Robert shared his dream with Moxie:  to become a goat farmer, humanely raising goats and making artisanal goat cheese.  Robert and Justine then had many driving adventures in beautiful central Texas and they’d found both the perfect location (in Elgin) and house (a gorgeous Victorian in Taylor that was to be demolished if not rescued).  Everything was moving along when the sellers of the Elgin property decided they wanted substantially more money for their property and the deal fell apart.  But Robert’s dream of Amalthea (literally, “tender goddess”) Farms, named for the foster mother of Zeus, who is often depicted as a nurturing goat, lived on.

Robert and Justine kept looking and eventually found just over 5 acres of beautiful ranch land in Paige, Texas, just outside of Bastrop.  The property had a (barely) livable home that would work until Robert’s “new” home could be moved and some outbuildings, and Robert thought it would provide a perfect home for Amalthea Farms.  With Justine and Mishell’s help navigating some complicated title issues, Robert closed on the property on which he would begin to build his dream at the end of July 2011.

The Victorian home he had originally had his eye on was no longer available, but Robert wasn’t worried because he had a place to live on his property.  Justine began combing ads all over Texas looking for homes available to move.  In the meantime, Robert began building a barn to house the dairy goats that would be the heart of his new business.  Amalthea would soon be a reality!

Then, tragedy struck.  The Bastrop area was devastated by wildfires that were nearly impossible to put out due to Central Texas’s long term drought.  Robert suffered through the fires, but attempted to fight back.  While the fires raged, Robert made this incredibly powerful video chronicling those tense days:

Although the livable building was burned to the ground, somehow, miraculously, Amalthea’s not-yet-completed goat barn remained standing.  And, in the meantime, Robert had found the perfect house to move to his land from Mexia, Texas — about 130 miles (interestingly, both Justine and Robert’s dentist had sent pictures of the home to him).  KXAN explained how this all came about:

Century-old Mexia home on the move: kxan.com

When Robert moves the 100 year old home (it was built in 1915) to his property, he’ll be able to upgrade all of the basics — electric and plumbing — and install central heat and air, but he will be able to keep the charming, original details that drew him to the idea of an old home in the first place, like the clawfoot tub, original light fixtures, farm sink, screen porch, and gorgeous longleaf pine floors.  He’ll have a gorgeous, character-filled piece of history without sacrificing any conveniences, and you can’t come up with much “greener” construction than re-use.

Robert had intended to buy his goats already, but because of the vegetation being so badly burned, has postponed the actual goat farming until spring 2012.  But he’s raising 20 – chickens while he waits for his “new” home to be relocated.

Moxie plans to be there as Robert does this work and will update this blog as his progress continues.  And, of course, we’ll let you know when you can start buying Amalthea Farms cheese!

What factors are contributing to Austin’s growing housing market?  Job growth, increasing population, and a tightening rental market (currently, we are seeing an occupancy rate for rental properties of 95 to 96 percent and property owners are able to get top dollar for their rentals).  Combined, the effect is a higher demand for housing in Austin and the surrounding areas, according Metrostudy’s Rude.  It’s great time to buy if you are renting since rents are increasing, or to branch out and buy a rental property!

Austin currently has the lowest inventory of homes available for purchase in the last 3 years.  We will continue to see increased demand for housing as Texas, and Austin in particular, continues to be a major relocation area.

In 2011, the Austin metro population was approximately 1.763 million. By 2020, Rude predicts that the Austin metro area will have a population of approximately 2.304 million. This growth in population of over 540,000 people is equivalent to 31% total growth, or an average of 3.4% per year. If even 60 percent of these new residents purchase homes, the result is 13,333 new homes built and sold per year in Austin. The forecast also based its optimism for 2012 on the continued stabilization of the new housing market combined with an improving resale market — good news for both buyers and sellers!

KXAN weathercaster, Jim Spencer, weighed in on the impact that the drought is having on our local market.  Spencer said the weather outlook for 2012 is not promising — Austin should expect a warmer dryer winter, although after yesterday’s storms it might be hard to believe, and possibly more of the same into the summer months (yep, more drought).  Overall, the drought is the only blot on Austin’s rosy economic outlook.  Now is the time to put in those rain water collection systems, plant a drought tolerant garden, and enjoy the 70 degree days while they last!

As always we are here to help – if you are planning to relocate to Austin send us an email and we will send you our relocation guide. Just want more market info; we would be happy to share! Email info@moxierealtygroup.com.

