Bluebonnet Season in Texas

March 29, 2015 By Sarah Combs

Taking pictures in among the bluebonnets has become a fun Texas tradition. Here are some ways to get the most out of your photo sessions:

The bluebonnet is to Texas what the shamrock is to Ireland, the cherry blossom is to Japan, the lily to France, the rose to England and the tulip to Holland. -Jack Maguire

Be safe! So many people pull over on the sides of busy highways to photograph their children and pets. Instead, scout out a location that is in a safer location. Also keep in mind that ants love bluebonnet fields and you never know when a snake might decide to show up so definitely check out the area where you plan to have your children pose.
Keep the bluebonnets safe. You may have heard that it is illegal to pick our state flower but that is only a myth. However, we need bluebonnets to make seeds for next year so it is a good idea not to pick them. Also look for areas that are already crushed and use that spot to take your pictures. There’s no reason to smash more flowers.
Know the law. People get so excited when they spot a beautiful field of bluebonnets that they sometimes completely ignore the law. Make sure you’re not trespassing onto someone’s property to get to the flowers. Also it’s illegal to damage anyone’s property – that includes making ruts in the grass or causing any type of damage to the landscape. And be sure you’re not blocking traffic with your vehicle when you stop to photograph the flowers.
Take your pictures now. April is the prime month for bluebonnets!
The best time of day to take outdoor pictures is before 10 am or after 4 pm. Avoid the middle part of the day to decrease squinting and shadows.
Use your flash. This will also help eliminate shadows. You don’t need to worry about red-eye because you’ll be outside and your subject’s pupils are already dilated.
Bring the camera down to your subject’s eye level and zoom in. Sure, the bluebonnets are beautiful but your kids’ smiling faces are the best part.
Wear long pants or bring a blanket. The grass can be itchy so it’s best to cover up bare legs. Also solid colors tend to look best in bluebonnet pictures. The bluebonnets create a lot of pattern so solid colored clothing creates a more balanced picture.
Pay attention to the background. Signs, cars, other people, and telephone poles – they can all ruin an otherwise great bluebonnet picture.
Bring a tripod. You need to be in the pictures too!

If you come across a beautiful bluebonnet field please comment below!

bombay2austin on flickr

Filed Under: Family Life, Georgetown Lifestyle

The 2015 Top Reasons Why Austin is a Great Place to Live

March 1, 2015 By Sarah Combs

Everyone seems to be talking about Austin! With our thriving economy, vibrant music scene, and eclectic culture, it is no surprise that we are America’s fastest growing city. Below is a listing of recent acknowledgements and accolades that Austin has received from the online news sites, print media, recent studies, and public opinion polls at a national level.

ECONOMY

Number one of the 6 most affordable, Fast-growing US Cities – Urban living without breaking the bank (Cheapism.com, February 2014)
Number one of America’s 20 Fastest-Growing Cities (Forbes.com, February 2014)
Number two of 16 U.S. Cities Where Women Actually Earn More Than Men (Nerdwallet, July 2014)
Austin ranks fourth on Forbes’ List of America’s Most Creative Cities in 2014 (Forbes, July 2014)
Austin ranks 45th among 2014’s Most & Least Recession-Recovered Cities (Wallet Hub, July 2014)
According to a Nerdwallet study, Austin ranks number seven among the 10 best cities to launch a start-up (CNN Money, July 2014)
Austin, Round Rock, and San Marcos are grouped at number six among Best Places for STEM Graduates (Nerdwallet, July 2014)
CareerBuilder and Economic Modeling Specialists rank Austin as number five among the Top Ten Metros with the Highest Gains in Share of U.S. Jobs for our data processing and hosting, computer system design, management, scientific and technical consulting services, and semiconductor manufacturing. (CareerBuilder.com, July 2014)
Austin ranks number three among Cities Stealing Jobs from Wallstreet (NewGeography.com, June 2014)
According to the U.S. Conference of Mayors, Austin will be the fastest growing U.S. metro economy through 2020 (U.S. Conference of Mayors Online, June 2014)
Austin is one of the top five most small business-friendly cities in the nation (Thumbtack, June 2014)
Austin ranks number two in the Best Cities for Women in the workforce (Nerdwallet, June 2014)
Austin is the third best city for starting an online business (HighSpeedInternet.com, May 2014)
Austin ranked number three on Forbes’ Top Large Cities for Jobs list (Forbes, April 2014)
Austin is the third Best City for College Grads (Livability.com, April 2014)
Austin’s economic performance from the recession through the recovery ranks number one in the nation (Brookings’ Metro Monitor, April 2014)
Austin is the third Best City for Job Seekers (Nerdwallet, January 2014)
Austin is number two in the Top 5 Fastest Growing Cities for Renters in the U.S. (Rent.com, May 2014)
Austin ranks number one for 2012-2013 population growth among the 100 largest U.S. metros (U.S. Census Bureau, March 2014)
For the fourth year in a row, Austin ranks number one on Forbes’ annual list of America’s Fastest-Growing Cities (February 2014)

