inception-app-prod/NWE5NzY4MzQtN2YyNi00OTE2LWI3ODctMmY4N2Q0MmRkNTBj/content/2022/02/38e833b3a6e3fd38fd14f51ec2ac762b7336fc4a.png

The world's largest real estate franchise by agent count

--- Anderson Mill sales stats

July's numbers for our Anderson Mill neighborhood were very similar to what we've seen the past few months...mostly greens and only 2 yellow categories. We are now comparing apples-to-apples when looking at the same month of the previous year since the "Covid effect" is now gone that ended about May/June of 2022. This makes the stats more valid and useful.

It's not too late to put your home on the market this year. In our more typical sales year (ie-before Covid) we would see home listings begin to pick up in March to May (the most popular time to list) with sales continuing through the end of the summer. However due to the last 12 months being a transition period coming out of Covid, we have seen our typical sales cycle shift back a couple of months so I expect a stronger fall than normal. Contact me at 512-853-0110 (call/text) or email robert@AustinTxHomeSales.com if you are considering selling your home this year.

*****************************************************************************************

Overall steady improvement each month for home sales in our Anderson Mill neighborhood this year with June being best our strongest: Our lowest inventory at 1.8 months; 11 pending sales (38% over our YTD avg) ; steady days on the market and 11 homes sold (74% over our YTD avg).

Now that we are beginning to compare sales figures this year with the same month last year that wasn't as negatively affected by the rapidly rising mortgage rates, we may begin to see better numbers overall for the remainder of this year. For the newsletter I send out to clients, I've compared the first five months of 2023 with the 5-year average for these same 5 months of 2022 to better represent the change our Austin metro has seen the past 12 months or so. Otherwise, we are comparing apples and oranges since we've had dramatically different markets during that time.

****************************************************************************************

May was very similar to April's numbers for our Anderson Mill neighborhood with greens in most of the same categories. These are positive signs that our Austin metro market has stabilized from the downturn of last year and even showing signs of coming back to a more normal Austin single family home sales market. This can be seen in my recent blog post Austin home sales returning to normal.

Curious about the current value of your home given the softening of our
market from last year? You can request a quick, one-time
computer generated CMA (Comparative Market Analysis) here: What's My Home Worth? There is no cost for this service. Or, to request a more detailed CMA based on your home's location and features, just text or email me at 512-853-0110, robert@AustinTxHomeSales.com. (no cost to you).

****************************************************************************************

April brought our Anderson Mill neighborhood more green categories and better overall numbers for our home sellers than the other months so far in 2023: Days on market down in all 3 categories; lowest inventory of the year; and more sales. We believe the Austin metro market, as a whole, has reached the bottom of the downturn we began around June of last year and are beginning to see slight upticks in activity, too. As interest rate increases stop (we believe they may have for this year); inflation subsides and home inventories remail low, we expect this to continue for the rest of this year and into next.

If you want to know how your home's market value is doing, be sure to get your regular Market Snapshot (free). This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

*****************************************************************************************

March saw some signs of life in our Anderson Mill neighborhood with our 1st green categories of 2023: Days on market dropping for our Actives & Pendings and 9 pending sales is just over our average for last year. Otherwise, we have too many homes for sale which has increased our inventory 32% over last year's average and our sold pricing is running 11% below 2022 average. We are selling 53% less homes than in 2022 but our pending sales are down 25% so if March's trend continues, we should get back on track the remainder of this year.

Curious about the current value of your home given the softening of our
market for the past 6-9 months? You can request a quick, one-time
computer generated CMA (Comparative Market Analysis) here: What's My Home Worth? There is no cost for this service.

*****************************************************************************************

On the one hand, home sales in our Anderson Mill neighborhood are still adjusting to the slowdown we saw the last half of 2022. On the other hand, the numbers above are comparing to Feb/2022 when our market was still very hot at the end of our crazy Covid-19 2-year run. So, we are, in effect comparing apples and oranges due to the big differences in the markets.

If you want to know how your home's market value is doing, be sure to get your regular Market Snapshot (free). This
free service pulls data directly from our MLS (Multiple Listing
Service) for similar homes in your neighborhood on a regular basis
(every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one
yourself for your home here: Market Snapshot. It
takes about 30 minutes to receive your report. Or, let me know if you,
or someone you know, wants me to create a Market Snapshot for their home
or even a traditional CMA (Comparative Market Analysis).

*****************************************************************************************

The malaise from 2022's slowdown continues in 2023 with slowing numbers in most all categories for our Anderson Mill neighborhood in January. I expect to see home prices moderate and even continue some decline for the early part of 2023 with leveling and slight increases in them as the year progresses.

Curious about the current value of your home given the softening of our market for the past 6-9 months? You can request a quick, one-time computer generated CMA (Comparative Market Analysis) here: What's My Home Worth? There is no cost for this service.

*******************************************************************************************

Home sales in our Anderson Mill neighborhood with a glimmer of hope with home price/sf going up for the 1st time in 4 months at $264.97 (vs. $261.93 avg last year); inventory was 2.0 which is the lowest since our 1.9 in June; our 30% Activity Ratio was the best since 33% in May; and our 7 home sales was nearly at our 8.5/mo YTD average. So, maybe this will be a good sign of future improvement.

We ended 2022 with an overall down year as you can see above, but home sale prices held up well with: $528,385 (+11% and $50,600 over 2021); our sellers received 100% of their asking prices; and our average price/sf sold was 12% over last year.

Yes, home listing (asking) prices dropped over the past 6 months or so, but the actual sold prices were up. So, while the media wants to headline "home prices down", they are generally talking about asking vs. sold prices.

If you are considering selling this year, I encourage you to read these 2 articles:

*********************************************************************************************************

November was our 3rd month in a row of all-yellow categories with our Anderson Mill neighborhood which aligns with the greater Austin metro, too. While the average price/sf sold has gone into the negative arena, we are, at least, still positive in AM for 2022 YTD with 12.3% higher prices than last year's sellers received.

Just 1 more month to go in 2022 and I'm hoping our Austin metro area is able to maintain a positive sales price appreciation with December's numbers. The last time average and median home sale prices dropped for the entire year in Austin was in 2009 when median prices dropped .7% and average prices dropped 2%. Median prices, alone, went down .5% in 2011. Before that, it was the late 1980's before Austin home prices dropped again so it is a rare event, indeed. If you want to know how your home's market value is doing, be sure to get your regular Market Snapshot (free). This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

**********************************************************************************************

October was our 2nd month-in-a-row of all-yellow categories for home sales in our Anderson Mill neighborhood, reflecting the slowdown seen all across the U.S. for most of this year. Days on market, home sale prices/sf, and inventory are 3 of the most noteworthy categories that have fared the worst.

My best advice to home sellers is that they will need to be extra vigilant in pricing their home for sale and then be patient until they get an offer. We have rapidly moved into a more typical, or normal real estate cycle, and, as of yet, haven't moved into buyer's market territory (~6+ months of inventory). So, sellers need to get their home in tip-top shape, stage it well, price it "to the market" (your Realtor will understand), and market it heavily. Or, simply wait until next spring when many think we will be past the worst of this downturn.

**********************************************************************************************

The slowdown our market has seen the past few months continued to hinder home sales in our Anderson Mill neighborhood in September with even more yellow categories (ie-negative trend) than August. Most alarming of all is the average price/sf of our 6 home sellers actually DECREASED over Sept/2021 by 3.1% ($253.75 vs. $265.16 last year). Not a large drop, but it is significant nonetheless since a tiny .60% drop in Jan/2020 and .10% drop in Aug/2019 being the last two times prices fell when compared to the same month of the previous year. Year-to-date, we still have average sales prices up by 17.4%, so we have a long way to go to get into negative territory, but concerning regardless.

If you are a homeowner and just want a general idea of your home’s
value or to keep up with it during our changing market, I recommend the “Market Snapshot” program. This free service
pulls data directly from our MLS (Multiple Listing Service) for similar
homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12
weeks) and emails it to you. Create one yourself for your home here: Market Snapshot.
It takes about 30 minutes to receive your report. Or, let me know if
you, or someone you know, wants me to create a Market Snapshot for their
home or even a traditional CMA (Comparative Market Analysis).