This lovingly maintained jewel box is nestled on a quiet, tree-lined street, but is a short hop to the amenities of Hyde Park, with easy access to I-35, Mo-Pac, and the Highland Metro Rail stop.  Walk or bike to Hyde Park Grill and Antonelli’s, or retreat to the beautifully landscaped yard accented by gorgeous custom ironwork (by local artists Chris Levack and Robert McKay).  Alley access and spacious lot provide opportunity to add on to the existing home or build a garage with apartment or separate guest cottage.  This 2 bedroom, 1 bath gem in a well-established, stable neighborhood,  has been updated with new wiring, gorgeous floors, new roof, complete bathroom remodel, and custom accordion blinds.  Large windows and natural light plus abundant outdoor living space make this home live bigger than its square footage.  Don’t miss out on this chance to get into one of Austin’s best locations with room to grow!

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Happy New Year!

Can you believe it’s already 2012?  Where did this year go?  The Moxie Ladies are pleased to report that, thanks to people like you, 2011 was our best year yet.  So, let’s start with that, a great, big THANK YOU for your business and your referrals.  The Moxie Ladies aren’t really stereotypical realtors (think about their hair), so your continued support means everything.

Another reason 2011 was so great was the wonderful support from Moxie’s new broker, Christine Choate, of Horizon Realty.  Christine’s unflagging support and willingness to step in to help for anything Moxie’s clients needed really made 2011 special.

And Moxie’s also been lucky to forge partnerships with some great lenders, title companies, and lawyers.  Moxie has had ups and downs with some realtors on the other side of transactions, but was privileged to do business with some of Austin’s finest.  When all of the parties to a transaction work together, everyone benefits.  So, if you worked with someone particularly great – let the Moxie Ladies know – they’d love to meet them.

Now, what’s ahead for 2012?  The Moxie Ladies are hoping for another great year and hope that it will be a great year for each of you.  If you’re thinking of making the move from renting to buying, check out Moxie’s helpful blog, Is it Time for You to Buy Your Home?

As always, Moxie wants to hear from you – let us know if you need anything!

Warmest regards,
Justine and Mishell
The Moxie Ladies
- A referral is the highest compliment you can give us. We will take great care of anyone you send our way.

P.S. If you’ve done business with Moxie and gotten good service, please review us on Yelp – here’s a link to our page.  An online presence really helps a business grow.  Thanks!

Market Update!
*Data courtesy of ABOR

Despite continued ups and downs with the economy, rates remain at historic lows and Austin real estate prices have remained relatively steady.  According to the Multiple Listing Service (MLS) report released December 20, 2011 by the Austin Board of REALTORS®, 1,358 single-family homes were sold in the Austin area in November 2011, which is 11 percent more than November 2010. During the same time period, the median price for Austin-area homes was $189,300, three percent more than the same month of the prior year.

Judith Bundschuh, Chairman of the Austin Board of REALTORS®, commented, “For the sixth month in a row, the volume of home sales in Austin has outpaced 2010 and the inventory of available homes has decreased.”

Austin-area homes spent an average of 83 days on the market in November 2011, seven days less than the same month of the prior year. Compared to November 2010, the Austin market also featured the same number of new listings, 18 percent fewer active listings and 15 percent more pending sales in November 2011.

In November 2011, the Austin market had 4.5 months of inventory, 1.4 months less than November 2010 and the lowest figure reported since the organization began tracking the statistic in January 2009.

Chairman Bundschuh continued, “As we approach the end of the year, sellers should be encouraged that demand and prices are strong. Buyers should know the decrease in inventory combined with increased demand could mean they will encounter more competition for properties.”

Thinking of Investing?  It’s a Great Time.

The rental market has been extremely tight, in November 2011, 998 properties leased in Austin, normally a slow time for our leasing market. The median price for Austin-area lease was $1,250, four percent higher than the same month of the prior year. And the inventory of available homes for sale is 7,173 – (active single-family home listings on the market as of this writing), 18 percent less than November 2010, so if you have been thinking of investing in a rental property, this is a great time.

Both Justine and Mishell are experienced investors and have helped other investors find great properties to enhance their portfolios.  The Moxie Ladies believe in a balanced approach to investing – you should not have all of your eggs in one basket.  But if you’re considering adding a different egg, please give us a call.  We’ll be happy to talk to you about the pros and cons of owning investment properties and put you in touch with lenders who can help you find the right loan for your needs.

