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Most of the homes in this area have mature trees in both the front and back yards, with brick or limestone on the exterior of the home. Sidewalks making walking easy, and Canyon Creek Elementary School (RRISD) is located within the boundaries of the subdivision (but not all of the houses map to it.) Most homes have mature landscaping, and most yards are well-kept.
For the 12 months ending August 17th, 2014:
81 homes sold, with a median price of $395,000 (range: $239,900 to $557,000), in a median of 4 days on the market.
The median size was 3,050 square feet (range: 1,643 to 4,448 square feet)
19 homes are currently for sale, ranging from $339,000 for 2,338 square feet built in 1994 to $615,000 for 3,696 built in 2004.
Contrast that with these stats we published almost 2 years ago:For the 6 months ending September 20th, 2012:
63 single-family listings sold for a median price of $335,000 (range: $230,000 to $449,500) in a median of 7 days.
14 properties are currently for sale ranging from $225,000 to $449,900.
Of the 92 properties with market activity in the last 6 months, sizes ranged from 1,658 square feet for a single-family detached condo in the Villas at Canyon Creek to 4,449 square feet for a home built in 2004 with 5 bedrooms and two bathrooms.
Lot sizes for these 92 homes ranges from .135 acres to .336 acres.
When I first moved to Austin in 2004, the shopping along 620 was pitiful: a few places to buy rocks and swingsets and a handful of other businesses. In the last 8 years, a giant HEB opened up on the corner of Anderson Mill and 620 and a huge Home Depot opened as well. Now the whole corridor has a decent selection of places to buy stuff you need without having to drive "in to town". Stuff like moving boxes, BBQ and even bigger swingsets.
Images of Homes in Canyon Creek 78726
Google Map for Canyon Creek Subdivision in Austin TX
I hear about folks who are worried about what their home is worth. They want to know what they can do to improve the value of their home. This is especially true when the home is about to go on the market and the owners (sellers) are hoping to get top dollar.
Often they overlook what they've done to decrease their property value.
So, here are some of the ways to lower the value of a home. Once things like this have been taken care of, then it makes sense to think of projects that can be done that can actually add value.
Let your six Rotweilers tear up the backyard and chew holes in the fence.
Install burgandy and forest green carpet, especially in the bathrooms. Especially up and over the edge of the tub surround.
Be as ecletic as possible, and make sure the paint and wallpaper in each room has a theme such as "Barbie's Palace", "The Tiki Lounge" and "The Dino Den", complete with plastered and textured boulders on the walls.
Paint the solid wood cabinets with cheap flat paint in bright colors.
Let the drains leak under the sinks to make sure the cabinet interiors are nice and rotty.
Patch the roof with different types and colors of shingles. Bonus points for red or yellow.
Put on an addition and make sure you don't pull permits.
Drain the pool and let it fill with rainwater, leaves, dead rodents and mosquitos.
Tape up broken windows instead of replacing them, since a little water coming in never hurt anything.
Install a drop-down ceiling on a metal grid, instead of scraping the popcorn or abating the old asbestos ceiling texture.
Make sure the flooring is mix-n-match, and buy whatever is on sale for dirt cheap at the local home improvement center. Bonus points for low-quality laminate flooring in the kitchen and other wet areas (unless, of course, those areas already have carpet).
Don't clean up after your pets. Everybody loves cats and dogs, and no one will mind the accumulated thatches of hair stuck to the baseboards, especially in the kitchen near the food bowls.
Who Buys Homes Like This?
Each item on that list is a real nuisance to remedy. If you're okay with selling your home at a discount, then just leave this stuff for someone else to fix. That often knocks out a lot of potential buyers since many have no idea what it might cost to fix each of the items on the list. Others might have an idea of the cost to repair something but don't want the hassle.
The most likely purchaser for a fixer-upper (and yes, these items put a house into that category) is an investor, flipper or bargain hunter.
If you're considering doing any of these things to your home . . . don't. If you must paint a room in a theme, be prepared to neutralize it before you put the house on the market.
