All Forum Posts by: Cindy L.

Update... just closed on the house that I was talking about - did not end up leveling the house. Sold it with full disclosure of engineer's report to buyer regarding house being unlevel along with elevation measurements. I was a little nervous about it considering buyer was using FHA financing since FHA typically scrutinizes these types of things. It ended up appraising for more than I sold it for. Took a partial hit on the market value, but all worked out very well for both buyer and seller.

How does one go about determining the highest and best use of a particular piece of real estate?   I purchased a 10 acre tract in non-restricted, non-zoned area on a rather popular road connecting two rural cities just 25 minutes from main city (in the Austin metropolitan area).  It has a house and swimming pool on one side of the lot.  It is a rectangular lot with the long side on the major public road and another public road going down the other side of the property, and another public road coming from the other side of the major road.  It has 3phase electric on the property and surrounded by water lines along the 2 roads surrounding the property.  I'm usually just a house flipper, but I realize this lot may have potential for development or other uses and wondering who or what type of people I should consult with before deciding on how to maximize profits on this property.  (RV park, housing development, commercial, renovate as a house on 10 acres? etc..)  Any advice will be appreciated.

How does one go about determining the highest and best use of a particular piece of real estate?   I purchased a 10 acre tract in non-restricted, non-zoned area on a rather popular road connecting two rural cities just 25 minutes from main city (in the Austin metropolitan area).  It has a house and swimming pool on one side of the lot.  It is a rectangular lot with the long side on the major public road and another public road going down the other side of the property, and another public road coming from the other side of the major road.  It has 3phase electric on the property and surrounded by water lines along the 2 roads surrounding the property.  I'm usually just a house flipper, but I realize this lot may have potential for development or other uses and wondering who or what type of people I should consult with before deciding on how to maximize profits on this property.  (RV park, housing development, commercial, renovate as a house on 10 acres? etc..)  Any advice will be appreciated.

Truly fantastic transformation and workmanship!  I can't believe it's the same house.  Thank you for sharing.  Love to learn about success stories and what others are doing.

Thanks for the feedback. I did get an objective engineers report...  says to address the land drainage and land grading and get a plumbing leak test and that foundation would not benefit from any type of foundation repair and is not in distress and is structurally fine.  It's mostly that I need to fix the way the water flows around the foundation.  If this was a higher priced home/neighborhood, then I think I would try to get it level.  But I don't think the risks of ramifications from trying to level it for the sake of one bedroom (out of 5 bedrooms) in corner of the house is worth it for this price range just for aesthetic purposes. And since they aren't responsible for any negative ramifications of leveling the house.  Especially if engineer says it's not necessary.  I was just getting feedback from contractors that made be double think about the entire thing. Back in the day, my first home was unlevel and my husband and I didn't mind it - we were just happy to be able to afford a home since we were just starting out in life years and years ago.  We lived in that house for about 7 years and then rented it out for another 15 years - it was a good house for us and our tenants and then we sold it later with no problems.  

I purchased a house in East Austin close to the airport to fix and resale.  House on slab is not level...  one bedroom in front corner of the house is higher than the rest of the house by about 3.5" to 4".    Independent engineer says that even though the house is not level, the foundation is fine.  All doors and windows open correctly, no cracks in foundation, etc..  just some sheet rock cracks. Engineer does not recommend repair - unless it's just for the sake of leveling the house.  The resale values in this area aren't very high right now.  Contemplating on whether to level the house and fix land grading/drainage issues which may end up costing $20K and doing some cosmetic updates or whether just to leave the house as is and do cosmetic fixes and just disclose to buyer that it is not level.  In that case I would sell the house for about $220,000 being unlevel - which is a discount from $240,000 going market rate.  Has anyone sold a house that is unlevel?  My thought is that if the engineer says it's fine, then there is no real need to level the house, but for the fact that some people might not like the fact that it is uneven.  I have never sold a house that was not level, but thinking about those first time home buyers that might appreciate being able to get into a house for under $240,000 in Austin.  I'm just worried about leveling the house which will require interior piers and exterior piers and other damage that might occur after the house is lifted/leveled...  for instance will the rock veneer fall off? Will the windows and doors no longer open and close?  Will the tile in the shower and tubs fall off, etc...    I want to do the right thing, but not sure what it is since engineer says it doesn't have any foundation problems.  Do other's always level a house before reselling?  Any advice?

Spacious, Updated home in beautiful and most desired Mill Creek neighborhood.  Comps are selling for an average of $135/sq ft which would value this house at $423,900 on average - I'm offering at $339,000 for quick sale.

  Brick house, large bedrooms, spa master bathroom, lots of windows, fireplace, granite countertops in kitchen and bathrooms, hardwood floors, tile floors, and carpet. 2 car garage, stone patio in back yard. Salado creek and park, downtown Salado (art galleries, shops, and dining) and Mill Creek golf course are all within walking distance of house. House is move-in ready. Contact me for more information, pictures, etc...