The Gibbs Team

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Keller Williams

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Your Guide to Central Texas Roofing

how-to-choose-roofing-material

As many veteran homeowners know, it’s important to keep the roof of your home in good condition. A leaking or damaged roof can lead to costly and potentially devastating problems—from structural damage to pervasive mold—but a carefully selected roof can also be an essential part of your house’s curb appeal, since it is one of the most visible external features. Choosing the right roofing material is very important.The material should be matched to your overall house design as well as the state of weather at your residence. 

In this article, we’ll go over different types of roofing material and you can decide which one works best with your roof.

The most common types of roofing material are:

  • Asphalt shingles
  • Wood shingles and shakes
  • Clay tile
  • Slate tile
  • Metal

Now we’ll go over each type and see what the pros and cons are as well as give you a rough cost estimate.

Asphalt shingles – These are probably the most popular with about ¾ of the homes in the US using them. Why? They’re low cost, easy to install and resilient. Standard asphalt shingles come in a variety of colors, longevity options and price points. They can be used on just about any architectural style. However, there are cons to this type of roofing too. They provide low insulation and have a shorter life span than most other roofing products – about 15 to 30 years. They are also made from petroleum products and are not recyclable. They have the worst environmental record of any other type of roofing.

Cost – $50 – $150 per square. (100 square feet = 1 square).

asphalt

 

Wood shingles and shakes – Used most commonly in the Northeast, wooden shakes and shingles are among the best for the climate in that area. They are natural products that help the home blend into the environment and are very simple to replace if damaged. Cons are that they are not very fire-resistant; they are high maintenance and tend to rot, split and get mold.  The roof will last 30 to 50 years with some maintenance, however and the material is best for ranches, cottage houses, bungalows, historic and contemporary houses.

Cost – $100 – $150 per square.

wood

 

Clay tiles – They are non-combustible and very durable. They can come in lighter colors and stick to the cool roof standards, saving you energy. It is said that they can reflect 50% of the sun’s solar energy. They are elegant and enduring. They are very versatile and come in so many colors and shapes that they don’t even look like tiles at all. Unfortunately, they’re very heavy and require additional roof framing, which can add to your project costs. Clay tiles are among the most environmentally friendly whereas concrete can be made from a sustainable mixture.  They look great on Mediterranean, European, and Mission and contemporary and ranch homes.

Cost – $300 – $600 per square.

clay tile

 

Slate tiles – These tiles have a beautiful and distinctive appearance. A slate roof will last for about a hundred years, maybe more. It is easy to repair and recycle. It’s an excellent sustainable roofing choice. Unfortunately slate is very heavy. It’s also usually a dark color so it’s not recommended for high-heat locations like Central Texas. Slate roofs look best on Colonial and French style homes.

Cost: $550 – $1,000 per square.

slate

 

 

Metal –  Metal roofing is becoming more popular around the country. It’s pretty inexpensive, durable and easy to install. Metal roofing is usually made of aluminum or tin but can be made of steel or copper. The type of metal determines the cost. You can get your metal roofing pre-engineered to the size of your house so it will fit in one piece or you can use metal shingles. Properly maintained, metal roofs last at least 50 years. They are very green because they are energy efficient and environmentally friendly. They often have a high percentage of recycled content.  Metal roofing looks great on bungalows, ranches and contemporary or cottage homes.

Cost – $100 – $600 per square depending upon the material.

metal

 

There you have it, some of the more common roofing types and their pros and cons as well as their basic cost. Now that you know more about these roofing materials, perhaps you’ll be able to make an educated decision when it comes time to upgrade your roof.

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July 2015 Austin Real Estate Review

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Austin-area home sales hit all-time high, inventory levels rising in July 2015
Austin Board of REALTORS® releases real estate statistics for July 2015

 

AUSTIN, Texas – August 20, 2015 – According to the Multiple Listing Service (MLS) report released today by the Austin Board of REALTORS® (ABoR), Austin-area home sales hit an all-time high, increasing 12 percent year-over-year to 3,149 sales for the month of July.

Barb Cooper, 2015 President of the Austin Board of REALTORS¬®, explained, “We’re in the midst of one of the most active summer selling seasons to-date, with more single-family home sales than ever before. Home prices remain high, but inventory levels have increased steadily throughout 2015, perhaps taking a step toward a more balanced housing market.”

