1.De-clutter.  Take a look around your house.  Are there items you no longer need or use or piles of books, magazines, or other materials?  The home should appear spacious so potential buyers can imagine the home with their belongings.  Give away the unused items or have a garage sale.

2.Repair Sheetrock.   Do you cracks or holes in the walls?  Repair those professionally to give the home a well-maintained look.

3.Repaint/Touch up.  Do the walls have fingerprints, marks, and other flaws?  It’s time to touch up or repaint entirely.  This gives your home a new home look that buyers like.

4.Fix Anything Broken.  You have lived in the home and know which items are in need of repair.  Get them in good working order so that the buyers will know they are getting a home that has all appliances in good working order.

5.Shampoo or Replace Carpet.  Carpets, draperies, and furniture are the main sources of unpleasant household odors.  If the carpets are less than 5 years old, a good steam cleaning may improve things.  If they are older or stained, it may be time to replace them.  A home with fresh or new carpets is appealing to buyers.

6.Replace Burned out Light Bulbs.  This will assure the buyer that you pay attention to detail as well as making your home lighter and brighter.  Light and bright are quality features.

7.Replace caulking around tubs, showers, and sinks.  If the caulking has mold, is stained, or has missing pieces, replace it.  It is a very cheap way to make the bathrooms begin to look new again.  J

8.Thoroughly Deep Clean Entire House.  Your home must be immaculate and smell pleasant. Give the home a deep cleaning.  No buyer wants to move in to a dirty home.  Pay someone reputable to clean.  It will be worth the investment.

9.Clean UP the Yard.  People love driving up to a well-manicured lawn with flowers growing in the yard.  It tells them that even better things await them inside.

10.Keep up With Pest Control.  Make sure there are no ants, cockroaches, or any other pests to distract buyers from the beauty of your home.

11.Call US to Be Your Realtor.  We can give you additional tips, evaluate the market value of your home, and lead you through the entire process to a successful sale.

Builders actively market to agents and they regularly attend local real estate office meetings to provide agents with information on their communities. The builder pays the buyer agent commission out of their marketing budget.

There is also a special publication that Realtors have as a resource that lists the Austin builders, their communities and available homes which can save you the buyer, the time of visiting website after website to see if a community is right for you. Your Realtor can quickly direct you to the communities that fit your needs.

In Austin, it is sometimes required that the REALTOR® accompany the buyers(s) on their first visit. So, if you think you may like to build or buy a new construction home, ask your REALTOR® to accompany you on your search. After all, your agent is there to offer professional advice, negotiate on your behalf and to facilitate resolving any issues that may arise through the process.

As an accredited EcoBroker, I also have a list of green Austin home builders, including custom builders, that incorporate energy efficiency and sustainable building practices for your cost savings and comfort. You can also ask me about the green building features of the ‘national’ builders in the Austin area.

Call Angela Sparks at 512-762-0923 to learn more or build today!

Mueller’s Green Building Standards

Sustainable development is one of the six guiding tenets of Mueller. All projects at Mueller follow either the U.S. Green Building Council’s LEED-NC (New Construction) green building standard or Austin Energy’s Green Building Program (Commercial, Multi-Family Residential, or Single-Family Residential).

Mueller Parks and Community Spaces

The Mueller community offers 4 large parks, plus neighborhood and pocket parks, a 6.5 acre lake, a golf course, play fields, plazas and pedestrian/bicycle paths. There will also be an elementary school on site along with a joint-use recreation center. Other amenities include restaurants, cafes and a Town Center.

Mueller Benefits

-Quick commute to downtown
-Miles of hike and bike trails
-Convenient urban living
-Environmental sustainability
-Dell Children’s Hospital
-Major employers and retailers nearby

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The Mueller Project Builders

David Weekley
David Weekley Homes presents Yard Houses within the urban villages of Mueller.
Five floor plans available, 1437-2221 square feet.
Priced $280s-$340s.

