16 of the homes at SOL are reserved for families earning 40% to 60% below the city’s median household income. Here’s some information from the developer on the market rate homes:

Available Floor Plans

2/1 1090 sq ft
Price: $195,967
Price per square foot: $199.54
This floor plan features two courtyards, a covered front porch, and an open living, dining and kitchen area.

3/2 1240 sq ft
Price: $220,891
Price per square foot: $197
This design provides 3 bedrooms in a small foot print while creating a private central courtyard.

3/2 1433 sq ft
Price: $257,161
Price per square foot: $198.95
This design provides an ideal setting for outdoor living with a public entry courtyard a private courtyard off of the master. Additional features include front parking with storage, an open floor plan perfect for entertaining and generous private master suite.

3/2 1452 sq ft
Price: $262,288
Price per square foot: $199.66
This design pairs a compact footprint with generous height to offer generous living spaces while still sitting lightly on its site. The living space opens to a large rear yard, the master features a private balcony overlooking the back yard and the additional bedrooms work well as flex or office space.

www.solaustin.com

Feel free to contact me with any questions about SOL.

John

John Spae
johnspae@gmail.com
512-466-1162

East 6^th Street Condos & Lofts

Starting from I35 going East

Sixth & Brushy Condos

601 Brushy St.

These East Austin Condos were built in 2006 and feature:

• 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 Wi-Fi internet access by City of Austin Downtown Wi-Fi
• A short walk to Austin Light Rail station

These are 1 to 2 bedrooms units priced from $240,000-$360,000.  Square footage ranges from 700 to 1220.  Association dues are from $160 to $280 a month depending on the unit.  The current listings indicate Conventional financing is possible but not FHA.

1305 Lofts

1305 E 6^th St.

These East Austin Lofts were converted from the old Guerrero Produce Warehouse in 2006.  The complex has 14, 2 story units total and feature:

• No neighbors above and below each unit
• Live/work style floor plans
• Stainless steel appliances
• Silestone countertops
• Skylights
• Pine hardwood flooring
• 10 foot ceilings on 1^st floor, 16 foot ceilings on 2^nd.

These are 1 bedroom units with flex options priced at $220,000-$275,000.  Square footage ranges from 1140 to 1350.  Association dues are from $250 to $300 a month depending on the unit.  The current listings indicate Conventional financing is possible but not FHA.

Twenty One24 Condos

2124 E 6^th St.

These East Austin lofts were constructed in 2006 and feature:

• modern, urban architecture
• granite counters
• stained concrete floors
• open floor plans
• 11 foot ceilings
• high end fixtures & finishes
• secure covered parking

These are 1 to 2 bedrooms units priced from $180,000-$280,000.  Square footage ranges from 750 to 1130.  Association dues are from $160 to $200 a month depending on the unit.  The current listings indicate FHA and Conventional financing are possible.

Este Condos

2235 E 6^th St.

These East Austin condos were constructed in 2008.  The complex has 59 units above 1^st floor retail and feature:

• Open floor plans
• Downtown views, large double-paned windows
• Stained concrete floors
• Track lighting
• Vaulted ceilings
• Energy star appliances
• Pet friendly, dog walking area

These are 1 to 2 bedrooms units priced from $160,000-$240,000.  Square footage ranges from 750 to 1080.  Association dues are from $135 to $200 a month depending on the unit.  The current listings indicate FHA and Conventional financing are possible.

Pedernales Lofts

2401 E 6^th St.

These East Austin lofts were constructed in 2005 and feature:

• Open floor plans
• Stained concrete floors
• High ceilings
• 1^st floor retail
• Stainless appliances
• Balconies with city views
• 5 star green rated construction

These are 1 bedroom units with flex options priced at $135,000-$257,000.  Square footage ranges from 640 to 1190.  Association dues are from $130 to $270 a month depending on the unit.   The current listings indicate FHA and Conventional financing are possible.

