To view summary and detailed information for all Steiner Ranch neighborhoods, check out the Neighborhood Home Sale Data.  If you are looking to buy or sell a home in Steiner Ranch, contact me via email, online form, or at 512-735-7200.  Click here for previous editions of How's the Market in Steiner Ranch?

If you prefer to read instead of watch, here the transcript:

Greetings!  I'm Craig Smyser with RE/MAX Capital City.  Welcome to the May 2012 edition of "How's the Market in Steiner Ranch."  In addition to looking at the current statistics, I’ll talk about the upcoming workshop about protesting your property tax appraisal.  In April, 28 homes closed in Steiner Ranch which was up 87% from April 2011.  Before you get too excited, I must mention that last April was unusually low.  When I look at the numbers for April in prior years, this year is very comparable to them.  Comparing only resale homes, sales were up 136% from 11 to 26 homes.  Keep in mind that many new construction homes are not listed in the MLS so I cannot provide accurate data on new construction numbers in Steiner Ranch.  From this point forward, all the stats quoted are for resale homes only.  When looking at small sets of data such as one month in Steiner Ranch, I don’t like to compares prices from one year to the next because they can be volatile.  For the record, the average price of a resale home increased 9.8%, the median price increased 8%, and the average price per square foot increased by 2.8%.  We can smooth these numbers out to get a better picture of the market by looking at the first four months of this year compared to the first four months of last year.  Comparing these time frames, the average price was down 6.9%, the median price was up 3.7% to $350,000, and the price per square foot was down 1.7% to $119.53.  This shows a market that is pretty stable, but I expect the next few months to decisively change to show a market of modestly increasing prices.  Last month, the sale prices in Steiner ranged from $253,000 to $590,000.  The number of available homes in March was 103, up 1% year-over-year and 16% month-over-month.  While the number of available homes under $345,000 is up to around 22% of the available homes, it is still quite low considering that half the homes in Steiner Ranch sold below that price last year.  The average sales price to list price ratio was 97.9% while the average sales price to original list price was 96.5%.  When these numbers are so close, it means that very few homes required a price reduction in order to get a contract.  For homes that closed in March, the average days on market was 50.  As always, my website allows you to look at summary and detailed data for each Steiner Ranch neighborhood (click here).

Once again this year I am leading a workshop entitled, “How to Protest Your Property Tax Appraisal.”  Last year Travis Central Appraisal District experimented with a regression analysis theory to value homes in Steiner Ranch.  I wasn’t a fan of that method so I am happy that they have reverted back to the old method.  However, that means that everything I taught last year doesn’t apply this year, so it is important to attend even if you came last year.  The workshop will be held on Thursday, May 24 at 7:00pm at the Towne Square Community Center.  As always, those who attend will receive comparable sale information which can be used to protest.

If you have any real estate related questions, please don’t hesitate to call me at 512-735-7200 or email me at Craig@RealEstateInAustin.com.  Thanks for watching “How’s The Market In Steiner Ranch.”

I will again be offering my 'How to Protest Your Property Tax Appraisal' workshop in Steiner Ranch this year.  It will be held on Thursday, May 24th at 7:00pm at the Towne Square Community Center.  More information can be found here.

If you are looking to buy or sell a home in Steiner Ranch, contact me via email, online form, or at 512-735-7200.  To view homes currently for sale in Steiner Ranch, click here.  To find out about market values in Steiner Ranch, watch the latest in my video series, How's the Market in Steiner Ranch.

For even more information, including a virtual tour, school links, room sizes, and plenty of photos, click here.  To request a showing before the house hits the market, contact me via email, online form, or at 512-735-7200. 

As always, if you purchase one of my listings, you can use my moving truck for free.

This location has not only Schlotzsky's sandwiches (and the rest of their regular menu), but also a Cinnabon and Carvel Ice Cream.  While many of the Schlotzky's locations have Cinnabon, this is just the third location to have a Carvel.  Unique even among the three of those is that in this one the ice cream is self service.  While most Schlotzsky's are franchise stores, all of the ones in the Austin area are corporate-owned as this is where the restaurant chain started and is headquartered.  This restaurant has their newest design concept and will actually be used to train new franchisees. 

As a member of the Four Points Chamber of Commerce, I was invited to the ribbon cutting.  I had an opportunity to sample sandwiches, Cinnabon, and ice cream -- all of it was very tasty.  Their sweet tea was very good, too.  They have free wi-fi, too.  The Schlotzsky's website is here and the page for the Four Points store is here.

If you are looking for a home in the Four Points area, check out some of these neighborhoods.  Of course, if you have a house to sell, I can assist you as well.

The Boy Scouts Present the Colors

The Ribbon Cutting

The Crowd Lined up for the Grand Opening

Although I did not utilize it for this appointment, Great Clips offers online check-in so you can see how long the wait is and put your name on the list ahead of time.  You can access this service at www.GreatClips.com or download their phone app.

