The Adventure Starts HereJeff & Robert
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A New ChapterTogether
Two of you starting something. Two of us who work these blocks every day and have walked couples through this exact stretch of road.
Jeff & Robert
Jeff
RobertThat was easy in the way conversations only are when everybody actually wants to be there. You two are our kind of people, and we are glad this turned into more than a hello at a party.
The Chicago thing sealed it. All four of us have lived there at some point, and you have also done San Francisco and Houston, which means you know what a city feels like when it works and when it does not. That is rarer than it sounds. Most people compare Austin to an idea. You are comparing it to places you have actually lived, and you still chose here. There are also a couple of Chicago bars we apparently have in common, which will go no further than this page.
What came through more than anything is that community matters to you, that where you live should feel like somewhere you belong, not just somewhere you sleep. Jeff's Mexican family is close in exactly that way, and Robert brings the Polish side of the equation. That is a different search than one driven by square footage, and it happens to be the part of this job we care most about.
Travel is the other thing we have in common. All four of us would rather spend money on going somewhere than on almost anything else, so expect recommendations you did not ask for.
Then the birthdays. Jeff on March 13, Robert on July 13, Timothy on August 13, three of you on the same day of three different months, which is either meaningless or the whole thing, and we know which side Timothy is on. He is a Leo, and a Leo birthday is not a day, it is a season. Consider yourselves warned. Adam comes in on December 3 and holds no such expectations.
Robert, the Polish side of your family takes this further than any of us. Your mother born on July 24 but officially July 25, your father born in November with a January birthday on paper, two dates each, and everybody just knows which is which. We are delighted by this and will be asking more questions about it.
The rest sorted itself into pairs. You both cook, which puts you firmly on Timothy's side of the table, Adam will be handling the eating. Jeff and Adam turned out to be the wine people, so there is vino in our near future and, if you are interested, a wine club we would happily get you into. Kitchen and cellar, covered between the four of us.
Seven Steps, In This Order
Nothing here commits you to buying anything this year. It just means that when the right house turns up, you are ready and we are not scrambling.
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✓ DoneFind a trusted partner
Already handled, you found us. The only thing left here is the paperwork: the buyer representation agreement is the Texas REALTORS® form that makes it official and puts loyalty, confidentiality, and how we get paid in writing. It protects you more than it protects us. Here is what you actually get.
- Assess budget and finances
A pre-approval is essential in this market, and a local lender knows Austin's quirks. The real question for you two is whether the Oak Hill condo needs to sell first or whether leasing it works. Everything downstream depends on that answer.
You should absolutely shop your rate when you get closer. We just think Tyler Haas is the right first conversation.
- Frame your search
Must-haves, should-haves, nice-to-haves. Keep must-haves to three or four, filter too hard and you will miss a great place. Your profile is the first pass at this, and the should-haves usually surface once you start reacting to real houses.
- Search, search, search
Tell us what you hate. Honestly and immediately, you are not hurting our feelings, you are saving all three of us weekends. Rule out four houses over one thing and we have just found a should-have you did not know you had.
- Write an offer
Far more than price. Earnest money, the option period and fee, financing terms, concessions, title costs, survey, and what conveys with the house are all negotiable. In this market several of them are where the money actually is.
- The closing process
Option period, inspection, appraisal, underwriting, title, insurance, funding. Thirty to forty-five days when financed. You will get a lot of email and response time matters, Rachel keeps all of it on the rails.
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Closing day
Final walk-through the day before, then a great deal of signing. Once it funds, you get the keys. Then we celebrate properly, that part is not optional.
- And then we do not go away
This is the part most agents skip. We remember birthdays, all three of the 13ths, and Timothy will expect reciprocity in August. We mark the anniversary of the day you got the keys.
We send you a read on what the house is worth once a year, whether or not you asked. We tell you when a refinance is worth the paperwork. We know a plumber, an electrician, a foundation guy, and someone who can fix the pool pump on a Sunday.
And when the day comes that this house is not the right house, whether you upgrade, downsize, buy a second one, or work moves you, we are still here. The transaction ends. The relationship is the point.
Our Full Buyer's Guide
Every step above in detail, what earnest money and option fees actually run, what an inspection and appraisal cost, how the option period protects you, and what happens between contract and keys. Worth twenty minutes before you write an offer.
Read the Buyer's Guide →On the early tours we are not trying to sell you anything. We are watching what makes your eyes light up, because that tells us more than the list does. Specifically: how you react to mature trees, what you actually do when you walk out to the pool, and how much the light in a house changes your mood. You told us bright light matters but is not critical. We suspect it matters more than you think, and a few houses will settle that.