************************************************************************************************

August activity in our Anderson Mill neighborhood continues to slow down, as we've seen for the last few months. However, the price/sf our home sellers receive remains over double-digit increases when compared to our 2021sellers. The $289.09/sf our 6 home sellers received was 10.4% above 2021 sellers but marks the 3rd month in a row of a declining percentage from our 26.1% in June. As I've mentioned before, we continue to have too many homes for sale given the recent slowdown. August was our 5th month in a row of increasing inventory (the number of months it would take to sell all homes currently on the market at the current sales pace) going from .30 months in Mar to our 5.3 last month. 6 months is considered a market in equilibrium and over that is a buyer's market. Home sellers simply have to get realistic with their prices so their home sells in a reasonable amount of time (see my comments from July below).

We are now heading into fall which has always been our traditional time when home sales slow as we move into winter. Our normal home sales market cycle has been in the shape of a a bell curve with the lowest activity in January; rising listings/buyers in the spring; peaking during the summer months (so buyers can relocate their kids to new schools if necessary); and slowing during the fall/winter months. Most real estate experts believe (myself included) that the Covid home buying frenzy is gone and we are now settling into a normal market cycle. Home sellers would be wise to heed this change and price their homes according to our slowing activity going forward.

***************************************************************************************************

This marks the 3rd month in a row that home sales activity in our Anderson Mill neighborhood has declined in virtually all categories: Listings are up; days on market and inventory are up; and Activity Ratio is down. While decreasing some, pricing hasn't gone down much with our average price/sf sold has only moved between $325 (May) to $331 (Jun) to $312 (Jul). What's propping up these prices is our still very low 3.3 months of inventory in Jul and 1.2/mo for 2022 YTD. As long as supply remains low, pricing will continue to rise....however, we have 23 homes for sale which is the highest month I've recorded since May/2012 when Austin was recovering from the Great Recession. So, it has been over 10 years!

In my opinion after being an Austin Realtor for 16 years is that our Austin home sales market is like a plane coming in for a landing from a very high altitude that gently glides to the runway...no abrupt descents but a slow and steady descent. The home price drops and homes staying on the market longer you've undoubtedly seen the past 2-3 months are the result of improper list prices to begin with. For example: Before Covid, Realtors would run a CMA (comparative market analysis) for a home and list it at the $500k the CMA showed which was the average of the past 3-5 comparable sales (comps). Sellers expected to receive 95-100% of this price and, if lucky, would get multiple offers that would push it higher.

Since Covid (until a few months ago), however, that same $500k home would have likely received multiple offers and gone for, say, $600k. Smart sellers and their Realtors realized they shouldn't price it at the $600k like the last sales and what we did Before Covid because the $100k runup was the result of "buyer frenzy" created since Covid...but, at the same $500k the others listed their home at. This allowed the unpredictable "buyer frenzy" to run up the price to whatever the last wiling buyer would pay and take into account the current "buyer frenzy of the day" since Covid has changed things so much.

Sellers and Realtors who didn't heed this advice are now "lowering their prices" simply because they thought the buyer frenzy would last forever, which it has been proved waned the past few months as mortgage rates shot up and economic uncertainties darken the horizon. If they had priced at $500k, maybe the buyers would have taken it to $525k, $550k, $575k, etc and they wouldn't be dropping their prices, but simply selling their home at a lower price appreciation rate than sellers got 6+ months ago. Home prices in the Austin metro still rose in June by 13-14% over June/2021 and in our local neighborhood mentioned above, prices also rose relative to July/2022, too. So, the sky isn't falling and Chicken Little will have to wait a little longer! :)

************************************************************************************************

June presents results much the same as May in our Anderson Mill neighborhood with slowing activity in our upfront categories like for sale and pendings which are a precursor to final results shown in our sold categories. So far, sales prices have remained on the positive side rising 3.2% over last year's home sales prices/sf.

We've seen a similar trend in our greater Austin metro area beginning in March as mortgage rates began their upward movement from the low we began this year with of 3.22% (5.30% as of 7/7/22). This, coupled with rising inflation and concern about a nationwide recession has rightfully spooked some home buyers. This is reflected in our recent price reductions on some homes currently on the market. So, it is now more important for home sellers to price their home right than it has been since we began our 2-year home sales hot streak after the Covid lockdowns. Contact me if you are thinking about selling your home so I can show you how I do just that for my home sellers so they don't have to "chase the market down" with price reductions.

************************************************************************************************

May home sales numbers for our Anderson Mill neighborhood just might finally show the effect of rising mortgage rates we've seen for most of this year. Most of our front-end indicators like homes for sale, pending sales, rising inventory and lower Activity Ratio all point to some slowing down. How long this lasts and how deeply it goes will only be discovered as the next few months progress, but I believe it might be somewhat short-lived due to the incredible economy, jobs and demand for housing we have in Austin...one of the best, if not the best city for home sales in the U.S.

As you've seen in my posts since the Covid lockdown, our Austin metro real estate market is setting records with crazy appreciation numbers. So, if you are a homeowner and just want a general idea of your home’s value, I recommend the “Market Snapshot” program. This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis). Contact me at robert@AustinTxHomeSales.com or 512-853-0110 (phone or text).

You can also request a quick, one-time computer generated CMA here: What's My Home Worth?

**********************************************************************************************

April was another great month in our Anderson Mill neighborhood with all green categories; 15 pending sales; 13 homes sold; and our sellers received 5.7% over their asking prices in only 10 days at $346.85/sf or nearly a third more than last year's sellers received!

Did you know you can exclude most, if not all of the taxable income from the gain on the sale of your home? The IRS allows a seller to exclude from taxable income a gain of up to $250,000 on the sale of their home (or $500,000 if married filing jointly) if they:

owned the home and used it as their principal residence during at least two of the last five years before the sale
didn’t acquire the home through a 1031 exchange during the past five years
didn’t exclude a gain on another home sold during the two years before the current sale

To learn more, see: Excluding Gain from the Sale of Your Home. It might make sense to cash-in on the large equity gain most Austin-area homeowners have seen since the bull market began in spring of 2011. You could then re-leverage the equity into another home and/or investment property. Contact me today by phone/text at (512) 853-0110 or via email at robert@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

****************************************************************************************************

Home sales activity in our Anderson Mill neighborhood bounced back in a big way in March with more green categories and no yellows. Inventory dropped to .30 months (vs. .80/mo in 2021); 17 pending sales (12.3/mo in 2021); 81% Activity Ratio (64% in 2021); 13 home sales (10.7 in 2021); and our home sellers received 5.4% over their asking price in only 7 days at $326.17/sf (24.5% more than last year's sellers received!).

Have you been hounded with calls and/or mailings to buy your home quick…for cash? This might sound like an attractive option until you consider that we now have more buyers for our homes than at any other time in Austin history. So, why would you settle for only ONE offer that might sound good, when you could get multiple offers from buyers bidding up the price in our red-hot Austin market?

Are you concerned that selling your home quickly would only throw you into the pool of frenzied home buyers when looking for your replacement home in the Austin metro and the possibility of not having a place to live once your existing home sells? Well, I have a solution for you where you can buy your next home for cash (so you can compete with other cash buyers), move into it and then sell your home for top dollar using our large pool of buyers! Perfect solution, right? Contact me at 512-853-0110 (call or text) or, robert@AustinTxHomeSales.com to find out more.

P.S. I've been a homeowner/resident of the Anderson Mill Neighborhood for nearly 10 years.

****************************************************************************************************

February produced a few more greens than January did for our Anderson Mill neighborhood. Most notable among the yellows were the inventory moving up to 1.2 months vs our .80 months for 2021. Keep in mind, however, that 6 months of inventory is considered a market in equilibrium, so we are still in a very, very strong sellers market and have been a bit spoiled by the strong market we've experienced since the summer after Covid lockdown.

You can also request a quick, one-time computer generated CMA here: What's My Home Worth?

