Austin Real Estate, Kyle Real Estate Celeste Messer

Well we all thought the schools in HAYS CISD were improving and now we have the proof.

Barton Middle School went up to a Recognized Status this year along with two of the elementary schools Buda Elementary and Kyle Elementary bringing the number of Recognized Elementary Schools in Hays CISD to four. But a special shout out goes to Elm Grove Elementary for getting an EXEMPLARY Rating...way to go!!!

Hopefully we will continue to see improvements, and as we see the elementary school ratings improve, these are feeder students to the Middle and High Schools, so in time logic would have it that the kids are better prepared and therefore these ratings should continue to improve as well.

So way to go HAYS CISD!

Across District TAAS Rating Comparisons for the last 3 years

In case you're wondering how the other schools did this past year, here's a snapshot.

Keep in mind as you look at the ratings, that the school's accountability rating is just one way of looking at a particular campus. Calls to school administrators, other parents and a campus visit all together will give you a basis for deciding which school is right for your child. However if you wonder how schools in this district compare to other schools in the area when it comes to the TAAS Rating, here is an Across District School Comparisons for the last three years. (If there is no rating it could be perhaps because the school is new. It takes two years to be given a rating.)

High School Rating Comparisons

Middle School Rating Comparisons

Elementary School Rating Comparisons

If you would like to check out all of the active homes for sale in HAYS CISD go to Austin Home Search. Or if you have any questions about Buda Real Estate or Austin Area Real Estate just give a yell. Call us today at 512-449-6070 or email us at Info@Adkor.net and let us help you with your Austin Area Real Estate needs. Find out why Adkor Realty is truly...A Different Kind Of Realty!

Some say Belterra is in Dripping Springs, others say it's in Austin...well actually what causes the confusion is that Belterra is just outside of Travis County boundary but it still has a Austin mailing address. Belterra is just over the Hays County line. So it's actually much closer in to downtown Austin than many people think. It is in the Dripping Springs ISD.

So here's the summary...Belterra is in Hays county, it has an Austin mailing address, it's in the Dripping Springs schools...is that confusing enough?

But any way you cut it, Belterra is a lovely place to call home. How do we know that...we work with many out-of-state clients and one of the reasons people choose us is that we work all of Austin and surrounding areas. That means we can show a client homes anywhere in Austin, but more importantly we can take them to neighborhoods in Cedar Park, Round Rock, Lakeway, Dripping Springs, Kyle, Buda...and...well...everything in between.

When you're new to the Austin area this is important. My clients don't want to work with several agents, they want an agent that knows all of the Austin and surrounding communities. That's where we come in...we can help you understand all of your options in the Austin and surrounding area. Many times it's overwhelming for someone new to the area to figure out all of their options and to compare one area, or neighborhood to another.

To help with this we can take you on what we call a "Preview Trip" showing you homes in the various parts of Austin:Communities that work within your budget. Throughout the "tour" you'll be getting an overview of the various sides of Austin, get an idea where the communities are located in relation to each other as well as see what you get for your money...

The community of Belterra is a popular choice

We've done literally hundreds of "Preview Trips" and one of the communities that bubbles up to the top of almost everyone's list is Belterra, especially if they are working downtown Austin or on the Southwest-West sides of Austin.

This doesn't surprise me as Belterra is one of my favorite communities on the South/Southwest side of Austin. From the beginning you could tell the developer had a vision. As I drive a client down the long beautifully landscaped entrance into Belterra, they see the beautiful open spaces...and they're hooked.

What else can you say about Belterra?

I started selling homes in Belterra around 2003. Even though it was new, the developer put so much landscaping in and planned the community so well, that it didn't feel have that barren 'new construction' feel to it. From the beginning the developer committed dollars to give this community a "high end" look. Many areas wait until the area has a lot of homes before the developer will invest in this type of infrastrature, not Belterra. From the beginning the welcome center was up, boulevards put in, the hike and bike trails were started etc.

Now Belterra has an onsite elementary school, lovely pool complete with kiddie area, basketball court, playscapes, parks, hike and bike trails and lots of green space. The bike trails winding through Belterra actually go under the streets which is really cool keeping the kids from having to cross traffic on a street.