EDUCATION

Austin makes the list of Best Cities for Service-Oriented Students (BestColleges.com, July 2014)
University of Texas at Austin named the 28th best university in the world (Times Higher Education, October 2014)
Austin tops ranking of U.S. metros for net migration of adults with college degrees (NewGeography.com, August 2014)
The University of Texas ranks 5th worldwide for U.S. patents granted to universities in 2013 (National Academy of Inventors, June 2014)
According to data culled by ZipRealty Inc., the Eanes school district of the Austin area is one of the country’s top 10 Best Places for Families to Live (Ziprealty, July 2014

FOOD/ENTERTAINMENT

Texas ranks number two on the list of U.S. states by food/drink (Thrillist, July 2014)
Austin is one of the 10 Best Cities to Dine with Your Valentine (Trulia, February 2014)
Austin’s District Kitchen and Cocktails is included in the Top 100 Neighborhood Gem Restauraunts in America (OpenTable Inc., June 2014
USA Swimming’s top 50 swimming cities in the country ranks Austin as number eight (USA Swimming, July 2014)
The Guardian’s top 40 international holiday hotspots lists Austin as number three for 2014 (The Guardian, January 2014)
Hamilton Pool of Dripping Springs, Texas was ranked #18 among “America’s Best Swimming Holes” (Weather.com, August 2014)
Jacob’s Well: Wimberley Valley, Texas was ranked #3 among “America’s Best Swimming Holes” (Weather.com, August 2014)

LIFESTYLE/ENVIRONMENT

Two Austin neighborhoods (Mueller and Gallindo) made the list of Top 10 Neighborhoods for Green Homes (Redfin, April 2014)
Austin is in the top 10 affordable purchase markets for aspiring millennial homebuyers (RISMedia, July 2014)
Austin ranks 16th in the nation for solar power by Total Installed Solar PV Capacity (EnvironmentTexas.com, April 2014)
Named among the top 10 budget-friendly retirement spots for having a lot of retirement-friendly attributes, including low taxes (CNBC Online, June 2014)
Austin was ranked among the “Top 20 Coolest Cities in America” (Forbes Magazine, August 2014)
Austin is the No. 3 City in the U.S. to Educate, Entertain, and Exhaust Your Kids (Macaroni Kid, September 2014)
Austin is one of the Ten Best Cities for Coffee Snobs (Redfin, September 2014)
Austin ranked 40 of 100 among the most recreation-friendly cities for park quality, weather conditions, entertainment and rec. facilities (WalletHub.com, July 2014)
Austin is number one on the list of top ten cities in the U.S. for group fitness (MyFitnessPal, July 2014)
Austin made the list of the Five Best Cities for Pet-Friendly Vacations (SheKnows.com, July 2014)
Austin is rated the number three most patriotic city in the U.S. (MyLife.com, July 2014)
Austin is rated the second best city for millennials (Niche.com, April 2014)
U-Haul names Austin the sixth U.S. Destination City in 2013 (April 2014)
Austin and San Antonio are the two Best Places for Veterans overall. Austin ranks in the top five for veterans starting out, mid-career, and military retirement (United Services Automobile Association, October, 2014)
Austin ranks number seven on the list of the world’s most dynamic cities (Jones Lang LaSalle, January, 2014)

If you or someone you know is interested in taking advantage of the hot Austin real estate market, give me a call.

Filed Under: Market Updates, Real Estate News

2014 Austin Area Housing Statistics

February 5, 2015 By Sarah Combs

For the fourth year in a row, annual home sales have increased in the Austin area. According to a report released by the Austin Board of REALTORS, the Austin area set a record for single-family home sales in December (2,283 homes), along with a record for annual home sales in 2014 (27,768 homes).

With its growing economy and below-average cost of living, Austin is the third-fastest growing big city in America. This population growth combined with low housing inventory is driving up home prices.

Townhouse and condominium sales also increased in 2014. December 2014 sales were up 6% compared to December 2013. In the same time period, the median price for condos was $229,750, which is 5% more than the same month of the prior year.

If you are thinking about selling in this incredibly strong market, call Edwin today!

December 2014 Statistics

2,283 – Single-family homes sold, 14 percent more than December 2013.
$246,530 – Median price for single-family homes, 10 percent more than December 2013.
$311,082 – Average price for single-family homes, six percent more than December 2013.
55 – Average number of days single-family homes spent on the market, three days more than December 2013.
1,546 – New single-family home listings on the market, 10 percent more than December 2013.
5,077 – Active single-family home listings on the market, 12 percent more than December 2013.
1,623 – Pending sales for single-family homes, 18 percent more than December 2013.
2.2 – Months of inventory* of single-family homes, 0.2 month more than December 2013.
$710,200,206 – Total dollar volume of single-family properties sold, 21 percent more than December 2013.

