Lost Creek (Austin, Barton Creek: house, neighborhood, live)

[blincbo]

is $185 per sq/ft. is really high for Eanes (Lost Creek neighborhood)?
2800 sq.ft house from late 80s

[centralaustinite]

Depends on the condition and precise location! but $185 a sq foot doesn't make me gasp or slap my forehead or moan in despair,

[atxcio]

Is it remodeled? How about the lot? Is it big, does it have a view? The lot sizes vary in LC, they can be anywhere from are about 1/3 acre to nearly an acre, and that makes a difference. Many have a view and some back to the Barton Creek Greenbelt or a connecting greenbelt.

$185 sq ft wouldn't make me uncomfortable either, but if it is an older house I would certainly expect upgrades / remodeling or a very nice lot.

[Austin-Willy]

Originally Posted by atxcio

How about the lot? Is it big, does it have a view? The lot sizes vary in LC, they can be anywhere from are about 1/3 acre to nearly an acre, and that makes a difference. Many have a view and some back to the Barton Creek Greenbelt or a connecting greenbelt.

Maybe I'm wrong, but I thought the conventional wisdom was that a slightly larger lot (for example 1/3 acre vs. 1 acre), in and of itself, wouldn't affect valuation very much. And same with backing to a greenbelt and the view (unless the view is far superior). But rather that those extras could be the deciding factor between two otherwise similarly situated and priced homes.

Anyone in the know care to educate me?

[blincbo]

no. it's not remodel. views only neighbors properties. lot - a bit less than 1/3 of an acre. does require replacing ACs units, windows and some other things. not to exceed 40k. kitchen older type - no granite counter tops, etc.

[atxcio]

Originally Posted by Austin-Willy

Maybe I'm wrong, but I thought the conventional wisdom was that a slightly larger lot (for example 1/3 acre vs. 1 acre), in and of itself, wouldn't affect valuation very much. And same with backing to a greenbelt and the view (unless the view is far superior). But rather that those extras could be the deciding factor between two otherwise similarly situated and priced homes.

Anyone in the know care to educate me?

Maybe someone else can chime in, but IMO especially with an older home or close-in area, the lot is often more valuable than the house... so size (affects how big of a home you could expand to), view, connection to greenbelt all matter in value of the property.

[braveheartwendy]

We put an offer on a house in LC in late April - here are the comps. we used:

Grid Report View

(Edited to add: I just checked this link I had rec'd from my realtor and I think it is self-updated from when I rec'd it in late April...our house isn't on it, and I see some solds with May dates...I don't know how it works, but it looks like it is self-updated, but I don't know if it is fully comprehensive).

Hope this helps!

[atxcio]

Originally Posted by blincbo

no. it's not remodel. views only neighbors properties. lot - a bit less than 1/3 of an acre. does require replacing ACs units, windows and some other things. not to exceed 40k. kitchen older type - no granite counter tops, etc.

Is that 40K included in the $185 per sq ft? Otherwise, for an un-updated house on an average lot w/o view in Lost Creek, & needs replacement A/C units... that price seems a little high. The neighborhood is fantastic, though, I live there and absolutely love it. I almost think you can't go wrong with any house in LC, but I'm biased.

One thing to keep in mind with the new A/Cs is that older homes are less energy efficient.. so the ducts may need some work, new weatherstripping / attic insulation should be considered.. all things that could help you negotiate the price down.

[blincbo]

bravehearwendy: Thank you so much!! This report is great value for us.

[braveheartwendy]

Yay, glad to help!