Lake LBJ...One of the happiest places on earth

Roy here.  Here is some information and a link for Lake LBJ.  Many of us know how beautiful the "Hill Country" of central Texas is.  The rolling terrain and evergreen vegetation is very special in area that is warm most of the year.  When Jan and I came to the Texas she wanted to be in the Hill Country and I wanted to be near or on the water.  Horseshoe Bay and Lake LBJ were the perfect combination.  LBJ is a spectacular lake with great boating , fishing, jet skiing, moonlit cruises, fireworks, lake shore homes, and the list goes on.  Water is very special in many ways, but to me the water is therapeutic.  Just sitting on the shore and watching the waves or people having fun makes me feel good.  And when you have children and grand children swimming, being towed on an inflatables laughing and enjoying the water, we are reminded again why we love Horseshoe Bay and Lake LBJ.

Lake LBJ Visitors & Tourist Guide

In the Highland Lakes of Central Texas
.Lake LBJ boating and fishing are very popular.

Lake LBJ, named after President Lyndon B. Johnson, is part of the Highland Lakes chain of six lakes starting in Austin and going northwest for over 85 miles. Lake LBJ starts at Kingsland and goes all of the way to Horseshoe Bay, 45 miles northwest of Austin. The lakes include Lake Buchanan, Inks Lake, Lake LBJ, Lake Marble Falls, Lake Travis and Lake Austin. A seventh lake, which is not considered a part of the Highland Lakes chain, is Lady Bird Lake in Austin.

Sailing on Lake LBJ

Lake LBJ is one of the largest normally a constant level lake in the United States, and is just over 21 miles long with a maximum width of 10,800 feet. Lake LBJ is perfect for sailing, boating, waterskiing, jetskiing, and all water related activities. Lake LBJ is one of the most popular lakes in Texas.

Relaxing by Lake LBJ

Lake LBJ is a very popular lake for boating, waterskiing and jet skiing. Tourists are attracted from all over Texas and the U.S. to take advantage of this big beautiful lake. Many people in Austin, Houston, San Antonio, Dallas and west Texas own weekend lake homes on Lake LBJ. Many of these people also retire in the area around Lake LBJ.

The shores of Lake LBJ are dotted with nice homes with boat houses and automatic boat lifts. There are several communities along Lake LBJ: Kingsland, Highland Haven, Granite Shoals, Sunrise Beach, Deer Haven, Blue Lake and Horseshoe Bay. Lake LBJ is a great retirement area as well as a recreational area. This area has been rated in the top three areas of the U.S. for retirement.

Lake LBJ is a great place to rent lake rental houses, cabins, or condos near the water. All are open year round. RV Parks located on the waterfront of Lake LBJ in Kingsland, allow you to enjoy watching all of the boating activity on the lake. The sunsets and sunrises are absolutely beautiful over the lake. The lake rental homes along Lake LBJ are popular with people who want family reunions or gatherings of friends at the lake.

Kids love the Water Park at the
Lake LBJ Yacht Club and Marina
.

The lake is perfect for boating and
is not usually overcrowded.

If you do not see a list of over 40 links to click on in a frame
at the left - click here for a lot more information about Lake LBJ.

Lake LBJ Home Page
Highland Lakes Web Page

New Horseshoe Bay West Low Water Crossing Bridge

Horseshoe Bay West is replacing a "low water" crossing with a new bridge that will enable golfers to travel under the bridge to the next hole.  More important, the bridge will enable larger trucks and trailers to move across the creek safely without the problem of getting stuck with a heavy load because of the incline and wet tires.  In addition, it should enable residents of HSB West to continue to use the HSB Boulevard entrance during sever storms.  Either way it is a much needed and appreciated addition to Horseshoe Bay. 

LCRA Announces New Lake LBJ Power Plant

Ferguson Replacement Project is underway!  This is a critical and important project for Horseshoe Bay.  Not only is safe, reliable, cost effective power a critical service for the area in it's future growth, the plant is reason that lake LBJ is a constant level lake.  To appreciate the importance of that statement, go on line and look at photos of Lake Travis which is now down over 40 feet from it's normal level.  The constant level enables building permanent docs. It enables recreation 365 days per year. The water support the 5 golf courses in the area and the list goes on.  There is no single event that has a more fundamental impact on the area.  This investment by the LCRA guarantees the HSB way of life for years to come.