In case you are a golfer, the closest golf course would be the Circle C golf course 10 minutes away. But there are many golf courses in the Austin area you can check out.

If I was going to say anything negative about Belterra it would be that the grocery is not as close as I would like it. Most of my clients that live in Belterra say they shop at the HEB store on Slaughter, near Circle C Ranch which I'd say is 12-15 minutes away. I would think with all of the growth happening on the Highway 290 corridor between Austin and Dripping Springs this won't be the case for long.

Where's Belterra located?

Belterra is located in Hays County in Southwest Austin. it is 7 miles past the "Y" in Oak Hill off Highway 290 West. Regarding distance to downtown...well I've driven it...often...and I find that Belterra is about 15-20 minutes to downtown Austin (non rush hour).

Shopping...you're covered there as well. Belterra is just a hop, skip and a jump to several Austin Area malls. You can head North from Belterraon Highway 290, turn West on Highway 71 and you'll find the new Hill Country Galleria, or you can go north to Mopac/Loop 1 and exit Highway 360 and you're at Barton Creek Mall. Both of these malls are within a 20 minute drive.

Belterra is located about 30 minutes or so to Lake Travis. So if you have a boat at one of the many marinas as many do, you can enjoy lake activites. Lake Travis, "The Jewel of the Highland Lakes" as some call it, runs forty miles through the hills of Central Texas. It has hundreds of small coves along the shoreline, with some that wander back a mile off the main lake into secluded, undeveloped areas. It is separated from Lake Austin by Mansfield Dam. In case you wondered, Lake Austin is the stretch of the Colorado River that winds its' way through the hills west of downtown Austin. Its' moderate depth and length make it especially popular with skiers. You'll see many people enjoying Lake Austinfor boating, kayaking and canoeing.

What about the Schools of Belterra?

Though Belterra has an Austin address, it's on the edge of Hays County, and the Dripping Springs Independent School District. The Dripping Springs ISD is well thought of but Rooster Elementary which is located in the heart of Belterra, is rated exemplary, the highest rating possible. This location makes it wonderfully convenient for the kids to walk or ride their bikes to school.

What types of Homes are in Belterra?

While as a community, Belterra pretty much sells itself, the obvious question is...what about the homes and can I afford it.

The community of Belterra started in the early 2000s so most of the homes have the popular open floor plan, combined great room-kitchen combinations, large master suites and high ceilings. There have been a number of builders working to make the homes in this community both varied and lovely, a style to suit the pickiest of buyers. Most of the homes fall into what I would call the Texas Traditional, both one story and two story homes can be found and beginning popular is the one and a half story home where only the game room and a bath are upstairs. Some of the builders who have/are building in Belterra include: Highland Homes, Newmark, Streetman, Capital Pacific and Wilshire.

Belterra is 1600 acres and like all of the communities of this type, Belterra is made up of many little ‘pocket neighborhoods' each in a similar price point. That is, you wouldn't typically find a $400k dollar home, next to a $200k home. Rather they are grouped by lot size, home size and this creates price groupings. I've had many want to build a small home in Belterra but on a big lot. That doesn't happen in Belterra, or in most communities of this type around the Austin area. It's because of the developer guidelines that the builders work with. A particular section will be designed so that there are 2, maybe 3 builders in it, with homes between xx square feet and yy square feet, the lots will all be xx feet wide etc. All homes in that section must be built in accordance with these rules. That's why you might find Streetman homes for example, in two sections of the community, each section with a different product line, home styles, floor plans, upgrades etc.

The price range of homes in Belterra rom $250k to $600k+. The average real estate price for a home in Belterra would be in the $350k range.

As with all of the master planned communities in the Austin area, you'll find as you drive through Belterra that some sections have homes closer together than others, some homes are on cul-de-sac lots, some are on greenbelts where there won't be a house behind you. It's all a part of the plan. Keep in mind the larger the lot, the more trees, the more privacy etc also comes with a higher price tag.

