Horseshoe Bay Real Estate News & Events

2012-01-31T19:36:00.000-06:00

Texas residential real estate continues very strong as compared to the balance of the economy. Horseshoe Bay also remains very strong. In fact you might think that the big boys know something about the near future. A new bridge is being constructed across the Lower Colorado in Marble Falls, Jamal's a high line grocery store is under construction in Horseshoe Bay, most of the roads in HSB are receiving new concrete curbs, the LCRA has started replacement of the power plant, a new clinic and regional hospital is about to break ground. You never know where the bottom is on any investment, but the data would suggest that real estate in Horseshoe Bay, and particularly waterfront real estate in Horseshoe Bay, because Lake LBJ is one of the largest constant level lakes in the US, worthy of consideration.

TEXAS' EXISTING HOME SALES UP 4 PERCENT

COLLEGE STATION (Real Estate Center) – Sales of existing single-family Texas homes in December were up 4 percent from a year ago, according to the most recent Multiple Listing Services (MLS) data compiled by the Real Estate Center at Texas A&M University.

More than 16,500 homes were sold, data showed. The median home price was $150,700, about the same as a year ago, and the state's overall inventory was at six months.

December 2011 MLS data for many Texas cities are available on the Center's website. Here is a sampling (data current as of Jan. 30, 2012):

	Sales	Change from Last Year	Median Price	Change from Last Year	Months' Inventory
Austin	1,738	up 11%	$188,200	down 2%	4.2
Beaumont	151	up 2%	$114,000	down 14%	11.1
Brownsville	39	down 33%	$86,800	down 22%	12.4
Dallas	3,315	up 3%	$162,800	up 1%	4.7
El Paso	420	down 9%	$97,900	down 27%	7
Fort Worth	645	up 5%	$112,500	down 6%	5.2
Houston	5,048	up 7%	$160,400	up 2%	5.9
Midland	134	up 17%	$184,000	down 1%	3.3
San Antonio	1,393	up 3%	$148,400	down 6%	6.6
Sherman- Denison	84	up 22%	$96,700	up 3%	8.8
Temple- Belton	115	up 4%	$120,700	down 13%	7.9
Tyler	198	down 5%	$130,800	up 1%	11.4
Victoria	74	up 37%	$131,100	down 2%	3.8
Waco	153	up 2%	$116,200	down 1%	9
Wichita Falls	81	down 31%	$102,300	down 9%	7.6
Texas	16,505	up 4%	$150,700	no change	6

Strong Texas Economy Outlook

2012-01-06T11:30:00.000-06:00

The following article comes from the Realestate Center of Texas AM. Like most list, Texas and Austin are at the top of everyones mind for continued growth and prosperity.

TEXAS POISED TO OUTPACE NATION (AGAIN)

COLLEGE STATION (Real Estate Center) – Texas’ economic outlook for 2012 is positive. Job growth is occurring in several sectors, and a low cost of living is enticing businesses to move to the Lone Star State.

It will be tougher going for the nation, however, because of several factors. The housing market needs to clear a high number of foreclosures. Consumers need to pay off their debt. The banking system needs to write off bad debt. Small businesses need to start hiring again.

Writing for the January issue of Tierra Grande magazine, Real Estate Center Chief Economist Dr. Mark Dotzour says, “Fortunately, Texas is poised to outperform the U.S. averages. Home sales volume in Texas should show modest improvement over 2011, and prices should be stable throughout 2012.” Dotzour’s economic outlook is titled “Texas Sails On: Nation Battles Headwinds.”

Other articles detailing findings from the nation’s largest publicly funded real estate research organization are in the issue scheduled for mailing in late January.

“Beyond a Reasonable Drought” by noted agricultural expert Dr. Joe Outlaw and Center Research Economist Dr. Charles Gilliland. Farmers, ranchers and service businesses that support them are suffering negative effects of the drought. To make matters worse, federal agricultural programs are on the chopping block to reduce the deficit.
“The Great Recession: Why Intensity and Duration Varied” by Center Research Economist Dr. Ali Anari. Why did some Texas metros fare better in the Great Recession? Results from the Center’s business cycle research program pinpoint several reasons. These included shares of employment in the government sector, education and health services industry, mining and construction industry, and the metro’s level of educational attainment.
“Dialing Down Debt: Road to Recovery Begins at Home” by Center Research Analyst Gerald Klassen. It will hurt, but American households will have to liquidate their assets and reduce debt if they want the economy to recover. This means selling luxury items including vacation homes, boats and RVs, as well as selling investments, declaring bankruptcy or suffering through foreclosure.
“For the Record: When to Toss Old Tax Records” by Center Research Fellow Dr. Jerrold Stern. At a minimum, tax records should be kept three years. However, a period of seven or more years is recommended. Tax and nontax factors play a role in the decision.
“Vested Rights: Project Protection for Developers” by Houston attorney Reid C. Wilson. Vested rights freeze land use regulations affecting property classification, building size, lot size-dimension-coverage and certain other matters once the owner or developer files a permit application for that project.
“The Trouble with Troubled Assets” by Center Research Economist Dr. Harold Hunt. The volume of distressed property sales was expected to be much higher by this time. So far, everyone is still waiting. However, according to commercial real estate insiders, distressed sales are on the way up.
“Terminated: Transfer Fees Outlawed” by Center legal expert Judon Fambrough. Transfer fees, money paid for transferring interest in real property, were implemented in 2007 legislation. Four years later, that law was repealed, prohibiting any future transfer fees and terminating existing fees that do not comply with the new legal requirements.

Texas Jobs

2012-01-03T14:06:00.000-06:00

With jobs continuing to be a primary element of the national recovery. Texas continues to lead the way. Job will also lead to a faster recovery in real estate.

RECON

Real Estate Center Online News

January 3, 2012

Material herein is published according to the fair-use doctrine of U.S. copyright laws related to non-profit, educational institutions. Items attributed to sources other than the Real Estate Center at Texas A&M University should not be reprinted without permission of the original source.

TEXAS' PRIVATE SECTOR JOB GROWTH OUTPACES NATION'S

COLLEGE STATION (Real Estate Center) – Texas gained 227,800 nonfarm jobs from November 2010 to November 2011 according to the Center’s latest Monthly Review of the Texas Economy. That represents an annual growth rate of 2.2 percent compared with 1.2 percent for the United States.

The state’s nongovernment sector grew at an even faster rate, adding 292,700 jobs (3.4 percent) compared with 1.7 percent for the nation’s private sector.

Texas’ seasonally adjusted unemployment rate fell to 8.1 percent in November 2011 from 8.3 percent the year before. The nation’s rate decreased from 9.8 to 8.6 percent.

All Texas industries except the information industry and the state’s government sector had more jobs than the same time a year ago. The state’s mining and logging industry ranked first in job creation, followed by the professional and business services industry and the leisure and hospitality industry.

Abilene, Wichita Falls, Killeen-Temple-Fort Hood and College Station-Bryan were the only metro areas that had fewer jobs in November 2011 than in November 2010. Victoria ranked first in job creation followed by Corpus Christi, McAllen-Edinburg-Mission, Lubbock and Laredo.

The state’s actual unemployment rate in November 2011 was 7.5 percent. Midland had the lowest unemployment rate followed by Amarillo, Odessa, Lubbock and San Angelo.

