Feature to increase selling potential of a house? (Austin, Cedar Park: cul-de-sac, comparable sales)

[l0ll1]

Hello All,

I'm in the market for buying a house. Either new home or existing. Whatever it is I'm looking for features which will increase selling potential of the house in the future, if I had to.

I'm NOT an investor. I'm willing to live here as long as possible. Just planning for the future.

I was looking for new homes in NW especially (Avery Ranch, Ranch at Brushy Creek others in that area. Also, in Forest Oaks in Cedar Park). I'm looking anything between $150k and $300k ($350k is a stretch).

Wide variety of features are available. One can go lavish with features, but I do not want to end in features which do not add value (it may add value to the house, but whats the point) to the 'buyer'.

I wanted to know which features sells so that I can make a better decision. Of course, we will not compromise on features we want.

I came to US couple of years back. So, I really don't know what features really sells.

P.S.: Features like
- 2 car Vs 3 car garrage (option to have storage, but which is better?)
- Game Room or not? Desired size?
- High ceiling (10ft vs open to top)
- # of bedrooms?
- Storage space?
- back yard size?
- energy efficiency?
- other features I may not know


Thanks!

P.S.: Posting for the first time. Please be kind

[GANKS]

For Austin that is a large price range, are you factoring in property taxes at 3%?

Here's my take as a recent buyer in the area who saw about 40 homes before making our decision.

Think about the profile of potential buyers to your home in the future. Will they have kids and what ages, what is the neighborhood like, etc.

I think you want to minimize deal breakers - for me a house with a 2 car garage was a deal breaker. Also things like sloped yard or driveway, busy street, near traintracks, etc also were deal breakers.

Find a house with a great floor plan, get the upgrades in the kitchen and master suite, a game or media room is great if the house fits that profile. Storage space is also great. Buy your house as if it was your job to sell it while making sure it works for your own situation.

I think having a study/den is also a must now a days with so many people working from home. A great outdoor living area in this part of the country will also help.

[lindaluck]

I think that things change over the years of what buyers are looking for, there are trends and then there are things like condition that don't. I would say the most important thing is to not buy a house that has a strange floor plan or unusual features. You should never buy the biggest or smallest house in the neighborhood.

[l0ll1]

Ganks and Linda, Thanks!

I was looking in Cedar Park to reduce my property taxes. We liked Forest Oaks and Ranch at Brushy Creek. The lot I'm looking in 'Ranch at Brushy Creek' is near to 'Brushy Creek Rd' and near to parks and walking trails (and in cul-de-sac), but far from community pool. Do you guys think parks and walking trails adds value or a deal breaker? We are thinking this would be a best location.

Only one issue is, there will be 1400 home (30% done) in Ranch at Brushy Creek in next few years and 600 more next to it in Walsh Trails. Not sure of the impact it will make.

[GANKS]

i think trails and community center adds to the area. For me, coming from Seattle we don't have that here and I like it. I would also make sure the house has a very usable kitchen and laundry room. In Austin our realtor wouldn't show us any homes with a master suite upstairs - said it was a bad idea - here all the masters are up that I see so I was glad he did that.

Personally, we really stayed away from homes with animals in them (we have allergies) they just didn't feel as clean to us. That said, we'll probably end up with an allergy free dog in a few years but now it was not something we felt added to any of the homes we saw.

[Daisey31]

The old saying of location, location, location, is incredibly true. Many other things can be compromised on, but you CAN'T change where you house is at. School districts are really important for resale as well as amenities. People now shop for a lifestyle as much as they are shopping for a house.

[austin-steve]

Whatever it is I'm looking for features which will increase selling potential of the house in the future, if I had to.
I'm NOT an investor.

You're thinking like an investor though, which is smart.

In general, some floorplans survive aging well, and some don't. Buy a home with a bright, open flowing floorplan and at least some volume attributes (high celings, vaulted ceilings). Location, schools and area amenities are a given also. Stick to established areas that are built out or nearing build-out. If you do buy new, do a lot of research first into what that area will become and stick to a planned unit development if you can.

We just sold a 1980's home in Shady Hollow that received multiple offers for well above what the comparable sales said the home should sell for. The reason is that the floorplan was unually open and bright compared to other homes in that area, which generally tend to be boxy and dark with low ceilings and a very "compartmentalized" feel. People nowadays, and in the furure I'm sure, don't want kitchens with three sides wall that feel like a small dark cave.

Steve

[l0ll1]

Thanks for all your suggestions.

Originally Posted by austin-steve

Stick to established areas that are built out or nearing build-out.
Steve

Why do you say so?

Hmm! I could not efford in Avery Ranch which is nearing build-out. I like a plan in Ranch at Brushy Creek (just half a mile from Avery Ranch, and exact same plan is $50k cheaper here), but that is only 30% done. Around 1000 more house to be built.

One of colleagues was saying that appreciation percentage would be more if community is not completely done. Confused!

[Daisey31]

Originally Posted by l0ll1

Thanks for all your suggestions.
One of colleagues was saying that appreciation percentage would be more if community is not completely done. Confused!

Actually, it all depends on how long you will be there. In fact, if you can wait out the build out before reselling, you will do better. There is an up front premium to be paid to buy in a built out area. You pay for Starbucks being in and all the conveniences. If you are not there long term, you are much better off in an established and built out area. Put it this way, if the area is not built out and you go to sell, you will be competing against builders with new, brighter, personalized housing to offer at a sometimes cheaper rate. Hope this helps.

Gina

[austin-steve]

One of colleagues was saying that appreciation percentage would be more if community is not completely done. Confused!

Ask your colleague to qualify that opinion with facts, data and actual examples of specific resale homes. There is ample evidence to the contrary, as those of us in the business see it every day.

Steve