According to the report, the median price for Austin-area single-family homes increased eight percent year-over-year to $269,500 in July 2015, while average price increased six percent to $338,452 during the same time frame.

In July 2015, less than 30 percent of single-family homes sold in Central Texas were priced below $200,000, outside of an affordable range for many Austin-area homebuyers. The majority of pending sales and active listings fall outside of Austin’s city limits in surrounding areas like Cedar Park, Leander, Hays County, Round Rock and Pflugerville, showing that Central Texas residents are continuing to prioritize affordability.

Once again, total dollar volume topped $1 billion, reaching $1,065,785,348 and increasing 19 percent compared to July 2014.

New listings increased nine percent to 4,133 listings and active listings increased by five percent year-over-year to 7,174 listings, driving inventory levels up to three months for the first time since July 2014. However, Austin-area housing inventory is still well below the 6.5 month level, which the Real Estate Center at Texas A&M University cites as a balanced market.

Pending sales rose eight percent year-over-year to 2,873 listings and homes remained on the market for an average of 41 days, or two days more than July 2014.

Cooper concluded, “Mayor Adler recently called for 100,000 new housing units to be built by 2025 as a first step to untangling the city of Austin’s complicated permit review process and alleviating affordability issues in Austin. The Austin Board of REALTORS® sees this initiative as progress toward a more sustainable Central Texas housing market and will continue to work with city leaders to make Austin an affordable place to call home for all residents.”

 

July 2015 Statistics
3,149 – Single-family homes sold, 12 percent more than July 2014.

$269,500 – Median price for single-family homes, eight percent more than July 2014.

$338,452 – Average price for single-family homes, six percent more than July 2014.

41 – Average number of days single-family homes spent on the market, two days more than July 2014.

4,133 – New single-family home listings on the market, nine percent more than July 2014.

7,174 – Active single-family home listings on the market, five percent more than July 2014.

2,873 – Pending sales for single-family homes, eight percent more than July 2014.

3.0 – Months of inventory* of single-family homes, unchanged compared to July 2014.

$1,065,785,348 – Total dollar volume of single-family properties sold, 19 percent more than July 2014.

 

The following sections describe trends in other sectors of the Austin-area real estate market.

Townhouses & Condominiums
The volume of townhouses and condominiums (condos) purchased in the Austin area in July 2015 was 317, a four percent decrease from July 2014. The median price for condos was $224,850, which is 10 percent more than the same month of the prior year. When compared to July 2014, these properties spent 42 days on market, or five more days than July 2014.

Leasing
In July 2015, a total of 2,187 properties were leased in Austin, which is nine percent more than July 2014. The median price for Austin-area home leases was $1,550, three percent higher than in July 2014.

 

The Austin Board of REALTORS® (ABoR) builds connections through the use of technology, education and advocacy to strengthen the careers of its 11,000 members and improve the lives of Central Texas families. We empower Austin REALTORS® to connect their clients to the region’s most complete, accurate and up-to-date listings data. For more, contact the ABoR Department of Public Affairs at
marketing@abor.com or 512-454-7636. For the latest local housing market listings, visit AustinHomeSearch.com.

* The inventory of homes for a market can be measured in months, which is defined as the number of active listings divided by the average sales per month of the prior 12 months. The Real Estate Center at Texas A&M University cites that 6.5 months of inventory represents a market in which supply and demand for homes is balanced.

Source: Austin Board of Realtors®

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Why Real Estate Websites Give Bad Information

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TEXAS IS A NON-DISCLOSURE STATE

Online property search websites offer a really convenient way for you to search for properties and gather some valuable information; like number of bedrooms, bathrooms, square footage, and price. But these online tools don’t always offer the best information and shouldn’t be counted on for the most reliable data.

Sites like Trulia.com and Zillow.com claim to offer site visitors instant property value information with the click of a mouse. What’s missing on all these sites is the human element. As convenient as it might be to point and click your way to a home valuation, it takes a real estate professional with the experience and knowledge of the area and market, to give a truly accurate market valuation on a property – especially in a market like Austin or Lakeway.

For example, below are three different properties sold and listed on Zillow and Trulia. Note the difference in price and then compare them to the approximate price derived from the actual MLS listing. (Texas is a non-disclosure state so we, as agents, are not able to publish the actual sell price.). When they compute their automated property valuations, they are pulling data from local taxing authorities, who are also in the dark about home selling prices. This typically results in under-valuation by tens of thousands (if not hundreds of thousands) of dollars.