Increased Interest in Your House

2012-01-01T16:40:00.000-06:00

Design Hazards: 10 ways to increase interest in your house

Roger Hazard, Design Hazards

Even in relatively healthy real estate markets, the average length of time houses spent on the market has increased. If the "for sale" sign has been in your front yard longer than you had hoped, don't despair. Instead, consider one or more of the following 10 quick fixes to catch the eye of buyers.
Get information on your home.It can be difficult to get valuable feedback on your home if you haven't had any showings lately. Have an open house for friends, and place index cards, pens and a shoebox near the front door. Ask them to write down — anonymously — any negative issues they see with the home. It might not be for the faint of heart, but the feedback can be priceless.
Kill odors, then introduce appealing scents. Every home has trapped odors that build up over time in upholstery, drapes and carpets. The winter is a perfect time to have these professionally cleaned. Instead of harsh plug-ins, use essential oils — rosemary is a good choice — and drip sparingly on your carpets.
Maximize light. There isn't much daylight during the winter months. Make the most of it by removing bug screens, which can substantially reduce the amount of sunlight allowed in through your windows. Be sure to give your windows a good cleaning. After a dry summer, they're likely covered with a fine coating of dust; removing this will bring in more light and make the windows look newer.
Declutter ... again.I know, you've already decluttered your home. That's what everyone says. But take another serious look at each room. Can you do without out-of-season clothes? What about the rarely used kitchen gadgets on the counter? Every home buyer is hungry for more space. Demonstrate that your house has sufficient counter, storage and closet space by packing up nonessential items and clearing them out.
Get your home preinspected and address any issues now.By working with an inspector in advance, you can get a jump on any potential red flags that might scare away serious buyers. You'll have a chance to tackle these repairs proactively and will have time to shop around for affordable service providers. Be sure to keep detailed records on the repairs you've completed to present to prospective buyers.
Offer an allowance.If there are more significant repairs needed to your home, or if there are functional but dated features ready for replacement, consider offering an incentive such as an allowance toward repairs to be deducted from the sale price at closing.
Spruce up your yard for winter.Curb appeal is important. Now that we've actually received a bit of rain, some yards can look better than they have in months. Take care of your end-of-year pruning to keep plants looking tidy. Bring back the green in your lawn by seeding it with rye grass. Add color with winter flowering plants like pansies.
Hire a professional.Bring in a professional interior designer or home stager for a one-hour consultation. Ask them to assess your home and offer their recommendations for quick, do-it-yourself fixes. Their feedback will give you confidence that you're focusing on changing the right elements and will include specific information on which colors and finishes will work best.
Freshen your online listing.In the past, I've discussed the importance of quality photography. Now might be a good time to consider hiring a professional to take some new photos. If you have unique details or fixtures, mix in some close-up and vignette shots with your whole-room photos so prospective buyers see charming details that make your home stand out. Be sure to rotate around your photos, replacing older ones with new shots. Your home's first photo — the one that most buyers will see as they scroll through a list of houses — needs special attention.
Reduce the price.If your home has been on the market for three to six months with no offers, it's time to consider a price reduction. There's some debate as to whether Austin is a buyer's market or a seller's market, but the fact is that buyers are less frenzied in their attempts to snatch up properties than they were a few years ago. With many buyers adopting a wait-and-see approach, a price reduction might convince them to move.
Home staging expert Roger Hazard of A&E's "Sell This House" offers design tips in the monthly column Design Hazards. Have design hazards of your own? Send him your home design, landscaping, and staging questions at www.roger hazard.com.

WE DID IT! Keller Williams moves to Second Largest

2011-03-15T01:58:00.000-05:00

AUSTIN, TEXAS (March 8, 2011) - Keller Williams® Realty Inc., announced today that it is now the second-largest real estate franchise in the United States based on the total number of sales professionals, surpassing Century 21, according to research conducted by REAL Trends, a leading source of analysis and information in the residential real estate industry. The company claimed the number two spot with 77,672 U.S. –based associates at the end of 2010, just two years after claiming the number three spot from RE/MAX® International.
“Once again, this milestone achievement is a direct result of the dedication of our associates and the stability and profitability of the Keller Williams business models,” said Mark Willis, CEO of Keller Williams

Realty, Inc. “It’s incredible to see the momentum that our associates and our offices have right now.” This news comes one week after the announcement of positive growth by the company at their annual convention in Anaheim. Including its presence in Canada, Keller Williams closed the year with 79,315 associates and 701 market centers (offices). At the convention, Willis also shared that Keller Williams associate profit share was up 7.2 percent, with its agents receiving $34.6 million dollars back in 2010. Despite industry contraction, Keller Williams associates across North America also showed significant percentage gains in listings taken (+13%), contracts closed volume (+9%) and contracts closed units (+6%).
The company also formed Keller Williams Worldwide with Chris Heller as president, citing plans for global expansion, with plans to grow the division by an additional 75,000 associates in 10 years. “Our goals are to expand the Keller Williams Realty model—with the focus on training and our sound business models.” said Chris Heller, president of KW Worldwide. “And, when looking for the right country and business partners in planning for expansion, we will not sacrifice the perfect fit with our mission, vision and the KW culture, those are absolutely necessary.”
Despite the sharp downturn in the real estate market, since 2005 Keller Williams Realty has grown 30 percent in agents, 40 percent in market centers, 21 percent in closed units and 11 percent in closed GCI.

Keller Williams Realty received many accolades in 2010 including:

• Entrepreneur magazine, No. 1 ranked real estate franchise on the 31st Annual Franchise 500 list.

• J.D. Power and Associates, highest in overall satisfaction ratings from home buyers among the largest full-service real estate firms for the third year in a row

• Inman News, Co-Founder and Chairman of the Board Gary Keller named one of the 100 Most Influential Leaders in Real Estate.

• Training Magazine, highest ranking real estate franchise on the annual Training Top 25 125, #47 overall.
“It is such an honor to be a part of a company with such dedicated and driven people,” said Mary Tennant, president and COO of Keller Williams Realty. “Our associates are setting the pace in the industry. It is truly an exciting time to be in real estate and to be a part of the Keller Williams family.”

Exciting News at ESCONDIDO

2011-03-09T21:36:00.000-06:00

Bob Dudley, from Escondido, guest posting.

While the economic downturn has slowed many markets in the Hill Country, here on-site, sales of individual lots and available residences have continued and Escondido has reached a welcome point of community maturity, as well as a very stable position based on Member growth and with new Equity participation.

Here are some of the exciting events, new offerings and announced happenings that will soon be taking place in the Escondido community:

New Dining Room

1. Our Clubhouse facility is near completion and with the final addition of furnishings and enhancing the Spa, Fitness and Dining amenities, it should be fully operational, by July 4th. The stunning structure will be getting a further $4.6m of additions and improvements between now and its opening.

2. The new Equity Partnership has announced plans to be investing a further $10m to $12m of capital in Escondido to complete the full compliment of promised amenities, add new ones and fulfill Escondido’s Founding Vision – to be the Best 2nd Residence and Getaway Community in Texas. Members approved this by a send-in Vote of 343 to 1. Closing on the Equity Partnership transaction is set for March 18, 2011.

3. A Residence Center offering is in the planning, with elegantly furnished and appointed one, two and four bedroom unit shares to be sold. These will provide for the combination of superb on-property accommodations with full membership privileges, while in residence. Share owners, their families and guests will be able to partake of Escondido’s recreational and lifestyle option.

4. Escondido’s Fazio Course enjoys a reputation as one of the Southwest’s better courses and amongst the finest of member clubs. Our Lake Club on a cove off Lake LBJ is known to be one of the premier pool and cabana sites in the country. Come learn about the plans to enhance these amenities and construct new ones, with a focus on new choices for families and children.

5. Southern Living Magazine selected the Escondido community and its architect, Michael Imber, to design, build and then host their very popular annual presentation of an Idea Home, for 2011. Ten to fifteen thousand visitors are expected to visit the Escondido community during the sixty day preview period, during the coming summer. We have properties starting at $195,000 in our Village area, fabulous, Estate lots by the golf course from $235,000 as well as prime well-treed golf fairway sites starting at under $400,000., large 4 bedroom residences starting at $1.25m and waterside lots with boat dock rights starting in the $700’s.

