Summer Fun

This can be considered the long stretch of summer - trips are completed, family/friends could be visiting, camps could be over, many are waiting for football to begin, and these days the wet weather. As an extra push I wanted to outline some of the options we have at our disposal.

Every evening between April and October the Congress Bridge hosts the worlds largest bat colony. Taking a walk or bike ride on the hike and bike prior is a good fit, just don't park too far and have to walk back in the dark. If you desire an adult beverage you can enjoy a nice array of margarita options at Manuels on Congress, then walk to the Congress Bridge (South side is best, to the East). A more expensive approach could be enjoying the balcony at the Four Seasons where you could stay put to get both the bats and the spirits. The Austin American Statesman has a hotline for many options, 512 416 5700, and for updates on news for the bats use the option 3636.

Rainy day? Got to entertain a History buff? Here is a checklist:

1. The Capitol 2. LBJ Presidential Library 3. Bob Bullock Texas State History Museum (IMAX Theatre and a really fun Texas Theatre) 4. Austin Childrens Museum 5. Elisabet Ney Museum 6. Umlauf Sculpture Garden 7. Austin Museum of Art 8. Mexican American Cultural Museum 9. Capitol Complex & Visitor Center

Another rainy day? Have your college buddy who was an art history minor? Austin is home to over 30 galleries; Blanton Art Museum, Harry Ransom Humanities Research Center at University of Texas, Laguna Gloria Art Museum (Laguna is really fun because if the rain ceases, next door is Mayfield Park with Peacocks and nature trails that can entertain all ages. You would pass Mayfield going to Laguna, and your just around the corner from Mount Bonnell and its amazing views of the city and lake).

Of course the Music Capital of the World provides tons of venues the minute you get off a plane. Concerts in the Park featuring the Austin Symphony Orchestra, 7:30pm, at Wooldridge Square Park at Ninth and Guadalupe through August 26. Just grab a Chronicle which comes out every Thursday morning for a list of all bands. If a movie is more your flavor, try Austin's very own style of move cinemas where you can eat & drink at the Alamo Draft House (several locations). They have ripped out every other row of seats to allow waiters to serve you from their full menu.

In addition to the outdoor activities mentioned above for Mayfield Park in Central Austin, you could go the Southern part of Austin to see Lady Bird Johnson Wildflower Center and afterwards take another 20 minute drive further South to eat at The Salt Lick BBQ (bring your own adult beverage/cooler). If you have eaten along Barton Springs Road - aka Restaurant Alley, Zilker Park Botanical Garden and Austin Nature Center is closer to Mopac / Loop 1. I might add the little well know park, Zilker with its 360 acres (aka THE Hike and Bike) and the Barton Springs Pool (1,000 foot long spring fed 'pool' with a year round temperature of 68 degrees).

Mentioning pools, use this check list; 1. Tarrytown has a small pool in the heart of old West Austin - Reid Pool (very small, has a park) 2. Deep Eddy Pool near Lake Austin Blvd & Mopac/Loop 1 (get a classic Austin sandwhich at Thundercloud on Lake Austin then drop directly across the street to Deep Eddy or drive before/after to HulaHut) 3. Northwest Park off of Shoal Creek (got to have a map to find this entrance but worth it with its large pool, two diving boards, and awesome shallow baby pool, plus areas to sit under the shade of oak trees) 4. Stacey Park Pool in Travis Heights - another wonderful historic neighborhood and spring fed pool.

If you and your group is ready to explore some of the areas outside of Austin, many choices abound along the Highland Lakes. This is a chain of lakes created by seven dams with options to boat, ski, sail, windsurf, canoe, row, fish and swim. Downtown Austin (the downstream of all seven mentioned) has its version (all water is the Colorado River) as Town Lake, up stream is Lake Austin. Our high rain fall has shut down many of the lakes, so options to see New Braunfels (Schlitterbaun Waterpark named the Worlds Best Park for over 9 years @ # 830 625 2351) & San Marcos (Texas State U. plus floating down the Guadelupe River) towards the River Walk of San Antonio OR Fredricksburg (many vineyards @ # 830 868 2321are featured between this town to Llano to Marble Falls back to Austin).

If your into the heat and outdoors then add playing golf at over 26 courses in Austin (5 municipal, 13 public, 7 private courses) in addition to TONS of other courses at many of the neighboring cities mentioned above. Fees range from $11.50 to $16 for the municipal and public rounds.

McKinney Falls State Park is 640 acres just southeast of Austin and just around the corner from Mt.Bonnell is a 227 acre preserve called Wild Basin Wilderness. You should call any of the states parks (Texas Parks and Wildlife at 512-389-4800) for all available options and activities.

Keep a look out for the nearest rodeo going on in a nearby city/town and a favorite of mine is driving to the Caverns of Georgetown to take tours deep inside the ground and see stalagtites and stalagmites.

Air Conditioning Units

Now that the traditional "hot weather" is upon us, our air conditioning units will begin to work as they are designed to - A LOT. During the process of a property changing hands (Under Contract), often the general inspection raises questions on the health of the A/C.

The Licensed State Inspector performing this 'test' has some tools which tests the temperature of the air coming from the vents. Critical to this test is how the tools are used by the general house inspector. If the property is vacant, and the system has not been running, the test will not be accurate if this tool is basing the temperature of the air as it comes off the hotter metal vent. Like wise, if the system was running at a very low temperature, and the first thing the inspector does is get a 'reading' from the air via the vent, it could show to be too cool.

