Austin Real Estate, Kyle Real Estate Celeste Messer

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, and do, take them to neighborhoods in Cedar Park, Round Rock, Lakeway, Dripping Springs, Kyle, Buda...and...well...everywhere in between.

When you're new to the area this is important. My clients don't want to work with several agents, they want an agent that knows all of the areas. So that's where we come in...we can help them understand all of your options in the Austin/San Marcos metroplex.

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. In order to help with this we take you on what we call a "Preview Trip" showing you the various parts of Austin that would work within your budget. During the trip we'll visit homes in the various communities so you start getting a "feel" of what your money will buy in the various areas. We also will spend the drive giving you a bit of insight and education on the area as well as answering your questions regarding the various cities, the schools etc. Bottom line the choice as to where you live is up to you, our job is to make sure you understand your choices.

So back to Circle C...We've done literally hundreds of these "Preview Trips" and several communities consistently end up on the top of almost everyone's list. Circle C is one such community. Located on the Southwest side of Austin, Circle C is an extremely popular choice, especially if they have a family and you are working in Downtown Austin or in the Southwest Austin areas.

This doesn't surprise me a bit. Circle C doesn't have the rolling hills you might find in communities such as Steiner Ranch on the Northwest side of Austin, however it has a beauty all of its' own, especially if you like trees.

While many trees have been there for probably hundreds of years, the developers of Circle C have planted over a 10,000 trees in the area since the community began back in the mid 1980s. The $3million dollars they have put into landscaping is a testament to their commitment to this oasis in Southwest Austin.

While one of my clients said Steiner Ranch reminded him a bit of California...the older sections of Circle C reminds him of the lush tree lined streets in Atlanta. Two wonderful communities that look and feel distinctly different. That's the beauty of Austin...there's something for everyone.

But in any case, where ever they may be from, from the moment I drive a client into the Circle C community, they can see that Circle C is different. The roads wind a bit and the trees are lovely. There are bike lanes allowing people to ride through the huge expanse that makes up Circle C and you'll always be seeing people taking walks, riding bikes or playing in the parks.

There are miles of hike and bike trails winding through Circle Cthrough the green space.

In case you are a golfer, you might be interested to find out that the there is a golf course in Circle C as well as numerous other golf courses within minutes of the community. Here is some info on Austin Area Golf Courses.

There are miles of hike and bike trails winding through Circle Cthrough the greenspace.

In case you are a golfer, you might be interested to find out that the there is a golf course in Circle C as well as numerous other golf courses within minutes of the community. Here is some info on Austin Area Golf Courses.

Where's Circle C located? Is it convenient to Shopping?

Yes...and definitely yes. Circle C is located in Travis County, Southwest Austin just West of Mopac/(otherwise known as Loop 1) and North of Highway 45. Or look on a map and find Slaughter and head west towards 1826. Circle C's grocery is at the intersection of Slaughter and Escarpment. Circle C is about 15 minutes to downtown Austin, (non rush hour).

Shopping...you're covered there as well. Circle C is just a hop, skip and a jump from several of Austin Area most popular shopping malls. You can head North on Mopac, the second exit is Highway 360 and you'll find Barton Creek Mall. Or head West on Highway 71 and your minutes away from the new Hill Country Galleria

Day-to-day conveniences are close by as well. Within Circle C itself you'll find one of my favorites HEB stores. Why? Because they have a prepared food section that I LOVE! They have salmon, almond crusted talapia, fresh pesto and pasta salads, grilled asparagus..you name it. You can grab some items, serve it on a nice plate and you have what appears to be a healthy, home cooked meal...without the fuss.

Circle C is in the Austin Independent School District. The students are assigned to Bowie High School which is well thought of in the Austin area. There are a few different elementary schools in the area including the aclaimed Kiker Elementary which is located on Lacross, near the Circle C swimming pool. (To know which school your child will be assigned, call us and we can help you out.)

What types of Homes are in Circle C?