6. March 1st, some additional assets will be transferred to the non-profit Club Corporation, owned by Escondido’s Members. The value of an Escondido membership, one comes with each property purchase, will then rise to a new defined value level of $120,000. The maturity and stability of the Escondido Club and community are manifested in these escalating figures of the defined Escondido Membership value, since 2004. Some will act to become Member’s before values rise again, with the scheduled transfer of the Clubhouse assets, later in 2011.

7. There are several residences currently under construction, with several additional construction starts scheduled over the next ninety days. The infrastructure is nearly complete for our Lago Escondido community, one residence with stunning multiple water views is nearing completion on the Lago site with three more new homes in various stages of construction on this lovely Big Water sited community. Investments in the erection of second and primary homes in Escondido are but further evidence of the stable position that Escondido has reached. We have a wonderful variety of property for sale with a variety of fairway, creek-side, big-water or a lower maintenance smaller Villa or Casita sites available for purchase, some at economical price points.

Bob was kind enough to share photos. Check out my web site or Facebook page for more.

Current REAL ESTATE Market Anaylsis, Horseshoe Bay, Marble Falls, & Meadowlakes

2010-11-17T20:01:00.005-06:00

The months of March through October are usually our highest volume sales in the Highland Lakes of the Texas Hill Country. A quick analysis for the previous twelve months’ home & lot sales for Horseshoe Bay, Marble Falls, & Meadowlakes (my primary market area) might be of interest. I’ve prepared spreadsheets that sort Oct. 2009 to Oct. 2010 sales by city, by category, & in some cases, by subdivision. If you'd like copies, just send me an e-mail: JanLBusse@Gmail.com & I'll gladly share. My current listing clients get these regularly.

If you compare this year versus last year, our quantity of sales are almost flat. Anecdotally, however, my buyers seem to be asking two very important questions they were not asking before:

What's the best DEAL (value) for the money regardless of price, category, or location
How much more can I get if I move my price point UP to the next "xxx" number of dollars

During the 2008-2009 sales year, our market sold almost exclusively houses under $300,000 and over $1million. This year, we see the BEGINNING of mid-level ranged houses selling again. Yes, they must be great prices, exceptional properties, or exceptional values -- HOWEVER THEY ARE SELLING AGAIN.

“Single Family & Condos Sold” are heavily weighted toward NEW construction, regardless of city or category.
Most buyers resist remodels in our market, especially when new homes are available at reasonable prices, so older home sales have been hardest hit. Subsequently, they may also be the biggest opportunity for bargain hunters.
Until recently, there have been a number of new construction foreclosures on the market, which drove down prices even further. This is especially true for condos & townhomes
Today, there are fewer “single family, distressed” properties available & I don't foresee many more showing up in this category any time soon.
Condos, especially “The Waters,” may see still more foreclosures this year
Golf course homes, which were also very slow selling have begun to see activity again, especially in new construction & higher end houses (those asking over $500,000)
Another surprise for our market, is “Waterfront Single Family Home Sales” have slowed, while inventory is very high. There are currently 88 waterfront homes listed in our MLS as “for sale” in our three cities.
My OPINION is that there are fewer motivated sellers in that category
The oil business has settled down to a more normal level of business, & in TEXAS, oil related businesses supply an unfair share of our highest end buyers
Currently there are only 2 waterfront condos listed as “pending” in our MLS
Currently NO waterfront houses are ”pending” in our MLS.

Regarding home sales, the market seems to be holding its own or even trending up, based on price points paid this year versus last year.Whereas two years ago buyers were not buying at all, today there are qualified buyers, looking for bargains in most all categories.

When buyers ask me where the best STEALS are, without fail, I tell them "buy dirt!" Lot sales have been almost non-existent in the previous 12 months, & they show no immediate signs of improving. Serious discounts are available!!!

Savvy investors are beginning to inquire regarding lots again thanks to the news about the new county hospital & the recent positive changes at Escondido & Skywater
Builder’s profits are greatly affected by land costs, so those that can bank property are looking for particular bargains.
From talking to several Austin & San Antonio builders, I’ve been told the land costs there are rising again, so I believe our market will soon be viewed as the GREAT VALUE it is.
Until most of our newer construction single family inventory is sold, land sales will like stay very slow unless sellers are willing to provide deep discounts to buyers
It is often cheaper to buy pre-existing new construction than to build new

Every month, I prepare spreadsheets & average the sales numbers by category. Everyone understands the averages are arbitrary. Trying to compare locations, finish outs, age of the homes, etc, is impossible. But one very important average struck me: in almost every instance, the average percentage paid for a property, compared to seller's asking price was 92% to 95%.

Today, when there are so many bottom feeders, sellers are afraid to drop their asking prices close to what they'll actually take, but they NEED TO RE-THINK THIS STRATEGY.

If the price has too much negotiating room, buyers won't make an offer, but go where they think they can negotiate with someone who's more motivated and/or realistic.

Overall, I would not say the immediate future is rosy for sellers. It remains weighted heavily for buyers, but overall sales seem to be trending slowly up. There ARE many buyers willing to purchase if the value is strong enough. It's not strictly about PRICE, but the VALUE must be apparent in every transaction.

How to Protest Your Tax Valuations

2010-05-14T13:07:00.006-05:00

Llano Central Appraisal District (LCAD) mailed over 12,000 notices of increased appraised values to property owners this week. If you are one of the 12,000, there is a process in place that allows you to PROTEST INCREASED VALUATIONS. In anticipation of the protests, Texas Comptroller Susan Combs has prepared a video about protest procedures.

In light of our slow real estate market for 2009, a comparative market analysis (CMA) done by a real estate professional could help you verify the appreciation your county is claiming or help you make the case that county records are not thorough enough to support the increase. I highly recommend you CONTACT YOUR REALTOR for a CMA of the property & market in question.

As I explained in last week's blog, if you purchased a new property during 2009 and paid less than the county's appraised value, usually all they require to change the valuation is a copy of your closing statement (also known as a HUD statement) from the title company.

In order to preserve an objection to the district’s valuaton, a taxpayer must file a formal protest within 30 days of the date the appraisal notice was mailed, which will be June 4, 2010 in Llano County. Burnet County mailed its notices on April 30, so protests are due by June 1, 2010 for Burnet County property owners.

Texas state law requires notice sent to an owner whose value increased by more than $1,000 from tax year 2009 to tax year 2010. LCAD sent 19,000 notices of increased valuations last year. If you own property in Llano County and did not receive a notice of appraised value in the past week, then your property has not significantly increased in value, and your tax liability will not increase for 2010.

The county sets appraised value from two components — the value of the land and the value of any improvements on the land. State law requires appraisal districts to appraise property at 100% of its market value. However, after application of factors such as agriculture use, homestead caps, and exemptions such as homestead & over 65, many property owners pay ad valorem taxes on a reduced valuation.

Taxpayers who disagree with the appraised valuation of their property can contact the appraisal district for an informal review which is typically a discussion with a district appraiser who can provide information about comparable sales and how the district arrived at the value.
LLano County Website
Burnet County Website

Should You Protest Your Property Valuations?

2010-05-05T13:40:00.005-05:00

A record number of property owners protested their tax valuations in 2009 and 2010 should be no different.

Why is tax-assessed value different than market value?
The tax-assessed value is what your county believes your home or condo is worth. The county attempts to set their values at a market value. However, they do not evaluate comparables nor do they perform individual market analysis on every home. The county simply values your home according to the area, not the HOUSE. Meaning, the value may be too high or too low, depending on the size, location, amenities, & condition of the specific home.

