At the start of September 2012, HEB and Catellus made their announcement ending literally years of uncertainty as to who the grocery tenant would be at Mueller. The grocery has long been a hot topic for current and future residents – the Neighborhood Association meeting that Greg Weaver attended two years ago to discuss grocery and town center plans was heavily attended. So we’re excited there’s a store, where is it?
It’s going to be in the market district, which doesn’t exist yet beyond the gleam in a master development planner’s eye and a few diagrams. It’s going to be on the outskirts of the neighborhood. The original plan saw a grocery co-located with the Town Center, but it split off to Berkman and 51st Street to allow surface parking. America isn’t apparently ready for small town grocery yet.
So it will be easily accessed from I35 via the 51st Street exit – which places it convenient for northerly areas like Windsor Park and University Hills whose nearest HEB is the one at Springdale Plaza. It’s also an easy route from the bulk of the residential part of the neighborhood – Berkman only extends as far as Simond Avenue (venue for the Mueller House Condominiums) right now, though has been planned as a major thoroughfare – even having provisions and scale for a streetcar, should that transpire.
Personally, I like the idea of a HEB. They’ve given me free bananas and bagels every time I’ve finished a running race in Austin, and I like the mix of everyday stuff like Diet Coke along with the Central Market organic range. And they’re local.
Garreth Wilcock is an expert in homes at Mueller Austin and represents buyers and sellers of residential real estate there. See all new Mueller homes for sale at his other blog.
The housing market at Austin’s old airport redevelopment is quite lively this fall, so here’s a quick roundup of the questions I hear most:
Can I buy a new house at Mueller? Yes! There are Garden Homes being built right now (in fact David Weekley are supposed to commence the first three today) ranging in price from $250-$350k. First move-ins are anticipated for Spring 2011. [update - there is only one of these homes left less than 10 months later - that means 48 have sold!] There are also several custom homes being built or complete in the $700k range, and there are some new custom homes coming on large lots facing Lake Park.
Can I buy a new condo at Mueller? Yes! The Greenway Lofts are selling their mid-rise condos right now for between $175k and $290k (the first move-ins should be in the coming weeks) and the new Standard Pacific Mueller House condos should start selling in the first week of December 2010, so maybe moving in summer 2011.[update - these are well underway with the first building complete and moved into as of mid-September 2011]
Can I buy a resale home at Mueller? Yes! There are two townhomes, two production builder yard homes (detached single family homes) and two custom homes for sale. You can see an updated list of Mueller homes for sale at my website. It allows you to sign up and receive notification when new homes come on the market, though sometimes I find out in advance of them hitting the Multiple Listing System – send me an email to garreth @ SherlockHomesAustin.com if you want to be first to see them! (I showed one home that’s not on the market to two different buyers last week – they’re known as pocket listings)
How often do resale homes come on the market at Mueller? We’re coming up to three years of residency for the first pioneers, and the number of homes on the ground is around 680 according to the tax records. So the number of homes for sale has been modest to date (the average Texan moves every 5 years, though I’m not sure there are many average Texans in the neighborhood). There have been around 16 homes in the last 12 months.
How is the market at Mueller? Overall, it’s pretty strong in the middle. I hate blanket statements like that, but the alternative is to say “it’s complicated” which sounds more like a facebook relationship status than a market report. Get in touch if you want more details.
What’s the average price per square foot sales price for homes at Mueller? I get asked this all the time, and the answer is somewhat meaningless given the huge price range and home style range in the area. If you’re asking the question, you’re missing the point – Mueller isn’t a homogeneous neighborhood. If you really want to know the median sales price / square foot for homes sold in 2010 is $187/sqft. Don’t use this number for anything specific though. The range is $145/sqft to $224/sqft so they may be more useful for establishing lower and upper bounds. Unless you have a home to sell that is outside of the bounds of the 40 neighborhood sales in 2010. You have been warned.
Aren’t there foreclosures in Mueller – is the market collapsing there? Yes and no, in that order. There has been one sold foreclosed home on McCloskey St, which sold at a healthy price, and there is one available foreclosed home on Camacho – actually one of the parade of homes showcase homes. It’s still on the market in the upper $780k range. Admittedly the original list price was close to $1.2m. Does this make it a bargain or mean that the market is crashing? In my opinion it doesn’t. All it means is that there were five of the million dollar homes on the market on the same street at the same time, and the original listing prices clearly weren’t correct – it’s a new price / market that was being formed in 2009. Three of the other homes have sold, and one is under contract, so the market is quite healthy in those numbers.
Can I buy a new Streetman Home at Mueller? The last two are under contract right now, so nope. There has been a resale Streetman Home on the market – let me know if that’s something you’re interested in.
Can I build a custom home at Mueller? Yes – there are lots available upon which Durrett Interests and the Muskin Company will enthusiastically build you a custom home, subject to the guidelines for the neighborhood.
When is the town center coming to Mueller? There are two publically confirmed tenants – the Austin Children’s Museum and Austin Playhouse. Quite when they’ll start is a little unclear. “In the coming year(s)” covers my bases there.