Clean It Up Before You List
When I sold my own home last fall, I re-painted all of the rooms that were overly-customized (Purple! Stencils! Ceiling Clouds! Orange!), and installed new carpeting that matched in all of the bedrooms. I even carpeted over a gorgeous (in my mind) custom concrete floor in the downstairs master bedroom because the agents in my real estate sales office thought the swirls of charcoal and black would be a deterrant to potential buyers.
The gigantic custom loft came down in the boys' bedroom because it obscurred a window, and a handful of cracked windows were replaced (as were ALL of the screens, since many were warped, some were torn, some were missing and all were a little tatty after 25 years). A custom mesquite bathroom countertop that had water damage was replaced with granite (expected in the area).
Although I don't have dogs, I have kids, and they had completely trashed the grass in the backyard. It took a few months for the new sod to take root and fill in, so if you've got a similar problem make sure to leave enough time before you list the home to get the grass looking good again.
If you've seen horrors like the list above in homes in your area, please share your stories in the comments, below!
And . . . a hat tip to Ryan Lundquist. His Sacramento Appraisal Blog sets the standard for appraisal blogs and this article is my twist on his post from a few weeks ago.
You might be able to park them in your yard, or you might not.
It usually depends on two things:
1. The local ordinances (code) for where vehicles can be parked
2. Whether or not your HOA (Home Owners Association) allows it.
In many areas, if you don't have an HOA, then where you can park is usually determined by the city, or town. HOAs can further restrict parking from the rules set by the city or town, but they can't make them more permissive.
Austin Parking Code
A handy dandy search for "Austin Parking Code" yielded this rule:
"The City of Austin’s Restricted Front Yard and Side Yard Parking Ordinance prohibits parking a motor vehicle in the front or side yard of a residence except in a driveway or a paved parking space. These areas are designated on the Restricted Parking Area Map."
If you click on the link for the ordinance (above), you will find a FAQ (Frequently Asked Questions) with a lot more detailed information about what is, and isn't permitted for parking areas (old, new, grandfathered-in).
Not suprisingly, the area where the photo is taken isn't shown on the map as being subject to additional approved parking restrictions. Although several other homes in the neighborhood had multiple vehicles, included RVs, parked in front and on the side of homes, this one really caught my eye (hence the photo).
If you don't want to see yards covered in vehicles like this in your neighborhood, make sure you know what the HOA restrictions are before you buy. And by the same token, if you have a bunch of cars and stuff you want to keep on your property, make sure you buy in an area where it is allowed.
The small pocket of older homes in 78729, east of 183 and north of Anderson Mill, is commonly called Anderson Mill East. This area has small pockets of newer homes (built after 1990) mixed in with the subdivisions of Anderson Mill Village, Forest North Estates, Springwoods, Village Oaks, Northwest Woods and Jolly Oaks.
When you drive around this neighborhood, you see trees. Lots and lots of towering trees. Some lots have so many tress, you can barely see the houses.
In the mornings, even in the hot Texas summer, you will often see people out for a walk, for a run, or working in their yards. You might notice how many streets don't have sidewalks.
View Larger Map
This area has quick access to 45/620, 183 and Parmer. Several shopping centers have small specialty businesses as well as the standard fare (dry cleaning, restaurants, etc.).
Anderson Mill East Real Estate Sales Activity
For homes built before 1990, in the 6 months ending September 14th, 2012:
27 properties have sold.
The sizes of the sold properties range from 1,695 square feet to 2,800 square feet.
The median selling price was $155,000.
The highest selling price was $259,000 and the lowest was $106,378.
The median days on the market was 13.
The home that sold for $106,378 was a short sale, with 1,428 square feet that needed foundation repairs.
16 properties are currently for sale, ranging from $185,200 to $327,000.
Many of the older homes in this area have not been updated when they come on the market. Popcorn ceilings and cultured-marble vanity tops are common.
Of the homes in Forest North Estates that sold in the last 6 months, most of the lots were between .3 to a little over .4 acres and are on septic systems. Most of these homes sold at the higher end of the price range.
Independent Fee Appraisers
Single Family Homes
Investment Property Appraisal
Condos and Townhomes
Appeal Property Taxes
Lake Property Appraiser
Property Tax Appeals
You should always have a local, qualified professional answer your appraisal-related questions for any specific property. Do not make decisions about real estate based on the information in this article or on this website.