How do you determine your market value?
You can contact your Realtor who can provide you with market information, collect information from neighbors who have recently purchased their homes, or contact a company who specializes in assisting with tax assessor valuation protests. If you have purchased a home during the previous 12 months & paid less than the valuation, your closing statement is usually all the county needs to see in order to lower your valuation.

Should you appeal your property valuation?
If the market value on your home is lower than your tax-assessed value, then you should appeal. If the market value is higher, then you should not appeal.

When should you receive your property valuation and how long do you have to appeal?
The County Appraisal Districts began mailing property valuations sometime after April 15th. Most homeowners should have received their valuation on or before May 1st. Homeowners have until May 31st, or 30 days from the date they receive their valuation (whichever is later), to appeal.

How to appeal your Property Taxes?
If you believe your property valuation is higher than the current market value, you should appeal your taxes. When people don't appeal, the taxing authority accepts that their value is correct which affects all homeowners in a given area. By appealing the assessed value, we all help keep our real estae taxing authority valuations in line with market value.

File your protest using the protest form available from the County Appraisal District. After you have filed, it can take several weeks or more for the Appraisal Distric to schedule your informal hearing. Depending on the county, this can take place over the phone.
At the hearing: The purpose of the informal hearing is for you to present your evidence and facts to support your claim that they have over-valued your home, condo, or land

PRESENT YOUR EVIDENCE: The following information can be helpful to present at the hearing:

Comparable Market Analysis (CMA): A comparable market analysis looks at Market Value and shows recent sales for homes that are similar to yours in size, age, location and type of construction
Documentation Regarding Your Homes Condition: Once again, anything that would adversely affect the Market Value of your home is evidence that you can use in your appeal (if your home backs to a busy street - consider printing a Google map to document your location.)
Recently Purchased Homes: If you purchased your home in the last several months, and the purchase price was lower than your appraised value, bring a of your settlement statement.

Here are a couple of things to keep in mind when you talk to the County Appraisal District:

The Appraisal District is responsible for setting the appraised value. THEY HAVE NOTHING TO DO WITH THE TAX RATE. You are not going to protest your tax rate or how much you are paying in taxes. You are only appealing the county's assessed value of your home.
Bring an extra copy of all your supporting documentation to leave with the county.

To find out more information about protesting your tax appraisal, visit these sites:

Burnet County: http://www.burnet-cad.org/
Llano County: http://www.llanocad.com/

MONEY MAGAZINE Recommends Marble Falls

2008-09-22T13:07:00.009-05:00

Marble Falls & Horseshoe Bay continue to receive kudos for being one of the best places in the country to retire.

In August of 2008, Sarah Max of MONEY MAGAZINE contacted me because she was doing research for an article on great places to retire. MONEY had found that 49% of baby boomers wanted to retire somewhere by the water. That desire was second only to moving nearer to their grandchildren. After screening for good medical care, low taxes, & affordable housing, Marble Falls made the list!

I put Sarah in touch with our dear friends, Pat & Larry Snider who recently finished building a home in The Trails of LBJ. Ginny Rhodes, my ex-partner sold them their lot. Terry Dauphine of Dauphine Homes built the house, did a spectacular job & Larry & Pat love it! Both are avid water skiers and own cutting horses back home in Colorado, so the Trails was the perfect location for them. Currently dividing their time between Horseshoe Bay & their ranch, they plan to move here full time next year when Larry retires. Pat, Larry, & Horseshoe Bay are mentioned in the hard copy version of the magazine, currently at the newsstands.

When talking to clients, especially retirees, I'm hearing more frequent concerns about living on the coast. Whether the problem is global warming or a re-occurring cycle, the result is the same: increased incidence of hurricanes. No one wants to loose everything, but certainly not at a time of life when your health may not prepare you for the challenge. We had a number of friends who have had family here (some still are here) from Houston because of IKE.

Horseshoe Bay & Marble Falls provides the right distance away from Gulf storms. We have wonderful, affordable housing with great waterfront access. And if you still want to visit the coast, you're only a couple of hours away!

Texas Fall Fest & Wine Auction

2008-08-18T00:23:00.007-05:00

Accoring to Orbitz, the Texas Hill Country is second only to Napa for fastest growing wine & food destinations: "Distinctive wines combined with southern hospitality have vaulted the Texas Hill County to the #2 spot on the Orbitz Insider Index fastest-growing list."

But did you also know that Texas viticulture had a tremendous, historic impact on the European wine industry? At the end of the nineteenth century, Thomas Volney Munson & Texas rootstocks literally saved devastated French vineyards from phylloxera. Munson grafted French vines onto resistant native Texas rootstocks & this procedure is still used today. For more information check out Lone Star Vine Roots.

Help us celebrate! Horseshoe Bay Resort will be hosting its Fourth Annual Texas Fall Fest & Wine Auction presented by the Texas Wine & Grape Growers Association, beginning Friday, October 31 through Sunday, November 2.

Guests can enjoy three days of Texas wine and regional cuisine activities. There will be a wine and food pairing seminar, wine tasting at Spicewood Vineyard, a book signing by Celebrity Chef Grady Shears at Fall Creek Vineyards, and a dinner by Grady Spears and Wine Auction Gala, to name a few.

Take advantage of a great package offered by the Resort. Starting at $403 per person (double occupancy) for a two-night stay, October 31 and November 1, 2008, the package includes entry to all six of the festival events plus a VIP-only event with a special take-home good bag.

If you would like to stay at the Resort but not purchase the all-inclusive package, then you may call the Resort’s reservation department at (866) 799-5384. You may also purchase individual event tickets by phone (877) 424-0570 or by visiting the TEXAS FALL FEST & WINE AUCTION website, where may also get more information and a detailed schedule.

New 1031 Exchange Guidelines for Vacation Homeowners

2008-03-16T19:53:00.006-05:00

Realtytimes.com recently reported that the IRS has provided new guidelines regarding whether vacation homes qualify for a 1031 exchange. One of the big trends with Texas baby boomers is vacation homes. With over 70% of Horseshoe Bay property owners being second home owners, and our primary demographic catering to the 50+ crowd, this information is very timely.

According to a new IRS ruling, the property must first be held by the taxpayer for 24 months to qualify for a 1031 exchange. In addition, during each 12-month block of this holding period, the owner must have rented the vacation home for at least 14 days at a fair market rent. Also during each 12-month block, the owner is only allowed to use the property for the greater of 14 days or 10 percent of the days rented. Owners are also allowed a reasonable number of "maintenance days" to care for the unit.

Check with your accountant & the IRS if you have questions. Another local source is Hill Country 1031 Exchange, located here in Horseshoe Bay. If you're looking for someone to help manage your rental property, check with Sandy Terkelson at Horseshoe Bay Resort Rentals.

For more information about real estate in Horseshoe Bay, check my web site: http://www.JanBusse.com/

Property Owners Association Annual Meeting

2008-03-14T13:24:00.007-05:00

The Horseshoe Bay Property Owner’s Association Annual Meeting is tomorrow, Saturday, March 15th @ 10:00 AM, at Quail Point on Red Sails in Horseshoe Bay. The agenda is on their website.

One item on the agenda is information about hazardous waste disposal. The LCRA is sponsoring hazardous waste disposal for Llano, Burnet, & San Saba counties on April 26, 2008. Residents of these three counties can bring their products to the LCRA Western District Complex, Texas Highway 29 and R.R. 1431, Llano County. Hours are from 8:30 a.m. to 12:30 p.m. Check their on line schedule.

Lawn and garden products, automotive lubricants, cleaners, paints, and solvents are found in most homes & their improper disposal can pose a threat to health & contaminate land, air, and water. LCRA's Household Hazardous Waste Collection and Education Program teaches the safe and proper management of these materials and collaborates with local governments to properly dispose of them, & to prevent contamination, especially of local water resources.