Can I sell my home at Mueller for more than I paid for it? Again, “it’s complicated” but by and large if you bought a home under 400k more than a year ago, if you’ve kept it in good shape, then yes, you can likely list it for more than you paid for it. The big advantage is that there isn’t much competition from new builds right now. If you paid more than $600k then let’s talk about it. This isn’t a reflection on the market at Mueller, there are just more factors right now. If this is your first home to sell, then get in touch and I can talk you through it.
I’ve seen the same sign outside that home in Mueller for xxx days? Is the market slow? There’s a listing that came on the market yesterday – a 3 bedroom townhome opposite Lake Park at 2109 Zach Scott. It’s well priced, and I don’t imagine it will be on the market in a month. It’s not one of my listings, I’m not biased in that way. It’s priced appropriately, and that’s all I have to say about that one. The garden court home on Scales went under contract in less than a month too. I’m sure you get the picture.
Are there any Garden Homes left for sale or are they all gone? You could still buy one. David Weekley are selling them in batches which keeps their construction pipeline smooth. While one or more people have first right of refusal on all 25 market rate garden homes, it may well be that when time comes to actually write a contract and buy one (maybe four months in advance of move-in) then they may back out. If you’re interested in a garden home, get on the list! [update - there is one left]
Are there any homes at Mueller under $200k? The opportunities in the affordable program are income qualified and end up priced in the $160k-$170k range. Income qualification means you have to earn less than 80% of the Austin Median Family Income. The Greenway Lofts have a one bedroom / one bathroom condo at just under $175k.
Can I eat empanadas and pastries and drink organic coffee in the Browning Hangar? Good question, I’m glad you asked. Yes! mmmPanadas is a food trailer which recently joined the Elixer coffee trailer at the Hangar to give residents food and drink in a short walk. Coffee in the park anyone?
Can I buy a new affordable home at Mueller? Yes! There are Mueller House condos available to buy right now.
Any more questions? Comment below, or email them in and I’ll do my best to answer them.
Garreth Wilcock helps people with Mueller Austin homes for sale. Call 512 215 4785 to discuss.
The City of Austin has some great map tools for the public to use. One of them allows you to view flood plain, zoning and other geographic information on an interactive map.
If you’re thinking of buying a home and are curious about the zoning of the property, or whether the vacant lot next door is a prime target for a condo development, you can do a little investigation. The same goes for investors who want to know what they can build on a lot.
If you go to the City Of Austin Development Map Viewer, you will be presented with a map of Austin. You could read the instructions on how to use the map viewer, or use the shortcut below to find out zoning information.
What Zoning is that Austin property?
This gets you to the part of the map you want to see. You can use the Zoom tool on the left hand side to get a clearer picture of the lot boundaries which come in the default view.
After you identify the zoning, it appears in the middle of the screen at the bottom, in this case SF-3-NP, which is single family 3 with a neighborhood plan.
If you think that the public GIS viewer shows plenty of Austin development information, wait until you see the one that the City uses. If you have questions about zoning, you can drop by their offices at 505 Barton Springs Road between 9am and 1pm each weekday.
Mueller Austin is great for Trick or Treaters (dense housing, wide sidewalks, well-lit streets and lots of candy), but how do the house prices compare to surrounding zip codes?
I was showing some people around the David Weekley inventory on Cal Rodgers last week. The Antone (inventory home with interior upgrades, a larger lot and a 3 car garage) is listed at $376,994 or $169/sqft.
The Mansfield (3 car garage, large lot, interior upgrades) is just under 2000sqft, is listed at $368,687 and is $186/sqft. I’ll use these two David Weekley homes to compare to homes in surrounding zip codes.
How does the price of a home at Mueller compare with the surrounding homes?
|Zip code||median sale price/sqft||median size /sqft|
|Antone 3808 Cal Rodgers||$169.00||2230|
|Mansfield III 3812 Cal Rodgers||$186.00||1976|
There are many options in the same $300,000 – $400,000 range in these zip codes, and each area has a range of neighborhoods and amenities, so this analysis is just to give a general idea. The David Weekley homes we looked at are appealing on a price per square foot basis if the urban lifestyle of Mueller suits your needs.
Garreth Wilcock is a Realtor ® residing in Mueller Austin. See all homes for sale at Mueller Austin, TX.
Solutions Oriented Living – SOL – is a new zero-net energy community being built in Central East Austin. [Update 10/2010]: The development is around 50% complete at present and construction continues.
How it looks today:
How it looked back then:
Here’s the low down on the development:
What is SOL Austin? SOL Austin is a new real estate development in East Austin focused on energy-efficient living in modern design. 40 residences are planned around a community park.
What does Net Zero mean? This is a net-zero energy community. The buildings are designed to produce as much energy as they use in a year. They are designed to be extremely energy efficient with low energy requirements – no mean feat in Texas! Photovoltaic panels are used to generate the energy required for the buildings – solar panels.
Where is Sol Austin? SOL Austin is around 4 miles by road from downtown Austin – near Eastside Memorial School (formerly Johnston High School). It is just north of Bolm Road between Airport Boulevard and 183.
View Larger Map
Are there Affordable Homes at Sol Austin? Yes! There are eight affordable homes available for income qualified applicants.
When can I buy one?  You can buy one right now – check the SOL Austin listings for current availability – prices today are from $195k-$280k
Garreth Wilcock is a Realtor ® who can help you purchase your new green home at SOL Austin. He specializes in helping people find Central East Austin real estate.