********************************************************************************************

2022 home sales in our Anderson Mill neighborhood started out neutral or positive for January's numbers: We were 12% above last year's average with 11 pending sales and our pricing continues its upward trajectory with an incredible $299.91/sf (vs. last year's $195.86/sf...53% higher!). And, our home sellers continue to get over their asking prices, too.

Have you been hounded with calls and/or mailings to buy your home quick…for cash? This might sound like an attractive option until you consider that we now have more buyers for our homes than at any other time in Austin history. So, why would you settle for only 1 offer that might sound good, when you could get multiple offers from buyers bidding up the price?

Are you concerned that selling your home quickly would only throw you into the pool of frenzied home buyers when looking for your replacement home in the Austin metro and the possibility of not having a place to live once your existing home sells? Well, I have a solution for you where you
can buy your next home for cash (so you can compete with other cash buyers), move into it and then sell your home for top dollar using our large pool of buyers! Perfect solution, right? Contact me at 512.853.0110 (call or text) or, robert@AustinTxHomeSales.com to find out more.

P.S. I've been a homeowner/resident of the Anderson Mill Neighborhood for nearly 10 years.

************************************************************************************************

Even though activity has been slowing the past several months in our Anderson Mill neighborhood, we managed to get 4 green categories for the first time since April, so maybe we will start 2022 off a little stronger. For instance, our inventory dropped to our lowest since April; our # of listings haven't been this low since March; our average price/sf was 22% over 2020's number; and our Activity ratio jumped to our highest number also since March.

For the year, we also had slowing activity numbers for everything except for our pending listings (under contract, but not closed yet) and pricing. Our average price was nearly $478k and $262/sf compared to $349k and $196/sf in 2020...quite impressive!

With the new year, many homeowners turn to the possibility of selling their home. If you are a homeowner and just want a general idea of your home’s
value, I recommend the “Market Snapshot” program. This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

***********************************************************************************************************

The slowdown in activity we've seen the past few months in our Anderson Mill neighborhood continued in November with increases in ADOM (active days on the market) in all 3 categories and our first month below double-digit sales since Jan/Feb. Home price increases, however, stubbornly refuse to go down with the lower activity increasing by a whopping 41% over last year's price/sf! YTD, we have averaged a 35% increase.

The general consensus among Realtors and local economists is that our Austin real estate market is beginning to "normalize" back into what we usually see each year--a Bell curve of slow sales in January rising in the spring to a peak in the summer and then gradually going back down to December. Our inventory remains extremely low at around 1 month for the Austin metro area so price appreciation will remain higher than normal until this sufficiently rises. Keep in mind that Austin has averaged 2-3 months of inventory between 2012 (after we came out of the Great Recession) until about 18 months ago when our current market surge started after Covid-19.

*********************************************************************************************************************

October home sales in our Anderson Mill neighborhood were similar to September's with higher days on market (ADOM) and a few too many homes currently for sale. Even so, our 10 home sellers received 3.9% over their asking price which was $274.97/sf or 40.4% OVER last year's sellers! Even though the strong buyer frenzy we saw the first half of this year has waned since, we are still averaging 6% more over list price, 35% higher prices/sf and 40% higher appreciation this year when compared to 2020!

Under a typical (ie-”normal”) year, 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March. A common myth is that you have to sell your home during the spring/summer months to have the best chance, but the percentages above prove that wrong. Homes that are in great condition, staged properly, and priced right sell year-round in our area. This year has been anything but “normal” due to the effects of Covid-19, so I fully expect this % to be much higher than our typical real estate cycle which may remain strong through the end of this year. If you are interested in selling your home, see just some of the steps we take to get homes sold quickly and for top dollar: Marketing Plan to Sell Your Home. Call/text us at 512-853-0110 or email us at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) and to see how much you can net from your home sale.

***************************************************************************************************************

September home sales in our Anderson Mill neighborhood continue to show signs of cooling off from our red-hot earlier this year with higher days on market and too many homes for sale. Our activity numbers fared slightly better than August, but not by much. It is clear that the buyer frenzy most of Austin saw in the 1st 5-6 months of 2021 is now gone with multiple offers dropping from dozens in some cases earlier this year to just 2-3 for homes in good condition & priced right. Still a very strong sellers market in Anderson Mill, however, with just .90 months of inventory (6 is considered a balanced market).

If you are a homeowner and just want a general idea of your home’s value, I recommend the “Market Snapshot” program. This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

*****************************************************************************************************************

August home sales in our Anderson Mill neighborhood showed definite market slowdown trends we've been seeing in greater Austin the past few months. Days on market were higher in all 3 categories, our Activity Ratios both were yellow, and we had too many homes for sales and too few pending home sales. Our 12 home sellers, fared well with over asking price and getting $272.53/sf which was 39% over 2020 sellers received. We are expecting this cooling trend to continue, not with a bubble burst, but with slowing activity (ie-less frenzy) and lower price appreciation rates than we've seen throughout 2021.

Under a typical (ie-”normal”) year, 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March. A common myth is that you have to sell your home during the spring/summer months to have the best chance, but the percentages above prove that wrong. Homes that are in great condition, staged properly, and priced right sell year-round in our area. This year has been anything but “normal” due to the effects of Covid-19, so I fully expect this % to be much higher than our typical real estate cycle which may remain strong through the end of this year. If you are interested in selling your home, see just some of the steps we take to get homes sold quickly and for top dollar: Marketing Plan to Sell Your Home. Call/text us at 512-853-0110 or email us at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) and to see how much you can net from your home sale.

****************************************************************************

July home sales in our Anderson Mill neighborhood had more yellow (4) than we've seen so this might be a reflection of the market stabilization we've seen in the Austin metro the past several months. There are various opinions on whether this is the beginning of a general cool-down in our market or just a temporary lull...I'm still undecided since there hasn't been enough months of slower activity yet for me to state it is a cool-down.

Regardless, we bounced back from 10-12 pending sales we saw in May/June to 15 in July which is a good sign and our 10 sellers received over their asking price at $258.98/sf which is 32.2% more than 2020 sellers received. Our negatives were a few too many homes on the market for sale; higher inventory (the category to watch) and our Activity Ratio is down for the 3rd month in a row.

If you are considering selling this year, contact us to receive a free, no obligation market analysis (CMA) for your home. It is not too late in the season to list your home for sale as our local market has been strong for 12 months in a row. Call/text us at 512-853-0110 or by email robert@AustinTxHomeSales.com to receive yours today. See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home.

************************************************************************

June produced similar results as May for our Anderson Mill neighborhood with a few too many homes for sale and Activity ratio down a bit, but otherwise a good month. Our 11 sales was close to our average for this year and we once again had sellers exceed their asking prices and at an average price/sf that was 40% over 2020 home prices!

As you’ve seen in my posts the past 9 months or so, our Austin metro real estate market is setting records with crazy appreciation numbers. So, if you are a homeowner and just want a general idea of your home’s value, I recommend the “Market Snapshot” program. This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

*****************************************************************************

We sold 15 homes in May in our Anderson Mill neighborhood which ties our best month of 2021 and averages 14.7 sales/mo for the last 3 months...nearly 50% better than our 2020 avg. Our listings went up some and pendings went down some which caused our Activity ratio to fall. Our 15 home sellers averaged 7.3% over list price in only 6 days at $269.03/sf or 37.4% over what last year's sellers received!

Are you considering selling your home this year? The incredible buyer frenzy we've seen the past 9 months has caused multiple-offers in most situations and 10, 20, 30+% over asking price for many sellers. Unprecedented and historic for the Austin metro area. The most common question I receive is "When will this bubble pop?". While I don't have a crystal ball, I do believe it has more time to continue its run, but at a gradually slowing appreciation rate in the coming months. If you are concerned it might turn against sellers soon, contact me so I can run a market analysis (no charge) to see what you can net from the sale of your home and capture your equity to protect it if, indeed, the market does crash.

Call/text me at 512-853-0110 or by email robert@AustinTxHomeSales.com

************************************************************************

The amazingly hot market Austin and our Anderson Mill neighborhood has experienced the past 8-9 months continued in April with our 2nd month in a row of no yellow categories. Days on market continue to drop and average about 50% lower than we did in 2020. And, our appreciation this year thru April has averaged an incredible 33.5% more than last year's prices!