In helping local groups sponsor one-day waste collections, LCRA provides assistance with sponsorship and community fundraising, media and public awareness, school-based education, product exchanges, and collection and disposal.

For more information about real estate in Horseshoe Bay, please check my web site: http://www.janbusse.com/ .

Spicewood Vineyards Announces 2007 Cabernet Claret

2008-03-12T22:07:00.004-05:00

Spicewood Vineyards is celebrating the release of their 2007 Cabernet Claret on Saturday, April 5 with a good old-fashioned pig roast! They will be selling tickets providing the holder with dinner, two glasses of wine of their choice, and a sampling of their brand new Cabernet Claret. Guests will enjoy live music, great atmosphere, & beautiful Springtime, hill country views.

Cabernet Claret tastings will begin at 5:30 and dinner will be available starting at 6:30. The tasting room will have extended hours providing guests with an opportunity to taste and purchase the entire selection of wines. Tickets are 20.00 each or $35.00per couple in advance. Tickets will be $25.00 at the door if available. Be amoung the first to experience Spicewood Vineyards 2007 Cabernet Claret! You can contact Spicewood Vineyards by phone: (830) 693-5328

Horseshoe Bay Marriott Now Managed by Jaffe Group

2008-03-01T19:23:00.004-06:00

In an article by the Austin Business Journal, Horseshoe Bay Resort Marriott, previously managed by Marriott Corporation will now be run by Resort owner, The Jaffe Group. The 349-room hotel will now operate as a Marriott franchise hotel and all the former Marriott hotel employees will become part of Horseshoe Bay Resort's staff.

One benefit for customers is that they will now have one point of contact for the resort and hotel, ownership says. "This transition enables the employees of Horseshoe Bay Resort to provide seamless service for members and guests," says G. Michael Thomas, president and chief operating officer.

Plans are under way to introduce a number of new or upgraded amenities, including a 90-foot-long yacht for private events and group functions, a new restaurant at the Yacht Club, new marina facilities, a new, state of the art spa and fitness center and a completely renovated Cap Rock Clubhouse. (See posting for Jan. 21, 2008).

For more information about Horseshoe Bay Resort & real estate in the Highland Lakes, see my web site www.JanBusse.com

Services for Jerry Owens

2008-02-22T21:58:00.003-06:00

Marta Stafford, Riverbend Gallery manager, sent word today about memorial services for Jerry. There will be services this coming Monday, Feb. 25, at 2.00 pm at The First Baptist Church of Richardson, 1001 North Central Expressway, Richardson, Texas. A memorial service has also been organized in Horseshoe Bay for Wednesday, February 27th, at 10am at the Church at Horseshoe Bay, 600 Hi Ridge Road (phone 830.596.7071).

Letters of condolence may be sent to his wife, Suzanne at PO Box 4123, Horseshoe Bay, Texas 78657. In lieu of flowers donations may be made to the church (address above) or to The Highland Lakes Society for the Prevention of Cruelty to Animals, PO Box 1275 Marble Falls, TX 78654

Our thoughts and prayers are with Suzanne & the family.

In Memoriam

2008-02-21T19:32:00.007-06:00

As some of you know, I show my artwork at Riverbend Fine Art Gallery in Marble Falls. It's a wonderful, nuturing enviornment and I'm very honored to be included in their family of artists.

We received very sad news today that the gallery's owner Jerry Owens passed away yesterday afternoon. His wife Suzanne, his family, & friends feel the loss deeply and I know would appreciate your prayers and good wishes.

Below is a copy of the note gallery manager, Marta Stafford send to friends of the gallery. She called each artist today to personally tell us the news. It was a terrible task & I know she & Lori, her assistant would also appreciate your thoughts and prayers.

2.21.08 On Wednesday, February 21 Jerry Owens, owner of the gallery, died at home with Suzanne at his side. We feel as though we have lost a best beloved family member. He was gentleman and an art lover who could combine his intelligence with humor and sensitivity. Jerry's contribution to the community is quiet, yet deeply felt by many. He lives on in our thoughts as we wish him and his family a healing peace... This is his message for you:

Valentine's Day 2008"Home from the hospital today. What a glorious, if exhausting trip! Nine days in there seemed like at least nine years. There was going to be blood on the floor, and not mine, if they did not let me out of there. They say that time helps you to forget and I certainly hope it is true. The bottom line is, I am alive and hopefully soon back to near normal activity, and the cancer is not likely ever to come back. There is a lot of strength to recover, and some adjustments, but life should be near normal for an old dog at 74.

I owe so much to so many, I don't know where to start. I won't try to go down the list. You know who you are and it for sure includes every soul who has said a prayer in my behalf. Suzanne, of course, is my rock, and has been there every step. She is my beacon. I love you each and every one. God bless." Jerry

Mastering the ART of Real Estate

2008-02-14T15:23:00.023-06:00

When we first came to Horseshoe Bay, I was completely enchanted with the natural beauty of the development and how well the Hurds & later, the Jaffes, had preserved it. The low water crossings that are so emblematic of the Hill Country are used frequently and I feel like a kid when I drive or walk across them. When a new client cheers as we go through the first time, I grin just as much as they do!

Horseshoe Bay neighborhoods are charming & each has it's own personality, but trying to learn your way around here is NO SMALL TASK. Roads follow the golf course or the lake's shoreline and both meander every which way. My "navigation" system was completely turned around our first few visits here. In order to help my clients decipher the spaghetti we call a road system, I'm working on printing a new map. Kelly Cauble, of Homeview.net is doing it for me & I've decided to use some my original paintings instead of photographs for the artwork. It goes along with my theme of the "Art of Real Estate." It’s also a wonderful way to get to paint & not feel guilty.

I know from teaching art and from working on location, people are intrigued by the process of painting, so I thought I'd post a few pieces as I work on them. These paintings are a combination of media: both watercolor (because it's fast) and colored pencil (for detail). I do a lot of multi-media when I'm on vacation. I usually work small, so they're very portable & I can take a bag with me that's a traveling studio.

The last photo, above, is the starting point. It's a simple pencil drawing & the blue color you see is the masking medium used to "save" the white paper underneath. It's rubbed off when the watercolor is completed. In traditional watercolors, no white paint is used. When you want a lighter color, you add more water to the pigment which makes it more transparent. Pale paint on white paper is how you get highlights in watercolor. To get the color "white" you simply don't paint on that area & let the white of the paper show through. Darker values are achieved by adding more pigment & less water.

The second photo is the "under" painting of watercolor only. By doing all the big blocks of color & establishing the lights and darks I can do a painting of this size (about 6" x 9") in about 3-4 hours. It takes about an hour (and twenty years) to do the watercolor portion.

Photo number one is the finished piece. I've added the colored pencil, which is semi-transparent. Pencil is great for detail and is applied in layers over the watercolor. They're wax based, so you can't add watercolor on top of traditional colored pencils.

The finished piece is called "Sandy Creek Spring.” I used two photos (artistic license) for references that I took last spring in the Trails of LBJ. The vantage point is at the corner of Trails Parkway & Rock 'N Robin, overlooking the Sandy Creek arm of Lake LBJ.

The maps should be completed and ready for mailing in about four to six weeks. Please e-mail or phone if I can send you one. The easiest way to contact me is on my web site. If you'd like to see more of my paintings, go to my art site & to find out more about investing in Horseshoe Bay, check out my REAL ESTATE web site www.JanBusse.com.

Gentlemen, Start Your Engines.

2008-02-12T17:04:00.004-06:00

Private motor clubs are all the rage with well heeled auto buffs, and there are several in Texas: MotorSport Ranch, southwest of Fort Worth, and Eagles Canyon Raceway near Decatur. In an article last week, the Austin American Statesman reported a new, $13 million private motor sports club with two high-performance racecourses is in the works for an unspecified location in the northern part of Blanco County. (See posting for 02/05/08 titled "Wish You Were Here!")