Justine’s Tips from the Farm*
Note: Mishell is Hijacking Justine’s Space this Time.

This is the space where Justine normally tells you something charming and lovely about her beloved Belly Acres and country life with her family.  But since the last time we wrote, I’ve actually had more crazy wildlife experiences than Justine has, mostly courtesy of my crazy calico cat (I learned after she adopted me that most calicos are completely nuts – who knew?).  I knew that Austin was more country than NYC, but I never expected this!

First, the tenants in my east side duplex had a snake problem.  What?  Yeah, snakes.  I mean, they were just little ones, but even though I wasn’t living with them, I could understand why they’d be upset.  The most dashing fellow from TruTech came to my house to discuss my options, which seemed to be, um, pay them to do some kind of snake treatment for a year.  OK.  Then the neighbor started watering like crazy (stage whatever water restrictions be damned!) and washing away my treatment until the tenants and I got in a letter writing war with him.  Things seem to have settled down quite a bit, but, wow.

Then, this summer, to make my cat happy, I installed a cat door.  This seemed completely reasonable, and Carmelita was very happy until a raccoon learned how to get in, open things in my house with its scary thumbs, generally trash it, and scare the you-know-what out of me.  It pooped on my counter (another lesson learned – raccoon poop is BAD for you and you should have a professional clean it up).  I learned a lot about raccoons (they don’t go away, you have to remove them) and wildlife infestations in general.  Oh, and if you need to borrow a trap for a raccoon or possum or something, I’m your girl.
To show her great love of me for getting rid of the raccoon, Carmelita started bringing me presents.  First, half a lizard.  Then a whole lizard.  Then a live something that squeaked and I ran out the back door to work but later learned was a bird.  The coup-de-grace?  I was getting ready for a wedding and heard something weird in the cat door.  I came out, hair in curlers, to find that Carmelita had graciously brought me a dead squirrel and plopped it right down in the kitchen.  She gave me a look like, “What? Look what I brought you.”  I went to the wedding and when I came home, fortified myself with several shots of lemoncino to get up the nerve to remove it, and then, still in my wedding finery, with the help of a broom and dustpan, got it out to the street.

So, is there a moral?  Mostly just this: yes, the country happens in the city.  And we’re here for you if that happens.  By which I mean we can give you the phone number of the right company or lend you the trap.

[*Mishell lives in a  bungalow in South Austin with a Spartan trailer guest house, she has a love for travel and a has been know to throw legendary dinner parties.  In this column she shares the ups and downs of city livin’ and lessons she’s learned.  Think of her as the American Nigella Lawson!]

2011 Energy Tax Credits: What You Need to Know to Collect
*brought to you by House Logic

Washington is giving you less green for going green, as the feds reel back the 2011 energy tax credits from a lavish $1,500 to a paltry $500. 2011’s federal energy tax credits of up to $500 for various home improvements are a far cry from what they were last year. But if the limits and other fine print — which we’ll get to — doesn’t dissuade you and you really need to upgrade one or more of the following systems, take advantage of the energy tax credits.

• Biomass stoves
• Heating, ventilation, air conditioning
• Insulation
• Roofs (metal and asphalt)
• Water heaters (non-solar)
• Windows, doors, and skylights
• Storm windows and doors

The energy tax credits are small, but at least a credit is better than a deduction:

• Deductions just reduce your taxable income.
• With a credit, you get a dollar-for-dollar reduction in your tax liability: If you get the $500 credit, you pay $500 less in taxes.

Other limits on IRS energy tax credits besides $500 max:

• Credit only extends to 10% of the cost (not the 30% of yesteryear), so you have to spend $5,000 to get $500.
• $500 is a lifetime limit. If you pocketed $500 or more in 2009 and 2010 combined, you’re not entitled to any more money for energy-efficient improvements in the above seven categories. But if you took $300 in the last two years, for example, you can get up to $200 in 2011.
• With some systems, your cap is even lower than $500.
• $500 is the max for all qualified improvements combined.

Certain systems capped below $500
No matter how much you spend on some approved items, you’ll never get the $500 credit—though you could combine some of these:

And not all products are created equal in the feds’ eyes. Improvements have to meet IRS energy-efficiency standards to qualify for the tax credit. In the case of boilers and furnaces, they have to meet the 95 AFUE standard. EnergyStar.gov has the details.

