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Central Austin rewards people who know which streets flood, which lots can be split, and which listing is priced for the land. That's the work we do.
Local detail, plainly explained
Street-level Austin
Flood plain, impervious cover, tree ordinance, school attendance lines. We check these before you write an offer, not after.
Straight answers
If a house is overpriced, we say so. If the lot is worth more than the structure, we say that too.
Through to closing
Inspections, tax protests, contractor referrals, title. The parts that happen after the contract are the parts that go wrong.
Neighborhoods we know well
Zilker
Walk-to-Barton-Springs bungalows and rebuilds, with ACL traffic every October and lot value that usually leads the house.
Mueller
The old airport site, now a planned grid of row houses and yard homes with solar covenants and a weekly farmers market.
Hyde Park
Austin's first suburb: 1920s frame houses, a local historic district, and tight rules on what you can change out front.
Common questions
What areas of Austin do you serve?
We work central Austin and the neighborhoods around it — Zilker, Barton Hills, Bouldin Creek, Travis Heights, South Lamar, Hyde Park, Rosedale, Crestview, Mueller and East Austin.
Do you work with first-time home buyers?
Yes. We guide first-time buyers through every step, from pre-approval to closing day, including the Austin-specific parts: survey review, flood plain and impervious cover limits, and the property tax protest that follows your first year of ownership.
How do Austin property taxes affect what I can afford?
Travis County has no state income tax to offset it, so property tax is a large share of a monthly payment. We model the tax line at the likely post-sale assessed value rather than the seller's current one, so the payment you plan around is the payment you get.
What should I know about Austin's tree ordinance before buying a lot?
Austin protects trees at 19 inches in diameter and above, and heritage trees at 24 inches for certain species. That can shape where a home or addition can go, so we check the canopy before you fall for a lot.
Thinking about a move in Austin?
Tell us the neighborhoods you're weighing and we'll follow up within one business day.