The Blanco project, called Bergrennenring, which is German for “Hill Race Circuit,” is negotiating to purchase 250 acres near the city of Round Mountain, about 17 miles southeast of Horseshoe Bay, on Hwy 281. See a Map of the area. With a $25,000 initial membership fee and the high-end automobiles required, the club will cater to the same clientele as those of Horseshoe Bay Resort, Skywater, & Escondido.

Boerne-based Motorsport Resorts International confirmed they were negotiating to buy a site, but it would not disclose the exact location. They will say that the proposed property now lies somewhere in the city of Round Mountain's future growth area or extraterritorial jurisdiction. The high-end homes and resort facilities which were originally part of the plan, have been dropped for now. They hope they may be able to enter into agreements with nearby resorts, such as Horseshoe Bay. The developers hope to break ground in the latter part of this year on the first phase of the project. It could open as early as 2009.

Not everyone is pleased with the project. Round Mountain residents who think they may be potential neighbors are concerned about environmental issues such as noise & water pollution both during construction and thereafter. Developers promise to address the concerns through noise abatement measures and claim fuel will not be sold on the premises, eliminating the need for oil & gas storage tanks, which could cause a problem for ground water.

Blanco County resident Dave Collins, who is also president of the local environmental organization Preserve Our Water, remains concerned. The Statesmen article quotes him: "I've seen too many instances where noise abatement was promised and not delivered," he said. "I'm still concerned about the potential damage to surface and groundwater, both from the construction activities and from runoff during the use of the facility."

For more information about REAL ESTATE in Horseshoe Bay & the surrounding area, visit my web site: www.JanBusse.com

Spring Has Sprung!

2008-02-12T15:36:00.000-06:00

Spring has sprung in Horseshoe Bay! Our temperatures have been consistently in the 60’s & 70’s over the last several weeks and we’ve even hit over 80 several times. Once we can start watering our lawn again, things should be turning green pretty quickly. Since my husband & I live on the lake, our sprinkler system feeds from LBJ & we’ve turned it off until lake levels are back up to normal.

The LCRA will begin refilling Lake LBJ will on Feb. 25 and should be completed by Feb. 27 unless an emergency requires LCRA to refill the lake earlier. Refilling Lake LBJ is expected to draw Lake Buchanan down about one foot. I’m planning on taking photos during that time for posting to the blog & my web site.

With Spring, in Horseshoe Bay especially, comes golf. The Southern Texas PGA Senior Series is leading off their ten tournament schedule on March 17-18 at Horseshoe Bay Resort. The STPGA Senior Series is open to golfers aged 50 and above as of Nov. 1, 2008. Annual membership dues are $125 and include eligibility for Senior Series tournaments plus special branded merchandise. It’s open to both professionals & amateurs. Professionals playing in Senior Series events compete for cash; amateurs for merchandise certificates. Golfers who finish in the Top 6 on the season-ending points list earn spots in the field at the 2008 Texas Senior Open Championship. Check out the entire schedule.

Wish You Were Here!

2008-02-05T17:45:00.000-06:00

Horseshoe Bay is perfectly placed. With a lifestyle of outstanding resort amenities, unspoiled waterfront, & breathtaking Hill Country vistas, our economic climate remains strong while much of the remaining U.S. struggles. Our two closest, Austin & San Antonio, continue to receive strong economic forecasts. The fastest growth corridors for both cities are taking place TOWARD Horseshoe Bay. We can’t help but reap the benefits.

Forbes Magazine has ranked Austin as the NUMBER ONE fastest growing large metropolitan area in the United States. Forbes cited Austin's high-tech industry (with key employers such as Dell, IBM and Apple) and the University of Texas, which provides the area with a steady stream of talent. Austin is the self proclaimed “Live Music Capital of the World,” & has a thriving film industry & art’s community.

Austin's projected gross domestic product growth by 2012 is second only to Mobile, Ala., and first among the largest 100 metro areas in the country. Metro area Austin's population is expected to grow nearly 15% by 2012. In projections run for Forbes by Moody's Economy.com, Austin’s GMP by is expected to grow 32% during the same time frame.

Horseshoe Bay’s next closest metropolitan market, San Antonio, barely missed the list because, according to Forbes, they're expected population growth is lower. However they still ranked #6 in Fortune’s “Top 10 Places to Own Real Estate” showing solid appreciation while much of the rest of the U.S. endures hard economic times.

As an example of this growth, Galo Properties http://www.globest.com/ will soon begin construction on a $200 million, 77-acre town center just northeast of San Antonio. Cibolo Town Center’s first phase will include a 129-room Cambria Suites Hotel and 174,000 s.f. of retail space. The project is expected to have 600,000 to 800,000 s.f. of retail at build out.

Construction will be underway by the end of this year at I-35 North and Weiderstein Rd., which will be renamed Cibolo Pkwy. The first phase is slated for a late 2009 or early 2010 completion.

Horseshoe Bay is what I call the third point in the Hill Country's "golden triangle." Giving us all the convenience of two thriving metropolitan areas and the affordability of small town prices, our equity appreciation rivals almost any other market in the U.S. If predictions by some of the nation's most prestigious publications prove true, we are perfectly placed for a long time to come.

Is YOUR Retirement program this good?

2008-02-04T17:03:00.000-06:00

We knew it was the tip of the iceberg, but frankly, the more I learn about the PEC Board’s flagrant disregard for their responsible stewardship of our Co-op, the angrier I become. My modest sized home had an electric bill last month of over $400 – we’ve had unseasonably cold weather this year. When we retire, neither my husband nor I will have the same benefits of some board members of our local PEC.

Yesterday’s (02/03/08) Austin American Statesman revealed an … "emeritus" program that would provide lifetime pay and benefits after a director's active service on the board ends. The program was used to assist at least one former director, Charles Winters, who stayed on the Pedernales payroll after entering a nursing home in the late 1990s. Winters died in 2005. Family members say he suffered from chronic obstructive pulmonary disease, a debilitating lung condition." The existance of the program was completely undisclosed to co-op members.

There have also been questions regarding another employee who left her job as Pedernales General Manager Bennie Fuelberg's assistant and moved to Louisiana two years ago. According to Fuelberg's testimony late last year in a lawsuit brought by Pedernales members, she also still collects full salary & benefits without providing any service to the co-op.

Staff members are eligible for a generous retirement package from Pedernales that includes a defined benefit plan and a 401(k) plan with a 5-to-1 COMPANY MATCH. According to the Statesman article: “Charles Elson, professor at the John L. Weinberg Center for Corporate Governance at the University of Delaware, said emeritus board members are rare in both the for-profit and nonprofit world, and are almost always honorific — without compensation. ‘To pay and get health insurance is highly unusual,’ he said. Greg Boudreaux, a retired executive of the National Rural Electric Cooperative Association who consults on governance issues, said emeritus positions are usually granted in 'recognition for directors that have made a significant contribution to the co-op' but do not come with pay."

Last week, Lt. Gov. David Dewhurst authorized a Senate study of Pedernales' lax oversight by its board of directors. The study and hearings will be conducted by the Senate Business and Commerce Committee, which Horseshoe Bay resident, Sen. Troy Fraser (R) heads.

In January, Pedernales Electric Co-op became the subject of a preliminary criminal investigation by the district attorney for the Hill Country area that includes Johnson City. SIC 'EM BOYS.

Investing in Real Estate; Building Net Worth

2008-02-02T17:48:00.000-06:00

HousingPredictor.com has forecast Austin as the number one spot in the nation for investors! It’s impossible to obtain forecasts for Horseshoe Bay; we’re just too small a market today, and very much of a niche/resort area. But our closest metro area, Austin, was once again getting raves from another independent study for economic & real estate growth. Rated #1 in their Lucky 7 forecasts for 2008 are intended for investors willing to take a RISK buying real estate for QUICK PROFIT.