We will show you some places that are deliberately not perfect matches, a house with the trees but no pool, a pool house on a duller block. Your reaction to the wrong houses is how we find the right one.
What We Heard
Everything from our first conversation, written down. Consider it a draft.
Nobody describes their future house accurately on the first try. It changes as you walk through kitchens, react to blocks, and see what the budget actually buys. So this gets rewritten after every conversation, every batch of listings we send, and every tour, and the version six weeks from now will look different from this one. That is the process working, not a sign we got it wrong.
Your buyer profile, must-haves, dealbreakers, budget, neighborhoods, and where you two do not yet agree. Tell us what we got wrong.
The Pool Question
You told us a pool is non-negotiable, so here is what we tell every client who says that, the good and the annoying. None of this is meant to talk you out of it. It is meant to make sure the pool you end up with is one you actually enjoy.
Austin Is the Right City For It
An eight to nine month swim season and 40 to 60 days over 100°F. A pool here gets used. In most of the country it sits covered two thirds of the year.
It Holds Value Here
Redfin's metro analysis ranks Austin near the top nationally for what a pool adds, roughly $52,000 to a typical home. That is unusual; in much of the country a pool adds little or nothing.
Buying Beats Building
Installing one in Austin runs about $76,000 on average, and you recover maybe 30 to 60% of that. Buying a house that already has one is the better side of that math.
It Is Not Cheap to Run
Weekly service in Austin runs $240 to $400 a month, roughly 55 to 70% above the national average, because of the heat, the limestone water, and a tight labor market.
Things Break
Budget $1,200 to $3,000 a year before major repairs. A pump replacement is $1,500 to $2,500 and can exceed a full year of service in one afternoon.
It Narrows the Search
This is the real cost. A pool plus four bedrooms plus a two-car garage rules out most of the walkable inner-East housing stock. Worth knowing before we start touring.
Two things worth knowing given you both work from home. Saltwater systems run $70 to $100 a year in chemicals against $300 to $800 for traditional chlorine, so the equipment already installed matters. And a variable-speed pump versus a single-speed one is a meaningful difference on your electric bill, we check both on every pool house we walk.
Given how much you will both be traveling next year, the DIY option is effectively off the table. A pool left unattended in an Austin August turns green fast, and a green-pool recovery runs $200 to $500 on top of whatever caused it. Weekly service is the plan, and we will factor that monthly number into what you can carry.
On the legal side: Austin has adopted the International Swimming Pool and Spa Code, so a compliant barrier is at least 48 inches high measured from outside, with no more than a 4 inch gap at the bottom and a self-closing, self-latching gate. If a house we tour has a pool with a non-compliant fence, that is a negotiating item, not a dealbreaker. Your insurer will also want to know, pools are treated as an attractive nuisance and affect liability coverage.
Austin figures compiled July 2026 from local pool service pricing, Redfin metro value analysis, and the City of Austin adopted pool and spa code. We will get you exact numbers on any specific house before you commit.
Where we land: a pool in Austin is one of the few amenities that is genuinely worth what it costs, provided you buy one that already exists and you go in knowing the annual number. What we will push on is not whether you get a pool, it is making sure the pool does not cost you the neighborhood. If we find the right house without one, we will say so, and then it is your call.
Buying Together Is the Fun Part
Renting is a series of compromises somebody else already made for you. Buying means the layout, the light, the street, and the neighborhood are all yours to decide on as a couple.
You Get to Choose
Which one of you gets the good closet. Where coffee happens on Sunday. The address your friends learn by heart.
Payments Start Working
Rent buys you a month. A mortgage buys you a month plus equity, and a stake in one of the country's most resilient long-term markets.
You Pick Your Saturday
Where you buy shapes your life more than what you buy. The taco place, the trail, the porch you end up on.
The Market Has Room
East Austin has shifted, and 78702 more than most. Our May report put the zip at 8.18 months of inventory, a buyer's market by any definition, with sellers accepting around 3.7% under asking. Read the 78702 report →
Two Lists, One House
Couples rarely want identical things. Finding the place that satisfies both lists is a specific skill, and it is one of ours.
It Becomes the Backdrop
Holidays, guests, the dog, the projects you swear you will finish. First homes are where a couple's shorthand gets built.
We track 78702 daily because we live in it. The short version from our most recent report: the neighborhood you two are drawn to has moved decisively in a buyer's favor, and the pressure that defined it through the boom years has lifted.
