Housing Trends eNewsletter- Carla Ramm

October 6th, 2016

Source: Housing Trends eNewsletter- Carla Ramm

2900 Brian Wood Ct – Virtual Tour

August 5th, 2016

Virtual Tour of 2900 Brian Wood Ct.

Source: 2900 Brian Wood Ct – Virtual Tour

Housing Trends eNewsletter- Carla Ramm

August 5th, 2016

Source: Housing Trends eNewsletter- Carla Ramm

New Listing in Westside at Buttercup

June 17th, 2016

Updated and upgraded! New hand-scraped laminate floors. Granite counters in kitchen and baths. Stainless appliances. $349,900 MLS#9627317  http://tours.twisttours.com/559607

New on the Market

June 11th, 2016

Rare single story with 3 car garage

Beautiful curb appeal on a shaded lot. This home has extensive tile floors, new carpet, granite counters, and stainless appliances. Extensive architectural features include crown molding, arched doorways, window seats in several rooms. Great flow in this open concept plan. 3 bedrooms, 2.5 baths, 2242 sqft built in 2008 by Pacesetter Homes. Kitchen is made for entertaining! Massive island with granite counters, 42″ cabinets and decorative tile backsplash. Stainless appliances with range that is less than one year old. Family room features a corner gas log fireplace and window seat. Spacious owner’s retreat has a bay window, 15 ft tall ceiling. Spa like bathroom with huge custom walk in shower.Covered front and back porches, Professionally landscaped. $299,900 in West Park Estates ll. Call Carla for more information,              512-917-3900


New Listing in Preston Oaks

May 31st, 2016

12720 Council Bluff Dr-large-001-2-Exterior Front 1149-1499x1000-72dpi 12720 Council Bluff Dr-large-013-14-Kitchen and Breakfast 1508-1499x1000-72dpi

Rare find near Apple, IBM, National Instruments, The Domain

Four sides brick, 3 bedrooms, 2 baths. Custom kitchen that is state-of-the-art features classic white cabinets with soft close drawers,  beautiful Silestone quartz counter tops and sparkling glass backsplash. Glass pendants over the island, recessed lighting and under cabinet lighting, Bosch stainless oven, 5 burner gas cooktop, stainless vent (to the outside) Bosch silent plus stainless dishwasher make this your dream kitchen. HVAC replaced in 09 and upgraded to 18 SEER, hot water heater replaced in 09 and roof replaced in 2013. Laminate or tile floors throughout the living areas. Covered back porch. Owners added four 250 gallon rain tanks plus a 55 gallon rain barrel. Enjoy the covered back patio overlooking your raised bed vegetable garden. Don’t pass this up or you will forever regret it!

$320,000. For more information about this property call Carla Ramm, Keller Williams 512-917-3900.

Tips for Protesting Property Taxes

April 25th, 2016

Tips for Tax Protest in Williamson County

  1. On your Property Value – 2016 Notice of Protest Form under step 3: Check box 1 & 2. This way you can protest the market value and value unequal compared to similar homes in your neighborhood.
  2. Make sure your square footage and age are correct on their records. If your square footage is too high then you will need to show proof by either providing your original appraisal or hire an appraiser to “validate” your square footage. This is a common error the tax office makes.
  3. Mail in your protest (make a copy for your records). Williamson County is putting deadlines sooner than the state mandated deadlines but if you read the fine print you have until May 31, 2016 to mail in your protest.
  4. If you have a Homestead Exemption you will probably notice the difference between “appraised value” and “assessed value”. On your homestead the increase cannot be more than 10% of last year’s value. So if you cannot find comparables less than the “assessed value” I would advise not to protest.
  5. Get comparables from your Realtor. They need to be close in size, age and neighborhood.
  6. If you choose to protest your value then mail in your protest and ask them to send you a copy of what homes they are using as comparables. That way if they are using homes that are too new or too large you can possibly discredit those comparables.
  7. When you get your notice to appear before the informal hearing call them right away if you cannot make that date. They can refuse to hear your protest if you are late or a no show.
  8. Be prepared! Write down everything you want to say! Have your comps printed out. Example: if you have Formica counters and the comparable has granite counters take a photo of your kitchen. Try to get a written estimate for any repairs that are needed.
  9. If your property backs to a busy street or a commercial piece of property, get an aerial view from Google maps.
  10. BE POLITE! The person you talk with does not care about how much your taxes are, your finances etc., etc. Their job is to determine value. Your job is to disprove their value.
  11. If you get nowhere with the informal hearing, they will take you straight to the formal hearing. Usually there is a 3 person panel that is made up of citizens. Again have convincing evidence, be polite, but really stress your point of view.

