lower flying fireworks that had the crowd cheering. We would like to thank Grey Rock Golf Club for catering to our needs as well as everyone who attended our party! We are looking forward to seeing you all again next year.

Photography courtesy of Sam Armstrong Photography

Rattlesnakes are no longer on my protected species list!

A note of thanks to all of you who sent me “Get Well Soon” wishes following my run in with a rattlesnake this past May.

What can I tell you – I learned a valuable lesson – and hopefully by following our updates on Facebook, you and your family learned what a bad idea it is to try to bag a viper regardless of their size.
My encounter was with what I would call a 2’ 4” ‘baby’ rattler but he (or she) got the better of me. Thanks of course go out to the folks at Seton SW ER and Dell Seton Trauma floor for their work and kindness while halting the effects of the venom. Doctors told me that in fact, the baby rattlesnakes are worse than their full-grown parents, apparently as the baby’s do not regulate the flow of venom in a bite, they unload it all!
I’m fortunate to say that there should be no long-term effects and the bite has pretty much healed although the swelling around my finger, while much reduced, lingers as a daily reminder. If you read the story about the unlucky man from Corpus Christi who was envenomated by a headless Rattler – please take note. I thought that story was a hoax, but apparently it is all too true, the chopped off head of rattlesnakes can and will bite for how long I’m not sure. Neighbors have since shared that is why you never pick up the head of a rattlesnake – use a shovel and bury it to avoid the risk of a bite! Or if you are faced with a decision of taking on a rattlesnake or walking away, choose the latter. It’s far less risky and certainly a less expensive solution.

Circle C Housing Market Update July 16, 2018

Let’s get caught up on how Circle C Austin homes are selling this year – through the first six months of 2018.

So far, we’ve recorded 199 home sales in MLS since January 2018, that’s 22 more than the same time last year or an increase of 12% YoY. Not all sales are recorded in MLS, so we can guess that there are more new construction homes closing above that number of 199. Nevertheless, the average size of the homes recorded so far is 2,830 sf and they are selling on average for $519k. That’s $19k more than same time last year or an increase of 4% YoY. The average age of a Circle C home sale is 2004. One thing to look for in the coming months is the sales of homes in Hillside Estates, that’s the Cal Atlantic (or Village Builders) section next to the blue water tower off FM 1826. There are nine lots in the gated Hillside Estates community, and so far, we are tracking 6 homes… 2 are listed as Active at an average of $951k and 4 are listed currently as Pending at an average price of $1,028k or just over 1 Million. Homes in Greyrock Ridge (another new construction area just south of SH 45 where Mopac begins is selling quickly. Greyrock Ridge has recorded 22 sales this year, 5 of those are resales and the 17 others are new homes.
There are 58 active homes currently for sale (as of July 16), a very low amount of inventory given we are averaging one home every single day. With 47 homes pending we have just under two months of active inventory. A balanced market is reportedly 6.5 months of inventory – so we are in a strong seller’s market. Note, just because it’s a seller’s market that does not mean pricing is completely out of this world, homes that are priced well relative to the competition and present as clean and open will sell. Homes that are over priced or do not present well – will sit. The market is what the market is. If you are selling in Austin but staying in town, you will be on the buyers’ side soon enough and feel the pain of little inventory and higher prices. Many sellers have intentionally not put their home on the market as they recognize that even if they were to downsize in terms of SF, they still may pay as much or more for the new home – which does not always make financial sense.
To see more information about the Circle C housing market click here to view the updated Market Stats report on or

Back to School Season

As most of you know, it’s about that time of year… Time for Back to School shopping!

Backpacks, school supplies, pens, pencils, lunch boxes, maybe some new outfits. That’s what I think of at least… but this year is a little different.

Austin Real Estate Partners is launching a new REWARDS program specifically for educators.

That’s the Teachers, Administrators or Staff at both public or private school systems. We know that being in education requires a whole new level of patience, dedication and commitment that most people don’t possess and we think our educators should be rewarded.

So, this year will be our first formal Educators Reward Program in Central Texas. What’s the REWARD program all about? Well, we know that many educators have a tough time with purchasing their first or even second homes. It’s just so expensive in Austin and the surrounding areas. Too expensive for many. That’s why we are going to share 20% of our paycheck with you when you purchase or sell a home with Austin Real Estate Partners. To learn more about it click the Educators Reward Program link or call us and we’ll explain.

