We Moved to RA

We are excited to share that we made the move to Realty Austin, the #1 independent real estate brokerage in Central Texas!

We are deeply committed to providing the highest quality service to our clients and Realty Austin shares our passion for excellence. They offer an exceptional marketing platform that will enable us to do an even better job of supporting our clients’ needs. As a technology leader, Realty Austin is a powerhouse in residential real estate. If you ever have any questions, or would just like to catch up about what the real estate market is doing, we are always available to help.

Here’s how Realty Austin elevates the experience and partners with us to position our clients for success in the years to come.

EASY-TO-USE TECHNOLOGY

RealtyAustin.com is the most widely used home search website in Austin. Our mobile-friendly, map-centric website is designed to help you and your co-buyer see the latest listings. You will be able to save properties, compare commute times, and set up email alerts based on your search criteria.

COMMUNITY OF EXPERTS

Voted #1 Best Place to Work, we’re constantly collaborating with 570+ of the top agents in the area. Let’s meet at one of our bright and inspiring offices so we can help you with all of your real estate needs!

WE’RE FOR HERE

Giving back is the cornerstone of our culture that stems directly from our mission to support those who need safe, affordable housing. Since 2010, Realty Austin agents have volunteered over 25,000 hours and donated over $1.9M of their commissions to support affordable housing pioneers.

WE’RE LOCAL, WE’RE GLOBAL

When life takes you in a new direction, we have connections with brokerages around the globe through Leading Real Estate Companies of the World®. Plus, we can market the world’s most remarkable homes on LuxuryPortfolio.com through Luxury Portfolio International®.

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Call, text, or email us to create a custom search using Compass proprietary tools that allow you to directly interact with us. Or use this button to open an easy individual search on our greateraustinhomes4sale.com site.

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Why Home Inspections Matter in Texas: What to Expect, Negotiate, and Accept

Market Perspectives Blog Post

Why Home Inspections Matter in Texas: What to Expect, Negotiate, and Accept

When you’re under contract on a home, one of the most critical steps in the process is the home inspection. It’s your opportunity to understand the true condition of the property before closing—and it can be the difference between a confident purchase and an expensive regret.

Why an Inspection Matters

A general home inspection helps uncover issues that may not be obvious during a showing. While it doesn’t guarantee a perfect home (no inspection does), it provides a professional assessment of the home’s structure, systems, and safety. This empowers you as a buyer to move forward with eyes wide open and, if needed, request repairs or credits.

While buyers are free to use any inspector they choose, we typically recommend inspectors who are both thorough and realistic—those who understand the real estate process and can distinguish between serious concerns and typical aging in a home. A great inspector knows what’s important to you as the buyer, even if those concerns may not necessarily warrant a credit or repair.

What’s Commonly Found During an Inspection

Roof issues (missing shingles, wear, or age concerns)
Foundation cracks or movement
Outdated electrical systems or panels
Plumbing leaks or water heater concerns
HVAC age or poor maintenance
Drainage or grading issues
Appliance performance and installation
Window seals and door function
Attic ventilation and insulation

Some of these are more negotiable than others—and that’s where context matters.

What You Might Be Able to Negotiate

When an inspection reveals material problems that affect the safety or function of the home, you may be able to negotiate for:

Replacement of major systems near end of life (like HVAC or water heater)
Repairs for active leaks, drainage problems, or pest infestations
Safety issues such as exposed wiring or gas leaks
Clear signs of structural issues or improper work
Problems not disclosed in the seller’s disclosure notice

For example, if an older home still has aluminum wiring, which is widely considered a safety hazard, and that was not disclosed in the seller’s notice, it’s much more likely to be a valid concern you can raise.

What’s Typically Not Considered Negotiable

Just because something matters to a buyer doesn’t mean it will trigger a repair or credit. Here are some common examples:

Cosmetic issues (paint, flooring wear, aging finishes)
Minor code changes that occurred after the home was built
Electrical codes, for example, change often—sometimes annually. Just because a home no longer meets the newest standard doesn’t mean it’s unsafe or requires a seller to upgrade. Most sellers won’t retrofit systems that were compliant when installed.

Disclosed items in the seller’s disclosure

If the seller told you the roof was patched, the HVAC was original, or the fence leans a little—and you made an offer anyway—those items are considered factored into the price.

Visible issues you could see during the showing

Peeling exterior paint, a sloped driveway, or aging kitchen countertops are not surprises. Offers are expected to reflect the home’s visible condition.