The result of both of the scenarios mentioned above is that a licensed Heat and Air Specialist needs to be called. If the property has one system, the charge for this visit is usually around $75. If there are two units (traditionally two units or more exist when the size of the heating / cooling space exceeds around 2300sq.ft.) then the charge for both units to be inspected runs around $95.

There are tons of stories about bad business practices, so get a good referral to a business that has taken care of a friend or co-worker of yours for a long time. Repairs often seen from my work in residential real estate are; a need of freon or broken drain line (less than $300 if not under $100) and cleaning the coils (over $300 but typically less than $500).

Just like changing the oil in a car, make sure to switch out the filters more often during this time of year. These filters are critical to keep small pieces of dirt from flowing straight into the system machinery which is located in a hall closet or in the attic. For the outside system located on the side of the property, check on the height of the grass around this area. Make sure the weeds and grass are not growing around it/into it. Finally, keep your dogs away from this outside unit! Something about the freon or other 'smells' of this system attract your dog to wanting to 'mark' it (this could apply more to male dogs than female) AND THIS CAN DESTROY THE ENTIRE OUTDOOR PART TO YOUR A/C SYSTEM.

If you need a referral to 3 or 4 wonderful people you can call, go to the Referral Directory on my web site at www.nativeaustinrealestate.com. Talk to them over the phone and see what you think.

With the amount of rain coming down in our area, it is likely many water springs that lay dormant will begin to run. I believe this to stem from the increase of water running through the aquifers. When the aquifers dramatically increase their volume of water, springs that are dry 99% of the time come alive. With large tracks of farm and ranch land being developed, the potential for these springs to be in a backyard (or elsewhere near your house) are high.

One year, I had the right inspector locate one in the back yard of a house in Central Austin – 78703 zip code, just off Westover & Mopac. There is nothing you can do except extensive work toward directing the water around the improved structure/house.

French drains are commonly used, and are usually very expensive due to the time, labor, materials and expected performance. French drains are also used if the topograghy around the improved structure/house/building aims at the back of the house or front of the house – again to get the water around and continue its flow away from coming inside.

It was considered the spring located in Central Austin was the result of a number of newer houses being built on previously existing lots with smaller homes (smaller footprints, less concrete, less impervious cover ‘up hill’ than after the new larger homes were finished). Good referrals to Engineers, Hydrologists, Inspectors are great sources to learn more.

The Changing Skyline

I recently took a 4 hour bus tour of most lofts around Austin. Starting with the release of the Brazos Lofts on 5th back in 1997, I found it fascinating that our ‘’little’’ city of Austin could support lofts in general (and these lofts on Brazos are single story, street level compared to the 40 story plus, skyline-changing buildings today). It is only fascinating because if you’ve lived in Austin longer than 15 years, you know people in other cities of Texas (along with visitors from other parts of the country) always referred to Austin as the ‘’college town’’ or ‘’hippie town’’, and these images don’t match the new Austin of today.

Many jumped on the new lofts quickly, like a roommate I had in 1997. Others were doubtful in 1997 that loft living would be supported over the long term. Today, the discussion centers around not “if” people will live in these building downtown, but “how many” will there be. I have talked with seasoned developers from Austin, who believe someone is going to lose on these high rise lofts, and I have worked with Buyers who believe otherwise. The concern originates from the number of Buyers vs. the number of units available. The optimism stems from factors of:

1. Austin is a youthful city which will keep the college crowd/new graduates for new ideas and all types of business needs (the younger, college educated 20-somethings have less to lose and will work for a start up or new department – risk takers)
2. Austin is geographically positioned well for the future markets, with good rail and highway hubs
3. Austin has a reputation for being open to all races/cultures/spiritual beliefs
4. Austin was partnered with the Tech industry long before the Dot.com era.

There are roughly going to be around 2343 units made available by the start of 2009 (something could be added or subtracted & of course, these units could encounter set backs on completion). If you break down this list;

1. 785 units in the South
2. 1241 units in the Central/Business District
3. 317 units in the East

Comparing these numbers to the Zip Code Boundaries from the Austin City Connection website here is what you have;
The 78704 (South mentioned above) zip code should grow in population by about 1,000 to 3,000 by 2010
The 78701 (Central/Business District) zip code should grow in population by about 500 to 1,000 by 2010
The 78702 (East) zip code should grow in population by about 500 to 1,000 by 2010

Nobody can predict what will REALLY happen with regards to loft appreciation & loft sales over the next 5 years – no surprise in that statement. The shear number of projects does cause concern over the security in one’s investment for a loft because of the differences associated with living in a loft compared to a house (raising a family, place of employment, simple desire to have pets of heavier weight). History has shown Austin can have 8-10 year runs of appreciation (we have begun one around 2004), and our markets can recede anywhere from 3-6 years (’87 to ’91, ’01 to ’04) for example. Statistically, Condo/Townhome/Lofts are all considered to be the first to dip and the last to fully appreciate when compared to a single family house.

With 2343 units slated by 2009, and low end forecasting from the City of Austin for population growth equaling 2,000 by 2010 – what do you think?