Are you considering selling your home, but are concerned that you will have difficulty finding a replacement in the Austin area due to our low inventory? This is a common question we get when asking someone if they want to sell their home and capture the equity. I have several proven methods to handle the changeover for you to reduce any stress associated with the sale of your home & purchase of the next one. Contact me today so we can go over the best option for your situation. Phone/text: 512-853-0110 or via email: robert@AustinTxHomeSales.com.

***************************************************************************

Our Anderson Mill neighborhood bounced back extremely well from our "Snowmageddon" event in February with no yellows and great numbers in our green categories including: only 1 home for sale; low DOM numbers for all 3; an incredible 15 pending sales (50% over last year's avg); nearly maximum Activity Ratio of 94% (100% is max); 15 home sales (also 50% over 2020); and our 15 sellers received nearly 15% over asking price at an off-the-charts $287.74/sf which is 46.9% MORE than last year's sellers received!

If you are considering selling this year, contact us to receive a free, no obligation market analysis (CMA) for your home. March, April & May are the most popular months to list a home for sale. Call/text us at 512-853-0110 or by email robert@AustinTxHomeSales.com to receive yours today. See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home.

*************************************************************************

February was an improvement over January for home sales in our Anderson Mill neighborhood: Days on market were all green; we had an incredible 12 pending sales (vs. our 9.8 avg in 2020) and our 6 sellers got an average of 10.4% OVER their listing price with an average price/sf that was 35.2% MORE than 2020 sellers saw!

As you've seen in my posts the past 6 months or so, our Austin metro real estate market is setting records with crazy appreciation numbers. So, if you are a homeowner and just want a general idea of your home’s value, I recommend the “Market Snapshot” program. This free service pulls data directly from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to you. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

******************************************************************************

An interesting start to 2021 for our Anderson Mill neighborhood especially since we had all green categories for the 2020 averages. On the downside, we had too many homes for sale (1.6/mo avg in 2020); inventory shot up (.30/mo 2020 avg); 7 pendings (vs. our 9.8/mo 2020 avg) and we only sold 2 homes (vs. our 10/mo avg in 2020). I'm not too concerned however, as we just went through a contentious election and January is historically our slowest month of the year in Austin. Keep in mind that our days on market were down sharply and this is the 5th month in a row where sellers received OVER their asking price (by an avg of 3.6% for the 5 months)!

You may have heard that the past few months have been red-hot for sellers in the entire Austin metro area (5 counties and about 2.2M people)...multiple offers and 10-20% over asking price is more the norm now! So, if you have been putting off selling because you need to do some updates; don't want to deal with the hassle of handling showings of your home; need more time to find a replacement home once yours sells; have been concerned the net amount you would take home at closing isn't enough; etc...please contact me so I can show you we now have solutions for any/all of the above situations!

Call/text me at 512-853-0110 or by email robert@AustinTxHomeSales.com so I can understand your situation and provide you with solutions that will alleviate your concerns!

*****************************************************************************

December finished 2020 in our Anderson Mill neighborhood on a mostly positive note: Activity Ratio at 100% (the highest possible); our 11 sellers got 2.7% OVER their asking price and at a whopping $236.32/sf (+38% over last year's sellers!) in only 7 days. Our downsides were no homes for sale (a common problem in all of Austin the past few months) and only 3 Pending sales.

We ended 2020 incredibly well considering we had the Covid-19 pandemic shut things down in Austin for about 2 months. All-green in all the right categories. If the last few months are any indication about 2021 sales, buckle up because it is going to be a crazy-hot market!

*************************************************************************

November might be the best month we've had in our Anderson Mill neighborhood all this year. 9 green categories and no yellow ones make it a great month, in addition to: only 1 home for sale; days on market down in all 3 categories; an incredibly low .10 month of inventory (less than 6.0 is considered a seller's market!); 14 homes sold and the sellers received 4.6% OVER their asking price at an astounding $211.59/sf (23.7%/sf more than 2019 sellers received)!

owned the home and used it as their principal residence during at least two of the last five years before the sale
didn’t acquire the home through a 1031 exchange during the past five years
didn’t exclude a gain on another home sold during the two years before the current sale

To learn more, see: Excluding Gain from the Sale of Your Home. It might make sense to cash-in on the large equity gain most Austin-area homeowners have seen since the bull market began in spring of 2011. Contact us today by phone/text at (512) 853-0110 or via email at robert@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

******************************************************************************

October was another strong month for home sales in our Anderson Mill neighborhood with: only .20 months of inventory going into the traditionally slower winter months; lower days on market in 2 categories; a whopping 17 pending home sales (our highest month since May/2016); and, our 12 home sellers received 2% OVER their asking price at an incredible $199.40/sf (+16.6% over 2019)!

For those home sellers who just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you, or someone you know, wants me to create a Market Snapshot for their home or even a traditional CMA (Comparative Market Analysis).

****************************************************************************

After a slight pullback in August, September home sales in our Anderson Mill neighborhood came roaring back with: only .20 months of inventory (ie-the # of months to sell all homes currently listed at our current sales pace); 10 pending sales (have contract but not closed yet); 2 categories had very low ADOM (days on market); 10 homes sales (our 2nd double-digit month of the year); and our home sellers got 3.1% OVER their asking price at an incredible 33.1% higher price/sf than last year's sellers received!

*************************************************************************

On one hand, we only had 3 homes sold in our Anderson Mill neighborhood in August vs. our YTD avg of 7.5 but we did come off of our best 2 months of the year (July=16 & June = 9) so maybe that was to be expected. We are only averaging 3% less sales/mo than last year, so we are still good. And, those 3 home sellers got a whopping 25.8% MORE/sf than last year's sellers! We also had 15 pendings in August, tied with our best month this year so that's great.

****************************************************************************

Even though we don't have any homes for sale (hard to believe since we have over 2,500 in our neighborhood!), July was still a strong month in our Anderson Mill neighborhood. We had a whopping 16 sales (I had to go back to Jul/2017 to find a month that high) and the sellers received .9% OVER their asking price in only 5 days for 17.4% MORE/sf than 2019 sellers got!

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants me to create a Market Snapshot for their home.

********************************************************************************

June was the 2nd strong month of home sales in our Anderson Mill neighborhood...our 2 strongest months of the year. June had: only 1 home for sale (out of over 2,500 in our neighborhood); .10 months of inventory (our lowest this year); 15 pending sales (our highest this year); an incredible 94% Activity Ratio (100% is tops); and our 9 home sellers got 99.9% of their asking price at $183.45/sf (+7.3% over 2019) in only 13 days.

Since June marks the halfway mark of the year, how did we fare given that COVID-19 began affecting us in Feb/Mar? As you can see below, we did incredibly well:

Do you have an appreciation gain in a piece of real estate that isn’t your primary residence (it must be held for investment purposes) that you would like to sell, but don’t want to pay the capital gains taxes? Did you know there is an easy way to avoid these taxes in this situation? 1031 Tax-Deferred Exchanges have been around since 1921 and allow you to do just that. These gains can be deferred again and again if you sell that property in the future.

I personally did this when I sold a piece of Austin commercial real estate property I co-owned in 2006 and was able to parlay most of my profit (I took some in cash, called “boot”) into two rent houses. I didn’t pay taxes on the sale of the commercial property, but simply deferred it into the future. Since I plan to use the rent houses as retirement supplement, I don’t plan to ever sell them so there would be no taxes due until my death when they would become part of my estate. 1031 Exchanges can be done with any “like-kind” property which is very broad and can include investment real estate, vacation houses, raw land, oil & gas, etc. I have a contact with someone who does these exchanges and their company has completed over 160,000 exchanges…call me and I’ll be happy to provide you with their contact information. No sense in paying Uncle Sam taxes if you don’t have to!

**************************************************************************

May home sales in our Anderson Mill didn't have any yellow categories for the 1st time this year, so that's good. Real positives in May: inventory remained low, even with COVID-19; we had 12 pendings which is our 1st month of double-digits this year and the last one since last Oct; our days on market were down in 2 categories; and our 7 sellers received an average of $198.11/sf (15.9% MORE than 2019 sellers received!).

