Quality of Life in 78702>Question Details

Osiris, Home Buyer in Austin, TX

I work in Cedar Park, but we are looking to move in closer to the city and looking at East Austin

Asked by Osiris, Austin, TX Mon May 19, 2008

because of the architecture and the price. Any thought on safety and how the area will change when more new construction continues?

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Hello Osiris:

Excellent questions and potential move! Over the weekend I just went under contract on an outstanding home in area just north of the Mueller Development. The neighborhoods of Delwood and Brookhaven are awesome as they are established neighborhoods with ammenitieis - bartholmew park, coffee shops along manor and restaurants. You get a lot of house for the money. The area is also benefiting from the re-development of Mueller Austin. This, in my opinion, is driving up the value of all things around it. The neighborhoods in that area Delwood, Brookhaven, Wilshire Woods, French Place, etc... North of the Airport you get a mostly ranch style home neighborhood between 1500 - 2200 sqft. The trees, proximity to downtown, mid-century homes, etc... is awesome. Absolutely worth checking out.

To echo others on the blog, you have to feel good about the area for yourself. Their are several tools that you can use to gather this information - talking to neighbors, driving by early, midday and late to see what is happening in the neighborhhod and checking the city crime stats site. I have included a link to the site here for your reference:

http://www.ci.austin.tx.us/police/crimeinformation.htm

This link will allow you to put in potential addresses and see what is happening in the area. No area is 100% crime free. I encourage folks to put in their own neighborhoods to get a comparison.

Let me know if you need any assistance.

Thanks
Ritch Haenke, Realtor(R)
Coldwell Banker, United Realtors
512.633.3909 mobile
rhaenke@sbcglobal.net
2 votes Thank Flag Link Mon May 19, 2008
I am not a realtor. I do marketing and real estate research...because of this, I moved to East Austin less than one month ago. I sold my home next to Mueller in order to do so... more on that in a second
If you love architecture run, don't walk, to Agave which is at MLK and 183. The top architects in Austin were chosen to design green-built homes on site-specific lots and they are amazing...East Austin does make them more affordable but the key to increasing your equity and continually moving up in home worth each time you sell is to go where things are about to explode due to positive buzz, not to move there afterwards.
A good rule of thumb is to locate areas that are being renovated as "artsy" or "hip" yet have lower taxes and prices due to not yet being totally revamped...artists move in, then it's trendy, then wealthier people move to trendy areas, then values increase..(think Soco in New York as the best known example) .East Austin is at the cusp of this...it fits every element and, with areas 5 minutes from downtown...well, you do the math. Did I move to Agave from Mueller? you bet. Our last home in Mueller doubled in price and we plan on doing that again. Things are all coming TO this area of East Austin and many others. Ideally, if you get there right before them, you'll be a smart investor in an area you'll enjoy immensely. For us, an additional benefit in Agave was that the super thick insulation, low E windows and other energy efficient features dropped our electrical bill from 400.00 per month in our older home that we just renovated...to a 50.00 bill. Seriously...
Web Reference: http://www.agavegreen.com
2 votes Thank Flag Link Mon May 19, 2008
Osiris,

Some additional info to consider. Since you're working in Cedar Park, if you live anywhere South of Cedar Park, you're going to have a reverse commute, which means you have a wide set of choices to consider anywhere North of downtown Austin, and your drive time will be a breeze. Depending on the architecture you're considering, there are a lot of places in Austin with similar look and feel to what you can find in East Austin. As for price, a good property in a good location, close to downtown, is going to be less expensive in East Austin, than in West Austin, in general. There is a good reason for this, not the least of which is the perception that West Austin is safer.

Anyway, wish you all the best,

Jeffrey
2 votes Thank Flag Link Mon May 19, 2008
This question sould probably be asked "wha are the best deals in East austin between the price range of X-Y" That way we could point you to those areas that I think represent a better answer to your question. I own property in east Austin, Have $28 million in pendings in East Austin. I even have crack dealer next door to one my properties like Sheri below. Depending on the location, you get what you pay for. East Ausstin is all about the location. Some areas are better than others. Some areas have cleaned up faster than others.