The Seller’s Disclosure Is Key

One important document often overlooked is the Seller’s Disclosure Notice. This is where the seller legally shares known issues with the home—from past flooding to appliance history to foundation repairs. If your inspection report simply reiterates something already disclosed, it’s unlikely the seller will consider that a reason to renegotiate. Transparency is the goal—and if you see something in the disclosure that concerns you, it’s best to adjust your offer accordingly, not expect to negotiate it later.

We always tell our buyers to write their offer with the home’s age and condition in mind. If it’s a 25-year-old house with dated finishes and an original roof, you should expect there to be issues found during the inspection. A thoughtful offer accounts for what’s visible, disclosed or realistic. An inspection isn’t about getting a perfect home—it’s about being prepared and making informed decisions.

For more insights into every step of the buying process, visit our
👉 Buyer Resource Center

At Adam Timothy Group, we prioritize unwavering support for our clients. We don’t just facilitate transactions—we take the time to understand your story, your priorities, and your long-term goals. By walking alongside you every step of the way, we help ensure that your next home isn’t just a smart investment, but the right move for your life.

Let us know how we can help you make the most informed—and confident—decision possible.

Market Perspectives Blog Post

Easements in Texas: What Every Homeowner Should Know Before Buying

If you’ve ever looked at a home survey and seen labels like “utility easement” or “sewer easement,” you may have wondered: what do these actually mean—and why should I care? In Texas, easements give the city or utility providers the legal right to access parts of your property for specific uses, even though you still own the land.

Understanding where easements are and what they permit is essential—because while they might not impact your daily life today, they can suddenly matter a lot when you’re planning to build, landscape, or even just replace a fence.

When we first moved to our current home a few years ago, we hired someone to install a fence in our front yard. He took one look at the layout and warned us not to build too close to the street—even though it looked like we had the space. Sure enough, not long after that, the city came through and installed a sidewalk that would have required us to move the fence back by five feet had we placed it where we originally planned. That’s the kind of surprise an easement is designed to prevent—but only if you know it’s there and respect it.

What Is an Easement?

An easement gives someone the legal right to access or use part of your property for a specific purpose, even though you still own the land. These rights are recorded in public records, often noted on a survey or title report. Whether you’re buying, selling, or planning a renovation, it’s important to understand what easements exist and how they could impact use of the property.

Common easements in Texas include:

1. Sewer Easements (Wastewater Easements)

A Texas survey with a sewer easement shown typically indicates the presence of a legal right granted to a utility company or entity to access a specific portion of your property for the purpose of installing, maintaining, or repairing a sewer line. These allow the city access to sewer lines running underneath your property—typically along the back or side. They matter because:

You can’t build permanent structures (like a pool, casita, or deck) over them.
The city can dig up landscaping, driveways, or fences to repair lines—with no obligation to restore custom finishes.
Access can be required with little notice in case of leaks or line failures.

2. Sidewalk & Right-of-Way Easements

These are often along the front of your property and allow for public sidewalks or future street expansions.

The city can add a sidewalk or widen the curb, even if it appears to be part of your yard.
Fences, trees, or even signs in this area can be subject to removal.

This was exactly what saved us—knowing about the sidewalk easement saved us time, money, and the hassle of rebuilding a fence.

3. Utility Easements (Electric, Gas, Water, Cable)

These typically run along lot lines and allow utility companies to maintain or upgrade service lines.

You shouldn’t build sheds, pour concrete, or plant large trees in these zones.
If underground lines need servicing, the city or utility company can dig through anything in the way.

4. Drainage Easements

Drainage easements ensure water flows properly through or around your property, especially during storms.

Blocking or altering this space can cause flooding—and legal issues.
Even simple grading changes, fencing, or landscaping can be problematic if they affect flow.

5. Ingress/Egress Easements

These grant others the right to cross your property—common with shared driveways or back-lot access.

While not always visible, they must remain open and unobstructed.
They can affect privacy and future plans, especially if you’re considering subdividing or adding gates.

Reading the Survey

Your survey is your easement map. It shows:

Where easements run
How wide they are
What kind of access is allowed

While real estate professionals can help you spot them, it’s up to you as the buyer or seller to review and understand the implications. If you’re unsure, speak with a surveyor or land use attorney before finalizing your purchase or breaking ground on a project.