So, here’s to all our dedicated Central Texas Educators! We are pleased we can help you with your “HOME” work for once!

Contact us today at (512) 288-8088 or email us to learn more

Update on SH45 SW Progress

Greetings friends and neighbors! I was recently sent a link to a drone video of the progress as of April 21st, 2017 on the planned SH45 Toll Road between Mopac and FM 1627 and I thought you might be interested in viewing the link as well.

SH45 SW has been a hot topic ever since the state owned right of way was acquired in 1987 for use as a future roadway connecting FM 1626, Bliss Spillar, Loop 1 (Mopac) and SH 45 West of Loop 1.

I live in Greyrock Ridge, a recently developed section of Circle C Ranch, located near the South and West corner of Loop 1 (Mopac) and SH 45, so I am witness to the construction efforts increasing daily. On those days when no work is going on, I’ve take the opportunity to hike approximately 1/3 of the route personally and take photos from the ground but the drone video gives a much better perspective on the route and progress thus far. For those of you who also live in Greyrock Ridge, note the 4:10 minute market of the video and you can clearly see the Greyrock Ridge homes to the left side of the screen as it approaches the Loop 1 (Mopac) and SH 45 SW connection.

Credit to Gregg Sales for the video and potentially more updates in the future. To learn more, click this YouTube video link or go to to learn more about the project.

To redo or not to redo?

Our next door neighbors have taken the plunge and are in the thick of a complete kitchen remodel.

Their previous kitchen was in perfect working order but a little outdated. They took it down to the studs and are replacing the floors, cabinets, countertops and some appliances. It’s been two months of screeching tile saws in the driveway – right outside my studio window where I work from home as an artist. I have seen these neighbors time and again in the garage where they have their makeshift kitchen set up amongst the boxes of tile and buckets and bags and boxes… microwaving breakfast or dinner. This temporary kitchen not only shares space with the remodeling supplies but also the lawnmower & garbage cans and is also the workers hub of activity.

We have a similar kitchen and have been planning a remodel ourselves. But after witnessing the dust, mess, noise, loss of privacy and inconvenience of our neighbors project, I’m thinking I’m ok with the green Formica for a little while longer. My husband and I both work from home so where would we work? I’m an artist so temporarily moving my studio would be difficult. My neighbors took the trouble of hanging plastic sheeting everywhere to protect the non-remodeled areas but to little avail. The entire house was consumed by dust within the first week. The workers loud music, colorful language and cigarette smoke, not to mention a slew of parked cars all along the street have become fixtures of our daily existence.

Sooo, to redo or not to redo? That is the question!

Maybe you need to update your kitchen in order to put it on the market or you just moved in and want to do it for your own enjoyment! Or like us, you’ve been in your home for several years and have diy’d all you can throughout the rest of the house, the only project left to make your home “perfect” is a shiny new kitchen.

If you are following the lead of my neighbors (and many other friends in the neighborhood who have done it), what are some things to consider? “Visualize the functionality and design it to be that” says Jeremy who redid his kitchen last summer. “The biggest mistake was budget to your personality. If you like nice, you better budget for it. The other thing is if you don’t hire a general contractor, you better be there to inspect every piece of work the sub contractors do”. He also recommends “adding into your budget eating out a lot and make sure your grill works! We washed dishes in the utility sink and had our fridge & microwave in the dining room.” He said his kitchen remodel took between 8-12 weeks. His wife Kirsten chimed in with “overestimate the amount of contingency money you need (for unforeseen expenses). Only go trendy with details, keep major elements classic so your kitchen isn’t outdated in 10 years. We sealed the doors to the kitchen with plastic to keep down the dust and increase privacy”.

Another friend Krista recommends “finding a contractor you trust and don’t micromanage. Know your style (check out houzz). Invest in a few big, expensive items and mix in cheaper things. Mixed materials/styles look great! We did some Nantucket, some industrial and some modern and love the result! Don’t be home during a remodel if possible. We were away for most of it and that was a good call. Plan to eat out a lot but have a toaster oven and electric skillet in the garage or elsewhere”. She said her kitchen remodel (+ 2 baths) took 3 months.

Lindsay says to “pack up every room that is getting renovated & move it out of the area because it’s messy & dusty. We are out every day for a month while our kitchen was disassembled. My advice is to move out of the house during the renovation because it is stressful!”

Have you remodeled your kitchen? What tips & tricks do you have to share? Was it worth it?

Thanks for reading! You can find my artwork and staging at: or