Austin Real Estate Market Activity Update for 2010

A quick real estate market data update for the city of Austin, Texas for the last two 9 month periods:

  • A quick view at how our market is doing comparing the following two periods: January 1st, 2009 to September 25, 2009 and January 1st, 2010 to September 25, 2010
  • Between January 1st, 2010 and September 25, 2010, 6,054 homes have sold in Austin.
  • Compared to 6,230 homes sold for the same period in 2009
  • This shows that we’ve had a slight decline of ~3% in actual market activity for 2010.

However for the 6,054 homes that have sold in 2010:

  • The Median Home Price was $245,000!
  • When compared to the 6,230 homes that sold in the same period in 2009
  • The Median Home Price (half sold above, half sold below) was $233,325.
  • This shows that we’ve had a slight increase int the Median Home Price of ~5%

Also on a good note for all Austinites:

  • The median days on the market for 2009 was at 43 Days.
  • This year it has been 36 Days
  • Which means houses are selling in less time and for more money
  • What does this mean? Are we actually doing Better? or is this just the remaining
    dust cloud left behind by the artificially (tax credit) manipulated market?

If you would like to have your neighborhood featured on our site, feel free to contact me at askOrlando@theappraisaliq.com and just type the name of your community on the subject line. I look forward to hearing from you.

Map of Austin, TX


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Milwood, Austin TX: Real Estate Market Update June 2010 to September 2010

A quick real estate market data update for the Milwood subdivision in Austin, Texas for the last 3 months:

  • Between June 22, 2010 and September 22, 2010, 41 homes have sold in Milwood.
  • 80 homes are currently for sale and 16 are under contract.
  • This gives an absorption rate of about 14 houses/month that sell.
  • With 80 homes currently for sale, that gives just under 6 months of inventory of homes.

For the 41 homes that have sold:

  • The highest selling price was $272,000 for a 2,912 square foot home. This home was on the market for 188 days!
  • The lowest selling price was $92,501 for a 1,023 square foot home which sold on the same day it was listed.
  • The median selling price (half sold above, half sold below) was $168,500 for a 1,657 square foot house.
  • The median days on the market was 36.

For the 80 homes for sale in Milwood:

  • The highest list price is $264,900 for a house with 4,052 square feet. This home has been on the market for 224 days.
  • The lowest list price is $124,000 for a house that is 920 square feet. This one has been on the market for just 2 days.

If you would like to have your neighborhood featured on our site, feel free to contact me at askOrlando@theappraisaliq.com and just type the name of your community on the subject line. I look forward to hearing from you.

Map of Milwood in Austin, TX


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The Hollows Lake Travis: Real Estate Market Activity September 2009 to September 2010

A quick real estate market data update for the Hollows subdivision in Jonestown, Texas for the last 12 months:

  • Between September 18th, 2009 and September 18th, 2010, 3 homes have sold in The Hollows at Northshore.
  • 7 homes are currently for sale and 1 under contract.
  • For the 3 homes that have sold:

  • The highest selling price was $650,000 for a 3,244 square foot home. This home was on the market for 310 days!
  • The lowest selling price was $305,000 for a 1,523 square foot home which sold in 14 days.
  • The median selling price (half sold above, half sold below) was $390,000 for a 2,582 square foot house.
  • The median days on the market was 185.

For the 7 homes for sale in The Hollows:

  • The highest list price is $1,399,000 for a house with 4,208 square feet. This home has been on the market for 601 days.
  • The lowest list price is $375,000 for a house that is 1,626 square feet. This one has been on the market for just 25 days.

If you would like to have your neighborhood featured on our site, feel free to contact me at askOrlando@theappraisaliq.com and just type the name of your community on the subject line. I look forward to hearing from you.

Map of The Hollows in Jonestown, TX


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Crestview in Austin TX Home Sales 2009 and 2010

The Crestview Neighborhood in Austin

The Crestview neighborhood is a small area of Central Austin that is South of Anderson Lane, West of Lamar, East of Burnet and North of Justin Lane. The homes in this area were primarily built in the 1940s, 1950s and 1960s with a median size of about 1200 square feet.

Year-to-date, through September 20th, 2010, 52 homes have sold in Crestview, with a median sales price of $239,450 for a 3 bedroom 2 bath home. (Median means that half sold at a higher price and half sold at a lower price.) The homes that sold fetched a sales price that was just over 94% of their final list price, or just under 92% of their original list price.

You can read more about the Crestview neighborhood on the Crestview Neighborhood association website.

