Don’t Miss the Farm Street Opry!

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Bastrop, Texas is known as an ideal place to work and raise a family. Their scheduled activities include many options for shopping, learning and entertainment. The majority of those activities are affordable and some occur regularly, so there is always the opportunity to plan for the next event.

 

One event to mark on a calendar will be found at the Bastrop Convention Center on June 5, 2014 at 7:00 PM. The Farm Street Opry occurs the first Thursday of every month and is a family friendly presentation. Fortunately, it is also very affordable to access, with an adult entry fee of only $5.00 and any accompanying children ten and under get in for free.

 

What to Expect at the Event

 

As the name implies, it is a small-town version of the well-known stage. Here, local musicians and visiting talent share their love and talent for country music with the audience. In addition, although concessions are available, no alcohol is sold or permitted at the event.

 

There is always the possibility that this popular event will be prone to lines or could sell out of available seats. Therefore, it is a good idea to arrive soon after the doors open at 5:30 to get the best seats for you and your family.

 

As expected for this type of event, dress will be casual and there will be people of all ages in the audience. There is also likely to be the opportunity for some audience participation, although the focus will obviously be primarily on stage.

 

 

Finally, it is also worth noting that this important event is one of Bastrop’s newer attractions. Its grand opening occurred in April of 2014 and therefore there are still many people who have not experienced it yet. That means it is a good opportunity to take your friends and family, then plan to make it a regular event.

The Colorado River in Bastrop, TX

Bastrop, TX

Colorado River

 

The Colorado River is an important part of Texas and is known to be an exceptionally calm river. At different points along it, swimming, boating are kayaking are popular and safe. It will be helpful to remember if planning any water adventure, that much of Texas has experienced a drought in recent years and lower water levels could certainly impact the overall experience.

 

Permits are not required to enjoy the river, although renting tubes, boats, etc. may still be necessary. One distinct advantage of the mild winters that are so common in Central Texas is that there are occasionally still a few days in November and December that allow for outdoor water activities.

 

The Alamo City Rivermen’s Annual Overnight Freeze Trip

 

It is possible to live in or around Bastrop for many years and never to have heard of these brave, cold men. Each year, more than 100 brave souls use at least 60 boats to paddle their way down the Colorado River in the middle of the winter. They are fortified by hot grog, delicious food and probably by the knowledge that if they chicken out, everyone who finished the trip would know.

 

The entire event runs within Bastrop County and the Colorado River boasts the same easily accessible streams, with a correspondingly slow current, as it does throughout the state. Along the trip, the reason for the trip become more obvious and shows cliffs and bluffs that are not commonly seen by visitors. The open water also allows for the view (but not hunting) of unsuspecting animals and there is often an abundance of fish to be caught.

 

The Colorado River provides water to millions of Texas, entertainment to countless others and nutrition in the form of healthy fish that are just waiting to be caught. As long as Texans respect it, it will continue to provide the same benefits to future generations.

How to Stage Your Bastrop Home

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If you’re thinking of selling your Bastrop, TX home the most important thing you can do aside from selecting an experienced real estate specialist is to properly stage your home for sale.

 

Staging your Bastrop, TX home for sale means making sure that your home’s best assets ‘pop’ so that a potential buyer sees them right away. After all, if a buyer has to search for the potential in your home they may just pass on it. Here are a few tips that will help you to stage and style your home to sell quickly.

 

Make Sure Your Home has Curb Appeal

 

You want to do all that you can to boost the curb appeal of your home.  Sure, you have heard this a thousand times, but do you really know what it means? Curb appeal means that when people take a look at your home from outside, the home is attractive and inviting. The fact is people are most likely to drive by the home, sometimes more than once, before they ever take a look inside. This is where staging can make a difference.

 

Cleaning from the Outside In

 

We all know that first impressions are the most important.  This is especially true when staging your home for sale in Bastrop. You will want to power wash the walkways, siding and so forth. Be sure that the house numbers are visible, clean, and easy to read. Fresh greenery and flowers in bloom are always a nice touch if they match the exterior décor.