Since I never recommend myself... My suggestion is that you talk to either Dena Davis or Illetria Lawrence. Both are honorable competitors of mine and do at least $1 million in business a month. They know East Austin as good as I.
1 vote Thank Flag Link Mon May 26, 2008
HI Osiris,
East Austin is a great investment and you can get more for the money in several neighborhoods. The area is changing rapidly. I have represented several real estate clients with purchases and listings in East Austin and have bought and sold several properties in East Austin. As far as safety and changes in the area, the best advice is to drive by any property that you are interested in several times a day, especially at night. We have flipped several properties in East Austin and only had a problem with one. We actually kept that one because we had a hard time selling because of the neighbor. But, boy, we have had problems with that one. The next door neighbor is crack dealer and you would be surprised how many phone calls we have made to the cops trying to get him out. It is very difficult because he is the property owner. Our other three have been great and we are still in contact with all of the buyers, they love their houses and their neighborhoods. I would be happy to help you identify good streets and not so good streets in East Austin. Feel free to use my contact info.
Sheri Mitchell
1 vote Thank Flag Link Wed May 21, 2008
Hi Osisis,
I get asked the safety question a lot and it is difficult for anyone to answer for you. Everyone's idea of safety is different and you are the only one that can determine if an area is safe. I would be happy to supply you with the web sites to determine the rate and type of crime in any area you are interested in. I also recommend spending time driving through the neighborhoods after dark and on the weekends to see if it is a good fit. Another factor to consider is schools ratings. I am not sure if schools are a concerns for you at this point but the ratings do effect resale value and I would be happy to supply those as well. New construction will effect East Austin in a positive way and bring more buyers, restaurants, shopping and entertainment adding value to your purchase. I would love the opportunity to learn more about what you are looking for in your next home and answer any other questions you might have. Please feel free to contact me directly via my mobile number or email.

Krysten Mejia, Realtor (R)
512.619.6159
krysten@earnequitynow.com
1 vote Thank Flag Link Mon May 19, 2008
Osiris,
Yours is a common question. I would recommend walking around on a Saturday and talking to some folks who live there, going to a coffee shop and chatting with folks who live there. I have a nice home on east 10th that we have in the MLS for lease and we had a lot of interest and just got it rented today. The home is in an area with some falling down properties and some new contemporary construction. I have also sold two properties in east Austin to UT assistant professors. It's a little bit of everyone but very different from Cedar Park. Spend some time down there and see how you feel.
Web Reference: http://www.tnpblog.com
1 vote Thank Flag Link Mon May 19, 2008
Hi Osiris,

I love East Austin! I've sold several homes in that area and every couple specifically wanted East Austin. It is getting really hot because of the location. Many companies are moving in and lots of new condos and townhouses are being built. Right now you can get more for your money than west of I35. The demographics are certainly changing. As for safety, depends on the neighborhood and crime statistics can be obtained for you to check out. I think it's a good move. I'm happy to help and you can contact me anytime.
Brenda Starr
Keller Williams Realty
cell: 512-940-3353
golfrealtor@yahoo.com
Thank you for the opportunity to earn your business.
0 votes Thank Flag Link Tue May 20, 2008
New construction will usually change an area for the better, home values or property values do increase. Keep in mind don't purchase a home direct from a builder, seller, listing agent UNLESS you have your own real estate agent working on your behalf.
Web Reference: http://www.lynn911.com
0 votes Thank Flag Link Mon May 19, 2008
Osiris,

There are numerous areas in East Austin that are in redevelopment, and some are safer than others. But you still have to be concerned that East of IH35 (for the downtown area), the crime rates are considerably higher than they are in West Austin.

If you're serious about looking, check out my profile and see if it might be a good fit if your considering representation in the process.

Best of luck,

Jeffrey
0 votes Thank Flag Link Mon May 19, 2008
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