Posts filed under ‘Neighborhood Navigation’

Mother Lode of Austin Maps

I spent an hour on the Google this afternoon looking for the best maps of Austin.  Austin neighborhoods, Austin area schools, Austin demographics, Austin politics, etc.  Holy cow, it’s the mother lode!

I found the City of Austin maps library!  The mother lode of Austin maps.

Demographics, you say?

Here are a few easy Austin map references:

Austin Neighborhoods

Schools:

And a few random:

We’ll stop there.  Call us if you want in-person conversation, interpretation, input or opinion on any of this.

Julie Nelson is a licensed Realtor with Keller Williams Realty in Austin, TX.  This map link list and most of her blog postings should not be construed as legal or professional advice.  Contact your favorite Austin relocation professionals in person for actual advice.  Julie can be reached at www.thenelsonproject.com.  Searching for homes?  We think this is the coolest Austin home search tool available.

June 24, 2012 at 10:20 pm 1 comment

Crestview Allandale Violet Crown: What’s up with that market?

Today’s neighborhood analysis is Crestview in north central Austin. I constantly study Crestview and today’s focus is because I am working with owners about to put their home on the market. So what’s going on in that popular neighborhood?

First, Crestview, as the public perceives it, roughly runs from Burnet to Lamar and Anderson to Koenig and involves 8 or so actual subdivisions, most of which you have most likely not heard of including Vallejo, Violet Crown, Burnet Heights, Northridge Terrace, Bellair Heights. When analyzing the Crestview area, I generally will dip south of 2222 into a slice of Allandale as well as near McCallum Highschool in the Sunshine & Roosevelt streets as a buyer looking in Crestview will most likely also be looking in those neighboring neighborhoods.

It is a very popular north central location due to it’s proximity to downtown and UT without the DT / UT / Hyde Park / Rosedale prices. It has become a trendy destination for young professionals and contemporary remodels. It is gentrification meets octogenarian original owners meets the I-am-not-moving-to-the-suburbs crowd. Built in the late 40’s to the early 60’s, Crestview is grandma meets mid-century modern meets organic gardener. You should see some of the vintage bathroom tile. 

                  3057507 3057495

So, the market. Crestview really went up in value in the 2000’s and has flattened out the last few years. We are waiting to see if 2010 will dip in average price but right now it’s holding. However, right now there is a higher inventory than we have seen in the neighborhood for a long time and that will, most likely, increase time on market and bring prices down a bit. In the chart below, you’ll see that the median sold price increased 9% from 2006 to present.

2006 2007 2008 2009 2010 % Diff
# Sold 231 170 114 144 64  
Avg Sold $234,830 $269,193 $270,396 $265,115 $267,467 14%
Med Sold $227,250 $262,150 $259,000 $256,162 $248,450 9%
Avg $ SQFT $189 $213 $218 $204 $198 5%
Med $ SQFT $190 $213 $220 $210 $203 7%
Med Days on Mkt 17 15 29 42 28 65%

This chart is all sold data but the active / for-sale data is very important as we assess the market. For example, right now there are 25 homes on the market in the area in the $200k – $250k price range and only two pending. 18 sold in the last 90 days but we are still seeing the first-time tax credit buyers move through the system. July and August should be very telling but that is another article.

The good news: interest rates (omg) and buyers should be paying attention cause it’s a virtual candy store out there. The not so good news, for sellers, is that inventory needs to go down before prices will come up. The best news: we live in Austin, TX and people are moving here and will continue to move here. I am personally cheering for the game developers and Google and Facebook as they grow their businesses in our fine city … I think they’ll fit in quite nicely in Crestview.

The Nelson Project at Keller Williams Realty in Austin strives to bring you valuable real estate information and news through this blog and our other online resources.  Find more about The Nelson Project and search for Austin homes at www.TheNelsonProject.com.  if you like this blog, you may want to visit our totally useful Austin neighborhood portal.  If you really like what you see, tell your friends to call us with all their Austin real estate needs.

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

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June 24, 2010 at 5:59 pm 1 comment

Allandale vs. Northwest Hills

Northwest Hills is Allandale with hills, limestone, better schools & higher property values.

Continue Reading November 30, 2009 at 4:18 pm 4 comments

these boots were made for walkin’

and that’s just what they’ll do … check out this cool website that lets you rank the walk-ability of a particular address: http://www.walkscore.com/get-score.php?street=4701+Duval++st.+Austin%2CTX

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

October 19, 2009 at 6:55 pm Leave a comment

Northwest Hills Greenbelt

Anyone for a hike?  Austin is full of greenbelts and how sweet to have one in my own backyard.  I live on what I consider the first hill of the hill country.  If you take Steck west past Mesa, Steck ends at Adirondack.  I live on that greenbelt which is actually a park called Steck Valley Park.  No one really knows it is a park except the  neighborhood as it is not marked and the trails are marginally established.