Meritage Homes
Meritage Homes brings together innovative design with environmental sensibility for living environments that are both elegant and easy to maintain.
Three plans still available, 1924, 2014, & 2217 square feet.
Priced $295-$345,990.

Muskin Company
Their honors include three Community Revitalization Awards from the Austin Board of Realtors as well as a Custom Builder of the Year Award.
Five Garden Court homes available (July 08), 1876-1943 square feet.
Priced $339,500-$369,500.
Three custom build lots available facing Lake Park ($875,00+).

Saldaña Homes LLC
Saldaña Homes LLC is a local, family home building business, located in the heart of East Austin. Founders, Manuel and Marie are second generation homebuilders and have more than 37 years of experience in building finely crafted homes in Austin, Texas.
Garden Court Homes, 1830-1890 square feet, 5 homes left (July 08).
Priced $345,500-$369,500.
3 Star Green Homes.

Standard Pacific
Standard Pacific proudly offers 8 plans within the Yard House sections, 2600-3100 square feet.
Prices starting from the $370s.
Ten inventory homes currently available (July 08) priced $435-$500s.
3 Star Green Homes.

Streetman Homes
Streetman Homes’ ‘Artisan Collection’ features all the novelties that define the vision of the diverse Mueller neighborhood.
Yard Homes from $525-$700s.
Town Homes from $250-$350s - available at the end of 2008.
Three custom build lots available facing Lake Park.
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To schedule an appointment to visit the Mueller community, please contact Angela at 512-762-0923.

Akoya on South Lamar

Akoya is a unique Austin condo development. This progressive 4-star Green Development project on South Lamar District is the first one of it’s kind in South Austin. Akoya’s distinctive style was created by Michael Hsu Design. Each unit features a modern design and is built to architecturally respect the surrounding environment and site. Akoya also features inventive common areas like the Courtyard, Pool and Shared Cooking Area.

Some popular nearby locations include Uchi, Maria’s Taco Express, Mr. Natural, Yoga Yoga, the Alamo Drafthouse and the Horseshoe Lounge.

One Bedroom Floorplans start in the 140’s
Two Bedroom Floorplans start in the 220’s

Interior Features
- Washer/Dryer provided
- Bamboo wood flooring in living, dining and kitchen areas
- Carpeting in bedrooms. Remaining Units include Bamboo Wood Flooring in Bedroom!
- Up to 12 foot ceilings*
- Courtyard views*
- Pre-wired for Phone, Cable, Internet, Security and In-home Audio. Ask How to include Audio, Visual and Security Upgrades in your Mortgage.
- Walk-in closets*
- Clerestory / Transom windows on second floor units

Exterior Features
- Private or semi-private terraces*
- Exterior storage attached to unit*
- Large central, landscaped courtyard. Approximately 3/4 Acres…One of the Largest Resort-Style Courtyards in South Austin!
- Pool
- Outdoor cooking area in courtyard
- Shaded outdoor area in courtyard
- Assigned parking
- Limited access gate

Green Features
- 4-star Green Development. First 4-Star Austin Energy Designed Green Development to be Complete in South Austin!
- Condo Conversion
- Low e glass, double pane windows
- Energy efficient HVAC systems

To schedule an appointment to preview available Akoya Condos, please call Angela at 512-762-0923.

Visit: www.whitefence.com

By Kate Miller Morton
AMERICAN-STATESMAN STAFF
Thursday, March 27, 2008

A Houston developer plans to replace a 50-acre stretch of low-rise apartments and aging shops on East Riverside Drive in Austin with a compact district of townhouses, apartments and retail in what would be the biggest redevelopment yet along the quickly changing corridor.

Grayco Partners’ preliminary plans call for between 1,750 and 2,150 apartments and townhouses and between 390,000 and 450,000 square feet of commercial space in the triangle of land between East Riverside Drive and South Lakeshore Boulevard that now has fewer than 1,300 apartments and just 50,000 square feet of retail.