COVID-19, in effect, pressed "pause" on our Austin metro for 6 weeks from the middle of Mar thru the end of April. Prior to that and since, our pending sales have been higher than 2019 numbers. So, COVID-19 really just pushed our typical spring selling season back 6 weeks. It is NOT too late to get your home listed and sold this year since we believe it will be an extended season. If you are interested to know your home's value, click "What's My Home Worth?".

*******************************************************************************

April presented a big test for our Austin real estate market since it was the first full month of sales data that had the full effect of the COVID-19 virus. Surprisingly, April home sales data for our Anderson Mill neighborhood actually went UP from March which was only partially affected by COVID-19.

For instance, we had 8 green categories in April vs. 4 in March. We tied for our highest month of pendings; inventory remained low; and our sellers got 3.7% OVER their asking price at 15.2% more/sf than 2019 sellers in only 7 days!

The bottom line: If you need to sell your home this year, do as we always have by getting it in good shape, staging it properly, price it well and use the best photography/virtual tours you can find so buyers have the option to tour your home virtually if that is their preference (Survey: Quarter of Consumers Accept Virtual Home Buying).

All of my listings for sale use Matterport technology which provides photos, digital virtual walk-thru tour, 2D and 3D floor plans, dollhouse view and more to make it easy for a home buyer to look at the home from the comfort of their home. “Buy your next home from the comfort of your home!”

***************************************************************************

Home sales in our Anderson Mill neighborhood don't seem to have been affected by the COVID-19 epidemic...at least, not yet. We had strong numbers in March, very similar to February's numbers. Even though our inventory moved up some to .70 months, anything below 6.0 is considered a seller's market.

COVID-19 began to have an effect on our local economy when the order to Shelter in Place took effect in the Austin metro on March 24th (Texas and the U.S. government suggesting smaller groups before that) so it isn't surprising that our March numbers weren't affected that much. April results will be interesting to see, however.

I hope you and your family haven't been directly affected by this virus, economically or health-wise. It is refreshing to hear our leaders begin to talk recently about ways to get us back to work and a more normal life, too.

**************************************************************************

February was a better month for home sales in our Anderson Mill neighborhood with only 2 homes for sale (out of 2,521 homes in our neighborhood); low days on market for 2 categories; only .30 months of inventory (less than 5 is a seller's market); and our 8 sellers received an average of $186.04/sf which was 8.8% more than last year's sellers received. And, no yellow categories.

March, April and May are the 3 biggest months each year in Austin for sellers to list their homes for sale. Are you thinking of selling this year? Did you know that you can receive up to $250k for a single person ($500k for a couple) of gain from the sale of your house INCOME TAX FREE?! Here is the link to the IRS site with more information: Gain from Sale of Residence. Contact us at 512-853-0110 (phone/text) or info@AustinTxHomeSales.com to learn more.

******************************************************************************

January produced a mixed bag of home sales results in our Anderson Mill neighborhood with a lower number of sales (6 vs. our 7.75/mo avg in 2019) and they took longer to get contracts and sold for slightly less than 2019 sellers received. But, we have only 1 home for sale (out of 2,521 in our neighborhood) which kept our inventory down to a very low .20 months (good since we are in the slower winter months) and our Activity Ratio shot up to 90%.

If you are considering selling this year, contact us to receive a free, no obligation market analysis (CMA) for your home. March, April & May are the most popular months to list a home for sale. Call/text us at 512-853-0110 or by email info@AustinTxHomeSales.com to receive yours today. See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home.

****************************************************************************

We ended 2019 with a solid month for home sales in our Anderson Mill neighborhood with only 1 yellow (which was pending days on market). Otherwise, we had only 4 homes for sale (entering the slower winter months); .50 months of inventory; lower days on market in 2 of the categories; and our 8 sellers received an average of $199.43/sf...a whopping 25.2% MORE than 2018 sellers received!

For all of 2019, here are our averages:

Again, a very solid year for our neighborhood. It will be interesting to see how our community does in the next few years as the new Apple Computer campus is built out and further affects our area.

If you are considering selling this year, please contact me to receive a free, no-obligation market analysis (CMA) for your home. March, April & May are the most popular months to list a home for sale. Call us at 512-853-0110 (phone/text) or by email robert@AustinTxHomeSales.com.

**********************************************************************************

November was a very solid month for home sales in our Anderson Mill neighborhood, especially considering the fact that November traditionally represents one of our 3 slowest months each year. On the positive-trending side (ie-green), we had: low inventory of homes; lower days on market (ADOM) in 2 of our 3 categories; we sold 9 homes sold with was 16% higher than our YTD monthly average; and our sellers got an average of $173.41/sf which is 8.9% more than 2018 sellers received!

owned the home and used it as their principal residence during at least two of the last five years before the sale
didn’t acquire the home through a 1031 exchange during the past five years
didn’t exclude a gain on another home sold during the two years before the current sale

To learn more, see: Excluding Gain from the Sale of Your Home. It might make sense to cash-in on the large equity gain most Austin-area homeowners have seen since the bull market began in spring of 2011. Contact us today by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

******************************************************************************

Similar to October/2018, September showed some signs of the typical fall/winter slowing we see each year. But, we had few negatives like a tad too many homes for sale and too few homes sold. On the plus side, we had 13 homes pending (ie-contract but not closed) which was our 3rd highest month this year and our 6 sellers got an incredible 15.8% more/sf than 2018 sellers received.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants me to create a Market Snapshot for their home.

We also have a similar program we can set up for you (or a friend/relative) even if you own property in another state. It’s called ePropertyWatch. Let us know if you would like that, too.

*******************************************************************************

A bit of a slowdown for September home sales in our Anderson Mill neighborhood, but not unusual. Fall sales typically slow from the summer months and last month was similar to the past few Septembers. We had a few too many homes for sale (YTD avg = 5.1), but our biggest concerns were only 3 home sales (vs. 7.78/mo YTD avg) and our inventory jumping to 2.3 months (our highest since last December).

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly and priced right sell year-long in our area. Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.

***********************************************************************

August was a bit of a slowdown for home sales in our Anderson Mill neighborhood with only 5 pendings (vs. our 8.5/mo YTD avg) and only 6 home sales (vs. our 8.4/mo YTD avg) where the sellers only got 95.9% of their asking price of $159.16/sf which was .10% LESS than last year's sellers received. Otherwise, the days on market dropped in all 3 categories and we only had 4 homes for sale.

Offering ammunition to agents who argue that iBuyers are often deceptively expensive, a new study by real estate data analyst Collateral Analytics has determined that the typical cost of using an iBuyer ranges between 13 and 15 percent. Entitled “iBuyers: A new choice for home sellers but at what cost?” the study conflicts with claims made by some iBuyers on just how expensive such services wind up costing homeowners. Opendoor, for example, represents its service as more affordable than a real estate agent. But if the new research is correct, using an iBuyer would generally cost consumers two to three times more money than if they simply used a traditional agent. This is right in line with the numbers we reported in this blog a few weeks ago with one of our own sales: “Quick-offer” company loses home sale. Contact the Thomas & Kauffman Team so we can discuss your particular situation if you are thinking of selling.

Full Article here: iBuyers cost sellers up to 15% of a home’s value, study finds

Contact the Thomas & Kauffman Team today if you would like to buy or sell a home in the Austin metro area – (512) 730-1252 or info@AustinTxHomeSales.com.

**********************************************************************************

We had another solid home sales month in our Anderson Mill neighborhood with: 11 home sales (our 3rd month in a row of double-digits) and our home sellers got .20% more than their asking price in only 14 days at an incredible 10.6% more than 2018 sellers received. And, our inventory remains low and days on market fell in 2 categories. Only our 5 pending sales (nearly 1/2 our YTD avg) were off.

We also have a similar program we can setup for you (or a friend/relative) even if you own property in another state. It’s called ePropertyWatch. Let us know if you would like that, too.

*********************************************************************************

June was another solid month for home sales in our Anderson Mill neighborhood: days on market dropped in all categories; inventory remains very low at only .50 months (down 2/3 from last year); we had 11 sales (our 2nd highest month in 2019); and our sellers got .90% OVER their asking price at an incredible 16.1% more/sf than last year's sellers received.