Other East Austin Condos or East Austin Lofts

East End Flats

2931 E 12^th St.

These East Austin lofts were constructed in 2008.  The complex has 27 units total and feature:

• Open floor plans
• Granite countertops
• Maple cabinets and hardwood flooring
• Stainless steel appliances
• 10 foot high ceilings
• Gated parking
• Walk in closets

These are 1 bedroom units with flex options priced at $113,000-$143,000.  Square footage ranges from 610 to 750.  Association dues are $135 per month.   The current listings indicate Conventional financing is possible but not FHA.

Saltillo Lofts

1601 E 5^th St.

These East Austin lofts were constructed in 2005.  The complex has 38 units total and feature:

• Adjacent to Cap Metro’s Saltillo Plaza rail station
• 3 star green rated construction
• Open floor plans
• Stained concrete floors & hardwood flooring
• Modern, urban architecture
• Gated parking, covered parking available

These are 1 to 2 bedroom units priced at $150,000-$280,000.  Square footage ranges from 780 to 1233.  Association dues are from $140 to $220 per month.   The current listings indicate Conventional financing is possible but not FHA.

Willow Branch Lofts

1807 Poquito St.

These East Austin lofts were constructed in 2008 and feature:

• 9 foot high ceilings
• Stainless steel appliances
• Granite countertops
• High efficiency HVAC
• Stained concrete flooring
• Modern, urban architecture
• Behind Bennu 24 hour coffee lounge

These are 1 to 2 bedroom units priced at $109,000-$160,000.  Square footage ranges from 650 to 850.  Association dues are $184 per month.   The current listings indicate FHA and Conventional financing are possible.

41 Waller Condos

41 Waller St.

These East Austin condos were constructed in 2008.  This complex has 30 units total and feature:

• Gated community
• Swimming pool
• Elevator encased in glass tower
• Carports available
• Private patios
• HOA dues include cable, HBO, water/wastewater, security alarm, trash service, and pest control
• Granite countertops
• High efficiency HVAC
• Stackable washer/dryer connections
• Stained concrete floors

These are 2 to 3 bedroom units priced at $199,000-$299,000.  Square footage ranges from 940 to 1260.  Association dues are $184 per month.   The current listings indicate Conventional financing is possible but not FHA.

Waterstreet Lofts

1601 E Cesar Chavez St.

These East Austin condos were constructed in 2007.  This complex has 22 units total and feature:

• Open floor plans
• High ceilings
• Floor to ceiling windows
• Hardwood flooring
• Granite counter tops
• Stainless steel appliances
• Walk in closets

These are 1 to 2 bedroom units priced at $167,000-$315,000.  Square footage ranges from 820 to 1550.  Association dues are around $230 per month.   The current listings indicate Conventional financing is possible but not FHA.

Swede Hill Lofts

807 E 14^th St.

These East Austin lofts were constructed in 2006.  This complex has 18 units total and is located right off of I35.  These lofts feature:

• Great view of downtown
• Silestone countertops
• Stained concrete floors
• Custom Kitchen and bath cabinets
• Balconies on 2^nd & 3^rd floor
• Walk in closets
• 9 foot high ceilings
• Sound proof windows
• 2 blocks from UT and Capitol
• Elevator access

These are 1 bedroom units with flex options priced at $175,000-$219,000.  Square footage ranges from 760 to 900.  Association dues are from $145 to $170 per month.   The current listings indicate FHA and Conventional financing are possible.

Greenway Lofts

(1320 Robert Browning St.)-In the Mueller development-Mueller Condos

These East Austin condos are Mueller condos, located in the Mueller development.  They are being constructed in 2010 with an expected completion date of summer 2010.  This complex will have 34 units total.  These condos feature:

• Granite counters
• Stainless steel appliances
• Custom cabinetry
• Stackable washer/dryer connections
• Private balconies or patios
• Green rated construction
• Located in Mueller with access to hike & bike trails, swimming pools, picnic areas, and playgrounds
• Located within walking distance of major retailers
• Located within walking distance to Dell Children’s Hospital

These are 1 to 2 bedroom units  priced from $150,000-$450,000.  Square footage ranges from 585 to 2140.  Preliminary Association dues are from $100 to $250 per month.   The current listings indicate Conventional financing is possible but not FHA.

