Karen Staha, CRS,GRI,ABR REALTOR

In my experience selling homes, I find that often-times my buyers get so caught up in the ambiance of a home and neighborhood they tend to overlook what lies beyond the boundaries of the home or neighborhood itself. In many rural and revitalizing urban areas, those beautiful green spaces, tree lines, or farmlands overlooking existing homes and subdivisions offer no guarantee it will always be an undisturbed setting.

Part of the decision making process of a home purchase should include the understanding of possible future land use change around you. Development is inevitable in growing communities, and it should come as no surprise when undeveloped land is rezoned, subdivided and transformed into residential subdivisions, retail stores, shopping malls, office parks or roadways.

It's no secret that Austin is one of the fastest growing areas in the nation and new development is taking place in every direction. I have seen vast amounts of raw land and farms in Austin and outlying Cedar Park, Leander, Round Rock and Pflugerville get swallowed up by residential and commercial development - much to the dismay of some residents who once enjoyed a quiet and rural setting.

Development, large or small, can enhance or hinder an existing neighborhood appeal or home value. An apartment complex, retail center or major roadway might be completely out of character adjoining a low density single-family dwelling area - but it does happen. I took this picture today of a water pump station being erected on a lot directly behind a row of three year old homes. It's my guess those homeowners didn't give much thought to the future land use facing their yards when they bought.

An example of enhanced land use could be the development of like-kind homes or an establishment that conforms to the existing surroundings. Publicly owned parks, recreational areas, and dedicated land-use easements are more secure in being preserved from future development.

When assisting buyers with a home purchase, I will draw their attention to undeveloped adjoining land and the potential for development so they can make an informed buying decision. If the land is already planned development, I provide those details. I also caution that land zoning can change. What might be zoned as single-family development has the potential to be approved for a zoning change that could open the floodgates to industrial or commercial .

The bottom line is to know what lies beyond the front door of the home you want to purchase. Drive around the neighborhood areas and observe what is developed or undeveloped close by. Knowing the potentials of future land improvements might prevent you the disappointment of waking up one morning to the sound of bulldozing for a roadway on your neighbors land.

If your relocating to Austin or a surrounding community or already here and would like Real Estate or local information , I welcome your call or email.

Karen Staha, CRS,GRI,ABR, REALTOR - Gaston & Sheehan Realty (512) 217-2435 email: kmstaha@aol.com web: www.karenstaha.com

Copyright © By Karen Staha, All Rights Reserved

I wonder why some home buyers think new construction means "perfect condition." Everything is brand new and looks perfect but how can one be so sure it's perfectly problem-free. After all, with the majority of construction tasks (foundation, framing, electrical, plumbing, etc) being subcontracted out and so much going on at one time, it's nearly impossible for the builder/contractor to personally monitor all phases of the home construction. Mistakes and oversights can happen along the way even when working with the best of builders. Some mistakes may even take several years to become apparent and can be very expensive to correct once out of builder warranty.

Regardless of resale or new home purchase, I will always recommend my clients have a professional home inspection. In the case of new construction there are usually three inspections: At the time the foundation is poured, when the framed walls are up but not closed in, and when the home is complete but before the pre-close "walk-thru." The three phase inspection can cost around $300 per phase but in the long-term investment -- and a big investment at that -- it is a relatively inexpensive safeguard. The cost is easy to justify if you can imagine costly repairs later on down the road when the home is out of the builder warranty.

A home inspector evaluates the structure of the house, and gives feedback about other systems such as the roof, plumbing, electrical system, heating and air conditioning units, insulation, doors, windows and more. There may likely be inspection items the builder will need to address. A written report detailing findings is prepared after each inspection phase. The report is provided to the builder who is typically responsible to ensure that the repair items will be dealt with appropriately and prior to close of the home.

There is a difference between an independent inspection and one by a county or municipal inspector. These officials enforce code compliance, not workmanship. A county inspector won't note a missing baseboard, but an independent inspector will. Your lender may require progress reports as it releases construction money in draws, but those aren't full-fledged inspections. There are quite a few home inspectors for choose from in and around the Austin area but not all necessarily specialize in new home construction inspections.

The home inspection will also point out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will also have a better understanding of the property you are about to purchase,

If your relocating to Texas or already here and would like more information about selling or buying a home in Austin, Pflugerville, Round Rock, Hutto or Cedar Park & Leander , I welcome your call or email.

Karen Staha, CRS,GRI,ABR, REALTOR - Gaston & Sheehan Realty - 512 217-2435 email: kmstaha@aol.com web: www.karenstaha.com

Pflugerville has one of the best public park system around offering a total 28 miles of scenic trails. Many of these trails wander throughout the city, under bridges and along the banks of Gilliand Creek. The trails have numerous entrances that feed into several neighborhoods and loop around tree-shaded parks, playground and picnic areas.

Many of the trails are concrete surface making it easy and enjoyable for joggers and bike riding. On any given day, your bound to see all sorts of activity here with a basketball court, sand vollyball, two plays cape areas and several picnic & barbeque pit locations. We often walk our dogs and ride our bikes along these trails and find that it's a great alternative to the busier Town Lake trails. Children love to play in the shallow areas of the Gilliand Creek and it's been known that you can even catch a fish or two here.