LCRA plans to replace its Thomas C. Ferguson Power Plant near Marble Falls with a new natural gas-fired power plant that will be one of the most efficient, reliable and environmentally responsible electric generating facilities operating in Texas. The project involves building an approximately 540-megawatt (MW), combined-cycle power facility to replace the aging 420-MW Ferguson Power Plant, which was built in 1974. The LCRA Board of Directors in April 2011 authorized staff to move forward with the project, and in August, approved a contract to build the new plant with Fluor Corporation. Once LCRA receives the required air permits, LCRA will issue a Notice to Proceed to Fluor. Fluor will then finalize the project schedule, which likely will include a two-year construction phase to bring the new power plant on-line in 2014. LCRA will build the new unit at the Ferguson site on Lake LBJ. The existing power plant will be retired following completion of the new facility. Replacing Ferguson will help LCRA provide its wholesale electric customers with more competitively priced power over the long term because a combined-cycle power plant will be more efficient, more cost-effective and more reliable than Ferguson. What is the Ferguson Replacement Project? LCRA plans to replace its natural gas-fired Thomas C. Ferguson Power Plant near Marble Falls. The project involves building an approximate 540-megawatt (MW), combined-cycle power plant to replace the aging 420-MW Ferguson unit, which was built in 1974. The new plant will be fueled by natural gas. It also will be more efficient, more reliable and it will have the latest environmental controls. The LCRA Board approved the project at its April 2011 meeting, and in August, selected Fluor Corporation to construct the plant following receipt by LCRA of required air permits. The decision follows a year-long evaluation of the costs and benefits of the project, which included soliciting bids from potential contractors, gathering input from LCRA’s wholesale electric customers, and hosting several open houses to inform neighboring communities about the project. --back to top-- Why is LCRA replacing Ferguson? Replacing Ferguson will help LCRA provide its wholesale electric customers with more competitively priced power over the long term because a combined-cycle power plant will be more efficient, more cost-effective and more reliable than Ferguson. For example, a combined-cycle power plant uses about 30 to 40 percent less fuel than a traditional natural gas-fired plant like Ferguson to produce the same amount of electric power. This results in lower fuel costs and fewer emissions per unit of power produced. In addition, a new power facility will be more reliable and cost-effective because it will require less maintenance. --back to top-- What is the project timeline? LCRA issued a Notice to Proceed with Fluor on Nov. 11, 2011. LCRA will work with Fluor to develop a project schedule, which likely will include a two-year construction phase to bring the new power plant on-line in 2014. --back to top-- What are the benefits of LCRA moving forward with this project now? The Ferguson Power Plant, which is 37 years old, provides diminishing value to LCRA and its wholesale electric customers. In the long term, the costs of continuing to operate Ferguson are higher than investing in a new, more efficient power plant. LCRA is moving forward with this project now because the new power plant will help LCRA provide its customers with more competitively priced power over the long term. --back to top-- Can LCRA just continue to upgrade the existing Ferguson unit instead? Yes, LCRA could continue to maintain the Ferguson Power Plant. However, investing in a newer, more efficient power plant will be more cost-effective than continuing to upgrade and maintain the existing unit. --back to top-- Did LCRA consider other locations for this replacement project? Yes, LCRA considered other locations. However, building a power plant on a new site would cost an additional $50 million to $70 million, and would have a greater overall impact on the environment. It makes sense to reuse the existing Ferguson site because there is room for a new power plant (the site was originally designed to accommodate additional generating units) and the fuel, water and transmission infrastructure is already in place. --back to top-- How can I get additional information about this project? After LCRA and the selected contractor develop a project schedule, LCRA will host open houses and community meetings to inform area residents about the construction project. To sign up for enewsletter updates, see the subscribe box at the top right of this webpage. Also, here are the primary contacts for this project: Community and public affairs: Heather Richardson, (512) 750-5732 Business opportunities: Contractors interested in attending a future vendor forum to learn more about potential business opportunities can register their contact information on LCRA's website. They also can send email to Mark ProvenzanoGlenda Champagne. Media inquiries: Clara Tuma, (512) 473-3292 General questions: contact LCRA --back to top-- How much will the project cost? This project is expected to cost between $520 million and $550 million. --back to top-- I buy power from one of LCRA’s wholesale electric customers. Will this project affect my electric bill? LCRA will recover capital costs through the cost-based rates it charges its wholesale electric customers. However, as a wholesale power provider, LCRA does not set rates at the retail level. Investing now in a more efficient power plant will help LCRA keep wholesale power costs stable and competitively priced over the long term. --back to top-- How will this project benefit LCRA’s wholesale electric customers? Here are reasons why replacing Ferguson with a more efficient power plant will help LCRA provide more competitively priced power: More efficient – A combined-cycle power plant is a highly