2014 Year-End Totals

27,768 – Single-family homes sold, two percent more than 2013.
$242,500 – Median price for single-family homes, eight percent more than 2013.
$309,975 – Average price for single-family homes, seven percent more than 2013.
47 – Average number of days that single-family homes spent on the market, three days fewer than 2013.
35,423 – New single-family home listings on the market, four percent more than 2013.
5,734 – Active single-family home listings on the market, four percent more than 2013.
28,325 – Pending sales for single-family homes, one percent more than 2013.
$8,607,385,376 – Total dollar volume of single-family properties sold, nine percent more than 2013.

Source: https://www.abor.com/news_media/press_releases/2014/p16_14.cfm

Filed Under: Market Updates

How to Make Your Savings Goals Stick

January 27, 2015 By Sarah Combs

In our last post we discussed ways to begin taking control of your finances. This week we’ll go over some ways to make those savings goals stick.

1. Do it automatically.

You can set up an automatic transfer with your bank so that each pay period a certain amount of money will be transferred to your savings account. This way you don’t have to think about it, which makes it much more likely to happen!

2. Make it fun.

Challenge a friend or family member to see who can save the most over a period of time. Just make sure the prize is FREE! Maybe the loser has to cook the winner a meal or wash their car. Make saving money a family affair by creating a savings thermometer. Draw a giant thermometer with your savings goal at the top. Once you reach your goal have a party to celebrate.

3. Reward yourself.

You have been pinching pennies and your savings account is growing! Periodically rewarding yourself with a small bonus will motivate you to keep going.

Filed Under: Miscellaneous, Uncategorized

Taking Control of Your Finances in 2015

January 13, 2015 By Sarah Combs

If you’re like most people, the New Year often prompts you to set goals for yourself. Maybe this year you have decided to reduce your debt or save more money. Here are some great tips to get you started:

1. Identify your goal.

Do you want to start an emergency fund? Save for a home? Get out of debt? Identifying your financial goal will help you develop a plan and stick to it.

2. Review your finances.

Most people underestimate how much money they spend. Print out 12 months of statements from your bank and credit card accounts. Highlight your fixed (mortgage/rent, utilities), irregular (car and home maintenance, taxes, etc), and discretionary expenses (shopping, restaurants, entertainment, etc.)

3. Create a budget.

This gives you control over your money. 55% of millionaires keep a budget!

4. Track your expenses.

Tracking your spending habits will show you exactly where your money is going.

5. Eliminate debt.

Eliminating debt can seem intimidating. Remember to tackle one debt at a time. For credit card debt, start with the card that has the highest interest rate. Make larger payments on that one while making the minimum payment on any others.

6. Review your credit report.

It’s smart to check your credit report annually to confirm that all your information is correct as well as to alert you in case there has been any fraudulent activity.

7. Start an emergency fund.

Having 3-6 months of living expenses stashed away will give you peace of mind and protect you in the event of an emergency.

8. Invest

By making smart investments you can have your money work for you!

Filed Under: Miscellaneous, Uncategorized

How to Spot a Lie

December 29, 2014 By Sarah Combs

A Cornell University study reveals there are seven magic words that help reveal a lie.

According to this video summary of the research, most people lie when speaking via telephone vs. communicating through email.

Also, according to the study, 14% of people will lie in email, 21% in a text message, 27% face-to-face, and 37% over the phone.

Because people are less likely to lie “on paper”, Richard Wiseman suggests the best thing to do is to say these 7 words, “Can you just email me about that?”

That doesn’t always translate in real estate negotiations since over 80% of communication is non-verbal so it certainly helps to have both. If you’re looking for a Realtor who is not afraid to tell you the truth (to your face or in an email), contact Edwin Lui today!

Filed Under: How I help buyers, How I help sellers

Homestead Exemption in Central Texas

December 17, 2014 By Sarah Combs

Filing for a homestead exemption is one of the easiest ways for home owners to save a little money on annual property taxes. There is only one simple criteria to qualify for this tax exemption – you must claim the home as your primary residence. You or your spouse cannot claim more than one exemption on another property in or outside of the state of Texas. Filing for the exemption is easy. Do not pay for this service (unless one of your hobbies includes lighting your fire place with dollar bills).

Fill out this homestead exemption application and drop it by your local appraisal district.

So what can you actually save by doing this? In our example, we’ll calculate property taxes on a $200,000 home with and without a $15,000 exemption.

Without Homestead Exemption:
Property value – $200,000
Property tax rate – 2.5%
Property taxes – $5,000 annually

With Homestead Exemption:
Property value – $200,000
Exemption value – $15,000
Taxable property value – $185,000
Property tax rate – 2.5%
Property taxes – $4,625 annually

Savings = $375/year (for doing close to nothing)

Other tax exemptions:

Age 65 or Older or Disabled Persons
Requirements:

owner must be 65 or older (surviving spouse must be 55 or older at time of death)
disabled person must meet the definition of disabled for the purpose of receiving disability insurance benefits under the Federal Old-Age, Survivors and Disability Insurance Act

This exemption value can be an additional $10,000. Taking our above example, the savings can be upped to $625/year.

