09/17/2025
Big price reduction!
1217 Dove Circle, Cedar Park, Texas | Now $532,000 (↓ $20k!)
🏡 4 Beds | 3 Baths | 2,592 Sq Ft
📍 Cypress Mill – Corner lot in a cul-de-sac
Step inside this beautifully updated home featuring:
-Open floor plan with hardwoods & tile in all the right places
-Spacious kitchen with island, stainless appliances & tons of natural light
-Cozy fireplace + roomy primary suite
-2 car garage + large fenced backyard with mature trees & sprinkler system
🌳 Neighborhood perks: small park right across the street + quick access to schools, restaurants, hospitals & major employers.
This home won’t last long — DM or call us to schedule your private tour today!
09/04/2025
Austin Housing Update: supply up, prices steady, opportunity for investors
What’s happening
* Inventory remains heavy, ~17k active listings
* Price cuts on a big share of homes
* Inside the city, months of inventory is easing and prices are inching up
Why it matters
* Buyers have leverage across the metro
* The city core looks more stable with modest upside
* Suburbs vary by zip code, so selection matters
Investor playbook
* Target value buys where supply is high
* Add or hold rentals in stable, core neighborhoods
* Underwrite conservatively and plan exits by submarket
Want help pinpointing the best Austin zips for your strategy? DM AUSTIN and I’ll reach out.
08/27/2025
Loss-Risk Listings Make Rate Sensitivity Painfully Visible
Austin has a new reality check. Roughly 14% of active listings are at risk of selling at a loss, the second-highest share among major metros.
That’s not a headline for panic, it’s a signal that pricing power has shifted.
Yes, mortgage rates dipped this month and monthly payments eased a bit. But buyers are anchoring to fresh comps, not 2022 peaks.
In many Austin submarkets, sale prices still sit well below peak levels, and Redfin shows several Texas metros among the places where prices are slipping year over year. (Redfin, Team Price)
What to do now
→ Sellers: price to the last 30–60 days, not last cycle. Use concessions and rate buydowns as tools, not crutches.
→ Buyers: treat “loss-risk” as leverage for inspections, credits, and closing-cost help.
→ Owners/PMs: comp your renewal strategy to today’s sale prices and inventory. If nearby resale values are soft, tenants have options, so service speed and retention perks matter.
One more nuance: nearly half of for-sale homes bought after July 2022 in Austin are at risk of selling at a loss. Pandemic-era timing still drives a lot of today’s pain.
If you want a read on your zip code, message us today.
08/12/2025
Smart investors pay attention:
Just listed in North Hyde Park:
• Steps from UT shuttle
• Minutes to campus
• Perfect for students
The breakdown:
📍 4708 Red River St
💰 $609,000
🏠 1,769 sq ft
🌿 0.18 acres
But here's what makes it special:
It's a duplex.
Two units.
Two income streams.
One smart investment.
Each side includes:
• 2 bedrooms
• Full bath
• In-unit laundry
• Private yard
• Parking
Student housing near UT?
Always in demand.
Always profitable.
Always a smart move.
Don't wait on this one.
07/23/2025
Stop making rookie mistakes with 1031 exchanges.
I've seen too many investors lose hundreds of thousands because they didn't know what I know.
Let me break down what actually works (and what doesn't):
1. The timeline isn't your real problem
Everyone focuses on the 45/180 days.
But that's not where deals die.
They die because:
- You waited too long to start
- You picked properties emotionally
- You trusted the wrong people
2. Not all intermediaries are created equal
Most investors think any Qualified Intermediary will do.
Wrong.
I've fired more QIs than I can count.
Why?
Because one mistake from them means you pay 20-30% more in taxes.
3. The real secret? It's who you know.
I've built relationships with:
- Off-market property owners
- Other experienced exchangers
- The best QIs in Texas
That means when my clients need a replacement property, we've already got options lined up.
No public listings.
No bidding wars.
No overpaying.
4. The key to success?
Work with someone who's done this
Hundreds of times
In this market
With your exact situation
Because every exchange is different.
But the principles stay the same:
- Start early
- Work smart
- Move fast
Want to avoid costly mistakes?
Want access to off-market deals?
Want someone who actually knows what they're doing?
Let's talk.
I don't work with everyone.
But if you're serious about building wealth through real estate...
Maybe we're a good fit.
07/14/2025
If You Don’t Know Your Numbers, You Don’t Know the Deal.
💸 Cap rate, ROI, cash-on-cash returns.
If these sound a little fuzzy, you're not alone. But knowing them cold? That’s what separates hobbyists from serious investors.
💡 Start mastering the math with our simple Cash Flow Analyzer and gain confidence with every deal you evaluate.
📈 Knowledge = Power. Let’s level up.
📞 Ready to invest smarter in Austin real estate? Call us today and let’s run the numbers together.
07/23/2025
07/14/2025