Looking at 250 local housing markets in all 50 states, they are betting on quick profits in these seven markets. They advise being able to handle mortgage payments for longer than the 12 month minimum sometimes suggested. Austin earned the #1 spot because of it’s vibrant economy, growing high tech industry, & booming population.

I initially got interested in real estate as a profession because my husband & I love to remodel houses. What started out as a necessity when we were young & poor became a great way to leverage ourselves into nicer homes & build more equity faster. Because we’ve lived all over the country, rarely staying longer than 5 years in one house, we found some tried & true methods that work for us:

· SET A BUDGET & STICK TO IT! Make sure you get a good inspection so you know what you may come across & allow for the unexpected by at least an additional 10-20%

· COSMETIC FIXER UPPERS ARE THE BEST PLACE TO START if you’re a neophyte

· DO THE MAJORITY OF THE WORK YOURSELF, if possible; but know when you need to hire the work done by a professional. I've learned not only to strip wallpaper & paint, but to patch dry wall, install lighting fixtures, & set toilets: much of what needs to be done for cosmetic changes only.

· FIND DEPENDABLE CONTRACTORS, recommended by people in the business -- local real estate agents are the perfect source. CHECK REFERENCES!

Studies indicate the majority of America’s wealthiest people make at least the largest portion of their money through investing in real estate. Most investments, however, are for 10 years or longer. Another way to help add to your bottom line is to “slow flip.” By living in a home for a minimum of two years, you have serious tax advantages. Up to $500,000 of profit is tax exempt under most circumstances. Make sure to talk to your CPA about the restrictions.

Horseshoe Bay has many homes in need of remodeling, but prices aren't always indicative of the amount of work needed. If you plan to buy a home to redo, talk to your agent about how much you plan to spend on the remodel & how long to plan to live there before putting it back on the market. Planning is imperative if you expect to make a profit.

The Good Ol’ Boys Need to be GOOD 'N GONE

2008-01-28T15:36:00.000-06:00

Along with most PEC members and Horseshoe Bay residents, I’ve been happy to hear of the retirement of PEC board members Bennie Fuelberg & Bud Burnett. The scandal at Pedernales Electric Cooperative has been mind boggling even by Texas standards. No doubt, many are hoping to hear the last of it. But I agree with assessments as diverse as HSB resident, Republican state Senator, Troy Fraser, members who called for the board resignation last summer, and the editorial staff at the Austin American Statesman. The books need to be open, the audits need to be independent, and ALL the good ol’ boys need to be GONE.

The PEC was established by President Lyndon Johnson during the Great Depression to provide electricity to the Texas Hill County. Based in Johnson City, it now has 220,000 customers, covers 8,100 square miles (larger than the state of Massachusetts) & has $500 million in annual revenue. It’s the largest electrical co-op in the country.

In May, PEC member Lee Beck Lawrence filed a class action lawsuit against PEC and 19 of its leaders accusing mismanagement & seeking reform. Since last year’s lawsuit filing a criminal investigation is now under way. District Attorney Sam Oatman, prosecutor, announced last week that he will open a preliminary investigation of the PEC, including questions raised about excessive board member expense charges. According to recent disclosures in the above mentioned lawsuit, Pedernales executives and board members charged $700,000 from 2002 to 2006 on co-op credit cards for expenses such as first-class airline travel & exclusive hotel stays. Court documents also show that board President W.W. "Bud" Burnett, whose staff role as "coordinator" for the utility enabled him to draw $1 million in pay since 2001, testified that he knew little about the co-op's operations. Burnett had no office, staff, files or regular hours at Pedernales Electric.

Members only recently learned that General Manager Bennie Fuelberg obtained a five-year, $2 million deferred compensation package in 2004, on top of his annual $390,000 salary. The compensation was revealed in November, just months after Fuelberg's salary was reported for the first time in a decade.

The lawsuit is in settlement negotiations. I am hopeful it will lead to the much needed audit & not be limited to the four year period currently listed in the suit, which is restricted to that time frame by the fraud law limit. This board is a failure in their managment, oversight, & responsiveness to member's concerns. The only good place for them to be is GONE.

The Village of Horseshoe Bay

2008-01-21T16:57:00.000-06:00

New plans are in the works for updating some of Horseshoe Bay Resort’s favorite amenities. Last Thursday, January 17, Ron Mitchell, Resort Vice Chairman, hosted a community wide meeting at the Marriott to explain the changes, additions, & improvements they would like to make & are currently being considered by the city council. Tomorrow’s (January 22, 2008) 3:00 pm council meeting will discuss the proposal.

Called “The Village at Horseshoe Bay,” it is a study relating to the changes of existing developed & undeveloped properties owned by Horseshoe Bay Resort & includes everything from the renovation of some amenities to a complete relocation & redesign of others. It takes into account current land use of areas abutting Resort owned property such as neighborhoods of single & multi-family homes. A connectivity & traffic impact study was also included. The land in question consists of 14 tracts of land in the corridor from the FM2147 & Horseshoe Bay Blvd. entrance to the Yacht Club as well as property surrounding the existing hotel district, putting course, & Oriental Gardens. The traffic connectivity & impact studies also included projects not owned by the Resort, such as the Marina Village & The Waters. Some of the proposed changes are:

Tract 4

New 22,000 square foot spa
New 10,000 square foot tennis & fitness club
Four relocated new hard surface tennis courts

Tracts 6 & 7

New tennis & fitness parking

Tract 9

900 foot long lazy river & family pool facility

Tract 13

Completely renovated marina complex & ship’s store

Tract 12

Yacht Club enhancements including a new 24-slip day dock, 10 jet ski ramps, & a casual, lower level lakeside dining facility with outside seating & separate bar area.

The new spa, tennis, & fitness facilities would be relocated beside the existing Oriental Gardens in the area of Hi Circle North, Free Rein, & Short Circuit. The lazy river & pool amenity would enhance the current Whitewater putting course & be convenient to the Marriott Hotel. To help traffic patterns to the newly proposed spa, fitness, & tennis center, they are also planning a new entrance off of FM2147 at what is now the old construction entrance (used when building the Marriott) at about Free Rein & Stones Throw. Additional Marriott parking & Yacht Club parking (two sights) are also included, as well as new foot paths & tram services.

It was an exciting meeting and I, for one, hope residents & the city council will support the Resort's efforts.

You Can Take the Texan out of Texas, but ...

2008-01-18T12:34:00.000-06:00

Four years ago I got a phone call from my husband & partner in crime, “Honey! I FOUND IT. The place we’ve been looking for. It’s called Horseshoe Bay & we gotta move here.” My husband travels for work – way more than either of us would like. But this time, was different . Let me explain.

I’m a Texan, born of Texans, several generations back. I met Bus (a.k.a. Roy) in Fort Worth, at a bar (sorry Mom), after an art show. I was still dressed like a cowgirl – hat, boots, jeans, the whole do-dah. The show was at the annual Fat Stock Show at Will Roger’s. Bus is a Yankee so he ain’t from around these parts. I think he fell in love with the hat.

So several years ago, when business took him to Marble Falls, Roy was smitten all over again. Even though we lived in Texas, he’d never been to the Hill Country before and never heard of Horseshoe Bay. When his business was done that first day, Roy’s client, Bob Sewell, of Johnson Sewell Ford invited him to his home in Horseshoe Bay, introduced him to his friends & family, took him for a boat ride, fed him dinner, plied him with liquor – the works. Roy’s originally from Seattle -- hence his love for any & all water. Fortunately, he did get the sunshine & heat gene some Northwesterners are missing.

