After my recent post “We Are the Real Estate Experts, Aren’t We?” you may argue that large, national chain brokerages may be better because they have the resources and the budgets for agent raining and education. And while I think that these Brokerages are a great place for new agents to start for that reason, if you are serious about buying or selling a home or investment property in Austin, chose a boutique real estate company.

Why? Let the new agents get their start with one of the big guys. They often have in-house training, which is truly needed to get these agents competent enough in their careers after relaxed education requirements by the Texas Real Estate Commission (TREC). And many great agents emerge from the big guys — into small, boutique-style companies with a focus on customer service. The rest are eaten up by the business, and pursue a better-fitting career.

Quality vs. Quantity
Do you want the agent you hire to be focused on quality or quantity? The big companies play the old-fashioned, used-car-salesman numbers game. No wonder REALTORS® are getting the Used Car Salesman reputation, huh? The instruct agents to go after every listing, no matter the quality of the clients and the property. If you have 10 listings and 5 drop out, you still have 5 listings! This is why you receive post cards all the time from agents with the big companies, especially if your listing expires in MLS.

Although some small Austin brokerages still focus on quantity, most focus on quality. Quality listings, quality clients, take 3 clients, have 3 happy clients who make it to closing with smiles on their faces. Shouldn’t quality over quantity matter when you’re hiring someone to guide you through such am important time in your life?

Do you want to be a number or a person?
Although I sometimes want to shop quietly and anonymously, be it at the mall or for real estate, I still want the customer service when it counts. I want the answers and I want them when I need them. I want guidance and I want it when I need it. What will I get that with a frazzled agent shuffling 10 listings and 15 buyer-clients (with 8 over-priced listings, 5 don’t show well, 9 haven’t heard from her in weeks, and all 15 buyers are represented without pre-qualification and a buyer’s rep agreement)? I doubt she’ll answer when I call, how can she? I doubt she’ll have the answer and will have to get back with me. Why am I paying her again?

I won’t take a number, I’ll move on to the next guy. I don’t want to waste time, effort, and money. I want to get it done and get it done now. That’s why I recommend a small company — a Boutique Brokerage — headed by a great Owner/Broker who has a vast amount of knowledge and experience. Don’t take a number, be number 1. Hire someone who will earn their money by giving you guidance and advice every step of the way, even before you asked the question. Hire a REALTOR® who will take the time to be your friend, because trust me as someone who moves a lot, a friend is what everyone needs when they are moving!

Naturally, I recommend BridgeOne Properties headed by Michelle Cain. Yes, she got her start with one of the big companies. She used everything she learned by being successful with the big guys to create a company supportive of both its agents and its clients. BridgeOne is Austin’s Boutique Real Estate Company… We don’t sell an exceptional number of properties, just exceptional ones.

Tags: Realtors, aria, austin, austin real estate, sales, seller, sellers by Aria
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I’m at it with my numbers again! While I was logged into MLS to update my listings, I decided to do a quick search for the most expensive home sale for 2008 to date (as of 4/14/2008). With so much unfounded real estate panic floating around, wouldn’t the rich and famous be weary of making a home purchase right now? Of course not! Those in the know are taking full advantage of this buyer’s market before it turns. And at the rising rate of multiple offers that my office has seen this year, another seller’s market could be just around the corner. Of course, I still recommend buying if you need to move closer to work or find a larger home for your growing family, not as an investor unless you are really up for it. Like buying stocks, real estate goes up and down and it’s best to be in it for the long hall.

Anyway, the most expensive home sold so far this year was listed at $3,800,000 in Northwest Travis County. The sales price was under asking, but I don’t believe in revealing those details! This home was one of two homes to sell for over $3 million so far this year.

5 homes have sold for $2,000,000 to 2,999,999 and 37 have sold from $1,000,000 to $1,999,999 this year alone in the 4.5 months we’ve had so far.

According to my ABOR MLS search, 4858 homes total have sold so far this year by Austin’s Realtors.

Tags: austin real estate, buyers, economy, estates, hot market, housing, info, luxury, market, money, sales, seller, sellers, statistics by Aria
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AUSTIN’S REAL ESTATE MARKET UPDATE

My last post was on the 11th, where have I been? Busy, busy, busy. All of a sudden earlier this month, the phones started ringing again and emails where flying in faster than I could answer them. It sounds like the word is out that now is indeed a good time to buy. Offers are coming in to sellers and although they are still lower than expected, sellers aren’t feeling the desperation from November, December and January. Things are looking up.