The counterintuitive part: well-priced homes are actually selling faster than a year ago, a median of 56.5 days. The inventory piling up is mostly the overpriced end of it. So there is room to negotiate, but the genuinely good house still moves, which is why we would rather have you ready than browsing.
Read the full 78702 market report →
78702 figures from our May 2026 market report, trailing twelve months. We update it as the data moves.
What You Actually Get
We Negotiate for a Living
Clients regularly close under asking with credits in hand. Price is one lever. Most of the money is in the others, and right now the line sellers will actually entertain has moved.
East Austin Is Home Field
Not one neighborhood, nine submarkets with different prices, school zones, and rhythms. We live here.
You Always Know Where We Are
The most common word in our reviews is communication. No disappearing between showings. No dumb questions.
We Will Tell You to Walk
We have talked clients out of houses and out of timing. A commission is one transaction; the relationship is the point.
Old Houses Don't Scare Us
Foundations, cast iron, mold. Not reasons to walk, leverage, when you know what to look for and how to price it.
Compass Behind Us
National tools, off-market inventory, and real marketing, delivered by a two-person team that answers the phone.
For years the rule in Austin was simple: come in more than about 10% under list and a seller would not even counter. That line has moved. Inventory is up, sellers are cutting, and the offer that would have been dismissed three years ago now gets a serious response, from the right seller.
The catch is that elevated inventory does not mean every seller is flexible. Plenty locked in pandemic-era rates and can comfortably wait you out. The work is telling those two sellers apart, and that is the difference between a house you overpay for and one you steal.
Read our full breakdown of where the threshold sits now →
Austin metro figures as of early July 2026. Motivated Seller Index is a Parcl Labs measure of how aggressively sellers are cutting price.
Everything We Give Our Buyers, In One Place
The whole process, start to finish. What happens at each stage, how financing works, what inspections turn up, and the questions worth asking before you write an offer. Read it at your own pace. No form, no gate.
Open the Buyer Resource Center →Two of You. Two of Us.
Most couples hire one agent. You would be hiring both of us at no additional cost, and we never compete for deals. No splitting the client list, no handoffs. We work every transaction together.
Lives and works East Austin block by block. He is the one showing you the house at 8am on a Tuesday, catching what the listing photos hid, and knowing which street floods and which one does not.
Three decades of executive and board-level negotiation pointed at your contract. Structure, leverage, risk, and the terms most buyers never think to ask for.
What it adds up to: you never hear "let me get back to you next week." Someone who knows your file is always reachable.
Couples Who Were Where You Are
They helped my husband and me find a home we love in the perfect neighborhood, and navigated our differing priorities so well that we both ended up with exactly what we wanted.
Libby F.As first-time homebuyers, they walked us through every step and reassured us along the way. Very knowledgeable about the area and always had our best interests in mind.
Quyen DoanBuying a home can be overwhelming, but who can you trust with such a big decision? Adam and Timothy. They made all the big, scary steps manageable.
Kate PetersonEast Austin
Our home. Ten minutes from downtown, UT, or the airport, and the only part of Austin where a couple can genuinely skip the second car. The best food and bar scene in the city is not a destination you drive to here. It becomes your neighborhood.
Read our full East Austin guide →
It's Not One Neighborhood
Each has its own price point, housing stock, and pace. Read the ones that sound like you, then tell us which felt right.
Preserved bungalows, the densest run of restaurants and bars in the city, Festival Beach at the end of the block. Priciest of the nine.
Nightlife Corridor East 6th & RaineyWhere East Austin meets downtown. The bar strip, Suerte and Canje, and the Rainey towers. Walk downtown from most addresses.
Breweries & Makers GovalleTree-lined streets, newer construction, one of Austin's densest brewery clusters. Your dollar goes noticeably further here.
Master-Planned MuellerNew construction on the old airport site. Walkable town center, parks, the Thinkery, and no old-house surprises.
Historic & Cultural MLK & ChestnutThe Huston-Tillotson corridor and the Rogers-Washington-Holy Cross district. Culturally significant blocks, minutes from UT.
Quiet Residential McKinley HeightsA calm pocket of mid-century and craftsman homes with new infill. Strong Kealing and McCallum draw.
Mid-Century Lots Windsor ParkRanch homes on bigger lots, Bartholomew Park, real community identity, and more accessible pricing.
Redeveloping East RiversideThe south shore of Lady Bird Lake, anchored by Oracle. Condos, apartments, and houses in a submarket changing yearly.