Veterans
Requirements:

veteran who was disabled while serving in the U.S. armed forces or surviving spouse

Exemption values for disabled veterans vary depending on the disability rating of the veteran:

Disability Exemption
Disability Rating	Exemption Amount Up To
10% to 29%	$5,000 from the property’s value
30% to 49%	$7,500 from the property’s value
50% to 69%	$10,000 from the property’s value
70% to 100%	$12,000 from the property’s value

These values can further give homeowners savings on their property taxes each year you qualify and you do not need to re-apply each year.

Have more questions regarding residence homestead exemption, 65 or older exemption, or veteran exemption? Visit the Texas website here or contact me directly.

Filed Under: FAQs, How I help buyers, Real Estate News

Your Guide to the Best Christmas Lights in Central Texas

December 1, 2014 By Sarah Combs

One of my family’s favorite Christmas traditions is driving around looking at Christmas lights. I’ve compiled a list of some of the more extravagant displays around Central Texas from Fort Hood all the way down to San Marcos.

Be sure to check the links below before heading out, in case any of the schedules change.

North

Fort Hood

Nature in Lights, a Holiday Tradition

Enjoy the drive through over five and a half miles of holiday-inspired scenes. Like magic, BLORA is once again transformed into a winter wonderland for all to enjoy: kids and kids at heart

When: Until January 4, from 5:30-11 p.m.
Where: Belton Lake Outdoor Recreation Area
Cost: $7 per car

Georgetown

Christmas Stroll

Bring the family and walk through the many wonders of Whoo-Village, enjoy live entertainment, a special kids activity area, treats in the food court and browse more than 250 arts and crafts booths. Children will love the various FREE activities and rides and visiting with Santa. There’s even a parade on Saturday morning at 10 a.m. If you can’t visit during the stroll, stop by any evening to see the Downtown Square lit up for the season.

When: Friday, December 5, from 5-9 p.m. and Saturday, December 6, from 9 a.m. – 8 p.m.
Where: Georgetown Square
Cost: Free

Spindler’s Family Light Show

Tune your car radio to 88.5 FM to listen to the music.

When: 6pm to 10:30pm
Where: 2441 Candle Ridge Trail
Cost: Free, but please bring an unwrapped gift for Brown Santa.

Harlien Family Christmas

Tune in to 94.1 while viewing 40,000 lights synchronized to 48 channels of animation. Multiple lit trees, arches, Christmas features, and Santa!!! This year will be the 20th year the Harlien Family has decorated their home to bring joy to neighborhood kids and families. Inspired by a wish granted to their dear friend’s son, this year the Harlien Family has chosen to raise $5,000 to adopt a family wish.

When: 6-10 p.m. on weekdays and 6-11 p.m. Friday through Sunday.
Where: 400 Liscio Cove. (For safety reasons, all guests are asked to enter Liscio Loop from Lancaster Drive & exit Liscio Loop at Champions.)
Cost: Free, but a donation to the Make a Wish Foundation is encouraged.

Shady Oak Christmas Display

The show lasts about an hour if you watch the whole thing, but each song averages around 6 minutes.

When: Visit the Facebook page for updates.
Where: 107 Shady Oak Drive
Cost: Free

Leander

Tree Lighting and Christmas Parade

Pictures with Santa, Holiday Hayrides, Yule Fire, Choral Performances, Christmas Parade, and Tree Lighting.

When: Saturday, December 6 at 5 p.m.
Where: City Hall, 200 West Willis St.
Cost: Free

Cedar Park

Anna Court Light Display

This Cedar Park cul-de-sac is decked out with thousands and thousands of festive lights. Tune your radio to 89.1 to listen to the music.

When: Nightly until December 31st from 5:30-11:30pm
Where: 1321-1333 Anna Court
Cost: Free, but please bring a toy to donate to Blue Santa.

Holiday Tree Lighting and Santa’s Workshop

Over 60,000 lights will illuminate the largest Live Oak Tree in Cedar Park. Santa’s Workshop will kick off immediately following the tree lighting ceremony. Enjoy live music, free carriage rides, games and prizes, inflatables, photos with Santa, and arts & crafts projects. Bring the whole family for what promises to be a festive evening.

When: December 5, from 6:30-9 p.m.
Where: Heritage Oak Park, 875 Quest Parkway.
Cost: Free

Chinati Court

When: See the Facebook page for updates.
Where: Just off Sun Chase Blvd in the Ranch at Cypress Creek. Park on Sun Chase and walk, if you can. (Map)
Cost: Free but the neighborhood is a collection point for Brown Santa.