Tax credits cover installation — sometimes
Rule of thumb: If installation is either particularly difficult or critical to safe functioning, the credit will cover labor. Otherwise, not. (Yes, you’d have to be pretty handy to install your own windows and roof, but the feds put these squarely in the “not covered” category.)

Installation covered for:

• Biomass stoves
• HVAC
• Non-solar water heaters

Installation not covered for:

• Insulation
• Roofs
• Windows, doors, and skylights

How to claim the 2011 energy tax credit

• Determine if the system you’re considering is eligible for the credits. Go to Energy Star’s website for detailed descriptions of what’s covered; then talk to your vendor.
• Save system receipts and manufacturer certifications. You’ll need them if the IRS asks for proof.
• File IRS Form 5695 with the rest of your tax forms in 2012.

This article provides general information about tax laws and consequences, but isn’t intended to be relied upon as tax or legal advice applicable to particular transactions or circumstances. Consult a tax professional for such advice, and remember that tax laws may vary by jurisdiction.

Events in and Around Austin
Some special ideas from the Moxie Ladies:

January

December 30- January 8, 2012
Free Week  (Various participating venues)

January 3 – January 31, 2012
Free Admission at the Wildflower Center (Lady Bird Wildflower Center)

January 7, 2012
L and G Style New Year release kick off party! (Palm Door Event Space)

January 12 – 15, 2012
Star of Texas Tattoo Art Revival (Palmer Events Center)

January 13, 2012
Austin Home and Garden Show (Austin Convention Center)

January 16, 2012
Martin Luther King, Jr. March and Festival  (Huston-Tillotson University)

January 17, 2012
FronteraFest (Multiple Austin Theaters)

January 25, 2012
Taste of Austin  (North Austin Events Center)

February

February 2, 2012
Royal Winnipeg Ballet’s Moulin Rouge: The Ballet  (The Paramount Theater)

February 4, 2012
Free Home Composting Challenge Class (Twin Oaks Library)

February 11, 2012
Ride For Refuge (Fiesta Gardens)

February 13, 2012
Chef’s Table on the Farm (Springdale Farm)

February 18 – 19, 2012
Old Gruene Market Days (Gruene TX)

February 19, 2012
LIVESTRONG Austin Marathon and Half Marathon (In and around Austin’s most historic neighborhoods)

February 24, 2012
1st Annual AFHC Beardette Beard & Moustache Competition (Scoot Inn) ]]> http://moxierealtygroup.com/2012/01/1707/feed/ 0 http://moxierealtygroup.com/2011/12/planning-for-2012-is-it-time-for-you-to-buy-your-home/ http://moxierealtygroup.com/2011/12/planning-for-2012-is-it-time-for-you-to-buy-your-home/#comments Thu, 29 Dec 2011 15:30:34 +0000 moxie realtor http://moxierealtygroup.com/?p=1693 Read More]]> A new year, and your lease is going to end (or you’re already month-to-month and wondering what to do).  Should you buy or rent your next home? Whether to buy a home is a very personal decision; it’s never strictly a financial decision but an emotional one, too.  Deciding whether to rent of buy isn’t as simple as simply comparing rent and mortgage payments. There are pros and cons to each option.

The financial benefits of buying include building equity for your future (the American dream) and possible tax benefits.  But owning your own home can also provide you with a sense of security, pride of ownership, and an extension of your personality.  Whether you are a green thumb looking to put down roots or want to show off your flair for design or art, ownership allows you to express your individuality.  This doesn’t come without responsibilities, but for many those responsibilities are far outweighed by the financial and emotional benefits.

The New York Times has a fun tool that can help with the financial side of the equation.

Looking at the Austin market, the number of available rental properties has been declining, causing rents to go up.  And interest rates are at historic lows.  Even looking simply at out-of-pocket costs, buying could cost the same per month as renting – or even less!

Here is a comparison of two South Austin homes that were for sale 2915 Bushnell Drive and rent 6313 Woodhue Drive at this writing.  Both of these 3 bedroom, 2 bath South Austin homes are within a mile of each other, with nearly identical square footage and lot size.

The rental was offered at $1500 per month; the home for sale was offered at $ 184,990.  This example assumes a rental deposit of one month’s rent as an up front cost of renting, and assumes that the purchase would be with an FHA  loan with a 3.5% downpayment, a 1% origination fee, and a 30-year mortgage at 5% (although we are currently seeing interest rates as low as 4%), with a contribution to closing costs paid by the seller.