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The neighborhoods of University Hills and Vintage Hills in East Austin are established neighborhoods with homes built mainly in the 1960’s-early 70’s, consisting of many 3/2’s around 1500 sqft and larger.  They usually have several east Austin homes for sale. These neighborhoods are further east than the Delwood neighborhood and are generally considered more affordable.  The dividing lines of these neighborhoods can be confusing but here are some general boundaries.  The neighborhood of University Hills is located between Highway 290 (North), 183 (North & East), and by Northeast Drive and Little Walnut Creek (South).  Vintage Hills is located in the northern section of University Hills by Highways 290 & 183.  These two neighborhoods are located in the 78723 zip code.  East Austin homes for sale in these neighborhoods are priced in the mid $100’s to mid $200’s.  These neighborhoods are quite hilly, hence their names, with lots of big trees and some decent parks.   It is possible to get a fairly large lot in this area.  The hills and the high clay soil can make for some foundation issues so it’s wise to be conscious of that when looking to purchase in this area.  Vintage Hills seems to be a bit cheaper than University Hills mainly because of its proximity to 290 & 183.  Winn Elementary is also in the Vintage Hills area, which sits on what used to be a small landfill…the school doesn’t seem to be holding up very well.  There are some streets in this neighborhood that have been built over the buffer zones of this old landfill so that’s another thing to check out regarding foundations in this area.  There have been quite a few remodels done in these neighborhoods so it’s possible to purchase an affordable home here that has been updated, or pick up a fixer upper for a low price and do it yourself.  These neighborhoods are conveniently located to 3 highways, 290, 183 and I35, making travel easy and quick.  They are also located just east of the Mueller development and in close proximity to downtown.  I think these neighborhoods represent a good value for east Austin homes for sale for anyone looking in the mid $100-mid $200 price range.  The overall area is in the process of revitalization, it is still a bit rough around the edges but definitely headed in the right direction.  This revitalization should make a house in this area a good investment, with a healthy rate of appreciation to come in the future.

The Delwood neighborhood in East Austin is an established neighborhood with generally ranch style homes built in the 1950-60’s.  There are usually several east austin homes for sale here. It has large trees and a quiet atmosphere…it’s not unusual to see people walking the streets and enjoying the scenery.  The neighborhood has a Hyde Park feel without the west side pricing.  It is located near the new Mueller development, with a southern boundary around Airport Blvd.  going up to 290 to the north, I35 west, and Manor Rd to the east in the 78723 zip code.  The pricing in this area has gone up recently… transitioning to home prices starting at over $200,000 for these east Austin homes for sale. The neighbors are diverse with single young professionals to young families, to older home owners that have been there throughout the transition of this area.  It’s proximity to shopping with the new Mueller development as well as the close in location to downtown are some big pluses going for this neighborhood.  There are some rougher apartment complexes on Berkman Dr. that still remain but in general the area has seen much improvement in regards to safety and overall feel.   I used to live here and loved running at night or taking my dog over to Bartholomew Park to play.  This neighborhood should do well as an alternative to Mueller’s generally higher priced east Austin homes for sale.  As well as the fact that you can get a pretty good sized backyard here!  Let me know if you’ve got any questions about this neighborhood…my opinion in general is that it’s a great place to live and should be a good investment for the future.  You might see me at the new neighborhood bar Nomad sometime!

The trail will be a 12 foot wide concrete path to accommodate bicycles.   I’ve talked to a Public Works department official that told me the third phase is in the preliminary engineering phase currently and moving into the design phase in the next 6 months.  They expect to start breaking ground hopefully 18 months from now.  They have started to set the alignment for the trail that will mainly follow Walnut Creek through the city near east Austin property.  The portion that is the Southern Walnut Creek Trail should go behind the YMCA on 183 & 51st and then go southwest down to Govalle Park and then connect up to the Town Lake Trail.