Looking at the 1st 6 months of 2019: our Days on market, Activity ratio, and number of average listings for sale each month have all improved dramatically when compared to 2018.

184 Things Real estate Agents Do To Earn Their Commission Surveys show that many homeowners and homebuyers are not aware of the true value a REALTOR® provides during the course of a real estate transaction. At the same time, regrettably, REALTORS® have generally assumed that the expertise, professional knowledge and just plain hard work that go into bringing about a successful transaction were understood and appreciated. Listed here are nearly 200 typical actions, research steps, procedures, processes and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission.

Contact the Thomas & Kauffman Team if there are any real estate questions or needs you have: by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com.

*****************************************************************************

May represented the best month of this year in our Anderson Mill neighborhood...our 1st with no yellow categories. Our days on market were down in all 3 categories; we only had .50 months of inventory; our Activity ratio was 1 point off our high this year; we sold 11 homes (our 1st double-digit month since last November); and our sellers got 2.8% OVER their asking price in only 4 days at 5.9% over 2018 prices!

It’s not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact us today by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

******************************************************************************

Except for the number of homes sold, it was a very good month in our Anderson Mill neighborhood: All 3 days on market categories were green; we had a whopping 15 pending sales (our highest since June/2018); our Activity Ratio was high; and our 4 home sellers got an average of 6.5% more than last year's sellers received.

owned the home and used it as their principal residence during at least two of the last five years before the sale
didn’t acquire the home through a 1031 exchange during the past five years
didn’t exclude a gain on another home sold during the two years before the current sale

To learn more, see: Excluding Gain from the Sale of Your Home. It might make sense to cash-in on the large equity gain most Austin-area homeowners have seen since the bull market began in spring of 2011. Contact us today by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com if you would like a free, no-obligation market analysis (CMA) of your home to see how much you would net from the sale.

****************************************************************************

Except for the low number of home sales in our Anderson Mill neighborhood last month, we had great numbers: 9 pending sales; .80 months of inventory; 69% Activity ratio; low days on market (except for sales);a and our 5 home sellers got .70% MORE than their asking price at 7% more/sf than last year's sellers received.

With the upcoming Apple campus expansion in NW Austin, there is concern about adequate housing for not only the incoming employees, but also the increase in ancillary services needed like: restaurants, stores, dry cleaning, etc. in the NW area. If you've been curious about how much your home would sell for (not just using the county appraisal, Zestimate, etc which are all created using mathematical algorithms), let us at the Thomas & Kauffman Team create a market analysis that is based on actual recent sales of homes like yours. There is no cost or obligation. Contact us by phone/text at (512) 730-1252 or via email at info@AustinTxHomeSales.com.

************************************************************************

Days on market continue to rise in our Anderson Mill neighborhood, but that isn't all that unusual given that January is the slowest month of any year. We had 3 important green categories, though, that are positive: only 6 homes on the market (vs. 10.3/mo for 2018); which helped our low inventory of .80 months (the # of months it would take to sell all homes on the market at the current sales pace); and a high Activity ratio of 60%. Our 8 home sellers got an avg of $146.37/sf which was 8.1% LESS than 2018 sellers, so hopefully that is an aberration and not a trend.

Are you curious about the value of your home? For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, we recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here:Market Snapshot. It takes about 30 minutes to receive your report. Or, let us know if you–or someone you know–wants us to create a Market Snapshot for their home.

If you are considering selling this year, contact the Thomas & Kauffman Team to receive a free, no obligation market analysis (CMA) for your home. March, April & May are the most popular months to list a home for sale. Call us at 512-730-1252 (phone/text) or by email info@AustinTxHomeSales.com.

#AndersonMillHomeSales #AustinHomeSales #Thomas&KauffmanTeam

**************************************************************************

Home sales in our Anderson Mill neighborhood finished the year with mixed results: Inventory shot up to our highest month of 2018; days on market continue to be high; and we only sold 2 homes (tied for our lowest month). But, we did have 10 pending sales and our 2 sellers got 100% of their asking price.

For all of 2018:

We had a very good year with several green categories and even the white ones were very close to 2017 averages. We sold 12 more homes (92) in 2018 than in 2017.

It will be interesting to see the effects of the upcoming Apple campus expansion on all NW Austin neighborhoods in the coming years...I'm betting prices rise above the Austin metro area averages.

If you are considering selling this year, contact the Thomas & Kauffman Team to receive a free, no obligation market analysis (CMA) for your home. April, May & June are the most popular months to list a home for sale. Call us at 512-730-1252 (phone/text) or by email info@AustinTxHomeSales.com.

*****************************************************************************

The best part of November's activity for our Anderson Mill neighborhood were the 10 home sales which were 25% over our YTD average. However, we still have too many homes for sale; our Pending sales were below our YTD average & took 10 days longer to get offers; and our Activity ratio was down by 35% from our YTD average. As we've reported on our blog recently, the home sales market--both locally and nationally--has been shifting from the strong seller's market we've experienced for nearly 8 years.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you should only sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly and priced right sell year-long in our area. Call/text the Thomas & Kauffman Team at 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.

***************************************************************************

October results were a mixed bag for home sales in our Anderson Mill neighborhood. We have too many homes for sale (esp. heading into the slower winter months); our inventory jumped to the 2nd highest this year; and we only sold 5 homes (vs. our 7.8/mo YTD avg). On the plus side, however, we have 11 pending sales (indicator of the future of a market); days on market dropped in 2 categories; and our 5 home sellers got 1.5% OVER asking price at $167.24/sf which is 8.9% more than 2017 sellers received.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you–or someone you know–wants me to create a Market Snapshot for their home.

*****************************************************************************

September brought a few yellows to our Anderson Mill neighborhood, but we are seeing this through much of Austin...a general cooling of the market. Of biggest concern is the number of homes for sale remaining high for the past several months. Our pending sales dropped last month to the lowest we've seen since February which dropped our Activity ratio.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly and priced right sell year-long in our area. Call/text the Thomas & Kauffman Team 512-730-1252 or email us at info@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.

***************************************************************************

Overall, July was a very strong month for us with all greens except for too many homes for sale (13 vs. our YTD avg of 7.9). 11 Pendings bodes well for the future of the market; 12 home sales is our highest month this year; and those sellers got $166.42/sf which is 8.4% more than 2017 sellers received.

****************************************************************************

June was an excellent month for us in our Anderson Mill neighborhood....no yellow categories! And, the green categories were in most of our important ones like inventory, Activity Ratio, sales, days on market and pricing. With half of the year behind us, here is how we look for some categories when compared to 2017: Positives - Actives down 26%; inventory down 17%; Activity Ratio up 28%; and solds at same pace as last year. Our only negatives were days on market running higher for actives and solds.

***************************************************************************

Another great month for home sales in our Anderson Mill neighborhood with mostly green categories (ie-positive trend) like: days on market improved in all 3 categories; only 1.3 months of inventory (the # of days to sell all current homes for sale at current sales pace); 9 pending sales (ie-has contract but not closed); 10 sales (2nd month in a row) and sellers got 5.7% more/sf than 2017 sellers did and got contracts in only 11 days.

It's not too late to get your home on the market to catch our spring/summer peak selling season! See just some of the steps we take to get your home sold quickly and for top dollar: Marketing Plan to Sell Your Home. Contact me today so I can create a free, no-obligation market analysis of your home (called a CMA) to see how much you would net from the sale of your home. *******************************************************************************

Home sales in our Anderson Mill neighborhood continue to improve as the year moves along. April was our best month so far with 12 Pending sales (vs. 7.5 YTD avg); 9 sales (nearly double our 5/mo YTD avg); lower days on market across the board; and our 9 sellers got nearly 10% more on a per sq foot basis than sellers received last year.

Are you considering selling your home, but are concerned that you will have difficulty finding a replacement in the Austin area due to our low inventory? This is a common question we get when asking someone if they want to sell their home and capture the equity. Our team has 4 different proven methods to handle the changeover for you to reduce any stress associated with the sale of your home & purchase of the next one. Contact us today so we can go over the best option for your situation. Phone: 512-730-1252 or via email: info@AustinTxHomeSales.com.