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

As a general statement I would say the homes in Circle C are more on the traditional side. The new construction in Circle C tends to be the larger homes, closer to 3000 square feet range and above. These homes are gorgeous as well as extremely functional. The builders have listened to what the buyers want as the new construction in Circle C almost always will have the high ceilings, open floor plans, kitchen and great room open to each other, large master suites and so much more. However if that's not what your into and you prefer an older, more traditional style home, never fear Circle C has some options for you. Because the community started in the mid 1980's there are some older homes are smaller and more "colonial" in style with the two formal living, formal diving etc popular in the 1980s.

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: DR Horton, Highland Homes, Newmark, Plantation, Capital Pacific, Hammond and Clark Wilson.

Similar

Similar to other master planned communities, Circle C is large and made up of many little ‘pocket neighborhoods' each in a similar price point. That is, you wouldn't find a $600,000 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 Circle C but they wanted to build it on a large lot. That doesn't happen in Circle C, 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.

The price range for homes in Circle C runs from mid $200s to $600k. The average home in Circle C would be in the mid $300k range.

You'll find as you drive through Circle Cthat 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 Circle C...a summary

Real Estate Prices in Circle C for a single family home start at about $250,000 and go to roughly $600k range. Average price for a home in Circle C would be in the mid $300k range.

However you can get a smaller, older home in Circle C and stay in the mid $200s. I had a client who wanted a home in Circle C but couldn't go higher than 225k. We looked at every Circle C home that came on the market for weeks, literally we would be out looking at the home within hours of it being listed as we knew a home of this price range Circle C don't stay on the market long. Well the strategy worked. We found them a wonderful home that they love, so we ran to the near by Starbucks and wrote a contract only to find out there were two offers already! Again that's because there are so few homes in Circle C in this price range...but the good news it was my client's offer that was accepted. We did everything we could on the offer to make it appealing, knowing we couldn't go any higher in price...and it worked! My clients were thrilled. So it is possible, you just might have to be patient.

There are a few executive garden homes in Circle C near the golf course running in the $300k range. These are located in a gated section of Circle C...otherwise it is single family homes throughout Circle C.

If you would like to check out all of the active homes for sale in Circle C 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 Circle C?

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

Do You like Living in Kyle Texas?

As an Austin Area Realtor I frequently work with out of town clients. I cover the entire Austin/San Marcos metroplex area so I can be in the car with clients for hours...Invariably somewhere in the conversation they will always ask "Where do you live?" I respond, "l live in Kyle". The next question, "Do you like living in Kyle?"

As I began to answer the question recently, keep in mind I've been answering it for the last five+ years I have been a realtor, something different happened. I found for the first time in the six years that I've lived in Kyle Texas, I could honestly answer...

"Yes...I do like living in Kyle." I can tell you that I had what Oprah would call an "Ah Ha" moment. I was finally considering Kyle Texas as my home.

For the last several years if I was to answer that question honestly I couldn't say I liked living in Kyle. I could say I loved living in the Austin area because I do...but I wasn't wild about living in Kyle. My intention was that my time in Kyle was temporary.

So I'm a realtor, why wouldn't I move you might ask. Well easy...I have four daughters, two of which are still living at home. They go to Hays High School and they are doing well and seem happy. (Ok, they're teenagers, they aren't going to actually admit they are happy.) Now anyone that has raised teen age girls has probably learned that if the teen is doing well, if they seem reasonably happy...don't change anything. Don't rock the boat. So several years ago I made up my mind (and my ex did the same as he too lives in Kyle) that I/we were going to be living in Kyle until our youngest graduated from High School (which is in three more years) and then I'd/we'd be clear to move.

I think for a long time that must have been my thought process. Wait it out and move. So maybe that's what kept me from feeling like Kyle was home...maybe I was considering it more of a resting stop. But somewhere along the line there's been a shift...

It happened so gradually that I didn't realize it was happening. But over time this little town has wormed itself in and around my heart. Yes Kyle isn't as 'pretty' as many parts of Austin, we don't have the fancy communities (yet) that I enjoy selling so much in Austin, Dripping Springs, Lakeway etc. and lord knows we don't have the shopping (again yet) of the other communities, but there's a simplicity about Kyle that seems to have worked for me and the kids.

