Happy Wednesday Y'all! Here is what's happening in the neighborhood this week.

NEW LISTINGS THIS WEEK IN VAWO:

8300 Ganttcrest Dr - Was listed 2 days ago for $675,000. It is 2457 square feet 3/2 with some moderate updates and previously used as a rental property. Based on the square footage, the price point isn't too aggressive but it is still a 3/2 so might be looked at as priced aggressively considering. Biggest upside is its walking distance to Dick Nichols park. 

COMING SOON IN VAWO: 

Two new listings coming soon on Abilene Trail. The coming soon on Isaac Pryor has now flipped to a rental property. 

CLOSED LISTING THIS WEEK IN VAWO:

5711 Marchmont Ln - Closed last week for $685,000. It was originally listed at $669,700. This is a great example of who multiple offers have been working at the moment. Most properties in this price point going into multiple offers are closing for about 10k over the list price. 

8917 La Siesta Bnd - Closed last week for $835,000 after being listed for 5 days. It closed at its original list price. This is a big house, almost 3,000 square feet 4/3 and updated. This makes sense considering the location and school path. 

UNDER CONTRACT THIS WEEK IN VAWO:

6204 Salcon Cliff Dr - Went under contract as expected. This property was beautifully updated inside. It was priced aggressively on the high side but likely warrants that considering the finish outs. 

My Analysis: 

The gap in the market is growing. Homes priced aggressively low are going into multiple offers first weekend and closing 10k or so above the list price and homes priced aggressively high but don't have the updates desired by buyers are sitting for 3 or 4 months before going under contract.  

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

NEW LISTINGS THIS WEEK IN VAWO:

6204 Salcon Cliff Dr was listed 5 days ago. It's 2787 square feet 4/2 that follows the Mills, Gorzycki, Bowie school path. It was listed for $850,000 and fully renovated. The down side is the size of the back yard but the updates inside may get them close to their list price. 

COMING SOON IN VAWO: 

There are a few coming soon on Abilene Trl and one coming soon in Legend Oaks on Isaac Pryor. 

CLOSED LISTING THIS WEEK IN VAWO:

7409 Whistlestop Dr was listed for 9 days at $570,000 and closed for $485,000. This was a bit of a shocker. I don't know if it should be considered a valid comp considering it looks like a fire sale. It's pretty rare that an owner accepts an offer almost $100,000 under list price after 9 days on market. 

UNDER CONTRACT THIS WEEK IN VAWO:

5903 Cannon Mountain Dr went under contract last week after being listed for 69 days. The last list price was $549,000. 

6002 Open Range Trl was listed last week at $595,000. It's a 2143 square foot 4/3 on a large lot. It's not shocking that this one was only on the market for 5 days before getting multiple offers. Priced well and updated. 

6216 La Naranja Ln went under contract on Monday after being listed for 39 days. This one was priced relatively well considering the size at $585,000. The downside for this one is that it backs to escarpment and needs some updating. 

My Analysis: 

We are seeing a little more action in the last few weeks. Homes that are priced well are starting to move. Homes that are underlisted and overpriced are continuing to sit on the market. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

NEW LISTINGS THIS WEEK IN VAWO:

8208 Ganttcrest Dr was listed 5 days ago. This 2511 square foot 3/3 follows the Mills, Small, Austin school path. This house was sold in 2023 for $907,000 which means the owners are already losing money at list price which is $849,900. Based on the current market, I would expect this to sell under $800,000. If it sells above that I'll be pleasantly surprised. 

6005 Blanco River Pass Came back on the market this week. Looks like the buyer backed out during the option period, this could be for any reason such as getting cold feet, found a different property or didn't like how the inspection went. 

COMING SOON IN VAWO: 

I have it on good authority that there will be two houses coming in the next few months on Abilene Trl. One with a pool on a corner lot and the other over 2400 square feet, renovated and backs to greenbelt. If you or anyone you know is interested please reach out. 

CLOSED LISTING THIS WEEK IN VAWO:

No closed listings in VAWO this week. 