In this example, it costs you $3,025.00 to get into the rental, with monthly expenses of $1,525.00, while it costs just over $5,000 more to get into your own home, with a lower monthly cost.  With respect to monthly out of pocket expenses, buying saves you $49.00 per month!!  And if you are able to obtain a mortgage with no private mortgage insurance – either through a credit union program or because you can put 20% down – your monthly costs will be even lower.

And this is just your out of pocket expense.  You will also see potential tax benefits because your mortgage interest and your property taxes may be deductible on your federal income tax returns.  Assuming that you are in a 25% tax bracket, in this example you will save $2,710.00 per year in taxes, or approximately $225.00 per month in additional savings. Tax savings calculator link.

Buying instead of renting maybe right for you, if you:

• Have reliable income and good credit.
• Can afford at least a 3.5 percent down payment or qualify for the City of Austin’s Down Payment Assistance Program.
• Want a chance to build equity and be eligible for homeowner tax breaks and credits.
• Have adequate cash reserves to weather the unexpected, such as illness or job loss.
• Plan to stay in your home for a minimum of 3 years.

If you have any questions about how this would work for you, let one of the Moxie Ladies take you out for coffee and to see if buying is a good fit for you as you plan for 2012!

This Sherwood Oaks 3 bedroom, 1.5 bathroom home has been lovingly updated so you can move right in and experience all that 78704 has to offer! Close to the action, but in a friendly and relaxing neighborhood.  The spacious floorplan has an open kitchen, living and dining area with french doors that invite you to the large back yard with mature trees – absolutely perfect for entertaining.  When you are ready to explore, it is an easy walk or bike ride to SoCo’s hottest restaurants and shopping, St. Edward’s University, or the trails of Blunn Creek Nature Preserve.  Don’t miss this opportunity to be a part of one of Austin’s most eclectic and desirable neighborhoods!

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It’s been a long HOT summer full of parties, trips, and lots and lots of real estate. The Moxie Ladies have been recognized as top producers in their office month after month and are extremely grateful for your support!

I know we’re all looking forward to those first cool days of fall.  They should be right around the corner even though right now it feels as though they will never come! With 80+ days of triple digits and no rain, Austin has had the hottest, driest summer on record – seems we are always number one at something!

We appreciate that you’ve been sending people our way and hope that you’ll keep doing it. The best way for us to grow our business is through you. So, thank you very much! And, if you are a client and liked us, can we ask you to visit our Yelp! page and write a review? They really help with our web presence. Here’s a link:

Moxie’s Yelp Page

As always, thanks again for your support and please let us know if you have any real estate needs, or just want to have a drink!

Warmest regards,
Justine and Mishell
The Moxie Ladies
- A referral is the highest compliment you can give us. We will take great care of anyone you send our way.

Helping Others!

The Moxie Ladies were proud two sponsor two important events over the summer.

First, Moxie was a Master sponsor of Frameworks: E.A.S.T., an event that Mishell helped organize.  The Event, a joint effort of E.A.S.T. (the East Austin Studio Tour) and the Austin Creative Alliance raised the seed money to fund a microlending program aimed at helping E.A.S.T. artists upgrade their home studios.  This will allow them to remain on the tour and help keep one of Austin’s most unique artistic events the vibrant event we in Austin have come to look forward to each fall.

Second, Habitat for Humanity’s Legal Build was able to dedicate Manuel Jaimes’ house and give him and his young daughter the keys.

Mishell and Justine were happy to be on hand to see Manuel take this important step into home ownership (and having a mortgage – Habitat homeowners get mortgages just like the rest of us).  Moxie sponsored the project and Mishell was recognized by the Austin Bar Association as Co-Chair of the year for her work on the project.

Now, we have something else to focus on.  It is impossible not to know about the fires that took the homes and belongings of our neighbors, friends, and clients.  Justine has been shuttling supplies around.  If you want to help How You Can Help Fire Victims: Donation Locations & What To Donate

We’re Famous – LOL!

Moxie also had a busy summer in the news.  First, Justine and Mishell were featured on Fox News’ Good Day Austin helping sellers with strategies for decluttering, depersonalizing, and pricing their homes to sell.  You can see them here.  Moxie’s clients are glad that their home has sold and Mishell and Justine are grateful to them for letting them use the home for the shoot.  Of course, both Moxie Ladies know their homes could use some decluttering!