Lake Travis home
Zillow – $830K
Trulia – $792K
MLS ~ $729K

Lakeway home
Zillow – $250K
Trulia – $144K
MLS ~ $240K

For whatever reason, Trulia is off on all three listings. Zillow estimates are more in line, however is only closely “accurate” with one of the three. These are national portals…

So while online search websites are fun and interesting to browse, remember that you’re going to want to call a pro to help you buy or sell at the right price.

Meanwhile, my mobile app is perhaps the best available for searching for properties near you. Text “kwgk09dt” to 87778!

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The Luckiest Homeowners In Austin

When it comes to purchasing a home, when to buy is just as important as where to buy. A new analysis from  Zillow reveals which Austin homebuyers got the luckiest and made their move at just the right time.

To determine the luckiest homeowners, the real estate website compared current median home prices to the prices frreal_estate_investing_350om the neighborhoods’ lowest purchasing point. The analysis focuses on home purchases since January 2006.

So where are Austin’s luckiest homebuyers living? Jollyville is the luckiest neighborhood in the Austin area. Homeowners have experienced a 39.2 percent increase in value since January 2006. Median home prices grew from $165,900 to $230,900.

In Cedar Creek, No. 2, home prices have increased 36.2 percent since April 2007, from $125,900 to $171,500. Bastrop, No. 3, witnessed an increase of 35.5 percent since April 2007. Home values there jumped from $116,100 to $157,300.

Liberty Hill comes in at No. 4 with a 32.2 percent increase in home values — $190,600 to $251,900 — since September 2010. Georgetown ranks No. 5, where home values have increased 26.9 percent since January 2006 — $187,300 to $237,700. The last lucky ‘hood on the list is Round Rock. Since November 2011, prices in the Austin suburb have increased 25.3 percent, from $159,500 to $199,900.

The growth in these areas is impressive, but it pales in comparison to other parts of the country. Homeowners in Palo Alto and Richmond, California — the No. 1 and No. 2 neighborhoods on Zillow’s nationwide list — have experienced a value growth of more than 100 percent.

Source: NICOLE RANEY at Culturemap Austin

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1812 Collier Street

930A0860_1_2_fusedLive the life of an Austin hipster in this delightful dollhouse at 1812 Collier Street in one of the zaniest and coveted areas of the capital city! Built in 1950 with 1286 square feet, this eclectic two bedroom and two bathroom home is just a few blocks from top-rated Zilker Elementary, Zilker Park, Barton Springs Pool, Auditorium Shores, South Lamar and SoCo.

Offered at $529,000, 1812 Collier Street is nestled among pecan trees and features a long driveway for loads of parking so guests can enjoy Austin’s downtown entertainment with you. The driveway extends to behind the home where you will find a single-car garage, along with a storage shed.

930A0866_7_8_fusedThe front of 1812 Collier Street has shutters and a darling covered porch off of the quaint and generously treed yard. Upon entering the home off of this front porch, you will find a combined living and dining room area that possesses gorgeous long leaf pine wood flooring and is open, airy and bright.

Additionally, a sizeable office off of the living/dining area makes this home perfect for the career-oriented individual who wants to be in the middle of town, with the convenience of a quick commute or for working from home. On the other hand, you could add a closet or an armoire to make this study a third bedroom for a small family. This extra space makes this home suitable for many needs.

930A0777_8_9_fusedThe two bedrooms of 1812 Collier Street both have their own attached bathrooms. However, the largest of the two bedrooms is the master suite and its bathroom has a double vanity, stand-up shower and linen closet. This bedroom also has a large closet that encompasses an entire wall.

Located at the back of the home, the kitchen includes a gas range and dishwasher, along with a laundry closet that has room for a stackable washer and dryer. The kitchen also contains a breakfast area with a door leading to a wood deck in the spacious and private backyard.

930A0732_3_4_fusedTo find out more about 1812 Collier Street or other Austin area properties, please do not hesitate to contact Mary Lynne Gibbs at 512.431.2304 or austinluxurybroker@gmail.com. It would be a pleasure to earn your business.

You can see the virtual tour here 1812 Collier Street Virtual Tour.