UNDER CONTRACT THIS WEEK IN VAWO:

6032 Abilene Trl is a 1974 square foot 4/3 that was listed for $539,000. This property was listed aggressively low and got an offer in the few couple days of being on the market. If I had listed this, I probably would have listed closer to $575,000 in hopes to not leave any money on the table. It needs some updating but has a new roof and recently replaced HVAC. 

**8022 Doe Meadow Dr changed from Active under contract to pending. This is what usually happens when the inspection items have been negotiated and they are through the option period. 

STILL UNDER CONTRACT FROM LAST WEEK:

6005 Blanco River Pass went pending this week after being on the market for 11 days. This 1759 square foot 3/2 was mostly updated and priced relatively well. If I had to guess it will close relatively close to the list price (maybe 10k to 15k under). 

9112 Taylorcrest Cove went pending after one day on the market on 3/14. This is a 2148 square foot 4/2. It was listed at $680,000. This one feels like a bit of an anomaly. They may have had a contract prior to listing. This could be motivated by a family member or friend of a neighbor that wants to be close.

5711 Marchmont Ln went pending after being listed for 7 days. 2297 square foot 4/2 that follows the Mills, Small, Bowie school path. I'm going to predict this closes within 10k of this price barring any real setbacks during the inspection process. 

My Analysis: 

We are seeing sellers that have enough equity in the house to price aggressively low doing so which will ultimately drive the market down. Those who bought in 2020 or after will struggle in the coming months to break even or make any money on the sale of their home. Even in our situation where we fully renovated, if we sold today we are at break even with the renovations after purchasing in 2021. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

NEW LISTINGS THIS WEEK IN VAWO:

8600 Ganttcrest Dr was relisted 2 days ago after being on the market for 200 days last year. They had it listed as a rental property for 3 months while they waited for days on the market to reset. Its 3/2 just over 1700 square feet that follows the Mills, Small, Bowie school path. It is not currently updated. They were listed last year for $540,000 so they came back on the market with another $20,000 price reduction. 

8129 Forest Heights Ln was listed two days ago as well. This is a 1665 square foot 3/2 that follows the Mills, Small, Bowie school path. It is partially updated and sits in a great location in the neighborhood. These are always hard to predict. This could sell in a week or two months depending on the right buyer at the right time. 

6054 Abilene Trl was re-listed 5 days ago. It was listed last year for 200 days before being withdrawn and re-listed with a different agent. This house is 2365 square foot 3/3 that follows the Mills, Small, Bowie school path. It was listed at $625,000 last year and now has dropped to $650,000. Partially updated and large but only having three bedrooms will be the challenge with this one. Most people looking for a house over 2000 square feet want a fourth bedroom. 

CLOSED LISTING THIS WEEK IN VAWO:

6304 Salcon Cliff Dr closed this week for $690,000. It was orginally listed at $690,000 and was on the market for 4 days before accepting an offer. It is 2219 square feet and follows the Mills, Gorzycki, Bowie school path. It was partially updated but the higher price point is because of the in-ground pool. 

UNDER CONTRACT THIS WEEK IN VAWO:

6005 Blanco River Pass went pending this week after being on the market for 11 days. This 1759 square foot 3/2 was mostly updated and priced relatively well. If I had to guess it will close relatively close to the list price (maybe 10k to 15k under). 

9112 Taylorcrest Cove went pending after one day on the market on 3/14. This is a 2148 square foot 4/2. It was listed at $680,000. This one feels like a bit of an anomaly. They may have had a contract prior to listing. This could be motivated by a family member or friend of a neighbor that wants to be close.

5711 Marchmont Ln went pending after being listed for 7 days. 2297 square foot 4/2 that follows the Mills, Small, Bowie school path. I'm going to predict this closes within 10k of this price barring any real setbacks during the inspection process. 

8022 Doe Meadow Dr went pending after being listed for 44 days. 2199 square foot 4/3 that follows the Mills, Small, Bowie school path. Originally listed at $777,000 but dropped to $735,000 before accepting an offer. I'd expect this to close in the high 600's or low 700's. 

