Julie Nelson

In Austin, Texas we do not have basements. In some neighborhoods, especially older 40's, 50's and 60's homes that are storage-challenged (Crestview, Hyde Park, Rosedale), many homeowners seem compelled to convert their attached garage into additional living space.

This is not typically a good thing.

I have seen more bad garage conversions than I have seen good garage conversions and I can spot ‘em a mile away. There is the typical 1-car conversion. There are the 2-car garages that are converted into 1-car and pulling half the garage sqft into the house. Better yet, garage doors still on the front and if you open them up you get a 6'-deep storage then a wall (that's just weird). Or garage doors still on the front but they do not open because there is a wall behind them. Oh, I have seen some weird garage conversions.

Signs of a bad garage conversion include a step down into the "new room", or a raised floor but it's noticeably hollow (clunk, clunk, clunk when you walk on it), a window HVAC unit because the owner did not bother to spend the money to pull ductwork into the space and, typically, a multitude of minor signs that it was done by the homeowner him/herself vs. a qualified contractor.

A bad garage conversion actually lessens the value of a house because it creates more of a liability ... something the new owner will have to spend money to undo to bring it up to standard. But the owner thinks they have just added 400 sqft onto their house at the same $ for $ value as the rest of the house.

So what does a good garage conversion entail? It definitely employs a qualified contractor. It comes across as seamless on both the exterior and interior. It includes central heating and cooling. It feels and looks like a natural part of the house. It's not just a weekend project of putting up insulation, drywall, a couple windows and new carpet. And it probably costs more than you think.

A good garage conversion can add value to a house but do not expect the full $ for $ increase as the rest of the house because remember, you removed the garage and unless you built a nice big shed in the backyard (emphasis on nice and big), the house is still storage-challenged. I wish we had basements in Austin.

If you are a data junkie or just intellectually curious about the real estate market around the country and how Austin and Texas compare, I found this awesome web site with a very cool interactive map that shows you the under value, fair value, over value around the country ... check it out:

https://www.nationalcity.com/main/micro-site/economics/commentary-analysis/pages/housing-valuation-analysis.asp

I sure would like to see this on just an Austin level ... undervalued neighborhoods, overvalued hoods ... we'll see.

Does Austin have a say? Girly billboards in Austin? Does Austin have a say about the visual pollution around town resulting from "gentlemen's" clubs billboards blocking the I35 corridor or Lamar or enter-your-street-here view? I have been perplexed by this since the day I arrived in Austin:I'm driving south into town on IH35 after 20 hours of winter interstate driving from Minneapolis, approaching North Pflugerville. It's 6 am. The dull pre-dawn light barely visible. I'm psyched about this Minneapolis to Austin relocation. A bit apprehensive as it has all happened so fast ... and I start seeing billboards for "gentlemen's" clubs? Gasp! A series of them all the way into town.

Building-sized barely clad women on the highway? "Gentlemen's" clubs? What is this? What have I done? Can I live here? Is this a joke, a welcome sign, an omen? I'm moving to a town that puts up with this? I thought Austin was progressive. Welcome to Texas. Hooters is probably around the corner, eh? Yikes. You get the picture. IH35 is the worst. I go out of my way to travel Mopac. Does Austin accept this? What does this say about our community? Where is the women's voice of Austin? Where are the conservatives? Where is urban planning? Certainly the collective voice of Austin can take a stand on this one. Short of defacing property, let's see if we can clean up the view. Put some clothes on those women.

At the very least, let's raise the consciousness of general Austin and advertising agencies and urban planning commissions and the women-as-entertainment industry to recognize that thousands of Austinites and visitors and snow birds who drive by these obtuse advertisements every day are offended or disgusted or avoid eye contact or drive their children via Mopac to not impress upon their impressionable sons and daughters that this is ok. To the "gentlemen's" club owners: a little less intrusive on the advertising, please; find some other medium. I'm sure the city council would agree this is not the image we want the Koreans from Samsung or the 2.3 educational degrees from the Silicon Valley to see as they cruise into the capital of Texas, the live music capital of the world, and the coolest place to live in Texas.Gasp!

Austin Condo Review: Brazos Place Lofts

Snapshot & Observations

Brazos Place Lofts

8^th & Brazos - 800 Brazos

Brazos Place Lofts is a luxury condo conversion in the heart of downtown. Built in 1948, it was the Commodore Perry Hotel and was converted from hotel to office (1984) and to condo in 2007.

Location: close to the Capital, some north or west facing have a Capital view, east has a view of the Omni Hotel and an historic church. The views are very urban (lots of downtown office space). Not to be confused with the Brazos Lofts on E. 5^th which is a low-rise 1930's radiator shop / cab company conversion (how's that for a colorful past?).

Features: open living, polished concrete floors, finished ceilings, private rooftop terraces.