Round Rock

Rock’N Lights Holiday Light Tour

Come and experience the Rock’N Lights Holiday Light Tour at Old Settler’s Park, from the comfort of your car. With 2 million lights, the 1.5-mile path is the must-see event of the season.

When: December 1 to 30, starting at 6 p.m. (closing times vary)
Where: 4111 E. Old Settlers Blvd
Cost: $15 per family vehicle

Christmas Family Night

Watch as Main Street is illuminated and Santa arrives in his sleigh

When: Friday, December 5 at 6:30 p.m.
Where: Historic Downtown, Main Street.
Cost: Free

Pflugerville

Christmas Parade and Pfestival of Lights

The city’s Parks & Recreation Department joins forces with the Knights of Columbus this year and adds activities to the annual Christmas Parade. Blending the two events makes a larger, more fun holiday celebration for the community. The city will bring a stage with live performances from local elementary schools and dancers on the stage at 200 W. Main Street. There will be FREE arts and crafts activities for children, a bonfire, the traditional tree lighting, and photos with Santa Claus at the end of the parade.

When: Saturday, December 13, starting at 5:30 p.m. Activities until 8 p.m.
Where: The parade travels down Railroad Avenue to Main Street. (Parade route map.)
Cost: Donations for the Blue Santa program welcome.

North Austin

Holiday Light Shows at The Domain

Watch the holidays come to life with hourly lights show in Domain II. More than 82,000 lights and 2,200 strobes will dance to holiday music for the first 15 minutes of each hour.

When: Until December 31, hourly between 5 and 9 p.m.
Where: Domain II (mall map).
Cost: Free

Frozen Medley Christmas Light Show

Viewers can hear the songs from the house’s speakers or from their car radio by tuning in to 106.9 FM.

When: Nightly until New Year’s, from 5:30-9:45 p.m. Sunday to Thursday, and from 5:30-10:30 p.m. on Friday and Saturday.
Where: 16412 Rockgate Dr., Austin (near Avery Ranch in Round Rock).
Cost: Free

Lanicek Family in Wells Branch

10,000+ lights programmed to 20 minutes of music.

When: Until January 3, from 6 – 10 p.m., weather permitting.
Where: 2207 Klattenhoff Drive
Cost: Free, but the house is a collection point for non-perishable food items for Saint Louis Catholic Church food pantry.

Central Austin

Mozart’s Coffee Roasters

15-minute light show at the top of each hour. Come drink some hot chocolate while you and your family enjoy the fun decorations and show, including the song “What Does the Fox Say” for the kids.

When: Every night from 6 p.m. to midnight
Where: 3825 Lake Austin Blvd.
Cost: Free

Zilker Holiday Tree

The Zilker Tree stands 155 feet tall and is composed of 39 streamers, each holding 81 multicolored, 25-watt bulbs, totaling 3,309 lights. At the top of the tree, a double star measures 10 feet from point to point. The double star displays 150 frosted bulbs. This unique spiral pattern of lights was created by City of Austin electricians. At its circumference, the tree measures 380 feet. The diameter is 120 feet. The base of the tree is made up of 19 utility poles, each 14 feet tall, arranged in a circle around the Moonlight Tower. Go take a spin under the tree and buy some kettle corn from one of the onsite vendors. REMINDER: December 7-21 the area roads will be closed as thousands visit the Trail of Lights. If you are planning to visit the Holiday Tree itself, make sure to plan around those nights!

When: Until December 31, from 6 p.m. to midnight.
Where: Zilker Park, 2100 Barton Springs Rd.
Cost: Free

Lighting of the Capitol Tree

The fun starts at 6 p.m. when crowds gather on the south steps of the Capitol to sing the songs of the season with John Aielli, host of the long-running show “Eklektikos” on KUTX 98.9. As the clock strikes 7 p.m., the crowd begins the countdown to the lighting of the Capitol tree, featuring a programmed light show at the top and bottom of every hour, set to holiday songs of local Austin musicians. From 7 to 9 p.m. Congress Ave. will be abuzz with holiday cheer during the Downtown Stroll. Shops, restaurants, galleries and museums will be open late and will feature special activities and offers.

When: Saturday, December 6 at 6 p.m.
Where: Texas State Capitol, Congress Avenue & 11th Street.
Cost: Free

Trail of Lights

To get a sneak peek of the Trail, join the two-mile Fun Run on Saturday, December 6, 7-10 p.m., rain or shine ($20 for adults; $10 for kids).

When: December 7-21, from 7-10 p.m.
Where: Zilker Park, 2100 Barton Springs Rd.
Cost: Admission to the Trail of Lights is FREE on Opening Night (December 7) and on Monday to Thursday nights. Admission is also FREE for kids under 12 every night. Admission for adults (age 12+) is $3 on Fridays, Saturdays, and Sundays (excluding Opening Night). With the purchase of a ZiP Pass for $15, trail-goers can enter the Trail early, starting at 6:15 p.m. on most nights. Shuttle tickets cost $5/person on Friday, Saturday and Sunday nights ($4 on weeknights) and provide admission into the Trail of Lights (no additional gate admission ticket is required). Lap children ride free. Zilker Parking Passes are $15. All passes can be purchased online in advance.