 

The yard should be manicured and clean. Sod can be added as needed to keep curb appeal up. Windows should be maintained and sparkling clean for as long as the home is on the market. Pay special attention to the front windows. Finally, the entryway must say “welcome home” to those potential buyers visiting. Make sure that your outside lights are on in the evening times in case a potential buyer comes through. Illuminating lights aligning the walkway is also a good idea generally.

 

De-clutter your Home Before Showing it

 

This is very important as it sets the tone for a potential buyer’s visit. The goal is to maximize a feeling of openness and space so that a potential buyer can see themselves living there.  Clutter needs to be thrown or packed away and moved out of the home. A storage unit may come in handy, because if you are like most, you likely have at least one room with extra furniture that just doesn’t match the rest of the room.  The floors should be clear of anything unnecessary, with the cabinets and walls minimally decorated. The goal is to really maximize open floor space so that a potential buyer “feels” that your rooms are spacious.

 

While you are still living in the home keeping a showroom appearance may be tough, and that is ok. A balance is healthy. Small touches like flowers, your favorite vases and using decorative (or fresh) fruits on the counter are all good rules of thumb. While you are at it, keep that dining room table fully set. It should be as inviting as it would be for a holiday feast, but not too formal.

 

In your bedrooms, you’ll want to ensure that the décor and colors are as neutral as possible. One of the toughest areas to de-clutter is the master bedroom as it has most of your day-to-day personal items and often many of your valuables too. Ideally, all of your valuables are moved to a safe deposit box in your bank. Another option is to move all of your valuable possessions (ie. jewelry) and personal items to a spare suitcase and lock that anytime you leave the home (you never know when someone will visit your house if its listed on the MLS and your agent has put a lockbox on the front door). Of course, you’ll need to keep the linens fresh in all of your bedrooms, and reduce artwork to a few contemporary pieces.

 

When there is a scheduled viewing or open house it’s a good idea to keep the closets open, but you’ll want to free up at least 30% of the closet space for potential buyers to really appreciate the size of the closet.

 

In the bathrooms you want to be sure that you have well hidden all personal accents other than things that are both pristine and appropriate.  Even the soap should be clean and fresh. Everything should be looked at as if you were a visitor.

 

If you have an upper floor placing an eye catching piece just at the top of the stairs may help entice your potential buyer to view the entire house rather than leaving after just looking at the first floor. You do want to add a pop of color or an interesting piece of art here and there to keep visitor’s interest throughout the tour. If you have areas that are a bit awkward like room under the stairs or a nook then find a unique way to showcase that area. An office area or built in shelves could turn that once awkward area into the homes biggest selling point.

 

A very important item if you have pets is to eliminate pet odors as much as possible.  There are numerous sprays and air fresheners that do this and you’ll have to ensure its done daily. The goal is to must remain vigilant in keeping everything picked up, odor free and clean.

 

Remember, staging your home to sell is really important, and it should not be taken lightly. The sooner you address this the better as it really is time-consuming and requires planning. Buyers will examine your {Your Region} home from every angle, so make sure that your home is inviting and appealing from top to bottom, inside and out.

 

If you’re thinking of selling your Bastrop or central Texas home and don’t know where to start in staging your home, please contact me today. I can provide you with expert advice after visiting with you or if you’d like the help of professionals, I can refer you to local staging experts we’ve worked with in the past.

 

Tips for holding a successful garage sale or yard sale

Bastrop Garage Sales

Bastrop Garage Sales

 

Ok Bastrop it’s that time of the year and if you’re looking to do some Spring-cleaning and declutter your home, Yard sales might be the best way to eliminate junk, and make a little extra money.