Deep History MontopolisA Republic of Texas townsite and freedmen's community. Preserved historic fabric, rapid change, lower entry point.
Dinner
- Suerte, modern Mexican worth the national press.
- Nixta Taqueria, best tacos in Austin, we will die on this hill.
- Justine's, French, bungalow, light-strung patio. Date night.
- La Barbecue, brisket and beef ribs.
A Drink
- Nickel City, our dive. Great drinks, great service.
- White Horse, honky-tonk, two-stepping, best crowd in town.
- Hotel Vegas, live music and a shared back patio.
- La Holly, margaritas on a dog-friendly patio.
Weekends
- Butler Trail, the ten-mile loop around Lady Bird Lake.
- MLK Park & Boggy Creek, big, beautiful, quiet.
- East Austin Studio Tour, the weekend the studios open up.
- Plaza Saltillo, Red Line station and the plaza on East 5th.
East Austin. We Think You're Right
If you want to walk to dinner, skip the second car, and be ten minutes from everything, this is not a compromise version of that idea. It is the best version available in this city. Here is the honest other side.
You Pay for Walkability
Inner-East blocks command the premium precisely because of what you two want. Govalle and Windsor Park stretch the budget while keeping most of the access.
Nightlife Cuts Both Ways
Some blocks near East 6th are genuinely loud on a Saturday. One street over is a different life. We flag that before you write an offer, not after.
The Houses Are Old
Bungalows come with foundations, cast iron, and sometimes mold. Not a reason to walk, a reason to negotiate.
Construction Is Coming
I-35 Capital Express will reshape the western edge over years, and the Rainey pipeline keeps building. Worth knowing which blocks it touches.
For the block-level version of this, read how Govalle, Holly and East Cesar Chavez, Swede Hill, and the northern streets compare on quiet, walkability, and commute. It is in our guide to the best pockets in 78702. It is the closest thing to riding along with us for an afternoon.
Our honest recommendation: before you fall for a house, let us walk you through two or three of these on a Friday night and a Sunday morning. Same blocks, completely different information. Best hour a buyer can spend here, and it costs you nothing.
Let's Talk About What You Two Want
No obligation, no hard sell, and no assumption that you are buying this year. Just a conversation about what home looks like for the both of you.
Jeff & Robert · Buyer Profile
Updated July 25, 2026Everything we have picked up so far. We keep this current so nothing gets lost between conversations.
Must Haves
Two-car garage with EV charging, or room to add it. Four bedrooms, primary, two real offices, and a spare for guests. Two to three bathrooms, with double sinks and a good shower in the primary, a tub is not required, so a well-done walk-in shower beats a garden tub every time. A pool. Modern and move-in ready. And no shared walls, detached, with your own space on all sides. That rules out townhomes and duplexes alongside condos.
Flexible On
Walking to restaurants, a bonus, not a requirement. You corrected us on this and it widens the search usefully. Natural light, bright matters but is not critical; we are treating it as a strong preference until a few showings tell us otherwise. Room sizes, bedrooms do not need to be generous as long as two function as offices. One story or two makes no real difference to either of you. Total square footage is open; you are at 1,801 now and expecting to go up. Wall color, paint is the cheapest fix in the house and neither of you is precious about it.
The Kitchen
You both cook, so this carries more weight than it would for most buyers, room for two people to work at once, not a galley. Robert leans open concept, with the kitchen connected to where everyone ends up. Combined with the no-dark-cabinets rule, this is probably the single most decisive room in the house.
Dealbreakers
No condos, no apartments. You have done that and you are done with it. No projects either, you are willing to hire the work out, but you both work from home and do not want to live inside a renovation. Cosmetic updates are fine; a house needing real work is not.
Dark, brown, and beige interiors. Paint is easy and you know it. Cabinetry is not, if heavy dark cabinets are setting the tone for the whole house, that is close to a hard no.
Neighborhoods In Play
East Austin broadly, with Chestnut landing well. What actually drives it: highway access, getting to the airport, and being near good food, the east side puts you close to it without needing to be on top of it. Your social map runs through downtown as the meeting point and West Lake where a lot of your friends are, so we are weighing how easily you reach both. You both work in tech but do not want to live in it, you want a block with a mix of people, not a tech monoculture. The live trade-off is garage and space versus modern finishes; no pocket gives you everything, so part of what the early tours settle is which one bends.