I wish you luck! Don’t be afraid to protest your value. It is your right.

Neighborhood Expert

April 12th, 2016

(Ex’pert – Somebody skilled or knowledgeable)

Somebody with a great deal of knowledge about, or skill, training, or experience in, a particular field or activity.

What makes a neighborhood expert?

I agree that just living in a neighborhood doesn’t make you an expert or having your Real Estate license for 30 years. It’s a combination of pricing and selling a lot of houses in an area, finding answers to all the millions of questions that pop up during the process of buying an selling a home, or helping families move to the area from another city, state or even another county to Cedar Park.

There are plenty of homes listed all over the internet. However, it takes someone like a local real estate expert to know that some of the data on the internet is incorrect and not to be trusted. You can’t know a “fact” to be wrong unless you are expert enough to know the facts! Since Texas is a non-disclosure state these large websites can only use “listed” prices or tax appraisal records to determine pricing. Zillow and Trulia are much less accurate on their “Z-estimates” than in other states that disclose sales price. So the only reliable pricing information is on the MLS (Multiple Listing Service), which you have to be a member to access.

Having data doesn’t make you a pricing expert

Even though there is a lot of data on the internet, most folks don’t want to spend hours and hours trying to find it, read it, analyze it and understand it. Most people want to hire an agent they can trust who already knows all that information as a neighborhood expert. The key to any home sale is price, condition and location.

Plus there is information that a local expert just knows from experience – quirks of school boundaries, the busy streets, the different builders and sections where the lot size varies. Or why some neighborhoods may not be good investments because of declining school performance, home values and/or popularity.

The market is constantly changing

As a neighborhood expert I am constantly analyzing homes coming on the market, number of days on the market, which homes sell the quickest and which homes linger on the market. Some years the market is typical with more homes selling in spring and summer and other years when it doesn’t matter when the home comes on the market. As an expert I am aware of what is trending with both buyers and sellers.

As your expert, I will…

Come to your home and personally advise you how to best prepare your home for sale and go over the neighborhood sales in depth. I will protect your best interests throughout the entire process of selling our home. I will answer all of your questions about every aspect of selling your home and the closing process. You will be informed and in control every step of the way. Call me at 512-250-0550 or email me at cramm@austin.rr.com or visit my website www.carlaramm.com. Let me be your neighborhood expert!

Housing Trends eNewsletter- Carla Ramm

March 10th, 2016

Housing Trends eNewsletter- Carla Ramm.

10 Home Staging Secrets

March 5th, 2016

Real Estate agents know home staging sells homes and statistics show staged homes sell faster and for more money. There is a misconception that “staging” is “decorating”.

Staged homes give the perception that a home is well maintained and stylish. Good staging is not completely remodeling your home, its setting a scene, creating a mood, and implementing some quick fixes and improvements to create a positive first impression. Here are 10 home staging secrets I have learned.

  1. Declutter and arrange furniture to showcase each room’s functionality. Organize, clean up and streamline.
  2. Have windows professionally cleaned. Let the light in!
  3. Remove dated window treatments and either replace with new stylish ones or leave off all together.
  4. Remove throw rugs and area rugs if you have hardwood floors. Sometimes rugs can be distracting and make a room look smaller.
  5. Scent- Be careful with candles or air fresheners. Over masking with scent is not fooling a buyer – in fact it’s a red flag! If there is an odor issue in a home its best to address the cause rather than mask it.
  6. Paint with current neutral colors. This can really transform a home making it stylish and clean.
  7. Bathrooms and kitchens can make or break a deal. Make sure they are spotless. Remove personal items from the shower and tub. Clean off those counters and leave only the bare necessities in the kitchen.
  8. Install new lighting. It does not need to be expensive. Look online at what is trending on blogs, Pinterest and Houzz and try to duplicate what you see.
  9. Remove dead or dying indoor plants. Minimize the fake plants and flower arrangements.
  10. Curb appeal is your homes first impression. Spruce up its curb appeal by mowing the lawn, trimming trees and shrubs. Power wash the driveway and walkway, deck or patio. Add a fresh potted plant or flowering plant and a new doormat to welcome buyers to your home.