Luminations at Wildflower Center

Enjoy Luminations, a Lady Bird Johnson Wildflower Center holiday tradition. Make plans to visit the lighted gardens, filled with thousands of luminarias and twinkle lights. In addition to the beautiful holiday lighting, there will be hot chocolate and food for sale, plus children’s activities and musical acts throughout both evenings. Kids can get a hug from Frosty the Snowman and make crafts in the Visitors Gallery.

When: Saturday and Sunday, December 13 and 14, from 6-9 p.m.
Where: 4801 La Crosse Avenue
Cost: Admission is FREE with two canned food items for the Capital Area Food Bank.

South

Buda

Trail of Lights

Get in the holiday mood by strolling through the park and enjoying the lights! FREE shuttle parking is available at Cabela’s. No parking is permitted in the park. Walk in visitors are welcome and may bring leashed pets. The trail is approximately 1/2 mile long. No pets are allowed on shuttle buses. Hot beverages and concessions will be available for purchase.

When: December 12 -13 and 18 – 21, from 6 – 10 p.m
Where: Historic Stagecoach Park, 880 Main Street, Buda.
Cost: Free

San Marcos

Sights & Sounds of Christmas

Come out for free Santa photos, holiday performances, ice skating, enjoy festival foods, holiday gift shops, laser light show, free petting zoo, pony rides, carnival, town of Bethlehem, 5K Run, Kids 1K Run. Want to volunteer and get free entry? You can do that too!

When: December 3 to 6, from 5 – 11 p.m.
Where: San Marcos Plaza Park.
Cost: –13 and up is $5; kids 12 and under are FREE.

East

Bastrop

River of Lights

The River of Lights features 120 lighted displays and music. The trail continues all the way down the Lower Colorado River to Ferry Park, about a half mile.

When: December 6-31, from 6-9 p.m.
Where: Fisherman’s Park, 1200 Willow St.
Cost: Free

West

Dripping Springs

Christmas on Mercer Street

The public is invited to attend the day-long festival on Mercer Street, hosted by the City of Dripping Springs and the Dripping Springs Lions Club. The charming downtown setting of Mercer Street will be transformed into a winter wonderland, complete with lights, holiday decorations, festive music, fire pits for warmth and plenty of holiday cheer. Photos with Santa, train rides, pony rides and a variety of arts, crafts and specialty food and drink booths will be in full swing. The highlight of the evening will be the annual lighting of the Christmas Tree at the Triangle, located at Hwy. 290 and RR 12. At sunset, attendees are invited to gather for the illumination of the tree, showing off its twinkling lights, and joining in festive songs. This year features a special High Steppers performance, in addition to multiple choirs from local Dripping Springs churches and schools. Hot chocolate and coffee will be available for all to enjoy.

When: Saturday, December 6, from 10 a.m. to 6 p.m.
Where: Mercer Street, Downtown Dripping Springs
Cost: Free

Wimberley

The EmilyAnn Theatre & Gardens Trail of Lights

Stroll a walking path with more than 100 lighted exhibits created by local businesses, churches, organizations and families. Roast a marshmallow at the yule log and listen to live entertainment on most nights. See the schedule of when Santa will be in his house.

When: Until December 31, from 6–9 p.m. Sunday to Thursday, and from 6-10 p.m. Friday and Saturday.
Where: EmilyAnn Theatre & Gardens, 1101 FM 2325
Cost: Free

Gruene

Town Lighting

Watch as Cowboy Kringle rides into town on horseback and lights Gruene for the holidays. Celebrating with live musical performances with festival food and wine available for purchase. Afterwards, get some holiday shopping done at Gruene’s 30+ stores and cozy up to a fireplace for dinner at the Gristmill.

When: Saturday, December 6, from 5-6:30 p.m.
Where: Downtown Gruene
Cost: Free

Johnson City

Lights Spectacular, Hill Country Style

This holiday season, bring your family to enjoy the magic and beauty of over two million LED lights spread over a mile-long drive through light display. To book a hayride through the lights for your family or group this Christmas season, or if you have any questions, call 512-955-1706.

When: Until January 1, from 6-11 p.m
Where: 1 mile outside of Johnson City, on Hwy 281.
Cost: Free but donations are accepted to help keep the display burning bright!

Toungate Klub Kringle

Come out to see a brand new show, with more lights and new songs!