Crestview Real Estate Sales Charts

Here is the basic sales statictics chart for Crestview from January 1st, through September 20th, 2010 for the 52 homes that sold:

Crestview in Austin TX median sales prices for 2010

One thing we find in the areas of Austin that have older homes in highly variable states of repair (or disrepair), and that have a wide variety of desireable (or undesireable) features, is that trying to price a home per square foot is an even worse idea than it is in other areas.
(Price per square foot isn’t a good way to determine the value of any home, more specifically, it is really only valid when reporting factual data such as the actual selling price of a home.) We know this is a popular way for consumers (and real estate agents) to try to ascertain the value of a home, but it isn’t an approach that withstands even a little bit of scrutiny. You should read our article called Home Cost per Square Foot: Not a Good Estimate of Value to have a better understanding of why this is the case.

To illustrate the spead or pricing for homes in Crestiview, take a look at this chart that compares the price per square foot of homes that sold in 2010 in this area. See how spread out these data points are? Clearly, the likely selling price of each of these homes needed to be determined by the merits of the specific home, and not based on an average or a median price for the neighborhood.

Crestview in Austin TX Home Price Sales Chart 2010

And here is another chart that shows the huge difference in selling prices for homes in Crestview that are within the typical size for the area (1100 to 1300 square feet):

Scatter chart for prices of homes that sold in Crestview in 2010

This data reflects that homes in Crestview can be tiny and run down, tiny and fabulous, or (a few) big and new. Some are updated, some are original, some have been in the same family for decades. Pricing a home in this area for sale is particularly challenging and requires a detailed review of the most recent sales (comaprables) and how they compare with regards to condition and location within the neighborhood.

Photographs of the Crestview Neighborhood in Austin, Texas

Google Map Showing the Location of the Crestview Neighborhood in Austin


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Caldwell County Appraiser (Texas)

Appraisal IQ should be Your Caldwell County Texas Appraiser


Note: we are NOT the Caldwell County Appraisal District. We are a small, family-run business that prepares independent real estate appraisals for residential property.

Mercury Network: Dodd-Frank Compliant AppraisalsWe use the Mercury Network Appraisal Vendor Management Platform (the alternative to an AMC) to stay compliant with the many regulations of the appraisal industry. If you are a Lender, sign up today and add Orlando Masis (Appraisal IQ) to your appraisal panel. If you’re not a lender, you can order directly from us!

Caldwell County is in Central Texas and encompasses 547.41 square miles. The county seat is the city of Lockhart and home to a about 13,600 residents, a third of Caldwell County’s 38,000 residents. The agriculture in Caldwell County has a market value of $47 million.

If you visit Lockhart, or even come close to driving through Caldwell County, you’d be missing out big time if you didn’t stop at one of the famous local BBQ joints in Lockhart, such as Black’s on North Main Street, just a little ways off the downtown square.

The Historic Caldwell County Courthouse in Lockhart - Photographed at Night - March 2011

Caldwell County Tax Protest

If you think your Caldwell County property taxes are too high, you can protest them. You’ll need to be prepared with real datat about recent homes sales in your area, and we can help you with that by performing a market value appraisal on your property. Call (512) 541-2107 to schedule you appointment, and read

Caldwell County Texas Map - Detailed with Towns and Roads
(Map used with permission from Texas Almanac.)

Caldwell County Real Estate Sales for 2009 and 2010:

    Caldwell County Texas Real Estate Sales Data for 2009 and 2010

    The best news I see the the Real Estate Sales Data for Caldwell County is that the median Days on the Market (DOM) is down a LOT from 2009 to 2010 – dropping from 93 to 56, or almost 5 weeks. The drop you see in median home price is partially accounted for by the corresponding drop in the size of the median home that sold. A median value is the one where half are higher and half are lower, if you lined them all up from lowest to highest. An average is when you add them all up then divide by the number of items. Average values are more easily skewed by unusual data points than medians are.

    Read our Real Estate Market Area Reports for individual areas and subdivisions in the counties we serve.

    Who Can Order a Caldwell County Appraisal?


    Anyone can! If you’re not sure what type of appraisal you need for your property in Caldwell County, just call us at (512) 541-2107 and explain what you are trying to do so that we can figure out the appraisal product that meets your needs.

    Caldwell County includes the following zip codes: 78610, 78616, 78622, 78632, 78640, 78644, 78648, 78655, 78656, 78661, 78666, 78953, 78959

    Fee Schedule for Caldwell County Appraisals

    Appraisal Fee Schedule for Caldwell County, Texas


Our Caldwell County Real Estate sales data is from the Austin Area MLS, otherwise known as ACTRIS.

Other Caldwell County Texas data from the Texas Almanac 2010-2011.