So today, a sunny 70 degree January day, we took a hike down through the greenbelt and followed it all the way to 360.  We are in a draught in Austin but we were very happy to find some fresh water down there (a couple small active springs) to help out the wildlife.

Here a few shorty videos we shot on the hike:


© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

January 18, 2009 at 10:43 pm Leave a comment

Austin Ranked #8 Gay Ghetto

8 Austin, TX was ranked 8th at gaydata.com’s Gay Ghetto Top 10 based on their analysis of demographics and real estate sales data throughout the USA linking towns that are “most in vogue with the diverse GLBT community.”  Austin tied with Palm Springs and Chicago.  Here’s the scoop:

#8  Palm Springs, CA & Chicago Metro Area, IL & Austin, TX  (3-Way Tie)

Austin has a long reputation for gay-friendliness, and what was long ago a large gay underground is now a tremendously creative GLBT synergy that permeates the whole city in full view of everyone. Austin is the state capital, an important academic center, and the music industry’s newest crown jewel. Plus the city has a high-tech industry presence only rivaled by Silicon Valley. Austin offers a wide range of GLBT enclaves that are literally all over the map, and Texas is famous for low taxes and high growth.

AUSTIN … the Austin gay community thrives and is pretty much a haven in conservative TX.  It’s an open, progressive, techy, music-at-all-cost, active community.  There really is not a gay “ghetto” in Austin … the gay demographic is all over with no particular neighborhood or zip code “owning” the gay population.  There are concentrations, of course, but for the most part, the gay population is incorporated and nesting all over town 
Oh, and one little correction or comment on the article regarding “low taxes” … uh, no sales tax but we make up for it in property tax.  But definitely high growth and one of the healthiest economies in the country.

To read the full article: GLBT Gay Ghetto Top 10

 

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

November 25, 2008 at 9:14 pm 1 comment

Downtown Austin Plan Update

KAngermann

photo: KAngermann

Several “next steps” are about to unfold for the Downtown Austin Plan.

 

Here’s a brief update.

 

Rail — As you may recall, we briefed Council on July 24th about our urban rail planning efforts.  At that briefing, we provided information about our recommended 15.3 mile urban rail system, which would provide a rail connection between Downtown, the State capitol complex, UT, Mueller, and ABIA.  You can view that presentation at:

http://www.ci.austin.tx.us/downtown/.  Subsequent to that briefing, we conducted six corridor-specific public meetings and a “town hall” style meeting, all of which provided us with useful feedback on our recommendation.  We have also been working with Capital Metro to prepare a submittal – based on recommended the urban rail system — to CAMPO’s (Capital Area Metropolitan Planning Organization) Transit Working Group.

On November 6th, we will be briefing Council on that submittal.

 

Other Downtown Austin Plan Efforts – We are beginning to outline the scope of additional work on the Downtown Austin Plan.  During the coming year, we intend to undertake several items:  a Downtown Austin Framework and Strategic Plan (the document that more than any other, would be our “Downtown Plan”); a Downtown Parks and Open Space Master Plan; and probably two district-specific plans.  We’ll keep you posted as we move forward on these efforts.

 

Thank you for your interest in the Downtown Austin Plan.  Remember, you can get updates on the Plan by periodically checking in at the website identified above.

 

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

November 4, 2008 at 7:29 pm Leave a comment

SoCo, SoSo, NoNo … Austin Location Cool-speak

KAngermann)

SoCo (photography: KAngermann)

So, SoCo (South Congress) has become commonspeak in Austin, TX.  SoLa (South Lamar) is becoming commonspeak, kind of.   The latest to surface (I really like this one) is SoSo (South South Austin). 

 

 

 

Here are my recommendations (some existing, some new, I believe) to add to the list of Austin location cool-speak:

 

Midtown – already exists, runs loosely north of 24th to loosely 2222

 

MidMo – mid Mopac, of course

 

NoLa – north Lamar, I’d say north of 183 and the No, besides north, may suggest do not go there after dark

 

It gets better …

 

NoMo – north Mopac, of course, north of 2222 up to Braker’ish

 

NoNoMo – north Mopac above Braker

 

NoNoNoMo gets you onto the toll road and Pflugerville

 

Or perhaps NoNo – that’s north north, of course

 

I believe I will pass this on to my favorite SoSo contributor, Patti P, to see what her inspired mind creates.  My neighborhood, you ask?  NoMo.