Real Estate prices in Belterra...a summary

Real Estate Prices in Belterra for a single family home start at about $250,000 and go to as high as $600k+. Average real estate price range for Belterra would be in the $300-400k range. Unlike a community such as Steiner Ranch or Avery Ranch, there are no garden homes, town homes or condos in Belterra at this time.

If you would like to check out all of the active homes for sale in Belterra, go to Austin Home Search. If you would like to see inside one of the lovely homes, or have questions or would like to take a "Preview Trip" around the Austin and surrounding areas. Email us at info@adkor.net or give us a call at 512-449-6070.

Can I lease a home in Belterra?

We are often asked about leases in Belterra and other top communities. While the homes in Belterra are predominantly owner-occupied, there are a few leases to be found. For a list of available lease homes in Belterra again you can email us at info@adkor.net or call us at 512-449-6070 and we'll get them right out to you.

It's hard to describe Lakeway Texas Real Estate in a few words...and that's a good thing!

If you don't want a cookie cutter neighborhood, if you like lake living, if you want great schools, if you want a community with tons of amenities and three golf courses and close to shopping...then look no further. Lakeway Texas may be the place for you.

This is largely due to the fact, unlike many areas around Austin that are new, as a community Lakeway started building up around the 1960s. Many of the original homes were weekend getaways or second homes on Lake Travis. Then through the years building continued and the community grew, schools were built and began to have solid programs. So it's a community in which homes were built literally across the decades. From the 60's, 70s, 80s, 90s and now even in 2008 we are still seeing a few new homes being constructed. Granted we're down to a a very lots now in the community so probably by the 2010 the new construction will only happen as a result of teardowns.

Lakeway is located in Travis County off Highway 620 West of downtown Austin and is easily found by looking for the "giant golf ball", the water tower or Lakeway. The city boundaries of Lakeway actually straddles 620 in that some of the homes on the East side of 620 are in Lakeway and some of the homes on the West side of 620 are also in Lakeway while others on both sides have an Austin mailing address, (or to add to the confusion, Village of the Hills address). I haven't quite figured all that out but for the sake of this description I am describing what most would consider to be the "Original" Lakeway. This is the section of Lakeway that extends from Highway 620 to the West off Lakeway Blvd or Lohmans Crossing. I'll describe communities such as Alta Vista, Preserves of Lakeway, Flintrock separately.

What are the Amenities and Schools like in Lakeway?

It's almost easier to say what amenities aren't in Lakeway. Lakeway has parks, golf courses, tennis courts, even a skateboarding park along with a pool and of course...it all sits on the gorgeous Lake Travis. This means there are golf course homes as well as waterfront homes to be had if you have the money.

A main attraction of Lakeway is of course the fact the community was built on Lake Travis "The Jewel of the Highland Lakes" runs forty miles through the hills of Central Texas. It has hundreds of small coves along the shoreline, with some that wonder a mile off the main lake into some secluded, still undeveloped areas...though admittedly these are farther from Austin and harder to come by than a few years ago.

Did I say Lakeway has some golf courses? Well it bears repeating. While Lakeway has three golf courses within its boundaries, it is within minutes of ten golf courses, there are also 8 boat launches, 19 marinas, 15 public parks.

As for the schools..that's a plus as well for the community of Lakeway. The kids go to Lake Travis ISD which is one of the most highly regarded school districts in the Austin area.

What are the homes like in Lakeway?

I get this question a lot about many communities. The beauty of Lakeway is that unlike many communities around Austin, the homes in Lakeway can't be summed up in a single style. Because there is no predominant style. What makes this appealing is that the homes are all different...there is no one builder that built up Lakeway, rather it would appear there have been literally hundreds of builders over the years that put their stamp on a home in this community.

The styles of homes in Lakeway are as diverse; you can have a brand new Texas Tuscan style home, next to ranch style home built in the 1970s. You can have a huge home with the orange tile roofs and Mediterranean stucco, next to a two story country style home with a wrap around front porch. A hard contemporary style home can be next to a red brick traditional home. I think you get the picture. Somehow it all works. The winding, hilly roads curving around the golf course makes for an interesting drive all the while knowing in the very back there is the payoff...Lake Travis.

