East End Flats – 2931 E. 12th Street, Austin, TX 78702 – East Austin condos near downtown

Wednesday, March 12th, 2008

Located in hip East Austin, the East End Flats popped up on my radar recently and I can’t wait to get and take some pictures.

What’s cool cool about it? It’s next to the new commuter rail, has 3 commercial units and the build outs are pretty nice.

What I don’t like… The neighborhood.

6th and Brushy – 601 Brushy, Austin, TX 78702 – East Austin condos 1 block from downtown.

Wednesday, March 12th, 2008

A mixed-use community with 24 residential units and retail spaces below with 6th street frontage. Situated in an artistic, eclectic area, 6th & Brushy offers high-end designer finishes, open floor plans, floor to ceiling windows to provide tons of natural light and fantastic downtown views.

Project includes:
• 11-foot ceilings with walls of windows
• Stainless steel appliances
• Walk-in closets
• Custom hardwood cabinetry
• Duravit lavatories & Dornbracht fixtures
• Silestone countertops
• Sealed concrete floors
• Street level retail/commercial
• On UT and downtown bus lines
• Free City of Austin Downtown Wi-Fi Wireless!
· A short walk to Austin Light Rail station (opens 2008)

Perry Henderson 900 Congress Ave. Austin, TX 78701 512.791.7462 eFax 512.233.5230 http://www.livewelldowntown.com/

Pre-Construction Condos: How the Process Works in downtown Austin

Wednesday, March 12th, 2008

When you buy a home that’s not built yet, there can be setbacks before you move in. Here are steps to buying a pre-construction condo

Pre-construction condos are units that have been proposed by a developer, but have not yet been built. When you purchase a pre-construction unit, you are putting money down before construction begins. Buying a pre-construction condominium can be a great opportunity, but you should proceed with caution. Because you are buying into something that does not yet exist, there is greater potential for unforeseen problems and setbacks before you move into your home. By understanding the risks and planning carefully, you can avoid complications and come out a winner.

The main advantage to buying into a condominium development before construction starts is that you often get a lower price than if you buy when construction is complete. The reason for this is that developers typically need pre-construction sales of 50 percent to 90 percent of the units in a development before they can borrow funds to begin construction. Pre-construction condos can also get you in on the ground floor of an investment that will appreciate. The market value of pre-construction units generally increases during the one to three years it takes to build a development, so your unit may be worth more than you’ve paid for it before you set foot in the place. In addition, you can often choose from a variety of finishes and flooring options, allowing you to customize your home.

How the process works
There are several steps to buying a pre-construction condo. They can vary from developer to developer, but the basic components are:

1. Reservation agreement You give a deposit (usually between $5,000 and $10,000) to reserve the unit and set the price (although the builder can reserve the right to change the price in the contract). The deposit is held in escrow and you can cancel the agreement at any time with a full refund.

2. Condominium documents When a development is approved for construction, the developer submits condominium documents (including budgets, association rules, unit descriptions, materials and other important information) for approval by the state. Once the documents are approved, they are sent to you for review. Read them carefully to make sure that you will be comfortable living by the association rules.

3. Right of rescission Once you receive the condominium documents, you have a 15-day period to decide whether you would like to proceed into a binding contract. If you don’t, you can exercise your right of rescission and withdraw with a full refund.

4. Hard contract If you don’t withdraw, you’ll provide the balance of the required down payment, usually 15 to 20 percent of the purchase price, and sign a binding contract agreeing to purchase the condominium. You generally have seven days after that to cancel. This is your last chance to walk away with no penalty.

5. Closing When construction is nearly finished, the developer will issue you a Certificate of Occupancy. A closing date is set when you will hand over the balance of the purchase price and sign the final documents. If all goes according to plan, your closing will coincide with your move-in date, and you will be ready to enjoy your new home.

The Nokonah – 901 W. 9th St., Austin, TX 78703 – Downtown Austin luxury condos

Monday, March 10th, 2008

Not only is The Nokonah steps away from every major urban amenity, it sits on a park and greenbelt for ready access to outdoor recreation. Your life here will offer convenience and urban excitement you’ve never experienced before. The West End, where The Nokonah is situated, is rapidly becoming the most interesting shopping district in Austin today.

Austin’s most famous supermarket, Whole Foods, is steps from your door. Dozens of Austin’s most popular, home-grown shops and eating establishments surround you. Old favorites like Sweetish Hill Bakery, Amy’s Ice Cream, Waterloo Records, Book People, Hut’s Hamburgers, Frank and Angie’s Pizza, Basil’s Restaurant, The Tavern, Whole Earth, By George…and new favorites opening on a regular basis.

A short walk and you’re in the heart of downtown business, arts, and entertainment. A mile away is the University of Texas with its wealth of cultural and sports events. A few blocks away is the river, Barton Springs natural pool, and the playing fields of Zilker Park.

The Nokonah is nestled in a curve of the Shoal Creek Greenbelt, which means the building will always have a green border on two sides. Across the street, Duncan Park gives you a place to picnic, throw a Frisbee, and play with your dog. The trail leads north to Pease Park and south to Austin’s prized Town Lake Hike and Bike Trail.