***************************************************************************

March saw mostly improvements in our Anderson Mill neighborhood with 9 pending home sales (vs. 6.0 YTD avg); 56% Activity Ratio (vs. 44% last year); $164.72/sf average selling price (7.3% over 2017's avg); and reduced days on market for 2 categories. Our inventory jumped to 3.5 months, however, but still in the less-than-6-months needed to maintain a seller's market. And, we only had 2 home sales which is well below our 6.67/mo avg last year.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future? With ePropertyWatchTM, that information (and much more) comes directly to you. This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations. ePropertyWatchTM has information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list. So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use! Click here to learn more about this program and to sign up for your free report: ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form. Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service! You have my assurance that I will NOT use any email address to send someone spam email!

*****************************************************************************

Many more yellow categories in our Anderson Mill neighborhood than usual in February. Our days on market has continued to dog us for nearly a year now; our Activity Ratio dropped from January's 86% to 38% (we averaged 44% last year); and, our 4 home sellers got an average of only $134.13/sf which was 12.6% LOWER than 2017 sellers received. Our bright spots were only 5 homes for sale which pushed our months of inventory to only 1.3.

*******************************************************************************

Overall, January was a good start to the year for home sales in our Anderson Mill neighborhood with good numbers for all 3 categories of listings: For Sale, Pending, and Sold were all strong numbers for January; only .20 months of inventory (vs. 1.6 for 2016); and an Activity ratio of 86% (nearly double our 44% in 2016). Days on market remains high as it has for over 6 months and the average price/sf our sellers got was 2% lower than in 2016.

Best of all, it is a FREE service for you to use! Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form. Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service! You have my assurance that I will NOT use any email address to send someone spam email!

***********************************************************************

Home sales finished on a high note in our Anderson Mill neighborhood with more green categories that we've had since June. We only had 4 homes for sale (out of over 2,500) going into the slower winter months; our inventory dropped below 1.0 month for only the 2nd time this year; we had more pending sales than average; our Activity ratio jumped to 69% (57% over our YTD 44% avg); and our 5 home sellers got 9.3% more/sf than sellers did last year. Our only real negative was days on market running longer than we did in 2016.

How did we finish 2017? Below are our averages for each category last year:

**********************************************************************************

Home sales continue to struggle in our Anderson Mill neighborhood the last half of this year. We managed to get 2 green categories–# of homes for sale and Activity ratio, but many of the others were yellow, like: Days on market continues to increase for all 3 categories; our inventory jumped from 1.3 months in Oct to 2.3 last month; we only sold 3 homes (vs. our 6.82/mo YTD avg and 8.67/mo last year); and those 3 sellers got 6% LESS/sf than 2016 sellers got.

Would you like to know your home’s approximate value, recent sales in your neighborhood, and your estimated net equity…both today and on a regular basis in the future? With ePropertyWatchTM, that information (and much more) comes directly to you. This program is from CoreLogic who provides property AVMs (Automated Valuation Model) for 90% of the home mortgage lenders in the United States…they are the trusted source for accurate home valuations. ePropertyWatchTMhas information on over 100 million homes in the United States and each subscriber can have up to 3 properties on their report list. So, whether you own a home in the Austin metro area, or anywhere in the U.S. you can use this service to keep tabs on your property value and net equity.

Best of all, it is a FREE service for you to use! Click here to learn more about this program and to sign up for your free report:ePropertyWatch, or, click here to go directly to the sign-up page:ePropertyWatch-sign up form. Feel free to forward this link to any friends, family, or coworkers you know…remember, any homeowner in the U.S. can utilize this service! You have my assurance that I will NOT use any email address to send someone spam email!

***************************************************************************************

September could be the worst month this year in out Anderson Mill neighborhood...we only had 1 green category and that was for sellers getting 100% of their asking price. On the down side, we have too many homes for sale; our inventory is higher than both this year's average and last year (which was 1.2 months); our Activity Ratio dropped below our YTD avg; and our 7 home sellers got LESS/sf than last year's home sellers and it took 44% longer to get offers.

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you should sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly and priced right sell year-long in our area. Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.

****************************************************************************************

Overall, August was a lackluster one for our Anderson Mill neighborhood. On the positive side, we had 13 pending home sales (ie-have contract but not closed yet) which is only our 2nd double-digit month this year in that category (compared to 7 in 2016 and 8 in 2015) and our Hotness ratio ticked up 13 points over our YTD average. Our negatives were days on the market increasing across all categories and our inventory jumping to 3.3 months...our highest this year and 83% higher than our YTD avg.

Are you considering selling your home next year? I recommend starting your research now into what is needed to get your home ready for the market next spring (when our market activity increases and continues through the summer). Getting your home in tip-top shape will be especially important if the shift from a seller’s market to a buyer’s market continues next year. Here is a good website that has a broad range of information for home sellers you might find useful: Tips on Selling Your Home . And, here are links to vendor websites to find contractors: Angie's List Pro Referral Home Advisor

*************************************************

July was a somewhat better month for our Anderson Mill neighborhood when compared to June. We still have too many homes for sale and our Activity Ratio dropped to the 2nd lowest of this year. However, our inventory dropped to only 1.1 months (the number of months it would take to sell all homes currently on the market at the current sales rate) which is about the same as last year's number. And, we sold an incredible 15 homes last month in only 11 days....that's our 1st double-digit sales month this year and the last we've seen since June/2016.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “ Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you--or someone you know--wants me to create a Market Snapshot for their home.
****************************************************************************************

June had similar numbers to May's in our Anderson Mill neighborhood with green (ie-positive trend) categories and yellow (ie-negative trend) categories matching up very closely. Of biggest concern is the high number of homes for sale (76% over our YTD monthly average) and our rising inventory at 2.8 months. We went above 2.0 months only twice last year, but we've exceeded that 3 times this year and we have half a year to go.

You will notice that I've added a new category to replace the "Hotness Ratio"....the "Activity Ratio". The AR is similar to the HR in that it is a future indicator of the direction our market is heading by comparing how many homes went under contract (ie-Pending) compared to the number of homes for sale. The HR compared Pendings to For Sale, while the ARA compares Pendings to (For Sale + Pendings). A slight difference, but the AR has a maximum cap of 100% while the HR had a max cap of 1,000%. I feel that most people understand the 0 -100 range better since more metrics we see frequently (like grades in school, etc) are based on the 0-100 range. There is no hard and fast rule about what makes a good AR number, but, generally, 25%+ represents a strong market. For instance, if 2 homes are Pending and there are 6 homes for sale, the AR is 25% [2 / (6+2) = 25%]. An AR of 50% would represent a very hot market since the For Sale and Pendings would be the same [ie-6 / (6+6) = 50%].
****************************************************************************************

Overall, May was a down month for our Anderson Mill neighborhood due to the very high 16 homes for sale (our highest number since May/2012); 2.7 months of inventory (the number of months it would take to sell all homes currently for sale at the current sales rate) which is nearly double our YTD average of 1.5; and our Hotness ratio of only 38%...our lowest of the year and 30% less than our 68% YTD average.
****************************************************************************************

We are still recovering from the lull we experienced in our Anderson Mill neighborhood the last half of 2016. Some important categories like the number of homes for sale and that sold; months of inventory; and days on the market all improved which is a good thing. Our pendings (ie-have contract but not closed) have been a hurdle all this year, as has our average sale price/sf which fluctuates between better and worse than what we averaged in 2016.
****************************************************************************************

Another mixed month in March for home sales in our Anderson Mill neighborhood. On the plus side, our days on market fell across all 3 categories; our 3 home sellers got 99.1% of their asking price; and they got an average of $161.08/sf which is 7.9% more than 2016 sellers got. However, our inventory of homes has increased and we only sold 3 homes (60% of this year's avg and 35% of our 2016 avg).