There are also a few condos, townhomes and some great garden homes in the Lakeway community there aren't a lot of them because by and large Lakeway is made up of single family stand alone homes.

How much can you expect to pay for Lakeway Real Estate?

Another tough one...the answer is vague as there is such a variety of styles, sizes and ages of homes in Lakeway the price range of the Real Estate in Lakeway is broad. The two main reasons are; 1) There are some gorgeous waterfront homes in Lakeway that run up into the millions. 2) However on the other end of the spectrum there are some small homes that were built in the 1960s and early 70s, that have not been updated.

For those preferring new construction, there are still a few opportunities left. The new construction in Lakeway will find you homes typically over 3000 sq ft with all of the most popular features upgrades. Looking at active listings and homes that sold in 2008 the average price for a home in Lakeway is roughly $575k. The price of new construction in Lakeway on the other hand averages closer to $800k. The range was from $200k for a small older home, likely not updated, to over $3 million dollars for a waterfront home.

To see all of the active homes for sale in Lakeway Texas click here.

We are often asked about leases of homes in Lakeway and other high end neighborhoods, while most of Lakeway is owner occupied, there are a few leases to be found. If you are interested in a receiving a list of the current leases in Lakeway, please email us at info@adkor.net or call us at 512-449-6070.

Whenever I drive through Lakeway and see a group of deer, especially a momma and her babies, okay so their called 'fawns'. I can't help but think of Disney's movie "Bambi".

I pause as I'm driving and watch them, many times I swear we are looking eye-to-eye, and if I'm with a client, especially if they are from out of state, usually we all ooh and aah over the deers majestic beauty.

But I was with a resident of Lakeway last week who had a different view of these lovely creatures. She just had all of her recently planted flowers eaten by a group of these deer that I was oohing and aahing over.

Believe me she was not thinking of Bambi...or if she was she would have been thinking of the part of the movie that made me cry...

So whether you love'm or hate'm you do have to find a way to live with the deer if you live in Lakeway. There are so many deer as a matter of fact, that the City of Lakeway has an ordiance...and posted signs, that you are PROHIBITED to feed the deer and will be fined if they are caught doing so.

My client asked what could she plant if she didn't want to have them eat her landscaping. And the answer is, there's no guarantee that they won't eat whatever you plant...just depends how hungry they are.

Well we went to the City Of Lakeway website and found a lot of information about deer resistant plants, plants the deer normally won't eat, but even then the city and most landscapers I've talked to, are quick to point out that no one will guarentee that a deer won't eat a particular plant.

So if anyone reading this has any ideas how people and deer can live in peace, and landscaping can thrive, send me an email. In the meantime, I just might go rent the movie Bambi and watch it again....

All that being said Lakeway Texas is a great place to call home. Click here for a list of all of the homes available for sale or lease in Lakeway.

I found the below info at the City of Lakeway site which is full of wonderful information of all kinds relating to living in Lakeway.

"Because of the unpredictable nature of our deer, there are few absolutely "deer resistant" plants. The deer normally travel in small herds in familiar routes or paths. They browse on plants that appear on their path. Thus deer may eat a certain plant in the back yard, but not in the front yard of the same house. As drought and heat conditions worsen, the deer will resort to eating plants not normally eaten just to survive.

From the following list, the plants coded as "N" are plants that are "never or rarely" eaten by deer, so these are the plants most likely to survive. The plants coded as "S" are "sometimes" eaten by the deer, depending upon the many variables of the deer browsing patterns and stress brought on by the weather conditions.

The oleander has long been a popular landscaping plant, never or rarely eaten by the deer, but is no longer recommended due to the "oleander leaf scorch" disease, which is killing many oleanders throughout Lakeway.

The Butterfly Garden, located on the Upper Trail in City Park, includes many varieties of the plants from the list, as examples of "deer resistant" plants growing in our Hill Country soil.

The following list includes many of the more popular and readily available plants that recent experience has shown to survive the deer browsing. Unfortunately, due to the unpredictability of the deer, we cannot give any guarantees of success."