When: Starting December 6 at 8:30 p.m.
Where: 2305 Arroyo Grande
Cost: Free

Filed Under: Family Life, Georgetown Lifestyle, How I help buyers, Inside Scoop, Reviews and Recommendations Tagged With: Christmas Lights Displays, Christmas tree lighting 2014, Georgetown Christmas Stroll, Trail of Lights

Reposting a great article concerning MUDs

November 26, 2014 By Sarah Combs

Municipal utility districts continue to grow outside Round Rock; annexation unlikely

As a matter of necessity, the employees of the Round Rock Public Library have become experts on city residency laws.

That is because with increasing frequency the city’s librarians have found themselves informing first-time visitors that they are not actually residents of the city of Round Rock but instead reside within a municipal utility district, or MUD. The discrepancy in addresses not only affects people’s ability to gain a free library card, but also the property taxes they pay, the fire and police services they receive and in which elections they are allowed to participate.

“We have a lot of people … who don’t know they are purchasing a house in a MUD or understand what a municipal utility district is,” Round Rock Library Director Michelle Cervantes said.

There are approximately 37,000 people living in the 13 MUDs that lie within the city of Round Rock’s extraterritorial jurisdiction, or ETJ—unincorporated areas the city holds the rights to annex but is under no obligation to do so.

Those living within the MUDs share the same Round Rock mailing address as the city’s residents but are excluded from municipal services such as police, fire department and water services as well as street maintenance. If a family living in a MUD wishes to obtain a city of Round Rock library card, the family is required to pay a $40 annual fee—a service that is free for city residents—and if the family uses a city pool or signs up for a parks and recreation program, it pays nonresident rates.

Another surprise to many new MUD residents comes in the form of taxes. Because MUDs fund and maintain their own water and wastewater infrastructures, their property tax rates can more than double Round Rock’s. In addition, MUD residents must also pay a Williamson County emergency services district tax for fire protection, and in some cases, separate homeowners association fees for parks and pools maintenance.

“When you buy a home in a utility district, you actually get a form that is called a notice of disclosure, [that informs people they are living in a MUD]” said Mike Petter, general manager for the Brushy Creek MUD.

“But the reality is it is one of [approximately] 40 forms you sign when you close on your property. So people move in and they look at the mailing address that says Round Rock, and they assume that is where they live. The reality is that is just where the post office is.”

Defining a MUD

By its most basic definition, a MUD is a funding mechanism used to spur residential development.

Created by either the Texas Commission on Environmental Quality or by an act of the Texas Legislature, MUDs are technically state-regulated water districts. Individual MUDs are overseen by an elected board of directors that is responsible for the management, finances and policies within the MUD’s defined area.

“When these MUDs are created, they issue debt to help develop their own infrastructure,” Round Rock Finance Director Cheryl Delaney said. “They are their own taxing entity. They usually provide their own water, wastewater and solid waste services. They are kind of like a mini city themselves.”

The advantage of MUDs for developers lies in the districts’ ability to take on debt by issuing bonds. The bonds allow developers to pass on the cost of building road and water infrastructure to the future homeowners, who pay off the MUD’s bond debt with property tax revenue.

Cities such as Round Rock also benefit from the residential populations MUDs bring into their immediate area. Essentially, MUD residents help build up the city’s commercial property and sales tax bases by providing a workforce and consumers while at the same time saving the city the cost of funding police, fire and municipal services to new neighborhoods.

“The common knowledge is that cities typically lose money on rooftops,” said Mike Freeman, owner of Mike Freeman Properties, a Round Rock real estate firm. “If any development wants to happen outside [the city limits], it’s pretty much going to need to be a MUD.”

Benefits of a MUD

There are approximately 15,000 people residing within the Brushy Creek MUD in Round Rock’s southwestern ETJ. Founded in 1977, Brushy Creek’s board of directors has injected millions of dollars into the district’s parks, recreation and infrastructure.

Rebecca Tullos, a Brushy Creek resident since 1992, has served on the board of directors off and on for 10 years and as board president since 2012. Tullos believes some of the advantages of living in a MUD include a closer-knit community and greater access to parks and recreation.

“The quality of life for our residents is at the top of the list of goals for the board of directors,” Tullos said.

Williamson County Commissioner Lisa Birkman is also a resident of Brushy Creek and formerly served on the district’s board of directors.

“Generally speaking, it’s a great place to raise your kids,” she said. “Usually the MUDs are a little more affluent neighborhoods with really nice homes and a good quality of life for living here.”

By financing MUDs’ infrastructure through bonds, developers are also able to lower housing costs by avoiding the impact fees cities charge for new construction. Homeowners are also usually allowed to use their MUD property tax payments as a deduction on their federal income taxes.

Enforcement

As a county commissioner representing many of the MUDs in Round Rock’s unincorporated areas, Birkman said she often deals with residents frustrated with the lack of regulations in the districts. Birkman has dealt with a wide range of complaints, ranging from semitrailers being parked on residential streets to the use of fireworks to poorly maintained yards and houses. In most cases, however, the county is limited in its ability to act on residential complaints in the unincorporated areas.