By the time I got the phone call we were living in Chicago. NOVEMBER. In Chicago. Did I mention I’m originally from Texas? Every year several of us artists would travel to Kerrville, to the YO Ranch to play, photograph, & paint. I’ve been in love with the Hill Country since I first set eyes on it 30 years ago. He didn’t have to “sell” me. Within a few months, we’d made a couple of trips together, found a realtor we loved & bought our first lot. Several years & lots later, Ginny Rhodes, that same wonderful realtor & friend encouraged me get my license & become her partner. Even though Gin & I aren’t working for the same office any longer, we’re still best buds. Thanks, Gin, for everything!

At the time Ginny suggested real estate to me, I was founder, owner, operator, teacher, janitor, bill collector, plumber, supply clerk, bookkeeper, marketing manager, of Renaissance Fine Art School, located in the Chicago suburbs. Roy & I had always dabbled in real estate, so I was intrigued. I’ve come to realize now I've been a Realtor a while, there are many more common skills between the two professions than I would have thought originally. Supervising 20 ART TEACHERS was kinda like herding cats. So is coordinating sellers, buyers, inspectors, title companies, builders, developers, bankers – you get the picture. Try negotiating contracts without being CREATIVE! There are no ugly houses -- only untapped POTENTIAL!

Blending my two professions took a little bit of work, but it was well worth it. I’m very lucky. I get to live, work, & play in Paradise. Come visit us in Horseshoe Bay. You’ll see what I mean!

LET'S BACKTRACK

2008-01-15T15:27:00.000-06:00

I thought, for my next several postings, I should share some general information about Horseshoe Bay: the city, resort, subdivisions, surrounding area, & maybe some information about myself. Today’s post will include general information about Horseshoe Bay.

Horseshoe Bay is a newly incorporated city which includes, but is not limited to, Horseshoe Bay Resort. The Resort is a private, member’s only club. It takes in several subdivisions which will be the topics for future postings. Horseshoe Bay Resort, built on the shores of Lake LBJ has 3 championship Robert Trent Jones golf courses, a one-of-a-kind, par 72 putting course, three stunning swimming pools, a beautiful white sand beach, state-of-the-art spa and fitness facility, full-service marina, first-class restaurants, twelve professional tennis courts & a 300 plus room Marriott Hotel.

The Resort also has a Jet Center that can accommodate DC 9 aircraft & has recently purchased three 30 passenger jets they will use as charter aircraft to market golf packages in and outside of Texas. They also have signed a contract with a small passenger jet liner to include jet service into our airport for resort members & guests. We also have a "fly-in" community around the jet center & the new SKYWATER development (see below) will also be adding their own aircraft friendly enclave, as well.

Resort initiation fees and dues are a remarkable value. E-mail me for more specific information: janlbusse@gmail.com Some properties qualifiy for a membership initiation fee waiver.

We started investing in Horseshoe Bay about 4 years ago, and feel even stronger today than we did then. I think there are several big factors that continue to make our property values so strong.

First, our prices are still significantly below most resort communities, in Texas & around the U.S. Across the board, homes are less expensive here than in most major markets. MORE IMPORTANTLY the Texas economy & housing industry remain strong while the rest of the U.S. is undergoing a market correction. Central Texas in particular keeps getting kudos for our affordability & quality of life: Business Week article. Our property values never soared & our buyers rarely used second tier mortage money, which has been so hard hit outside of Texas.

Second, is the marketing money being pumped into HSB by a number of major, national players:

SKYWATER, a brand new Jack Nicklaus designed golf community, Tom Fazio designed ESCONDIDO golf club, & the Hill Country Marriott . All have national campaigns. ESCONDIDO & SKYWATER are separate, members only clubs, but many of their members are also members at HSB Resort. Both are located in the city of Horseshoe Bay. If you’re counting, we’re now up to FIVE world class golf courses.

Third, our proximity to Austin & San Antonio gives us the best of both worlds: cosmopolitan convenience coupled with small town charm. With today’s technology, Horseshoe Bay is a serious candidate for commuters & business people who office from home. Located in the geographic center of the state, we’re an hour from either Austin’s or San Antonio’s international airports, & half an hour from regional shopping, world class medical facilities, arts, & entertainment.

Fourth, Lake LBJ is a constant level lake, with no more than a foot variation in water level, (See January 14, 2008’s post about lowered lake levels) it is regulated by the Lower Colorado River Authority. Droughts and floods don't affect LBJ, unlike most other lakes. Your investment is secure & our mild climate makes it easy to enjoy the outdoors 12 mos a year.

IT’S ALL ABOUT LIFESTYLE: Enjoy the bustle of hotels, shops, sports, & fine dining, the exclusivity of a privately gated community, waterfront property, or the serenity of endless hills & equestrian estates. The choice is yours – the LIFESTYLE IS HORSESHOE BAY.

From Lake Front to Creek Side in Less Than A Week

2008-01-14T14:05:00.000-06:00

My first blog entry & it’s quite an event! Horseshoe Bay, built on the shores of beautiful Lake LBJ has a new look! The lake level is down five feet and what were once coves & canals are now dry beds and trickling creeks. My husband & I live on the open cove where Slick Rock Creek flows into the lake. You can see by the photos the change is dramatic! All of what looks like beach -- the areas without vegetation -- is normally under water. It took about three or four days to slowly draw down the water. The last time the lake was lowered was 2005. The Lower Colorado River Authority (LCRA) says it will take about the same amount of time to refill. They chose now to avoid with the tropical storm season, the peak system recreational demand, & prime fish spawning, which begins in March.

My husband, Roy, Dutch our chubby chocolate Lab, & Dutch's skinny & beautiful girlfriend, Lady went out this weekend to check our waterfront lots. It was a beautiful weekend, about 67 degrees and bright sunshine. The first photo above is from our lot in Wilderness Cove. It's one of my favorite subdivisions on LBJ, private & gated, with estate sized lots & over 65 acres of green belt. We're in the final planning stages of building a spec house on lot #7. It won't be listed until it's further along, but I do have a virtual tour for it. Look at the difference from just a few months ago when the lake was full: Wilderness Cove #7 virtual tour. We ARE marketing lot #35 in Wilderness Cove. Find it & all my other listings on my real estate web site: http://www.janbusse.com/

Photo #2 is from our lot on Applehead Island, virtual tour which is also in the MLS & on my web site. It's one of the few remaining open water lots on the Island. The final photo is a view from our dock, looking up the cove toward Quail Point. Quite a dramatic change from just over a week ago!

We’re very lucky on Lake LBJ: it’s one of the very few constant level lakes in the country. Because of Ferguson Power Plant, our lake levels don’t fluctuate more than twelve inches unless a planned event like this is scheduled. The plant is natural gas powered & cooled by the waters of the lake. In cool weather, jet skiers love the plant's warmer waters. Whether the rest of the Highland Lakes are dry or flooding, Lake LBJ is still within twelve inches of its normal level! Just another reason property values are so strong on our lake.

Since the 500 year event floods last spring & summer, the LCRA approved extending the already slated lake lowering from four to eight weeks. This will give residents time to repair & maintain docks & boat houses and allow for shoreline maintenance, debris cleanup and controlling nuisance plants. We did our major repair last summer, but plan to do some dredging under the boat house while we have the opportunity. If you’re planning on doing lake work, you’ll need to apply for a permit during the draw down. Be ready, however to remove any equipment quickly. If there’s an unexpected flood or more hydroelectric units need to be operated on the upper Highland Lakes, the lake will have to be refilled on short notice.

IMPORTANT TO FELLOW WATERFRONT OWNERS:

My good friend & fellow Keller Williams agent, Ray Gill reminded Roy & I to turn off our automatic lawn sprinkler system that siphons lake water! Good thing he did -- the intake is laying in the mud right now.