My Analysis: We saw more activity in the market this week than we have seen in a long time. Pent up buyer demand mixed with lower prices is starting to get those that need to purchase off the fence. Interest rates are still sitting in the high 6's and low 7's for most loans. With increased inventory we could see the market continue to move quickly for homes priced correctly at the start. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week!

Happy Wednesday Y'all! Here is what's happening in the neighborhood this week. 

There are no closed homes this week in Villages At Western Oaks. These four properties are under contract right now and should be closing in the next few weeks. 

6422 Clairmont Dr

8917 La Siesta Bend

6304 Salcon Cliff Dr

7409 Whistlestop Dr

NEW LISTINGS THIS WEEK IN VAWO:

7008 Beckett Rd was listed 6 days ago for $550,000. It's on the Patton/Small/Austin High school path and has an inground pool. It's a 3/2 and 1606 square feet. It fronts to Beckett which is a through street for the neighborhood which may cause some hesitation with buyers but considering the pool, it looks like its prices in the ballpark. 

5711 Marchmont Ln was listed right after I sent out last week's report at $650,000. It's a single story 4/2 over 2000 square feet that feeds into the Mills/Small/Bowie school path. This property has been partially updated, my opinion is that might have used circle C to help price this one. The houses farther south in VAWO tend to sell for more because they were built in the late 90's compared to late 80's and early 90's. The biggest limitation looks like the back yard. 

6005 Blanco River Pass was listed 6 days ago for $570,000. It's 1759 square feet, 3/2, single story that feeds into the Mills/Small/Bowie school path. This property is partially updated as well, Marchmont would be a good comparable property for this one but this was built in 1986 compared to Marchmont being built in 1998. 

My Analysis: We should see more inventory in the spring. It will be a combination of homes that didn't sell last year (accepted a lease instead of sale or owners just withdrew the listing) and new homes. We are teetering back and forth between a balanced and buyers market. If there is an abundant amount of new spring inventory, we will most likely push into 6-8 months of inventory. That is a full scale buyers market. 

If you'd like to know your properties value, don't hesitate to reach out for more info. Have a great week! 

Happy Wednesday Y'all! Here is what's happening in the Village at Western Oaks this week.

Closed Listings this week in Western Oaks:

6009 Mesa Verde Cir closed on 3.3.25 for $697,000. It was originally listed at $700,000 and was on the market for 14 days. 

8326 Doe Meadow Dr closed on 3.4.25 for $485,000 and was originally listed at $525,000. It was on the market for 50 days. 

Analysis: Listing too aggressively forces days on market to escalate which typically causes you to sell under market. I would have loved to see Doe Meadow come on the market closer to $500,000 originally, if they had I believe it would have likely closed closer to that number. 

New listings this week in Western Oaks: 

7412 Whistlestop Dr was listed 6 days ago for $850,000. It is 2145 square feet and is on the Patton/Small/Austin High school path. 

Analysis: Only one new listing this week on Whistlestop. The house is fully renovated with Solar, pool and high end updates. I think the listing price is slightly aggressive considering it backs up to Convict Hill. I would imagine this closing closer to $800,000. 

If you have any questions or would like to know the value of your house, don't hesitate to reach out!

Happy Last Week of February! Here's what's going on in our neighborhood this week. 

6535 Clairmont Dr listed 4 days ago at $699,000. It's 2,303 square feet and on the M/G/B school path. It's a single story, moderately updated with some yard limitations. 

7409 Whistlestop Dr listed 5 days ago for $570,000. Livable but needing updates. This Property is on the P/S/A school path. The siding looks older, popcorn ceilings and minimal other updates throughout. The price point reflects the size and updates pretty well.  

6216 La Naranja Ln Listed 4 days ago. Similar to Whistlestop, livable but little to no recent updates. This one also backs up to Escarpment Blvd and is on the M/S/B school path. Based on condition and location looks to be priced with the market. 

6304 Salcon Cliff Dr was listed on the 13th for $690,000. This property was moderately updated but has a pool. It went under contract on the 17th (4 days on market). It follows the M/G/B school path. 

No closed property this week in Western Oaks. 

If you have any questions or would like to know the specific value of your house feel free to reach out.