Amenities: well-equipped fitness facilitly, valet, 24-hour concierge.

Parking is in a separate building but valet service is provided.

Prices & availability ... today (12.3.08) there are 4 listed for sale:

#1210 - 623 sqft for $259k

#804 - 723 sqft for $276k

#1302 - 802 sqft for $345k

#1400 - the penthouse, 2745 sqft for $1.575M

This information is based on our research and is subject to change. Call or email us for the latest availability or showings. We have access to pretty much every condo downtown and will be happy to help you assess your options.

The Nelson Project

Keller Williams Realty - Austin, TX

800-803-1955 (press 0 to reach an on-call agent)

Festive Events to Brighten your Holiday Spirit

In the Hill Country

Nov. 28^th - Jan. 12^th: Ice Skating on the Plaza

Mon. - Sun. 10am - 9 pm, Whole Foods Market Outdoor Skating Rink, 525 N. Lamar, Austin

Nov. 28^th - Jan. 4^th: "Rockin' Christmas Party"

A show that will get you in the Christmas spirit with singing & dancing.

Zachary Scott Theater, 1510 Toomey Rd, Austin - www.zachtheater.org

Nov. 28^th - Jan. 11^th: "The Santaland Diaries"

A wickedly funny holiday comedy by David Sedaris

Zachary Scott Theater, 1510 Toomey Rd, Austin - www.zachtheather.org

Throughout December: The 37^th Street Neighborhood Lights

A famous Austin neighborhood street known for its outstanding display of lights.

37^th St. at Guadalupe, Austin

1^st & 2^nd weekend in December: Main Street in Bethlehem

Burnet townspeople and street vendors recreate Bethlehem at the time of the birth of Jesus.

6pm - 9 pm on Main Street, Burnet

Dec. 3^rd - 24^th Blue Genie Art Bazaar

Over 80 local & regional artists display & sell.

Monarch Events Center, 6406 North IH-34, Suite 3100, Austin - www.bluegenieart.com

Dec. 6^th, 7^th, and 12^th: Live Holiday Music Performances at the Galleria

Come out and enjoy all your Christmas carol favorites. See Website for showtimes.

The Hill Country Galleria, 12700 Hill Country Blvd, Bee Cave - www.hillcountrygalleria.com

Dec. 6^th: 28^th Annual Christmas Stroll

A day long holiday event that kicks off with a parade and features a visit from Santa.

12pm - 8pm at the Downtown Historic Square, Georgetown - www.georgetownholiday.com

Dec. 6^th - 21^st: Ballet Austin Presents: "The Nutcracker"

See website for showtimes

The Long Center, 701 W. Riverside Dr, Austin - www.balletaustin.org

Dec. 9^th: Holiday Concert: "Handel's Messiah"

8pm at the Long Center, 701 W. Riverside Dr, Austin - www.austinsymphony.org

Dec. 12^th: Christmas Family Night

Featuring the illumination of the street with holiday lights before a visit from Santa.

6:30pm in downtown, Round Rock

Dec. 12^th - 24^th: Armadillo Christmas Bazaar (Arts & Crafts Show)

11am - 11pm at the Austin Convention Center, 2^nd & Trinity, Austin

www.armadillobazaar.com

Dec. 13^th: Trail of Lights 5k

6:30pm at Zilker Park, Austin - www.ci.austin.tx.us/tol/5k.htm

Dec. 13^th: Capital City Men's Chorus Holiday Concert:

"There's No Place Like Home for the Holidays"

7:30pm at St. Martins Lutheran Church, 606 W. 15^th St, Austin - www.io.com

Dec. 13^th: Santa's Workshop

Music, fun, arts, crafts, and Santa!

6pm - 8 pm at Heritage Oak Park, Cedar Park

Dec. 14^th: Jingle Bell 5k benefiting MADD

7:30am (registration) or 9:00am (race time) at The Domain, 11410 Century Oaks Terrace, Austin - www.runtex.com

Dec. 14^th - 23^rd: Trail of Lights Opening

Spectacular display of lights and nightly live entertainment for the whole family.

6:30 at Zilker Park, Austin

Dec. 16^th: Holiday Concert: "Christmas Sing-Along"

A free event - Families gather to joyfully sing along with the Austin Symphony and chorus.

8pm at the Long Center, 701 W. Riverside Dr, Austin - www.austinsymphony.org

Dec. 18^th: Olde Tyme Christmas Celebration

6pm - 9pm, East Street, Hutto

Dec. 30^th - 31^st: Holiday Pops Featuring The Flying Karamazov Brothers

8pm at the Long Center, 701 W. Riverside Dr, Austin - www.austinsymphony.org

Jan. 4^th: Trans-Siberian Orchestra

3:00pm and 7:30pm showtimes at the Frank Erwin Center, 1701 Red River

Austin, www.trans-siberian.com