Info request on SW Austin (moving from Atlanta)

[TexasHorseLady]

Probably because most of us don't want them? We do attics, instead!

Supply and demand, in other words. But the thing that you're describing is really not all that uncommon, with our hills and such. Just don't think of them as a "basement", because to us, a basement is something that is enclosed by dirt on all four sides and may or may not be finished out.

Just a difference in terminology, mostly, it appears, for what you're talking about.

[HMS Pinafore]

Well see, there ya go. Four sides of dirt is what we would call a cellar . . . where you keep the good wine . As for not wanting them, I think that is debatable. Can an attic provide 1700 sqft of open usable space, remain moderate temp year round, and have seperate entry so you can dismiss your late night poker buddies without disturbing a sleeping family 2 stories up? The other alternative that I can think of is to purchase more acreage and just add on. But then you have to consider something farther away like maybe Dripping Springs?

[atxcio]

Many of the lots at the Ridge at Altavista have a slight grade (front to back) or have been escavated to easily lend a basement installation and they do! My wife did some research and found that a seperate company located in Georgetown, TX is the sole contractor for the basement installations for this Toll Brothers community.

That's interesting. I thought all the west Austin area had limestone right below the surface (look at the sides of hwy 360 -- there are mere inches of topsoil supporting all those oaks, cedars and grasses.. below that is solid limestone!)... maybe they re-graded the area first?

You can excavate it, and many people do for pools, but it is at a signficantly higher expense than digging a pool where there is soil and clay. I wouldn't expect a builder to go to that expense when it is not specifically requested, especially because it is not the norm for houses in this area.

But if they do, great! It would make a lot more sense as "bonus area" temperature-wise than an attic.

[ITChick]

Wouldn't having a basement in a hill country area be prone to flooding, especially in areas common to flash floods?

I've owned homes with basements, and unless you have a really good working subpump, you can end up with an indoor swimming pool.

[TexasHorseLady]

Can an attic provide 1700 sqft of open usable space, remain moderate temp year round, and have seperate entry so you can dismiss your late night poker buddies without disturbing a sleeping family 2 stories up?

It can (our attic has as much square feet of open usable space as our house does) if properly insulated. Interestingly, in a lot of older homes (and some newer ones) in the Austin area,the attic is finished out as a room and has an outside entrance with stairs. Sometimes they have their own bathroom, as well. It's the "teenager" room or sometimes rented out, or used as an office, or any number of other things. Apparently serves the same purpose as the "walkout basement" that you're describing.

By the way, the homes that I described with the bottom floor sort of into the hillside? They frequently, even if they're the bedroom wing, have their own outside entrance, as well. I've seen them more often in East Texas, though, where the soil is not so problematical.

We have a "cellar" - what my grandmother called her root cellar, but in our case is a bit more fancy, because it's an actual storm shelter that we had installed after the F5 went by. (We're in Jarrell.) In both cases (hers and mine), it's a ways from the house, and you're right, it's a great place to keep wine!

[The Winter Group]

Hi Austin,
How are you?

I've never been to Austin, but I was raised in Alpharetta, so if they are anything alike, sounds like a wonderful place.

In answer to your questions:
1) There are plenty of homes with "finished" basements. Your buddies can exit without disturbing the family 2 floors up. And, there are plenty of these homes that are up on hills, so flooding, etc. would never be a problem (not that it is in ATL anyways, unless you are positioned at the bottom of a hill).

2) I have worked with Toll Brothers before, but not on the particular project you mentioned.

The good news is there are A LOT of options. You will not need to buy a bigger lot and build, the perfect thing you need is already out there.