Part of the trail system that loops along Gilliand Creek to Immanuel Road was recently designated the 'Heritage Trail Loop' by the United States Department of the Interior National Park Service as a National Recreation Trail in the National Trails System. This 3 mile section runs alongside several historic sites including Bottling Works building, Kady Lake, the old rail line, the Carrington School and Bohls House, all of which are marked with historical signs

Pfluger Park also plays host to the Deutschen Pfest, a large annual Festival held in May. The park has a large pavilion that can be reserved for private gatherings and a public pool that gets plenty of summer time use.

Pfluger Park is a great place for residents and visitors to enjoy the outdoors.

If your relocating to Texas or already here and would like more information about selling or buying a home in Austin, Pflugerville, Round Rock, Hutto or Cedar Park & Leander , I welcome your call or email.

Karen Staha, CRS,GRI,ABR, REALTOR - Gaston & Sheehan Realty 512-217-2435 email: kmstaha@aol.com web: www.karenstaha.com

Copyright © By Karen Staha, All Rights Reserved....'Enjoying the Great Outdoors in Pflugerville'

Today marks 7 years since the 911 tragedy. A day that we remember and honor those who died that September 11 and the many more who gave their life serving for our peace and freedom.

Pflugerville has lost three of its own since that day and nine more dating back to World War I who died in war. Through the efforts of a group of citizens, The Pflugerville Fallen Warrior Committee was formed in 2004 to plan a way to memorialize those soldiers. Thanks to them and the many other citizens, $100,000 was raised to fund the project. As a result, a life-sized bronze sculpture honoring three generations of fallen Pflugerville warriors was dedicated on Veterans Day 2005. The sculpture, named The Fallen Warrior, stands proudly in Pfluger Park with the names of those eleven men engraved on a granite pentagon.

The sculpture, made by Cindy Burleson, is truly a beautiful work of art.

Here is a three page article about The Fallen Warrior. The Fallen Warrior Memorial

It goes without saying that Pflugerville is a growing, energetic community. Once small and off the beaten path, the town experienced several growth spurts over the past three decades from a population of 664 in 1980 to 40.030 as of Jan 1, 2008.

For people relocating to Pflugerville, the population growth has brought plenty of newer home communities to choose from. At my last recent count, there were 16 new homes subdivisions being developed here and now. The truth is, Pflugerville is full of wonderful neighborhoods - both new and old. One of my favorite established communities is a development composed of three adjoining neighborhoods built out during the 1980's thru mid 1990's - Saxony, Katymead and Willow Creek - consisting of about 971 homes in all.

These three neighborhoods have managed to preserve the charming rural feel despite the immense growth around them. A drive through the tree-lined streets reveals that residents in Saxony, Katymead and Willow Creek are committed to maintaining the beautiful lush look of their neighborhoods. Homes here are not cookie cutter built - Every home seems to have it's own style and design. - something you won't always experience in a newer home community.

Like most communities that grow outward from the hub of town, so has Pflugerville. Because Saxony, Katymead & Willow Creek were developed early on in population growth, these neighborhoods are located near historical downtown offering plenty of in-town fun and conveniences . Plus, it's just a stone's throw drive to major shopping sources including our newest 1,000,000 sqft retail development, Town Hill Center. Commuting from these neighborhoods in any direction is quick and easy with IH35, SH45, SH130 just a few minutes away.

Children in these neighborhoods attend highly acclaimed Pflugerville schools - walking distance to Brookhollow Elementary and Parkcrest Middle with Pflugerville High School only a mile away. What is especially appealing to residents who live here are the hike and bike trails in and along these neighborhoods. These trails feed into the city maintained extensive park system offering a variety of outdoor activities including public pools, playgrounds and picnic areas highlighted by Gilliand Creek. Home-owners here also have access to the community pool located in the Saxony section of the neighborhood for an annual fee..

Friendly people makes Saxony, Katymead and Willow Creek a great place to live. Many of the current residents settled here when the development was first established and as new people move here, they just fall into place. If you want to give of yourself in the mix and mingle, you'll become surrounded by welcoming neighbors.

My experience selling in these neighborhoods is that there's not much for sale at any given time. Most of what does come on the market tends to sell reasonably quick. Below is some data I've compiled for each neighborhood to give you an overview of average home prices. I've also included a map that will give you a better perception of where Katymead, Saxony, and Willow Creek located and what's around it.

You will note that the map also shows two other neighborhoods close by, Meadow Park and Parkcrest. Both are established neighborhoods with some nice features and benefits If you would like more information on these or any other Pflugerville neighborhoods or if you are looking to sell/purchase a home, I'd be happy to assist you.

Karen Staha, CRS,GRI,ABR, REALTOR - Gaston & Sheehan Realty
(512 217-2435 email: kmstaha@aol.com web: www.karenstaha.com

Copyright © By Karen Staha, All Rights Reserved...... 'Three Nice in-town Pflugerville Neighborhoods'