We work with many out-of-state clients and one of the reasons people choose us is that we work all of Austin and surrounding areas. That means we can show a client homes anywhere in Austin, but more importantly we can take them to neighborhoods in Cedar Park, Round Rock, Lakeway, Dripping Springs, Kyle, Buda...and...well...everything in between.

When you're new to the Austin area this is important. My clients don't want to work with several agents, they want an agent that knows all of the Austin and surrounding communities. That's where we come in...we can help them understand all of their options in the Austin area. Many times it's overwhelming for someone new to the area to figure out all of their options and to compare one area, or neighborhood to another.

To help with this we can take you on what we call a "Preview Trip" showing you homes in the various parts of Austin. Communities that work within your budget. Throughout the "tour" you'll be getting an overview of the various sides of Austin, get an idea where the communities are located in relation to each other as well as see what you get for your money...for example, $350k in Hyde Park area near downtown gets you a totally different type of home than $350 would get you in, say Buda or Dripping Springs. Not better or worse, it is a different lifestyle. Only you can decide which community works best for you. Once you get your bearings and have an idea of the area you might drive into a neighborhood and immediately say, "No, I liked xxx neighborhood a lot better for the same price." Now you have reference points. In addition duirng the time we spend together we can answer the questions you may have regarding the city, the schools, taxes etc.

We've done literally hundreds of "Preview Trips" and one of the communities that bubbles up to the top of almost everyone's list is Steiner Ranch, especially if they have a family.

This doesn't surprise me a bit. From the moment I drive a client down the Quinlan Parkway into Steiner Ranch and they see the rolling hills, beautiful open spaces, proximity to the lake and all of those lovely homes...they're hooked. When they discover that there are three schools within the boundaries of Steiner Ranch and all three are rated exemplary...well that's just icing on the cake.

What else is in Steiner Ranch?

As Lake Austin makes its way to downtown Austin it touches the borders of Steiner Ranch. There are some gorgeous waterfront homes in Steiner Ranch. But even if you don't have a waterfront home in Steiner Ranch, doesn't mean you can't enjoy the lake. Steiner Ranch has a private lake park on Lake Austin that is for use by Steiner Ranch residents only. This area includes eleven boat docks, a pavilion with restroom facilities, picnic tables, a playscape, a basketball court and barbecue grills.

But one of the most eye popping aspects of Steiner Ranch is the hundreds of acres that have been set aside for a nature preserve for the protection of native Texas songbirds.

There are also miles of hike and bike trails winding through Steiner Ranch. If you have a bike you might find a challenge and beauty amid the hilly terrain.

In case you are a golfer, you might be interested to find out that the University of Texas Golf course is located in Steiner Ranch. But if you want to check out a few other golf courses, have at it, there are 10 courses within minutes of Steiner Ranch.

Where's Steiner Ranch located?

Steiner Ranch is located in Travis County in Northwest Austin. it is just south of intersection of Highways 2222 and 620. Regarding distance to downtown...well a client and I drove it one day to time it. Steiner Ranch is about 25 minutes to downtown Austin, exiting 5th Street, (I drove it at 3:30pm...non rush hour). Steiner Ranch is within minutes are ten golf courses, eight boat launches, 19 marinas and 15 public parks.

Shopping...you're covered there as well. Steiner Ranch is just a hop, skip and a jump from several Austin Area malls. You can head South from Steiner Ranch on RR 620 and you'll find the new Hill Country Galleria, or head North on RR 620 and you'll be at the Lakeline Mall just before you hit the 183 Tollway. Both the Arboretum and the Domain are also within a 20 minute drive.

But the fact that Steiner Ranch is located so close to Lake Travis is a draw for many. Lake Travis, "The Jewel of the Highland Lakes" as some call it, runs forty miles through the hills of Central Texas. It has hundreds of small coves along the shoreline, with some that wander back a mile off the main lake into secluded, undeveloped areas. It is separated from Lake Austin by Mansfield Dam.

Lake Austin is the stretch of the Colorado River that winds its' way through the hills west of downtown Austin. Its' moderate depth and length make it especially popular with skiers. You'll see many people enjoying Lake Austin for boating, kayaking and canoeing.