The Nokonah offers you a healthier, more interesting, more efficient lifestyle. Leave the car and the stress of city traffic behind and enjoy life more.

The Boulevard condos, 1200 Grove Ave, Austin, TX 78741 – Riverside downtown Austin condos in East Austin

Sunday, March 9th, 2008

These are really cute. A 1-br will go for $140K and a 2-Br will sell for $160K. The area is a little rough but this part is better than most and in a redevelopment zone.
Check out the latest condo prices at my web site here.

Perry Henderson and the Live Well Team, we find property that fits your lifestyle.

Projects offered exclusively by the Live Well Team:
Star Riverside Waterfront modern contemporary in the heart of downtown Austin http://www.starriversideaustin/

Revolution Riverside Waterfront contemporary with a unique Austin vibe http://www.revolutionriverside.com/

Willow Branch Lofts Totally functional live – work spaces that are kinda cool, eco-friendly and $5 cab ride to downtown http://www.willowbranchlofts.com/

Forest Creek Condominiums Luxury golf course living near Dell http://www.austincondos.net/

Milago Condominiums – 54 Rainey St., Austin, TX 78701 – Downtown Austin Condos

Sunday, March 9th, 2008

The 240 units of Milago Condominiums offer wonderfully comfortable living within walking distance of all the music, art, culture, dining, and nightlife that Austin’s downtown has to offer. Surrounded by natural beauty, Milago Condominiums are designed to offer urban stylishness with a cosmopolitan flair. Located at the foot of Rainey Street on Town Lake Trail, this condominium community offers easy access to both outdoor activities and urban amenities.

Built in 2006, Milago Condominiums offer the latest in modern designs and amenities. Right on the edge of Town Lake, with stunning lake views, this building offers a natural environment as well as 1, 2, and 3-bedroom residences that must be seen to be believed. This high-rise in Austin has 13 stories containing 240 units. The architecture of the building itself is very attractive, with soft curves that mimic towers. The Milago Condominiums hearken back to a time when beauty of architecture was important.

A trail around Town Lake is within steps of the front door, and residents of Milago Condominiums also enjoy a roof-top pool for recreation. The pool is the perfect place to exercise in privacy while enjoying a stunning 360 degree view of the lake and downtown core. A state-of-the-art workout facility is fully stocked with the latest exercise equipment, making an active lifestyle a snap. A cyber café in the building overlooks the sparkling water of the lake and provides hours of fun or work time. Whether you want to work outside your unit or just spend some time with your neighbors in a casual atmosphere, this café is the perfect place to do so. A four level parking garage, and 24 hour security provide added comfort and security. Well-designed common areas offer wireless internet access and present a gorgeous face to visitors.
Each unit boasts stainless steel appliances, hardwood flooring, and granite countertops, among other amenities.

All units are carefully designed to offer both maximum comfort and stylish living. Individual units offer plenty of space for storage and living. For urban comfort within a natural setting, be sure to view a unit today.

Vital Statistics:
54 Rainey St.
13 Stories
240 Units
Built in 2006

904 West Ave, Austin, TX 78703 – Mixed use condo conversion

Sunday, March 9th, 2008

904 West Ave, Austin, TX 78703 is a 28 unit mixed unit property with the following options for a savvy buyer. The seller is asking $3.7 but depending on the terms, I’d offer between $3.4 and $3.9 mil.

1. Buy and Hold. Proforma rents at 30K per mth.
2. Covert to 26 residential and 3 commercial properties
3. Buy and convert to commercial condos

Swanee 21 Lofts – 503 Swanee, Austin, TX 78751 – Imagine an HOA that pays you!

Tuesday, March 4th, 2008

Finally, a Green building developer that gets it. As I understand it, they have built in Solar collection systems that serve powering the common areas and sell the excess power to the city. I imagine this will be the norm in the future but until then, this is the first.
Michael Moran is one of the best green builders in Austin. Great job on this one.

04 Lofts – 1400 S. Congress, Austin, TX 78704

Tuesday, March 4th, 2008

The 04 flats are the residential component of 1400 South Congress, a mixed-use development of local retailers, restaurant with outdoor dining, offices and creative spaces. All nestled within open areas to walk, shop, converse, or just relax.

Interior Features
  • Tall wood ceilings
  • Interior masonry terra cotta walls
  • Polished concrete floors
  • Custom cabinetry
  • Coordinated interior
  • design packages Glass and ceramic tile
  • Large windows provide generous natural lighting
  • Natural ventilation
  • Appliance package included
  • High efficiency heating and cooling system
  • Engineered for acoustical privacy
  • Designed lighting package

Akoya Austin – 2200 Dickson Dr., Austin, TX 78704 – South Austin Zen

Tuesday, March 4th, 2008

Located at 2200 Dickson Drive & South Lamar. Find your new life, create balance and reinvent your style in a truly unique Austin living space. This progressive 4-star Green Development project centered in the vibrant South Lamar District is unlike any other. Known for their distinctive style, Michael Hsu Design Office has carefully designed each unit to architecturally respect the surrounding environment and site. Inventive common areas like the AKOYA Courtyard and Pool and Shared Cooking Area help redefine what urban living should feel like.