efficient way to produce power, which results in lower fuel costs and fewer emissions per unit of power produced. Lower fuel costs – The new power plant will use 30 to 40 percent less fuel per unit of power produced than Ferguson does today. More reliable – The new power plant’s state-of-the-art technology and design will be more reliable than the 37-year-old Ferguson unit, which requires frequent maintenance. More valuable – A more efficient power plant at the Ferguson site will be more valuable in the Texas electric market because it will respond more quickly to demand for power, reduce transmission congestion costs at its location in the ERCOT Nodal Market, and help maintain reliable electric service to the rural Texas Hill Country, a region with limited generation resources. --back to top-- What is a combined-cycle power plant? This type of power plant combines a gas turbine system and a steam cycle system to generate electricity. The combination of the cycles creates a highly efficient power plant that uses 30 to 40 percent less fuel and produces fewer emissions per unit of power produced than traditional gas-fired power plants like the Ferguson Power Plant. --back to top-- What will happen to the existing Ferguson unit? When construction of the new power plant is complete, LCRA will retire the existing Ferguson unit. LCRA will work with the Electric Reliability Council of Texas (ERCOT) and the Texas Commission on Environmental Quality (TCEQ) on the decommissioning process, which is expected to take two years. --back to top-- Does LCRA currently own or operate a combined-cycle power plant? Yes, the Lost Pines 1 Power Project in Bastrop County is operated by LCRA and owned by GenTex Power Corporation, an LCRA affiliate. Since it began operations in 2001, Lost Pines 1 has been a very efficient, cost-effective resource for LCRA’s electric customers. In fact, a recent worldwide benchmarking study shows that the Lost Pines 1 facility scores in the top quartile among its peers for performance in efficiency, reliability, safety and manageable expenses. --back to top-- Would the new power plant be louder or quieter than Ferguson? As part of the project specifications, LCRA will require the contractor to build a power plant that does not exceed current operational sound levels of the Ferguson facility. However, the new power plant will operate more often than Ferguson does today. --back to top-- Will the new power plant be properly equipped to withstand extreme weather conditions? LCRA included general weatherization specifications in its project proposal. It will work with the selected contractor to develop more detailed weatherization efforts when the power plant design is chosen. As a general practice, LCRA plans and prepares for extreme weather events at each of its power plants. --back to top-- What environmental permits are required? Air permits LCRA had to obtain two air quality permits before construction can begin on the new power plant. In September 2011 LCRA received from the Texas Commission on Environmental Quality (TCEQ) an air permit for the emissions regulated by TCEQ. In addition, new regulations by the U.S. Environmental Protection Agency (EPA) required LCRA to obtain a permit from EPA for greenhouse gas emissions from the new power plant. In November 2011, LCRA received from EPA a green house gas emissions preconstruction permit. Wastewater discharge permit LCRA is working with TCEQ to amend Ferguson's existing wastewater discharge permit to authorize discharges from the new power plant, which will use the same cooling water source (Lake LBJ). --back to top-- What emissions improvements are expected? The new power plant will be will be among the most efficient, reliable and environmentally responsible power plants in Texas. It will produce 30 to 40 percent fewer emissions per unit of power produced than the existing plant. Proposed emissions limits for the new plant are more restrictive than the permit limits for the existing plant. --back to top-- What other environmental improvements are expected? The new power plant will use less water per unit of power produced than a traditional gas-fired plant like Ferguson because a combined-cycle power plant's steam turbine is much smaller. In addition, LCRA has removed the fuel oil tanks that it has maintained on the Ferguson site as a backup fuel supply for periods when natural gas is scarce or expensive. The new power plant will not be designed to burn fuel oil, and removing the tanks will eliminate the risks associated with storing fuel oil onsite. --back to top-- When will construction begin? LCRA is working with Fluor to develop a project schedule, which likely will include a two-year construction phase to bring the new power plant on-line in 2014. --back to top-- What will happen to Ferguson’s current employees? Can I get a job at the new power plant? LCRA anticipates that combined-cycle power plant operations will not require more than Ferguson’s existing 40 staff positions. LCRA will first seek opportunities to train existing staff to operate the new power plant. Will the project use local contractors? LCRA will encourage Fluor to involve as many local businesses as possible for work that is subcontracted to qualified and cost-effective vendors. How can local businesses get involved in the construction of the new plant? LCRA is working with Fluor to host vendor forums in January or February to provide local suppliers and contractors an opportunity to hear about potential business opportunities. --back to top-- Why did some contractor candidates already contact community businesses? The vendors that bid on this project may have solicited specific information, such as the availability and cost of local equipment rentals, to help capture more accurate costs and information in their proposals. --back to top-- What will LCRA do to minimize impact to the community during construction? LCRA and the contractor will coordinate closely with local law