“The scale of it is really pretty unprecedented along a major corridor close into the center of the city,” said City Council Member Brewster McCracken, who supports the proposal.

The South Shore District is the latest in a series of redevelopment projects transforming the area from a low-key, moderately priced haven for a large number of immigrants and college students into a sought-after location for middle- and upper-income professionals who have been priced out of the downtown market.

Constellation Property Group has already torn down a hotel at Interstate 35 and Riverside, where it plans to build 251 condominiums in a $70 million development. Construction on the Acton School of Business is under way next door, and 74 apartments at Town Lake Village on Tinnin Ford Road have been converted to condos.

A mixed-use development with 300 residential units is planned between Royal Crest Drive and Burton Drive.

City officials have supported redevelopment in the area as they seek to increase density in the inner city and improve the appearance of a major gateway into the city from Austin-Bergstrom International Airport.

But the redevelopment has been criticized by some area residents and members of the South River City Citizens Association, who fear they will be priced out as older apartments are torn down. They also said the area’s roads and parks cannot handle greater numbers of people.

Leaders of the neighborhood association said they have not seen Grayco’s plans, which have not been filed with the city yet.

Grayco plans to buy nearly 20 acres from Cypress Real Estate Advisors that is already zoned to allow up to 1,000 attached residential units.

It plans to ask the city to rezone nearly 30 acres that it owns west of Tinnin Ford Road to allow up to 1,150 residential units and as much as 450,000 square feet of commercial space.

Grayco President Jeff Gray said his company began buying land a year ago and originally intended to build a less complicated residential-only project along Lakeshore Boulevard. He decided to do more because of the area’s proximity to Lady Bird Lake, downtown and the heavily traveled Riverside Drive corridor.

“It was just one of those rare opportunities where you could mold or meld various uses together and that the whole was worth more than the sum of the parts,” Gray said.

Grayco’s vision for the South Shore District extends beyond its property to the maze of streets that have long made access difficult in this well-traveled area. Those road changes are being considered as the city is looking into the possibility of building a light-rail line down East Riverside Drive to the airport.

If that happens, a rail stop would probably be built in front or near the property, McCracken said. He said he would like the developer to consider building more housing in that event.

Grayco hopes to build a variety of housing, including a small amount reserved for families making no more than 80 percent of the area’s median family income, or $45,500 for a family of four.

Some of the housing would be built in low-density townhomes, but most would be in mid- to-high-rise buildings ranging from four to eight stories with retail on the ground floor of some.

One 120-foot high-rise with lake views is also planned.

Gray said the company hopes to begin building the first residential units in late 2008 and start the first mixed-use buildings in early 2009.

Home foreclosures are rising in Central Texas, although the region continues to avoid the worst effects of the national housing slump.

The 340 postings for the April 1 auction are up 15 percent for Travis County compared with a year earlier, according to Foreclosure Listing Service Inc.

That was the third increase in a row, said Georgy Roddy, president of the Addison company.

By contrast, there were only three increases in all of 2007 and four each in 2005 and 2006.

Overall, postings rose 5 percent for Travis, Williamson, Hays and Bastrop counties for April. They’re up 12 percent for the year.

The national picture is much worse, with foreclosures up 71 percent from last year, according to a first-quarter report from the Mortgage Bankers Association.

The problem is concentrated in California, Florida and other areas where people relied heavily on subprime and adjustable rate loans to buy their homes.

Falling prices in those areas have made it almost impossible for those buyers to avoid foreclosure by selling.

In Central Texas, while home sales are slowing, the median price has continued to rise.

It can get confusing trying to decipher all of the terms we hear thrown about when people talk about going green. Here are some basics that will bring it in to focus. Going green isn’t as hard as it seems!

LEED - The Leadership in Energy and Environmental Design (LEED) Green Building Rating System™ - the nationally accepted benchmark for the design, construction and operation of high performance green buildings, recognizing performance in five key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality.