I know with absolute certainty that if I needed help, or one of the kids needed help, we could ask for help and even if we didn't know the person they'd be willing to help. I saw a vegetable stand on the side of the road one day last year. The table was full of fresh vegetables, and beside the vegetables was a glass jar with money in it and a price sheet telling you go ahead and make your own change. It was the honor system...i gotta tell you it made me feel all warm and fuzzy inside that someone out there still trusts people.

Yeah, Kyle has its' problems like any city large or small, with the good comes the bad, yin and yang etc, but it works.

So now I am digging my roots in, I decided I'm going to investigate Kyle. I've sold homes in Kyle throughout the past years, but I didn't sell the community of Kyle. I was to busy checking out what Austin had to offer that I didn't even notice what was in my own back yard. While I can tell you about the neighborhoods in Kyle, how much the homes have sold for etc, I couldn't tell you what there was "To Do" in Kyle.

Well that's all about to change. I'm going to get into the swing of things around home, become active in the Kyle Chamber of Commerce, learn more about what is on the horizon for our fair city. Instead of driving all the way to Austin to entertain myself, I'm going to check out the 'local faire'. I decided in the coming weeks I'm going to enjoy of what Kyle has to offer.

It's funny how life works but shortly after I had my "Ah Ha" moment, I became a part of three different conversations, two in meetings I attended and one with a past client, that all centered on places in Kyle that they had recently visited. They all knew I lived in Kyle and so they all described their recent trips to Kyle. As it turned out two had attended weddings in Kyle, and one came in for a retreat of sorts. I have to tell you I was embarrassed to admit that I had never been to any of the three venues they were raving about and they were all within ten minutes of my home!

So I decided that had to change. In the coming weeks the top of my list of things to do and places to go in the Kyle and Buda area include: The Inn above Onion Creek, Winfield Inn and I think the other one is called Old Town or something like that. I have to look it up. I'm told it has a BBQ the second Friday of every month and a country western dancing. I'll find out the name and let you know. In fact I plan to write a review for each. How much fun it will be to see what 'spa' treatments the Inns have to offer....I haven't had a massage in a long time. And the Mandola Restaurant...that's just up the road on 150, and then there's Bordeaux which is a restaurant I love in downtown Kyle...and then maybe I'll check out "Market Days" oh and I wonder if that Flea market is still taking place, and then there's...well I guess you get the picture. So much to do...so little time.

So for now, have a great one! I guess it comes back to that phrase "Bloom where you're Planted" or something like that!

Celeste

When I have clients that would like to buy in Kyle, but when they describe their home they say; We don't want a 'new' home. We want a larger lot. We want trees. My mind automatically goes to a community such as Meadow Woods.

Meadow Woods is a small neigbhorhood just off Highway 2770 near Barton Middle School and Hays High School. Meadow Woods is in the Hays Consolidated School District and are assigned to Negley Elmentary, Barton Middle School and Hays High School.

The homes in the original section were started in the early 1980s, many/most were built by Scott Felder. There are some in the neighborhood that were built in the early to mid-nineties.

The smallest lots are typically close to a half acre so you have a bit more elbow room than some of the other Kyle neighborhoods. The homes a usually set off from the road and bit and you can see deer in the evenings as they run through the area.

The style of the homes vary as they were built before we had the large production builders. Some have been remodeled, others have not so you may be the one updating the home you buy. There is a community pool and park.

Because it's a small neighborhood, there isn't always a home for sale. But the Real Estate prices in Meadow Woods generally start in the high 100s and run well into the mid 200s depending on size and how much it has been updated.

If you would like to check out all of the active homes for sale in Meadow Woods, go to Austin Home Search, click here for homes for lease in Meadow Woods or better yet...give us a call. 512-449-6070.

Kyle Texas, though small, has numerous communities to choose from. One such community is Hometown Kyle.