enforcement, city and county leaders, and other public safety officials to minimize impacts to neighbors during construction. LCRA has asked Fluor to work within the noise levels and work hours defined in local ordinances. --back to top-- What are the expected economic advantages of this project to nearby communities? In general, construction projects of this size typically bring hundreds of millions of dollars in revenue for neighboring communities through local purchases of goods and services such as supplies, rent, groceries, gas, dining and more. --back to top-- What impacts, if any, will the new power plant have on lakes LBJ and Buchanan? LCRA does not anticipate any impacts to lakes LBJ and Buchanan. Lake LBJ currently provides cooling water for Ferguson and will serve the same purpose for the new power plant. LCRA expects that the new power plant will require the same lake levels as Ferguson Power Plant does today. --back to top-- Will LCRA need to lower Lake LBJ during construction of the power plant? At this time, LCRA does not anticipate lowering Lake LBJ during construction. However, LCRA will have more information after it selects the design specifications for the new plant. LCRA will be working very closely with the selected contractor throughout all phases of the project. --back to top-- What will be done to protect Lake LBJ during construction? Fluor must comply with LCRA’s Highland Lakes Watershed Ordinance, which includes the requirement to build a retention pond to manage stormwater runoff from the construction site. --back to top-- Will the new power plant raise the temperature of Lake LBJ? No. LCRA likely will run the new power plant more often than Ferguson, but LCRA does not expect increased operations to adversely affect the temperature of Lake LBJ. --back to top-- Will LCRA use the existing intake structure? It appears that LCRA will be able to modify the existing lake intake structure; however, we will know more after we have selected a power plant design. --back to top-- Can LCRA replace Ferguson with renewable energy resources or through energy conservation? No, it is not feasible to replace Ferguson, a 420-megawatt plant, with generation from renewable sources or through conservation. A renewable power source like wind, for example, is intermittent and LCRA relies on a diverse power supply mix to provide reliable power when it’s needed. Also, while LCRA is working with its electric customers to determine how conservation and demand management efforts can help reduce future power needs, these efforts cannot replace the current need for power that is met by the existing Ferguson unit or its future replacement. --back to top-- Will this project require new transmission lines or towers? Based on initial studies, LCRA expects that Ferguson's existing transmission infrastructure is adequate to support a new, combined-cycle unit at the same site. ERCOT may determine that existing transmission facilities need to be upgraded to support the new power plant; however, this would not require new transmission pathways. Area residents also may notice activity related to electric transmission upgrades near the plant and Wirtz Dam. These projects will increase capacity of the lines to address growing electric demand in the region and are not related to the new plant. Crews will begin foundation work to add three transmission towers and swap existing transmission lines near Wirtz Dam. In the fall of 2011 another project started foundation work to upgrade the conductor on transmission lines near the power plant. The conductor capacity will be increased without any additional lines being added. --back to top-- What is an EPC contractor? Under an engineering, procurement, construction contract, or EPC contract, LCRA hired a single contractor to design the new power plant, procure all necessary equipment and materials, and build the power plant to LCRA's specifications. This type of contract streamlines the design and construction processes and reduces LCRA's risks of cost and schedule overruns. --back to top-- I heard LCRA is building another facility in the Marble Falls area. Is it related to this project? LCRA is building the new Western Maintenance Facility on the LCRA Wirtz Dam property. It is not related to the Ferguson Replacement Project. The maintenance facility will consolidate departments of employees currently located at various sites in the western part of LCRA’s service territory. --back to top-- Print this page LATEST PROJECT NEWS Click here for more about the March 1 vendor forum or to register. Subscribe to e-newsletter Stay informed. Subscribe to our e-newsletter for periodic updates about this project. *Name: *Email: Newsletter ArchivesMay 21, 2010 June 18, 2010 Sept. 22, 2010 Dec. 3, 2010 Dec. 20, 2010 Jan. 11, 2011 Feb. 23, 2011 Apr. 20, 2011 Apr. 22, 2011 July 27, 2011 Aug. 31, 2011 Nov. 11, 2011 Dec. 2, 2011 Jan. 13, 2012 Jan. 20, 2012 Community Open Houses About 70 people attended four open houses hosted by LCRA in May and June 2010 to inform the public about the possibility of replacing the Thomas C. Ferguson Power Plant near Marble Falls. Helpful links Thomas C. Ferguson Power Plant LCRA Wholesale Power Services Community Business Opportunities News Releases Notice to Proceed – November 2011 Fuel Tank Removal – April 2011 Project Approval – April 2011 Air Permit - December 2010 Public Input - April 2010 Contacts Community and Public Affairs: Steve Dyer, (512) 940-4132 Business opportunities: Mark Provenzano or Glenda Champagne General Questions: Ask LCRA Media Inquiries: Clara

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

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

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

Copyright 2012. All rights reserved.

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

Design Hazards: 10 ways to increase interest in your house

Roger Hazard, Design Hazards

 

•   e

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.