Areas Discussed
Windsor Park, space, garage, and budget all work here. Modern is the open question; the stock leans mid-century. McKinley Heights and Cherrywood, our own backyard, and blocks we would happily put you on, but a two-car garage is rare in either. North Loop, did not land, which surprised us. Hyde Park, you liked it, but pricing is likely out of range. Springdale and Manor, you have someone close by, and safety came up as a concern.
Where You Two Differ
Robert wants greenery, trees, and some elevation, that came through strongly. Jeff was deliberate about saying it is not a dealbreaker for him. Noted, and not a problem: this is the kind of thing we are good at solving rather than splitting.
Budget & Financing
$600,000 to $800,000 max. Open question is whether the Oak Hill condo needs to sell to fund the purchase, that answer shapes everything else, so a lender conversation comes first. We think Tyler is the right fit for you two, and we will make that introduction quickly.
Your Current Place
7500 Shadowridge Run #48, Oak Hill, 78749. Three bed, three bath, 1,801 square feet. You bought it April 2022 for $555,000 against a $485,000 list price, ACTRIS #5546707.
That timing cuts both ways. The rate you locked should make holding it cheap, and a rent estimate near $2,700 a month makes leasing worth modelling. But you paid a pandemic-era premium over list, and today's 78749 values may not clear that number, so selling could mean pricing below what you paid.
78749 right now: median sale price $595,000 over the last three months, down 0.86% year over year, at $295 per square foot, up 3.0% year over year. On your 1,801 square feet that per-foot figure implies roughly $530,000, which is a rough blend of houses and condos rather than a valuation of your unit.
The automated models cannot agree on it, which tells you something in itself:
A $150,000 spread between the high and low estimate means no algorithm has a reliable read on this unit, normal for attached homes in a small complex. The average lands about $46,000 under what you paid, and only one model comes in above it.
This is the first thing to resolve. We will pull actual comps for your complex and run both scenarios with you and Tyler before you commit either way.
Community
This came through clearly. You want to land somewhere you feel part of a neighborhood rather than just resident in one. It reinforces the walkability point, and it means the block matters as much as the house. We will factor that into every place we show you.
Time Away
Travel picks up substantially starting next year, Jeff's new role puts him on the road a lot, and Robert is in Thailand in October. The house needs to be something you can lock and leave: secure when empty, and not dependent on either of you being here to keep it running. Your Austin friends can cover the occasional check-in, but that is a favor, not a plan. That pushes a real security system and remote climate control up the list, being able to see the house and manage the thermostat from another time zone matters more here than it would for most buyers. Proximity to the airport moves up the list for the same reason, it gets more valuable every month next year.
Pets & Family
No pets and no immediate plans for any. Kids are a possibility down the road but not on the near horizon. So school zones are not a filter today, though we will still tell you where they are strong, because it shows up at resale. The fourth bedroom stays flexible.
Timeline
No fixed date yet. Knowing whether this is a three-month or a two-year plan changes how we run the search.
Where this goes next: the financing answer sets the range, the first few tours settle which must-haves are real, and this page gets rewritten as we learn. If something below is wrong, it probably is, tell us and we will fix it.
This profile contains your personal and financial details and our confidential analysis. It is for the two of you and our team only, please do not forward or screenshot it.
How Close Did We Get?
Be honest. A profile that is politely wrong is worse than no profile, it means we spend weeks sending you houses you do not want.
Goes straight to the team. We will update the profile and tell you what changed.
Thank You. That Helps More Than You Think
We will work your notes into the profile and come back to you with what we changed. Keep sending these as things shift; the profile is meant to move.
78702 · East Austin
MSI 6.30 · MotivatedSeller motivation in your zip runs 1.1 points hotter than the national average. One band below fire selling. In plain terms: sellers here are cutting harder than sellers elsewhere.
What we take from this: nearly half of 78702 sellers have already cut, the typical cutter comes down 6%, and one in twelve is asking less than they paid. That is a market where a well-researched offer gets taken seriously, but it is uneven. The seller sitting on a 3% mortgage is not in that group, and knowing which is which is the whole job.
Source: Parcl Labs, 78702 all listings, July 2026. Snapshot figures move daily; supply and demand skew as of June 2026. Our fuller write-up lives in the 78702 market report.
Ask Us Anything
Questions about a neighborhood, a house, the process, or the numbers, send it over and we will come back to you.
Goes straight to info@adamtimothy.com. We usually come back the same day.
Got It, Talk Soon
Your message is on its way to the team. We will come back to you at the email you gave us, usually the same day.
In a hurry? Call Timothy at 773-556-5018 or Adam at 646-265-8324.
Neighborhood Guides