If you are looking to buy, you still have a great chance. Just don’t insult sellers with unreasonable offers because showing activity is way up. Leave negotiating to the professionals. Listen to your Realtor’s advice in times like these because the little things are still important.

If you are looking to sell, get your house ready! Search this blog as well as the headlines section for tips on how to get your house ready and consult with a professional. This spring should bring plenty of activity, but you still want your house to WOW buyers with the still overwhelming inventory still available. You can sell in this market, but you still can’t expect to have buyers knocking down your door unless your house stands above the rest.

As always, if you would like any more information, that is my job! Feel free to call me at (512) 771-1776 or email.

Keeping you up to date,

Aria Schoenfelt McIntosh
liveaustinrealestate.com

Tags: austin, austin real estate, hot market, housing, living, market, money, planning, real estate, realtor, sales, seller by Aria
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 So what was the real story with Austin’s Real Estate Market?  Is the bottom really going to fall out?  And why hasn’t it yet?  I feel like a broken record sometimes, but the falling prices we keep hearing about on the news are in totally different markets in the east and west coasts.  In these areas, prices flew up by 200, 400, and even 600%.  So it’s really no surprise that home prices have fallen in these markets.  Here in Austin, we’ve stayed smart as always.  Prices consistently rise, on average, 4-6% each year.  What we’re seeing in Austin right now is a slow-down, and after the huge boom we saw that peaked in 2006, it really shouldn’t be a surprise.  Prices were still climbing steadily in this period, but there were many, many more new homes built to meet a rising demand, and do-it-yourself HDTV fans flocked to invest in their own “flip” projects.  At some point in early 2007, supply met demand, but some were still creating supply.  And projects begun late in 2006 still had to be finished before being placed on the market.  Some areas of Austin saw this more than others, and in particular, Central Austin, East Austin, and South Austin saw the biggest booms.  Suburbs saw more production, but not on the scale of these urban areas of Austin.  Now, we’re waiting for demand to catch up with supply.  We are currently in a buyer’s market, but not on the gloom and doom scale of other parts of the country (or even Austin in previous recessions).  If I was thinking of buying a home, I would buy now while deals are good, sellers are willing to negotiate, and the market has some catching up to do.  If I were a seller in this market, I would be ready to be patient, and prep my house to it’s absolute peak, hiring professionals to make sure that everything is at it’s absolute best — the best way to ensure that when a house does sell in your neighborhood, it’s yours.

 I am still confident that there is no reason to panic.  Austin has grown to the point that it can withstand most anything you can throw at it.  We have many, many different industries to sustain us.  There are advantages to out-growing the medium-city way of life and I believe we are seeing it now.  New construction has slowed but is still strong.  The best builders out there will survive and others will move to a different industry.  This is a strong city now!

Keeping you up-to-date,

Aria Schoenfelt McIntosh
http://liveaustinrealestate.com
(512) 771-1776

Tags: austin, austin real estate, building, development, facts, financial planing, hot market, housing, living, market, money, planning, real estate, realtor, sales, savings, statistics by Aria
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The Austin Real Estate Market remains healthy despite the slow-down caused by nervous would-be buyers and investors. The gloom and doom in the news spilling over from other markets does seem to have made for more cautious real estate consumers, but obviously some do understand that real estate markets are local and that the ill symptoms of markets elsewhere were caused by super-booms that Austin did not see.

Austin continues to top investor’s charts as a place to buy because as weird as Austin may be, its real estate market has always remained consistent. Many areas are seeing homes sit on the market longer, but prices continue to rise. The caution caused by the media has surprisingly done something wonderful for Austin: it has slowed or even halted the boom of 2006, which in the long run can prevent any potential crash.

Markets within Austin are localized as well. While area 4 in central Austin remains a hot spot, but all of it’s neighbors are so lucky. Such as been the fate of area 6 in south Austin. Area 6 has a huge inventory compared to this time last year but sales have fallen drastically. Some of this is last year’s boom settling, but the surge of investors and flippers last year has changed this area. Although central Austin saw a similar flock of interest, low-priced properties were already hard to come by.

Keep in mind that the area boundaries have changed for this area! Last September, there were 80 new listings and listings were sitting an average of 51 days on the market. 70 listings sold this time last year at an average price of $437,187. This year, 78 new listings were available in September and 23 sold at an average price of $616,781 with homes sitting on the market an average of 83 days. Area 1B is a perfect example of Austin’s changing market with prices on the rise and sales taking longer.

Tags: austin, market, money, real estate, realtor, sales, statistics by Aria
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