Hometown Kyle is just a mile or two West of I35 (Exit number 213), past Downtown Kyle. You need to take a jog right at the stop sign to stay on Highway 150. The community will be on your left.

Hometown Kyle has easy access to I35 which makes it convenient for anyone needing to drive into Austin. (Some say one of the advantages of living on the West side of I35 is that you can head north to Austin using Highway 2770 which extends up to Buda and catch I35 there, or head to Mopac using 1626 without having to deal with the bottlenecks that currently exist getting on I35 at exits # 213,-217.)

Or if you having the urge to go shopping, you can easily head south to the Tangier/Premier Outlet mall (Did I say shopping? This outlet mall was named by the television show "The View" as one of the top three shopping destinations in the world!!!

The first homes to be sold in this community were sold in 2004. The two builders are Ryland Homes and Pulte Homes, both well known builders in the area with solid reputations.

The style of homes in Hometown Kyle would be Texas traditional. Both builders did a great job with the floorplans. You will find typically the plans are open with the kitchen and great rooms open to each other. The newer ones usually will have the taller ceilings, many will have upgrades such as granite, or tile floors.

Hometown Kyle is in the Hays Consolidated school District. The kids currently are assigned to Kyle Elementary, Wallace Middle and Lehman High School.

To get your bearings and see where Hometown Kyle is in relationship to other things in the Kyle/Buda area, here is a snapshot of an area map, click on this for an interactive Kyle and Buda Texas version.

There is no neighborhood pool in Hometown Kyle however, the Kyle community pool, complete with waterslide and life guards is conveniently located down the street. There are a few play areas in the neighborhood and the City of Kyle Parks Trail goes through Hometown Kyle.

Oh...in case you're wondering...Real Estate Prices in Hometown Kyle for a single family home starts about $150,000 and go to the mid-high $200s. There are no townhomes in the neighborhood. If you would like to check out all of the active homes for sale in Hometown Kyle, go to Austin Home Search, you can also click here for a list of homes for lease in Hometown Kyle.

Or you can call us at 512-449-6070 with any questions.

Many of my buyers ask me about purchasing foreclosures. Frequent questions are asked such as: Can you get a good deal buying a foreclosure? How do you buy a home that is in foreclosure? How long does it take? What kind of condition are they in? The answers are ....sometimes....and ...it depends. Vague though these answers may be, that's why we Realtors are here to help you. There as many different types of foreclosures and processes as there are lenders.

HUD Homes in Hays or Travis County

When you think of foreclosures many will refer to "HUD homes". These are a type of foreclosure but not the only type by any means. There are frequently HUD foreclosed homes for sale in Kyle. HUD is a government agency The Department of Housing and Urban Development. To show a HUD home you must be registered with the agency and have a HUD key. We can show you the home and if you want to make an offer on a HUD home you following a bidding process. Your Realtor (hopefully us) will help you decide what price you want to offer, then we make an electronic bid on your behalf to the government representative. The thing here is that we don't know how many others will be bidding for that home, sometimes the house will go for under the list price, while other times it will go over the list. Sometimes you may be the only one bidding, other times there can be 30 or more bidding...you never know. But if your bid is accepted then your agent will help you through the government red tape, through the inspection process all the way until move in date. The process takes a bit longer than 'normal' escrow so you need to allow at least six weeks. (At the time I am writing this there have been 36 HUD that have sold in Kyle so far in 2008. Currently there is one HUD home still listed for sale in Kyle, it happens to be in the Waterleaf subdivision.)

VA Homes in Hays or Travis County

VA is the Veteran Administration. A "VA" home foreclosure is similar to a HUD home foreclosure in that they are both foreclosures that are now government owned, however they follow a totally different process and a different set of forms. As with HUD homes the process is a bit lengthier than the 'normal' purchase and again takes at least 45 days or so from contract to close.

Bank Owned Foreclosures

It seems that each bank has its' own process for foreclosures, each with their own forms and timelines. When making an offer on any foreclosure your real estate agent (again hopefully us) will help you with understanding the process and your rights.