 

As you drive around Bastrop on a Saturday and Sunday morning you will see garage sales popping up in every neighborhood. You can find the most concentration of garage sales in Riverside Grove, Hunters Crossing and even The Colony. So, what makes one-yard sale good and another a failure?

 

Being a good haggler doesn’t hurt because, at the end of the day, the point is to have visitors leave with as many items as possible. Sometimes that means bartering or selling some of those unwanted items in bulk or bundles. It might also mean creating “clearance” bins and offering buyers a cookie with lemonade. Shoot, you might even throw in some of my real estate business cards while you’re at it.

 

Here are a few basic tips to holding a good yard sale, based on the best practices observed at area yard and garage sales over the past month. By mastering these, the only hard part will be picking and choosing which items you are ready to say “goodbye.”

Don’t be afraid to invite friends.

 

Crowds attract more crowds. By inviting your friends and neighbors, it will make it easier to attract people who are driving by. Larger crowds mean more merchandise will be sold.

 

While you’re at it, advertise your yard or garage sale on area bulletin boards, Craig’s List, in newspapers, at work, online and at grocery stores.

 

Signage

 

Make sure you have plenty signs and the bright colored ones are the best. On the signs you want to have your address, dates and times of the sale and maybe even some arrows directing them to your home. Place them throughout the neighborhood and have somebody check on them during  the day to make sure somebody hasn’t removed them.

 

Treat your yard like a store

 

There’s nothing more unattractive than an unorganized yard sale. Buyers want to get in and get out without having to sift through piles of junk. So set up display areas and separate items by theme or use.

For example, if you’re selling a dining set, consider reconstructing a dining table setting that places sale items among your own things. Set the scene and buyers will be attracted to the area.

This also means making sure that the “hot items” are closest to the road. Feature them in an attractive way to draw attention.

 

Be flexible

 

The whole point is to make money, so be willing to barter. Visitors likely will only carry between $30 and $50, so be willing to negotiate package deals or two-for-one sales.

It also wouldn’t hurt, as a selling strategy, to price items and then immediately slash them. Dump them in a clearance bin and everyone will take a peak.

 

Equip yourself

 

Make sure you have all the tools you need to run the sale properly. This means keeping plenty of small bills on hand, as well as a few rolls of quarters. If you need, make sure a calculator is handy.

It also doesn’t hurt to wear an apron or a loose shirt with pockets. This gives you mobility so you can make change and interact with customers away from the buying table.

 

Offer refreshments

 

Food attracts people. Free refreshments will attract even more people. But if you think your yard sale will have a steady flow without a lemonade stand, you can always sell food items for a cheap price.

Good items to have on hand include water, juice, coffee and tea, as well as small munchies like chips, cookies or nuts. I knew a guy in Bastrop that sold breakfast tacos and sausage wraps and let me tell you, he made a killing.

 

Price accordingly

 

This isn’t the place to be a stickler for what something is “worth.” The key to a good yard sale is getting items to move quickly. Unless an item is large like a bed or desk, or expensive like stainless steel kitchenware, keep everything below $2 or $3.

To make your job as cashier easier, avoid strange pricing. It’s easier to deal with dozens of $1 and $2 items than it is when they’re priced at $1.25 and $2.60.

Top 5 Home Selling Mistakes to Avoid in Bastrop

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If you are ready to list your Bastrop or central Texas home for sale, set yourself up for success by avoiding these 5 common selling mistakes:

 

1. Putting your home on the market prematurely. 

 

Presentation is everything when it comes to selling your home. So, before you place your home on the market, address any and all needed repairs, de-clutter, depersonalize and consider staging.

 

2. Improper pricing. 

 

In many cases, homeowners choose to price their home above current market value. The sales price of your home will be determined by the current market value; in other words, what buyers in Bastrop and Central Texas are willing to pay for your property. To determine the fair market value of your home, check recent comparable properties and recent sales in the surrounding area. Working with an experienced real estate agent is key to setting the right price.