Carbon Footprint - a measure of the amount of carbon dioxide emitted through the combustion of fossil fuels. A carbon footprint is often expressed as tons of carbon dioxide, or tons of carbon emitted, usually on an annual basis.

Certified Wood - Under the guidance of the Forest Stewardship Council (FSC), wood-based materials used in building construction that are supplied from sources that comply with sustainable forestry practices, protecting trees, wildlife habitat, streams and soil.

Chlorofluorocarbons (CFC) - A group of volatile gases believed to deplete the ozone layer of the Earth’s stratosphere. These gases have been discontinued from use as refrigerants and as blowing agents used to make foam.

Energy Efficient - Products and systems that use less energy to perform as well or better than standard products. While some have higher up-front costs, energy-efficient products cost less to operate over their lifetime.

Energy Star® Rating - The label given by the EPA and the U.S. Department of Energy (DOE) to appliances and products that exceed federal energy efficiency standards. This label helps consumers identify products that will save energy and money. ENERGY STAR® -labeled appliances often exceed the efficiency levels of other new products.

Formaldehyde - A gaseous chemical used to bind together and preserve building materials and household products - such as carpet. A potential carcinogen, its use should be avoided whenever possible.

Fossil Fuels - Fuels such as coal, oil and natural gas extracted from beneath the Earth’s surface, often with significant environmental and political cost. These fuels are a finite resource and are non-renewable.

Green (products or design) - While there are many definitions of “green” or “sustainable,” the one most commonly used looks at meeting the needs of the present without compromising the ability of future generations to meet their needs. A truly “green” product would be durable, repairable, energy efficient, made with recycled materials, and eventually recyclable. Also, the manufacture, use, disposal, and packaging would have minimal impact on the environment.

Rainwater Harvesting - Through the use of appropriate roofing materials and gutter systems, rainwater can be harvested or collected then stored for future non-potable use such as showers, watering, etc.

Renewable Energy - Energy harvested from sources that are not depleted when used, typically causing very low environmental impact. Examples include solar energy, hydroelectric power and wind power.

Sustainable (products or design) - While there are many definitions of “green” or “sustainable,” the one most commonly used looks at meeting the needs of the present without compromising the ability of future generations to meet their needs. A truly “sustainable” product would be durable, repairable, energy efficient, made with recycled materials, and eventually recyclable. Also, the manufacture, use, disposal, and packaging would have minimal impact on the environment.

Volatile Organic Compound (VOC) - These substances are indoor air pollutants or chemical compounds that exist as vapor or gases at normal temperatures and are carbon-based molecules typically used as solvents in products such as household cleaners, paints, inks and dyes.

Better health - greater comfort - lower utility bills - less maintenance - lasting value

Some interesting facts…

-Residential properties are responsible for 21% of the nation’s carbon dioxide emissions.
-Residential properties built to U.S. Green Building Council standards usually save people 30-50% on their energy bills!

What makes a home green?

Energy efficiency
-CFLs (compact flourescent lightbulbs)
-Ducts in properly insulated areas
-Solar screens, window film, and Low-E glass

Indoor Air Quality
-Sustainable flooring: concrete, wood, tile

Water safety and efficiency
-Low flow toilets and shower faucets
-Rainwater harvesting
-Xeriscaping

Renewable/recycled and durable materials
-Recycled, non-toxic insulation materials
-Cement products with new technologies such as Flex-Crete which uses non-toxic fly ash (a byproduct of coal plants)

Proximity to community resources
-Access to public transportation, grocery, etc.

Using nature to our advantage
-Placing vertical opening windows to take advantage of SE tradewinds
-Special roof features to shade high-sun areas of the home

Where do I start?

A good place to start is your local energy program websites. You will be able to read about many ways to save with rebates, loans, and also just the simple things you can do around the home. Check it out - you will be surprised by just how many resources are there. You can also visit our ‘Green Links’ page for other going green resources.

Austin Energy Green Building

Build San Antonio Green