Short Sales

You may see the term "Short Sale" or "Pre-Foreclosure" in the listings we send. These mean that the owner has likely missed a few payments and is heading toward foreclosure. Unlike the other foreclosures mentioned above, the ownership here is still with the title holder/the owner of record on the tax record, HOWEVER they have likely been in touch with the lender and have started the process of ownership change. In these cases usually by the time it is officially in a Short Sale mode the bank has already agreed to the short sale and has started the process of ownership change. The downside on purchasing a home that is identified as a Short Sale is the timeline. If you need to be in a home quickly, or say in 2 months, you might not want to go down this road. The reason is the timeframe is totally unpredictable. It can take several weeks to even get an answer on a full price offer! You heard me, we had one client offer full price and it took three weeks to find out if their offer was accepted. It worked out for them as they weren't in a hurry but for many you could wait the three weeks, only to find out someone else's offer was accepted.

We don't discourage our clients from looking at a home that is said to be a Short Sale, however we need to make sure they understand what they are up against. We've had a couple that went very smoothly in which their offer was accepted within two days and they closed in the 'normal' 30 day period. Yet as mentioned above we've had some where literally weeks went by before we even recieved an answer on the offer itself. Then it was a cash closing yet it still took six weeks or so to close AFTER the offer was actually accepted. So you have to decide if you can handle the stress of a Short Sale...if you love the house and you are getting a good price and you don't have to be in the home in xx week, then by all means Go For It! We'll be beside you all the way.

In any of the foreclosure processes knowing who to ask the questions of is half the battle. Some lenders will allow for repairs, others will not, some will allow for seller contributed closing costs, others will not. In any case the good news about any of the bank or government owned homes is that they are not offended easily. If they do not like your offer they will simply say "No", or they will make a counter offer. They won't refuse to work with you again or be alienated or get their feelings hurt because your offer was less than they felt their home was worth.

Though you can see the average price of a Foreclosed Single Family Home in Kyle currently is $139k, that doesn't mean foreclosures are always on the lower end of the price range. In fact there are foreclosures crossing all over the price spectrum now-a-days. You'll find them in the best of neigbhorhoods. Financial hardships have hit across every income level. One current foreclosure in Austin is listed at over $1.5million. While the average listing price for the 40 single family homes in foreclosure in the city of Austin is approximately $260k.

If you are interested in purchasing a foreclosure, one of the existing foreclosed homes on the market don't fit the bill, then let us know what you are looking for and we'll keep an eye out. Because unfortunately the numbers are on the rise and will likely to continue for the coming months. Every day foreclosures are added to the MLS. According to the Foreclosure Listing Service, in the counties we cover the numbers for the year-to-date foreclosure postings have risen over the last year as follows:

Travis: 902; up 23%

Williamson: 1788 up 23%

Hays: 639 up 11%

Bastrop: 386 up 2%

What condition can I expect a foreclosed home to be in?

Some people associate the term "foreclosure" with "trashed" or bad neighborhood. That is not at all the case. While it is true I have been in some foreclosures that you have to wonder if a meth lab or something was there, the house was totally trashed, smelled awful and just gave me the heebie jeebies to walk into it. There have been a few that felt so bad to me that I wouldn't go beyond the entry way. I can't explain it but I just felt something and it gave me the goosebumps, and not in a good way. Conversely I have been in some foreclosed homes that were in pristine condition. It was obvious that the family loved the home and didn't plan on leaving any time soon as they must have spent hours painting murals on the children's bedroom walls. These are so sad and clearly a case in which someone just fell on hard times. So you never what kind of condition a home will be in until you check them out.

So if you are looking to purchase a home you might want to at least check out your options. If you would like to get a current list of foreclosures in any given area, or you'd like to receive an ongoing listing of foreclosures as they come up on the market, email us at Info@Adkor.net or call us at 512-449-6070 and we'll get that right out to you.

In the meantime if you or anyone you know is looking to buy or sell a home in Kyle Texas, or anywhere in the Austin area for that matter as we cover as far north as Georgetown and as far south as New Braunfels, call us. We're here for you.

Have a great one!