 

3. Lack of marketing. 

 

Once your home is listed for sale, it is important to market the property to prospective buyers. This is where using a professional real estate agent really pays off as they are experts in marketing your home through special events, open houses, and professional photographs with descriptions listed on a variety of sites help to place your property in the best possible light, in front of the widest possible audience of buyers.

4. Hiring an inexperienced agent. 

Don’t place one of your largest financial assets in the hands of an inexperienced real estate agent. Choose a professional with not only general experience, but someone familiar with your type of property and neighborhood.

 

5. Don’t go it alone. 

 

While it is tempting to list your property yourself to avoid the costs and fees associated with hiring an experienced real estate agent, this decision could be costly. A local agent stays abreast of the current home market conditions, trends and laws that could affect the pricing and ultimately, the sale of your property. A mistake in the sales process can be very costly and time consuming.

 

Armed with this information, work to proactively avoid these common mistakes when you list your property for sale. If you’re thinking of selling and would like to discuss what you could get for your home, call me today.

Easter Bluebonnets in Bastrop

 

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I mentioned in one of my recent  blogs that its not  illegal to pick bluebonnets.  However,  I strongly recommend against it and since we are talking about Bluebonnets let me share with you where you can find this official  treasured Texas flower.  One of the largest patches of Texas Bluebonnets and Indian Paint Brushes that I have seen in a number of years are located just a short drive from Austin or Bastrop. If you live in Austin take the enjoyable drive out Highway 71 towards Bastrop and about nine miles from the airport you will find one of the largest most beautiful fields of colorful Bluebonnets mixed with the native Indian Paint Brushes you have ever seen.  If you live in Bastrop or somewhere between Bastrop and Houston take Highway 71 towards Austin and just look for the cars lined up on the shoulder of the roadway and be careful when pulling off the roadway because there are lots of small children eager to make their way to the Bluebonnet fields.

 

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Its really great to see the excitement of many families on this Easter Sunday taking some memorable photographs of their children and grandchildren and I’m no exception.   And don’t be surprised if you’re asked to take a few pictures for the single parents with their children because it happened to me several times and I was glad to help. I can see these family pictures hitting Facebook before they even drive away.  These Bluebonnets and Indian Paint Brushes make awesome backdrops and can only be found in Texas.   So if you’re traveling for the Easter Holiday’s take my advice and visit this little bluebonnet treasure between Austin and Bastrop and drop me a line, post your favorite family picture and share your thoughts.

1713 Roosevelt St. Bastrop, TX

Take the Virtual Tour

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This completely remodeled 4-bedroom, 2-bath 1984 sf +/- home at 1713 Roosevelt St. in Historic Bastrop, TX just hit the market at remarkable price of $245,000.  Believe me when I say you surely don’t want to pass up the opportunity too see this home. If you’ve been thinking about making a move than I would suggest this home that’s located in what has been historically referred to as the “New Addition” of Bastrop.  This home was originally built in 1967 and remodeled in March and April of 2014.  Here are just a few of the upgrades you will see:  Quartz soft stone counter tops, parquet and tile floors throughout, recessed lighting, stainless steel appliances, walk-in tile shower in the master, custom paint and trim, large walk in panty and laundry room located just off the kitchen. A  480 sf detached studio/guest house in backyard was also remolded and is great bonus.  Just out the backdoor you’ll find the oversized lot with an open circular patio with a covered arbor and plenty of room for family barbecues and entertaining friends. The front and back yards are fenced on three sides and the flowerbeds and private garden areas are  professionally landscaped complete with walking stones and sidewalk.

 

Although this home is located in the “New Addition” of Bastrop it was actually developed in the  late 1940’s and was home to many of the 90,000 US soldiers stationed at Camp Swift.  Camp Swift was the largest army training and transshipment camp in Texas. It also housed 3,865 German prisoners of war. The history of this neighborhood runs deep and many of the homes were past down to family members who still occupy these homes today.