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

October 14, 2008 at 2:54 pm 1 comment

6th Street, 5th, 2nd, SoCo and Downtown Touring

6th Street is for tourists and the young crowd but 5th and 4th Streets and South Congress are where the locals go.  And shopping & dining in the 2nd Street shopping district.  So if you are here for Keller Williams Mega Camp (or just visiting), here’s a quick downtown entertainment recommendation for a taste of Austin in a short time frame. 

 

Let’s say you have just one evening to really check out downtown Austin.  Here is our recommendation:  get your comfortable shoes on cause you’re doing a big loop or two.  Start on east 6th Street near IH35 (also near the Convention Ctr and the Hilton), grab a Jim Jim’s Water Ice treat and walk west towards Congress.  If you want the long and historical route, turn north towards the Capital (free tours every 45 minutes during the day, http://www.tspb.state.tx.us/CVC/home/home.html).  You can see the recently remodeled Governors Mansion one block to the west.

 

If you’re on the shorter entertainment-only version, then continue west on 6th till Guadalupe and turn south towards 4th and 5th into the warehouse district and the 2nd Street district.

 

Your best downtown map:  http://www.downtownaustin.com/img/maps/districtmap_large.jpg

 

For the longest tour or day two, again, comfortable shoes and walk across Ladybird Lake on Congress to the funky South Congress (SoCo) entertainment district for the famous Continental Club, the San Jose Hotel, Jo’s Coffee, and many excellent and varied dining options from take-out to tacos to fine-dining.

 

Here’s a cool thing … tour the downtown area on a Segway!  Reservations required.  Highly recommended.  http://www.segcity.com/

 

Welcome and enjoy!

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2012-2014. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

August 13, 2008 at 1:08 pm Leave a comment

Got exemplary kids?

By our favorite South Austin contributor–Patti P.

Keep them accountable in smart Austin boundaries… 

I live in an exemplary school boundary in SW Austin—without looking at school ratings, this I guessed simply based on overhearing my neighbor’s elementary school kids having a serious conversation about the diminishing world rain forests and the effect this may have on the world chocolate supply.  Delivered by Andrew in a somber voice; “Catherine, I have bad news for you…we might not have chocolate ice pops much longer…”

 

Thinking about buying a home in Austin?  Want to keep your kids in smart public school boundaries?  Schools in the Austin Independent School District (AISD) are rated each year based on results from Texas Assessment of Knowledge and Skills (TAKS) tests.  Children in elementary and high schools are tested in the areas of reading, writing & math as well as science and social studies skills. 

 

Based on scores in all the above areas, schools then receive a rating—from highest to lowest they are: “Exemplary”, “Recognized”, “Acceptable”, or “Unacceptable”.

 

Yeah, yeah, yeah, I know whenever any test is administered, controversary works its way into the equation.  I figure the tests at least give us a teacher’s apple to teacher’s apple comparison which is a start–let the worm wiggle away…

 

If education is important to you, before you buy a home in the Austin Independent School District check out the AISD website to learn about school ratings and assignment areas:  http://access.austinisd.org/school_boundaries.  You can also buy a school assignment area map for $8.50 + $1.50 shipping cost from the office of student services. 

 

Because boundaries can be redrawn, if you are getting serious about a certain Austin home at a Austin certain address, call the AISD district office at 512.414.1726 to ensure that your dream home falls within exemplary or recognized school boundaries—for your children as well as resale value.  I dislike sounding so calculating, but hey, your home is probably your biggest purchase and your kids—they’re priceless.

 

School begins on August 25 for the 08-09 school year.  Set your alarm clock 20 minutes early to help beat the doubled morning traffic, pack a lunch for old times sake (for better memories leave the shells out of the egg salad), have an ice pop–preferably chocolate–for dessert and ponder the fate of the rain forests.

 

Better yet, contact your local school and inquire how you can volunteer your talents: guest speaker, mentor, lunch relief…

 

Happy exemplary school year,

Patti P.

© Julie Nelson and The Nelson Project at Keller Williams Reatly, 2008-2010. Unauthorized use and/or duplication of this material without express and written permission from this blog’s author and/or owner is strictly prohibited. Excerpts and links may be used, provided that full and clear credit is given to Julie Nelson and The Nelson Project at Keller Williams Realty with appropriate and specific direction to the original content.

August 6, 2008 at 8:59 pm Leave a comment

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