“State laws are written to give certain protections for neighborhoods in cities, not [in ETJs],” Birkman said. “If you live in many places in Texas where [land] is unincorporated, it is just farmland and rural, so those restrictions aren’t needed. But we are under different circumstances in a MUD.”

For most residents living in MUDs, their ability to uphold standards in their neighborhood is limited to whether they belong to a homeowners association, or HOA. As opposed to city ordinances, which carry police authority, however, an HOA’s powers are limited to fines and warning letters.

“You don’t have police power with an HOA,” Freeman said. “With the city of Round Rock, if I try to park my car on the grass, they drive by and write me a ticket and tell me to move my car. In an HOA, they notify [residents] and tell them they have a time period to rectify the situation.”

Annexation

While the residents and leadership of the MUDs surrounding Round Rock have worked in different ways to improve their amenities and quality of life, many recognize there would be advantages to being annexed into the city of Round Rock.

The city of Round Rock, however, has never annexed a MUD, and if it were ever to do so it would require a significant analysis of the costs and benefits of what could be gained by adding hundreds, if not thousands, of new rooftops to the city.

The obstacles to annexation for MUDs are numerous.

For one, MUDs are built on debt used to pay for their infrastructure. If the city were to annex a MUD, state law mandates the city would also assume any debt the district was carrying. There are also the additional factors of the city taking on the financial burden of maintaining any parks and recreation systems the respective MUDs have created. Finally, the city would have to consider the cost of the additional police and fire services.

Much of the costs for maintaining these services within the city of Round Rock are offset by commercial property and sales taxes. MUDs, however, typically contain little to no commercial properties.

The Teravista communities are divided into three MUDs—two located within Round Rock’s northern ETJ and one within Georgetown’s ETJ. Founded in 1998, the districts’ management has developed a long-term strategy it believes could one day help the chance of its residents being annexed. In Teravista, all of the costs of building and maintaining the pools, parks and golf course are funded by the HOA, not the MUD, as is the case in Brushy Creek.

“Where it makes it sometimes challenging for cities to annex districts is when districts get a little bit convoluted with the recreation stuff,” said Rainer Ficken, senior project manager for Newland Communities, the developer for Teravista. “That is why we purposely keep [Teravista MUDs] focused only on providing the water and wastewater and drainage infrastructure.

“Long term, when the city does enter the point they would want to annex that area, they are truly just annexing the utilities. … The city is not taking over any of the swimming pools or open space or amenities.”

Before considering annexing a MUD, the city of Round Rock will also have to determine the costs and benefits to the residents already living within the city’s limits. For a MUD such as Brushy Creek, which currently carries a debt of more than $40 million and an annual operating budget of $11 million, the chances of annexation are “zero,” Round Rock Mayor Alan McGraw said.

“It boils down to the dollars-and-cents discussion,” he said. “If you bring [MUDs] in and the services and debt far outweigh the revenue, then it is the rest of the city that is having to make up the difference, and that is not fair to them.”

by JP Eichmiller

August 1, 2013

Filed Under: How I help buyers, Inside Scoop Tagged With: Brushy Creek, Hutto, MUD, Municipal Utility Districts, Pflugerville, property tax, round rock, Round Rock Public Library, teravista, Williamson County

6 States Where Jobs, Housing Shine

November 17, 2014 By Sarah Combs

Employment growth often fuels strong housing markets, and if that holds true, Texas will be booming in more ways than just one.

Employment is flooding into the Lone Star State and shows no signs of slowing. About 413,000 jobs have been added in Texas in the last 12 months. The state, which is experiencing a thriving energy and oil sector, is expected to have the nation’s fastest annual job growth rate, at 2.7 percent, over the next five years, according to data from Moody’s Analytics. Texas boasts 118 of the largest companies in the U.S.

North Dakota is also seeing a dramatic rise in its labor market, with job growth forecast at 2.6 percent a year through 2018.

Jobs and income growth are key to a strong performance in the housing recovery in 2014, Freddie Mac Chief Economist Frank Nothaft said earlier this year. Indeed, economists at the National Association of Home Builders say that income growth is a key metric to watch for the future of new- and existing-home sales.

Forbes.com, using Moody’s Analytics data, ranked the best states for job growth:

Texas
Projected annual job growth: 2.7%
Unemployment rate: 5.2%
North Dakota
Projected annual job growth: 2.6%
Unemployment rate: 2.8%
Nevada
Projected annual job growth: 2.6%
Unemployment rate: 7.3%
Florida
Projected annual job growth: 2.5%
Unemployment rate: 6.1%
Arizona
Projected annual job growth: 2.5%
Unemployment rate: 6.9%
Colorado
Projected annual job growth: 2.5%
Unemployment rate: 4.7%

Source: “Texas Leads Best States for Future Job Growth,” Forbes.com (Nov. 2, 2014)