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So when thinking about this home just consider this, you’re buying more than a home, your buying a piece of Bastrop’s rich history near the banks of the Colorado River in one of oldest cities in Texas,

 

 

Riverside Grove Subdivision Home for Sale

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Virtual Tour

Are you looking to buy a home on the outskirts of Austin, TX?  Do you like the small town feel and really don’t want to deal with the daily traffic jams on I 35 or the busy checkout lines at the grocery store?  Maybe your looking to purchase home home with zero money down? Whatever your reason I might suggest that you allow me to show you this cute home located in Historic Bastrop, TX. This 1722 sf, 3-bedroom, 2-bath home is located near the banks of the Colorado River in the Riverside Grove Subdivision.   This home has an open floor plan, three large bedrooms, wired for security, private backyard, storage building and a two-car garage, and that’s right it could all be your with zero percent down,  That’s right Bastrop is located in an area the qualifies for special financing and if you qualify this home can be yours with very little out of pocket money.

Riverside Grove is situated in Bastrop, Texas just off Old Austin Highway between Bastrop Intermediate and Bastrop Middle School.  Riverside Grove has a very large community park that features walking trails, playground for small children, tennis courts, basketball courts, soccer fields, covered pavilion and a canoe launch to the Colorado River.

If your looking at other home in Bastrop, Texas please contact me today and I’ll be glad to show you others on the market.

Cassena Ranch Bastrop, TX

Cassena Ranch in Bastrop, Texas–is a gorgeous 80- acre planned community neighborhood that exemplifies the best of country living. If you are in the market to purchase or build a custom home in a restricted neighborhood only 25 miles from the Austin airport this may be just the place you’ve been looking for.

 

Please allow me to introduce myself, my name David L. Board and I’m  licensed real estate professional specializing in Bastrop and surrounding areas.  I have lived and worked in Bastrop County for over 25 years and I call Bastrop home.   Cassena Ranch offers custom site built homes and on lots over 1-acre utilizing the builder of  your choice. Cassena Ranch is located just a mile off Hwy 71 on  Hwy 304 and only minutes from historical downtown Bastrop, the Colorado River and shopping areas Burleson Crossing and Woodland Village. Bastrop is growing and adding the best services an area can ask for like a new hospital, medical clinics and physical therapy centers for all of your medical needs.IMG_0204

 

If you are interested in the fine arts , The Jerry Fay Wilhelm Center for Performing Arts is a state of the art amphitheater with the best acoustics around.  The  Center hosts community concerts both choral and instrumental, Ballet Folklorica, Educational programs and dance recitals. The Bastrop Opera House hosts operas, musicals, and plays of a wide variety. We also have a state of the art movies theater, bowling and miniature golf.

 

I have a team of of lenders, title companies, home inspectors and home warranty companies to guide you through the entire purchasing process to ensure a smooth transition for buyer and seller alike.  I will work with you to market and sell your property and to find the perfect home for you and your family that meets your work/life balance needs and your budget. What are you waiting for?  Give me a call today to discuss what options are available and to schedule an appointment to see what I can do for you. I look forward to earning your business.

 

The Value of being Pre-Approved

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David Board’s Pre-Approval Video

Pre qualification for a home loan is a lenders best guess at what you can afford but it’s not a guarantee.  Pre-Approval on the other hand is a firm commitment from your lender based on your actual finances. If you know what you want Pre Approval can insure you get the home that you want.  If you are thinking about purchasing a home in the Austin or Bastrop, TX areas and you don’t have the cash in the bank to out right purchase the home, then we need to get you Pre- Approved.  If you don’t have a  lender that’s ok too because I have several very reputable lenders that I work with extensively with that can help you get approved usually over the phone by asking a few questions about your current income and employment status. Its a very quick and painless process  that can be done over the phone and without  you ever having to take time off work to drive to their office.  If you want to know more about the Pre- Approval process or about purchasing your next home be sure to give me a call.