As a side note, when I went to get my haircut, I also needed to pick up some groceries so I was able to run right next door to Randalls.  A month ago, I would have had to leave Steiner Ranch, but with Quinlan Crossing, it was very convenient.  I'm looking forward to more businesses opening so close to home.

If you are looking for a home in Steiner Ranch, click here to see what is currently for sale.  Also search Steiner Ranch homes by Map, Neighborhood, Price Range, or Elementary School.  Want to know how the market in Steiner Ranch is doing, then watch my most recent video.

1006 Green Valley Cove, Round Rock, TX 78664

For even more information, including a virtual tour, school links, room sizes, and plenty of photos, click here.  To request a showing before the house hits the market, contact me via email, online form, or at 512-735-7200. 

As always, if you purchase one of my listings, you can use my moving truck for free.

To view summary and detailed information for all Steiner Ranch neighborhoods, check out the Neighborhood Home Sale Data.  If you are looking to buy or sell a home in Steiner Ranch, contact me via email, online form, or at 512-735-7200.  Click here for previous editions of How's the Market in Steiner Ranch?

If you prefer to read instead of watch, here the transcript:

Greetings!  I'm Craig Smyser with RE/MAX Capital City.  Welcome to the April 2012 edition of "How's the Market in Steiner Ranch."  In addition to looking at the current statistics, I’ll talk about the recently formed Steiner Ranch Neighborhood Association.  In March, 22 homes closed in Steiner Ranch which was down 37% from March 2011.  Comparing only resale homes, sales were down 40% from 25 to 15 homes.  Keep in mind that many new construction homes are not listed in the

MLS so I cannot provide accurate data on new construction numbers in Steiner Ranch.  From this point forward, all the stats quoted are for resale homes only.  Of the sales in March, 1 was a foreclosure and 1 was a short sale.  As always, when we are looking at small sets of data such as one month in Steiner Ranch, I don’t like to compares prices from one year to the next because they can be volatile.  For the record, the average price of a resale home decreased 12% to about almost $390,000 and the median price increased 22% to $420,000 over last March.  The average price per square foot slid by 4.7% to $118.  Last month, the sale prices in Steiner ranged from $225,000 to $688,000.  The number of available homes in March was 89, up slightly both year-over-year and month-over-month.  We are beginning to see the number of available homes increase a bit which is giving some breathing room for buyers.  While the number of available homes under $345,000 is up to around 20% of the available homes, it is still quite low considering that half the homes in Steiner Ranch sold below that price last year.  The average sales price to list price ratio was 97.5% while the average sales price to original list price was 89.7%.  For homes that closed in March, the average days on market was 66.  As always, my website allows you to look at summary and detailed data for each Steiner Ranch neighborhood (click here). 

In February, the Steiner Ranch Neighborhood Association was formed.  This is not a Home Owners Association, but a distinct and separate entity.  It encompasses Steiner Ranch and several smaller neighborhoods around it.  While an HOA is mandatory for all members within its boundaries, a Neighborhood Association is voluntary.  Although it serves a number of purposes, I’d like to highlight one that is specific to real estate and that is to monitor and influence development.  Because the SRNA is registered with Travis County and the City of Austin, it is notified as part of the permit process for any development within its boundaries.  This alone will help us avoid the situations we’ve seen lately in which we were surprised to hear about apartments and the storage facility.  It doesn’t mean we can always stop unwanted development, but it certainly gives us a chance.  The goal of SRNA is not to stop development, but to give residents a seat at the table to influence decisions.  Case in point right now is that Taylor Morrison is considering a plan to put 180 duplexes across from Randalls in the spot in which they had previous planned the storage facility.  This will require rezoning as residential is not permitted in this area at this time.  SRNA now gives Steiner Residents an opportunity to effectively voice an opinion on this rezoning.  At this point, there are about 150 members of the SRNA.  At $50 a year, I feel this is a worthwhile investment and I have joined.  A key to the success of SRNA is the political influence it can have.  The first question asked of a neighborhood association by any member of a government board is always “how many members do you have?”  They are essentially asking “How many voters might I lose if I take a position contrary to your group?”  The more of us that join SRNA, the more influence we can have on issues that affect us.  I invite you to find out more about SRNA at www.SteinerRanchNA.org. 

As always, if you have any questions, please don’t hesitate to call me at 512-735-7200 or email me at Craig@RealEstateInAustin.com.  Thanks for watching “How’s The Market In Steiner Ranch.”

Wondering if it was the same at other Randalls, I spot checked other stores on their website and found out that others had it on sale, but for $3.99.  Not sure what makes us different - perhaps still some lingering Grand Opening specials or competition with HEB.