What about the Schools of Steiner Ranch?

Though Steiner Ranch has an Austin address, the community is in the Cedar Park/Leander Independent School District. But don't think that means they have to drive far to go to school. In fact there are three schools within Steiner Ranch itself. Laura Bush Elementary, Steiner Ranch Elementary and Canyon Ridge Middle School. All three of these schools received the top rating of Exemplary in the 2007 and once again in 2008. The High School currently is Cedar Park High School and is about a ten minute drive. However the new High School is going to be opening its doors in 2009.

What types of Homes are in Steiner Ranch?

While as a community, Steiner Ranch pretty much sells itself, the obvious question is...what about the homes and can I afford it.

There are a variety of styles of homes in Steiner Ranch. The community of Steiner Ranch started in the late 1980's so some homes are smaller and of a more traditional style that was popular back then. But if you want a newer home, don't worry, Steiner Ranch has been building new sections ever since. It is still possible to build in Steiner Ranch but would expect in a few years that will no longer be the case.

There have been a number of builders working to make the homes in this community both varied and lovely, a style to suit the pickiest of buyers. Except for the contemporary style I think you could say most other styles of homes are represented. Some of the builders who have/are building in Steiner Ranch include: David Weekley, Drees, Mercedes, Meritage, Monteray, Morrison, Newmark, Plantation, Taylor Woodrow and Toll Brothers. (I should also mention there are a few sections in Steiner Ranch that you can bring in your own builder. These are as can be expected, the higher end sections and in the 'estate' size lot areas. If these areas are of interest, call us and we'll give you more information. As this is a small percentage of the homes in Steiner Ranch we won't deal with them here.)

Steiner Ranch is large and like all of the communities of this type, Steiner Ranch is made up of many little ‘pocket neighborhoods' each in a similar price point. That is, you wouldn't find a million dollar home, next to a $300k home. Rather they are grouped by lot size, home size and this creates price groupings. I've had many want to build a small home in Steiner Ranch but on a big lot. That doesn't happen in Steiner Ranch, or in most communities of this type around the Austin area. It's because of the developer guidelines that the builders work with. A particular section will be designed so that there are 2, maybe 3 builders in it, with homes between xx square feet and yy square feet, the lots will all be xx feet wide etc. All homes in that section must be built in accordance with these rules. That's why you might find Streetman homes in two sections, each section with a different product line, home styles, floorplans, upgrades etc.

The price range of homes in Steiner Ranch is broader than many communities, running from $250k to $3million. The average real estate price for a home in Steiner Ranch would be in the $400-500k range.

You'll find as you drive through Steiner Ranch that some sections have homes closer together than others, some homes are on cul-de-sac lots, some are on greenbelts where there won't be a house behind you. It's all a part of the plan. Keep in mind the larger the lot, the more trees, the more privacy etc also comes with a higher price tag. If you have always wanted a home on the lake then you can even be one of the lucky ones that have an acre lot right with Lake Austin in your backyard. That is, if you happen to have the million of dollars necessary to purchase it. But even if you don't have that kind of pocket change. Look at this way...isn't it nice to know your community can support such gorgeous homes? Besides it helps your home appreciation!

Real Estate prices in Steiner Ranch...a summary

Real Estate Prices in Steiner Ranch for a single family home start at about $250,000 and go to as high as $3 million. Average real estate price range for Steiner Ranch would be in the $400-500k range. However you can get a smaller, older home in Steiner Ranch and stay in the mid to high 200s. There are a few executive garden homes in Steiner Ranch near the golf course running in the $400k range and some new luxury condos currently being built. If you would like to check out all of the active homes for sale in Steiner Ranch, go to Austin Home Search. If you would like to see inside one of the lovely homes, or have questions or would like to take a "Preview Trip" around the Austin and surrounding areas. Email us or give us a call at 512-449-6070.

Can I lease a home in Steiner Ranch?

We are often asked about leases in Steiner Ranch and other top communities. While the homes in Steiner Ranch are predominantly owner-occupied, there are a few leases to be found. For a list of available lease homes in Steiner Ranch call us at 512-449-6070 and we'll get them right out to you.