It’s exciting to see this kind of park development on the East Side!  I’ll update this post when I hear more.

East Austin Property & the Trail

East Austin property owners should really enjoy this park once it’s inplace. Such city improvements can improve home values as well.

East Austin’s character and strength is in its diversity.  East Austin properties have a wide range of style and value. All kinds of people have decided to make East Austin their home.  With this diversity comes different cultures with different attitudes about how to live, work and play.  Neighborhoods are microcosms of the diversity present in the people.  Therefore it’s important to check out the area when looking at east Austin properties to really get a feel for where you will potentially live.  Try and check out the neighborhood at different times during the day and night.  Use your senses…ask questions…What do you see going on?  Drive around with the radio off to hear what’s going on, what do you hear?  Are there people outside?  Are they arguing, talking, having a party? What are the neighbors doing?  Check out some maps for proximity to city facilities, train tracks, vacant land, and flood plains.  Are there planes going overhead?  Do you ever hear a train?  Any strange smells?  Remember you are going to live there during all times of the day and night so it’s important to get a feel for what’s going on around the clock.  Talking to the neighbors of the east Austin properties is another excellent way to learn about the neighborhood…and your potential new neighbors!  What do they think of the neighborhood?  Ask them about crime, or bad neighbors (hopefully not them!), what positive things are happening in the neighborhood? What negative things are happening or have happened?

I will be working on writing articles about the various neighborhoods in East Austin.  Each one is unique and has its own character.  If anyone would like to contribute ideas or thoughts about a neighborhood on the East Side please feel free to contact me.

Sometimes it really is the case that they don’t make them like they used to…sometimes it’s not!  When looking at an older home of the East Austin homes for sale it’s important to keep in mind issues that could affect the livability of the house as well as the resale value.  Here are some issues to be aware of in older construction:

Older Construction Material

Watch out for asbestos in older siding, drywall mud, and mastic (glue) used for flooring applications.  Asbestos has been banned in construction use today but persists in older homes.  Asbestos containing material is generally not a hazard unless it is disturbed (ex. Removing old siding, drywall or flooring.)  Also lead based paint can be an issue for homes that were built before 1978.  Lead based paint is generally not a hazard unless it is ingested, so this can be problem with children, although most of this older paint is contained by the layers of paint that have since covered it up.

Older Home Systems

With east Austin homes for sale, older home systems such as electrical, plumbing, and HVAC (air conditioning), can of course break down or fail as they age.  It is important that these systems are checked by a qualified inspector so you can feel comfortable that these systems are in adequate shape and will last while you live in the structure.

Older Construction Codes

What was built back then wasn’t built with the same rules we have today!  As knowledge has been obtained through the years, the construction codes have adapted as a result.  It is important to see what is up to code with the east Austin homes for sale and what is not so a determination can be made on the safety and importance of updating these out-of-date methods.  Some of these issues might not be a big deal at all, others can be potentially dangerous.  Again a knowledgeable inspector will notice these code issues and report on what should be fixed.

Put bluntly, East Austin does not have the best soil for foundations (see East Austin Soil).  Because of this, foundation issues can be a fairly normal issue in an East Austin home transactions in this area.  So it helps to know as much as you can.  This issue can be dealt with and it shouldn’t be considered a deal breaker…but it should be handled like the important issue it is!  A lot of east Austin homes will have had work done already and will come with a transferable warranty, others will need work, and others will not.   It is important to have an inspection performed by a qualified inspector that can see signs of foundation movement and do elevation tests on the floor to determine if the foundation has moved and if so, how much.