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend the “Market Snapshot” program. This free service pulls data from our MLS (Multiple Listing Service) for similar homes in your neighborhood on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Create one yourself for your home here: Market Snapshot. It takes about 30 minutes to receive your report. Or, let me know if you--or someone you know--wants me to create a Market Snapshot for their home.
*****************************************************************************************

February home sales in our Anderson Mill neighborhood were similar to January with low inventory (less than 6 months is a seller's market); strong Hotness Ratio; only 4 homes for sale (out of 2,521 in our community); and our 4 Pending sales got offers in only 4 days. Our days on market for the other 2 categories, however, remain high; our 4 Pending sales were half of our 2016 avg; and our 7 home sellers got an average of 4% LESS than those who sold in 2016.

If you are considering selling this year, contact me to receive a free, no-obligation market analysis (CMA) of your home. April, May and June are the 3 best months of each year to put a home on the market to sell.
***********************************************************************************************

Home sales in our Anderson Mill neighborhood were about the same as they were when we closed out 2016 in December. Keep in mind that Nov-Feb are our 4 slowest months of each year so some lower numbers are expected. The good news is our listings are below average; we only have 1.5 months of inventory (less than 6 is a seller's market); our Hotness ratio remains strong; and, our 4 home sellers got 6.3% more than those in 2016 (who got 11.6% more than in 2015).

Contact me today to set up your free, no-obligation Market Snapshot. This will provide you with timely reports about home sales activity in your neighborhood...with data straight from our Austin MLS.
**********************************************************************************************

We had more green categories in our Anderson Mill neighborhood in December than we've had since July which is a positive sign. Let's see if this upward trend continues, or we continue our slowdown like most of last year. The best news is our pricing which continues to increase...jumping to $154.55/sf last month, or 15.6% higher than 2015 sellers got!

So, how did Anderson Mill fare for all of last year? Looking at the numbers below, you can tell that we had a slowing market in 2016.

However, keep in mind that an inventory less than 6 months is still considered a seller's market, so our 1.2 months represents the very strong market Austin has been in for the past 6 years. Same goes for a Hotness ratio over 100%. Our average home prices last year finished at 12% higher than in 2015. I expect this gradual moving from a seller's market to a buyer's market to continue over the next few years.
********************************************************************************************

Home sales in our Anderson Mill neighborhood continue to weaken the last half of 2016 when compared to last year's numbers: We have too many homes for sale heading into the slower winter season; our inventory jumped to the highest this year at 2.8 months; we only had 5 homes that got contracts (ie-Pending sales) which is half our YTD avg; and, we only sold 4 homes (again, half our YTD avg) at 95.8% of asking price (lowest this year) for only $127.04/sf (5% LESS than our YTD avg and even less than 2015's average).

Did you know that--according to the National Association of Realtors--92% of home buyers start their search online; 76% drove by the home to look at it; and 44% bought the home they found? Obviously, having your home well represented requires not only having it in the Austin MLS, but also in the hundreds of home websites that are available to home buyers. Keller Williams has a proprietary listing system the sends our client’s homes to over 900 of the most popular websites to give the home the best chance of getting an offer quickly. Here is a link to my home marketing plan so you can see just what I will do to get it sold if you hire me: Marketing Plan to Sell Your Home. This is a good time of year to make decisions if you are thinking of selling next spring when our market begins to heat up each year.
******************************************************************************************

The 2nd half of 2016 hasn't been as good for our Anderson Mill neighborhood home sales as the 1st half--or previous years--have been. We have too many homes for sale going into the lower sales season of fall/winter; our days on market (ADOM) remain higher than earlier this year; our Hotness ratio dropped to 46% (vs. our 115% YTD average or our 195% average last year); our Pending sales (ie-have contract but not closed yet) were off 40% from our YTD average of 10.5; and our inventory of homes was at 1.4 months. Granted, considering a seller's market is anything less than 6 months, we are still doing fine, but just trending in the wrong direction.

For those home sellers who aren’t sure about selling this year, or just want a general idea of their home’s value, I recommend my Market Snapshot program. This FREE service pulls data from our MLS (Multiple Listing Service) on a regular basis (every 2, 4, 6, 8, or 12 weeks) and emails it to the homeowner. Here is a link to a sample report so you can see what information is provided: Market Snapshot – Sample report. Let me know if you--or someone you know--wants me to create a Market Snapshot for their home. I frequently hear that home sellers and buyers simply utilize a feature on the Zillow website called a Zestimate to determine a home’s value. This is not recommended in Texas because Texas is one of the few “non-disclosure” states, meaning that home sales are not reported to the local appraisal district like they are in other states. While other states get fresh data to feed their county appraisals, in Texas, Zillow is relegated to using mathematical algorithms to “guesstimate” a home's value which is why they are seldom accurate, either. So, in other states, Zestimates are much more accurate than here in Texas. The CMA program I use has a page included which pulls in Zestimates for the property and it is not unusual to see Zestimate values off by 10-15%...worthless to use for any serious market valuation.
**************************************************************************************

September home sales figures in our Anderson Mill neighborhood continued the slowdown we've seen the past few months having more yellow categories than the first half of the year. The number of homes we have for sale (14) remains high and has pushed our months of inventory (the number of months it would take to sell all homes currently for sale at the current sales pace) to 2.30. While this is higher than our 1.0 YTD avg, it is still way below the 6+ months that reflects a buyer's market. Our days on market continue to increase, too, which is something we are seeing in many parts of the Austin metro marketplace. At least the 6 home sellers got 1.2% OVER their asking price and at a price/sf which was 29.4% higher than last years sellers!

Did you know that 42% of homes sold in the Austin metro area sell during the 50% of the year from October to March? A common myth is that you have to sell your home during the spring/summer months, but the above statistic proves that wrong. Homes that are in great condition, staged properly, and priced right sell year-long in our area. Call/text me at 512-853-0110 or email me at robert@AustinTxHomeSales.com to get your free, no-obligation market analysis (CMA) to see how much you can net from your home sale.
******************************************************************************************

August was probably our slowest month this year for our Anderson Mill neighborhood. All yellows and no green categories. This is our 3rd month in a row of too many homes for sale; they’ve been on the market for 36 days (+56% of YTD avg); our inventory has gone up to 2.3 months (vs. our YTD avg of .90); our Hotness ratio plummeted to 71% (half our YTD avg); and we only sold 6 homes (63% of our YTD avg). Our sales pace/month is only off 7% this year, though, so homes are still selling well. If you need to sell your home this year, make sure it is in great condition, staged and priced right.

Have you decided not to sell this year, but maybe next year? Homeowners who are thinking about selling start their research into what they need to do to get their home ready to put on the market the following spring (when our market activity increases and continues through the summer). Here is a good website that has a broad range of information for home sellers you might find useful: Selling Your Home.

Also, future home sellers will want to see what homes are selling for in both their neighborhood and any neighborhoods where they might purchase their next home. For home sales statistics (straight from the source of all data…the Austin MLS), I recommend Market Snapshot, a free, no-obligation service I offer. Home sellers can either contact me to set this up, or do it themselves at Market Snapshot. To find information about homes for sale anywhere in the Austin area, I recommend downloading this Keller Williams application to your cell phone which allows you to find home details while sitting in your car in front of a listing, or doing a manual map search: KW Home Search App. This, too, is a free application.
*****************************************************************************************

With the exception of having too many homes for sale in our Anderson Mill neighborhood, we had a good month in July with: only .80 months of inventory (the number of months it would take to sell all homes currently listed at our current sales pace) and 14 home sales which took only 8 days to get offers and sold at an average price/sf of $149.12 (+11.5% over last year’s prices). As long as our Pending sales stay high, we can lower the homes for sale (July was 55% over our YTD avg/mo). It is NOT too late to sell your home this year! In spite of our traditional strong spring/early summer selling season, we still typically sell over 50% of our homes during the last 6 months of the year. I can provide you with a CMA (comparative market analysis) to show you how much your home is worth…just call/text me at 512-853-0110, or email me at robert@AustinTxHomeSales.com. If needed, I can also help you get your home ready for the market, including staging your home.

--- Anderson Mill sales stats

Have a question?

Succes! Your message was sent!

Search listings

--- Anderson Mill sales stats

Have a question?

Succes! Your message was sent!

Search listings

Sign In

Sign Up

Reset password

Change password

Account verification in progress

Share this listing

Hold on!