Have you ever taken the Blue Bell tour at the creamery in Brenham?  If not, it is a good time for kids and adults, alike.  Check it out at http://www.bluebell.com/the_little_creamery/visiting_blue_bell/VisitBB_Brenham.html, but remember there are no tours on the weekend.

My favorite Blue Bell flavor is Rocky Road.  What's yours?

Again this year, some homeowners will be able to file their protest online.  If this option is available to you, instructions will be included with your appraisal.

As usual, homeowners can go to the WCAD offices for an informal protest.  The informal hearings started today and continue through the deadline.  If you cannot work out the valuation during this phase, you can file the paperwork to have a formal hearing in front of the Appraisal Review Board (ARB).

For more information on the appraisal process in Williamson County, visit www.WCAD.org.  The website has lots of useful information on the entire appraisal process, including several videos.  The 2012 valuations are also posted there if you can't wait to get yours in the mail.  To view tax rates in Williamson County, click here.  To look for homes in Williamson County and throughout Central Texas, click here.

1115 Clayton Drive, Leander, TX 78641

For even more information, including a virtual tour, school links, room sizes, and plenty of photos, click here.  To request a showing, contact me via email, online form, or at 512-735-7200.

As always, if you purchase one of my listings, you can use my moving truck

Monday & Thursday:  Addresses ending in 0, 1, 2, 3
Tuesday & Friday:  Addresses ending in 4, 5, 6
Wednesday & Saturday:  Addresses ending in 7, 8, 9      

Automated irrigation is defined as irrigation by means of a system controlled by a timer or other remote controller.  Customers that utilize automated systems may not water the same landscape areas using hose end sprinklers; only hand held hose if additional water is required.

Hose end sprinkler is a garden hose equipped with a removable portable sprinkler which is moved from place to place by hand and turned on and off by hand.  The hose end sprinkler watering schedule is Sunday and Wednesday.

In addition to the above, other restrictions have been modified as such:

• Watering with a hand held hose, soaker hose, bubbler, drip irrigation or watering can of 5 gallons or less is allowed any time on any day.
• Cars and boats may be washed at any time with shutoff nozzle required.
• Pools may be refilled any time, any day.
• Ornamental fountains and ponds may be operated.
• Variances and permits may be granted.

1032 Dyer Creek Place, Round Rock, TX 78665

This 3 bedroom, 2 bath home is located in Pflugerville, but with a Round Rock mailing address.  The office, well-appointed kitchen, and covered patio make this a great home.  513 Dinge Bay Dr, Round Rock, TX 78664. 

For even more information, including a virtual tour, school links, room sizes, and plenty of photos, click here.  To request a showing, contact me via email, online form, or at 512-735-7200.

As always, if you purchase one of my listings, you can use my moving truck.

To see some of Austin's biggest homes currently on the market, click here.  When you are ready to purchase a house of any size, contact me via email, online form, or at 512-735-7200.

Click here to search foreclosure listings in the Austin area.  If you are ready to start looking for a house in the Austin area (foreclosure or not), contact me via email, online form, or at 512-735-7200.

I recently learned that Supreme Lending in Austin is bringing back a type of no-doc mortgage.  I sat down with John McClellan to find out the specifics.  While this loan is targeted to a small subset of borrowers, it is a very powerful tool for those who qualify.  However, it is a start, and I expect we will see more no-doc loan programs as time goes on.  It won't (and shouldn't) get back to the 'liar loans,' but a return to the original use of them would be most welcome.

These loans are available to both owner-occupants and investors.  The minimum loan amount is $200,000 and the maximum loan amount is $2 million.  The available loan types are 5/1, 7/1, and 10/1 ARMs.  Closing on this type of loan is longer that other types, so allow 60 days get to the closing table.  Another great feature is that these loans can be issued to entities such as Trusts, LLCs, and Partnerships. 

For owner-occupants, the minimum credit score is 680.  The minimum down payment is 30%, but that can be done with as little as 10% cash down and 20% pledged asset.  A pledged asset is collateral (beyond the property) such as CDs, stocks, or bonds.  To determine the amount that can be borrowed, reportable assets are examined first (essentially whatever shows up on a tax return).  Then assets are examined (CDs, stocks, bonds, etc) to increase the potential loan amount.  For those at least 62 years old, retirement income and accounts can be used.  The more the borrower has in assets and the older the borrower is, the more that can be borrowed.  To give an example, a 56 year old borrower with $500,000 in the bank can add $2,770 per month in stated income to their documented income.

For investors, the minimum credit score is 700, 50% down is required, of which 40% can be a pledged asset.  These loans are even available for non-warrantable investment condos.

Foreign nationals can also utilize this program with a minimum of 50% down, of which 40% can be a pledged asset.

For more information on these loans, contact John McClellan at Supreme Lending at 512-279-1150.  For more information on buying a property with these loans, contact me via email, online form, or at 512-735-7200.