East Austin Soil (Note)

The clay content of East Austin soil is fairly high which can cause the soil to shrink and swell as the amount of moisture changes in the soil.  This can generally be controlled by stabilizing the amount of moisture that goes in and out of the soil.  Some ways to do this is installing a gutter system and ensuring the water runs away from the foundation, and keeping a healthy lawn…this prevents evaporation of moisture from the soil in the summer and helps maintain uniform levels in the winter, water the lawn during the dry times and try and keep an overall uniform level of moisture during all seasons.

Looking at east Austin homes you can learn to see tell-tale signs of foundation movement as well.  Some of these signs include:

Exterior

-Masonry or Stucco cracks on the exterior of the structure.

-Driveway that is extremely out of level and cracked (driveway slabs are usually thinner than the house foundation, but this could be an indication of movement that could be affecting the foundation).

-Yard that slopes towards the house. (If the yard has been like this for a long period of time, the drainage up against the house could affect the foundation by throwing off the uniformity of the moisture in the soil).

Interior

-Drywall stress cracks near the doors in windows.

-Out of level doors and windows, sticking doors and windows.

-Warped flooring, out of level flooring (A good test is to bring a small rubber ball with you and roll it on the floor…if it’s out of level the ball should go to the lowest area).

Foundation Types

There are generally two types of foundations that you will come across on the east side of Austin:

1.    Pier & Beam

2.    Slab

Pier & Beam foundations have piers that go into the ground and beams that rest on top of them.  They should have a crawlspace under the house to access plumbing and other house systems.   You should be able to recognize these foundations by the vents for the crawlspace going around the exterior bottom of the house.  This type of foundation construction has its advantages and disadvantages of east Austin homes.  One big advantage is the crawlspace access.  The plumbing and other systems are accessible which means doing additions or remodeling can be easier and less costly because of this accessibility.  Also, if the foundation moves it can be adjusted fairly easily and plumbing and other systems that are exposed are fairly easy to fix if the foundation repair causes problems.  The disadvantage to this construction is that Pier & Beam foundations have the potential to move around more than a heavy concrete slab.

Slab foundations are concrete slabs usually reinforced with steel reinforcement bars (rebar) inside the concrete that the house sits on…there is no crawlspace to access.  The advantage to a slab foundation is the overall stability of it…made with thick concrete and reinforced with steel this foundation resists movement generally better than a Pier & Beam foundation.  The disadvantage to this construction is the potential for costly repairs if it does move.  Plumbing is run through the slab so if the slab moves or cracks the plumbing could have issues too.  When a foundation repair is made the pipes could crack inside the slab causing a costly repair expense.  The foundation repair companies will not pay or warrant for this expense if it is to happen.

Here’s the URL:

http://coagis1.ci.austin.tx.us/website/CrimeViewer/viewer.htm

It’s best to use Internet Explorer on this site.  You can search by address or draw a rectangle and have the system search in those parameters.

I also found a useful tool from the Austin American Statesman to find out about crime in the area.  I actually think this works better than the APD tool.

Here’s the URL:

http://www.statesman.com/news/content/news/local/spotcrime/index.html

East Side Involvement

The rapid changes occurring in East Austin provide good reason to become involved in the process and have your voice heard.  The city provides community outreach during their planning process so citizens can take part in how their community is shaped.  Numerous neighborhood associations are active in this process in order to contribute to the change that is occurring to East Austin communities and their East Austin real estate.

Here’s a link to the various neighborhood planning areas provided by the city:
http://www.ci.austin.tx.us/zoning/planning_areas.htm

These neighborhood planning areas should each have a neighborhood contact team that works with the city to recommend various plans and actions in the planning area.   These contact teams are composed of people from multiple neighborhoods because the planning areas are sections of the city that encompass multiple neighborhoods.  Becoming involved and attending the contact team meetings is a great way to meet other proactive people in the area and have a voice in the process.

East Austin Real Estate HOA

Also, check and see if there is a neighborhood association or homeowner’s association in the neighborhood where you are looking to buy a home.  Becoming involved and attending the meetings for an association like this is the first step in being an active participant on how the neighborhood implements rules, establishes new policies, or adapts to events occurring in the neighborhood or in the immediate area.