Justine was also featured on Austin Business Journal and thestreet.com discussing the ups and downs of using cash to purchase a home and 5 Things Real Estate Agents Will Do for Free.   You might be surprised at what she had to say!

Another of Moxie’s listings was featured as the Sunday Statesman’s featured listing.  This beautiful custom home is a serene gateway to the hill country!

Rates are Low – Time to Buy or Refinance

The fact that the economy has been inconsistent over the summer has — contrary to what you might think — been great for interest rates.  As of this writing, 30 year fixed rate mortgages were averaging 3.78% and 15 year mortgages 3%.  This makes it a great time to buy or refinance.  And, if you’ve been thinking of buying an investment property, low rates, a still relatively buyer-friendly market, and a tight rental market make this an ideal time to realize that goal.  The Moxie Ladies would be happy to talk to you about the pros and cons of becoming a landlord, since both of them own rental property.

Justine’s Tips from the Farm*

One of the great things about living in the sticks is all the wildlife, While I am not so crazy about the scorpions, wolf spiders, and wasps, my whole family loves to watch the deer, birds, and foxes who are frequent visitors to our land. It’s hard to know what we can do to help our wild friends survive this drought.  It’s been gut-wrenching. Deciding how much to do, and for which wildlife, can be the source of much dilemma and debate. How much should you help, and how much should you let nature take its course?

Texas Parks and Wildlife recently sent out a links: Helping Drought Victims by Wildlife Rehab, a quick read for those of you looking for ways to help.

Along with the deer, and birds — those dang squirrels are also suffering this summer. When it comes to surviving the drought, we’re all in this together.

And, on a personal note, this drought has delayed my much anticipated bee delivery.  So, although I promised you an update on my adventures as Justine the Beekeeper, that will have to wait until we have better bee weather.  I’m disappointed, of course, but who wants to get bees at one of the worst times to buy them.  So, keep watching this space — I promise to let you know when the bees are in place!

*Justine lives on 5 acres in a rambling old farmhouse near Driftwood.  In her column she shares the ups and downs of country life and lessons she’s learned.  Think of her as the hotter, hipper Heloise! ]]> http://moxierealtygroup.com/2011/10/fall-2011-newsletter/feed/ 0 http://moxierealtygroup.com/2011/09/7408-ava-lane/ http://moxierealtygroup.com/2011/09/7408-ava-lane/#comments Sat, 24 Sep 2011 18:31:05 +0000 moxie realtor http://moxierealtygroup.com/?p=1525 Read More]]> Agave Custom Home with Downtown Views!

Amazing opportunity!  Contemporary green home designed by Rick Black, in vibrant community just 5 miles east of Downtown Austin.  Two-story on cul-de-sac lot features downtown views, open floor plan with concrete and bamboo flooring, high end finishes, and custom upgrades such as designer tile and kitchen counters. Stylish and open kitchen with energy star appliances, large pantry, and center island - perfect for entertaining or watching the kids do homework.   2 car garage with wood-covered garage door.  Includes studio apartment over garage for guests or home office.  Community Garden and parks in place - dog park coming soon! Also for lease $2200 a month – call for details.

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Chase is reporting the following rates :

30 Year Fixed 4.25% (primary residence)
30 Year Fixed 4.75% (investment)
20 Year Fixed 4.0%
15 Year Fixed 3.5%
5 Yr ARM 2.5%
FHA 30 Year 3.875%
FHA 15 Year 3.375%
VA 30 Year 3.75%
Jumbo 30 Year Fixed 4.5%
Jumbo 5 Yr ARM 3.0%

This is the time to refinance or lock in a good rate!

This gorgeous, spacious home is ready for you to move in and enjoy low maintenance living convenient to everything Austin has to offer. Green built in 2003, this home features over 1500 square feet of well-designed living space. Vaulted ceilings make this home feel even larger than it is. With a master bedroom downstairs and two bedrooms and a bath up, this home is perfect for a growing family, roommates, or work-at-home professionals. On a quiet, tree-lined street in the heart of everything East Austin has to offer — artist studios, urban farms, hip restaurants and bars — yet only 10 minutes to UT or downtown.

Large, private yard and shady front porch invite you to throw the perfect barbecue or design a garden paradise (East Austin boasts some of the most fertile soil in town). Inside, the open kitchen — featuring energy star appliances — welcomes you and your guests. Green built, with stained concrete floors, structurally insulated panels, and double paned windows equal low energy costs and low maintenance. Detached extra-large shed gives plenty of storage options.

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