Every type of easement—whether it’s sewer, sidewalk, utility, or drainage—can have a real impact on how you use your property. These aren’t just lines on a survey; they represent legal rights that others have over your land. Understanding them up front can help you avoid expensive surprises down the road, from blocked building plans to emergency city access.

At Adam Timothy Group, we’ve seen firsthand how easements can affect both everyday homeowners and experienced investors. That’s why we always encourage our clients to take surveys seriously, ask the right questions, and lean into the details before making a big decision.

If you’re thinking about buying, selling, or building in Austin or anywhere in Texas, we’re here to help you navigate the process with confidence—easements and all.

Market Perspectives Blog Post

Understanding the Required Compliance Forms for Homebuyers in Austin

At Adam Timothy Group, we believe that transparency and education are key parts of the homebuying process. If you’re buying a home in Austin—or anywhere in Texas—there are several standard compliance forms we provide to make sure you’re informed and protected throughout the process. Here’s a brief explanation of each one you’ll come across as a buyer:

1. Information About Brokerage Services
These forms explain the types of working relationships available in Texas real estate transactions. By law, we must provide this form at the first substantive conversation. It outlines how Adam and Timothy, as licensed agents, may represent buyers, sellers, or both, and clarifies your rights when working with a broker.

3. TXR 1501 – Residential Buyer/Tenant Representation Agreement
This agreement officially establishes our working relationship with you as your real estate representatives. It outlines the responsibilities we have to you, the scope of services provided, how we get paid, and how long the agreement lasts. It’s an important document that ensures we’re on the same team, working toward your goals.

4. TXR 1506 – General Information and Notice to Buyers and Sellers
Think of this as a helpful primer. It covers common real estate terms, explains the process of buying and selling in Texas, and includes practical advice about inspections, surveys, property condition, and more. It’s not legally binding but helps you navigate the process with more clarity.

5. TXR 1928 – For Your Protection: Get a Home Inspection
This form emphasizes the importance of getting a professional home inspection before you close on a home. It reminds you that as the buyer, you are responsible for assessing the home’s condition—and that inspections are one of the best ways to protect yourself from costly surprises.

6. TXR 2511 – Protect Your Family From Lead In Your Home
Federal law requires this disclosure for homes built before 1978, as they may contain lead-based paint. This form includes a helpful EPA pamphlet and explains the risks of lead exposure. Even if you’re not buying an older home, it’s good to understand the rules and risks.

7. TXR 2517 – Wire Fraud Warning (Buyer)
This form warns about the increasing threat of wire fraud in real estate transactions. It educates you on how to protect your money—especially during closing—by verifying wiring instructions through trusted communication channels.

These forms may seem like a lot at first, but each one serves to inform and protect you at different points in the process. We walk through all of them together, making sure you understand what you’re signing and why it matters.

If you have questions about any of these forms—or want to start your search with a team who puts transparency first—we’re always here to help.

Market Perspectives Blog Post

Essential Lease Prohibitions Every Texas Landlord Should Know

The Texas Association of Realtors (TAR) Standard Lease includes specific prohibitions that help protect both the tenant and landlord while ensuring the property is maintained properly and legally. These clauses are commonly found in most residential leases across Texas, and they are particularly important for ensuring that tenants use the property responsibly.

Here are the key prohibitions typically found in a standard TAR lease:

Spa, Hot Tub, Above-ground Pools, Trampolines: Tenants are prohibited from installing these items unless explicitly authorized by the lease. These items can present safety hazards, raise insurance premiums, or cause damage to the property.
Items Affecting Insurance: Anything that might suspend, cancel, or increase the cost of the landlord’s insurance coverage is also prohibited.

Nuisance, Offensive, or Dangerous Activities: Tenants are not allowed to engage in activities that are considered a nuisance, noisy, dangerous, or offensive to the landlord or other tenants in the community.
Vehicle Repair: The lease prohibits the repair of any vehicles on the property. This includes major mechanical work, which could potentially damage the property or create unsightly conditions.
Business Operations: Tenants may not use the property to run any type of business, including but not limited to child care, without prior written consent from the landlord.
Violation of Zoning, HOA Rules, or Restrictive Covenants: Any activity that violates local zoning laws, homeowners’ association (HOA) rules, or any restrictive covenants associated with the property is prohibited.
Illegal Activities: The lease explicitly prohibits any illegal activity, including the planting, growing, consuming, or distributing cannabis or other controlled substances.
Obstruction or Interference: Tenants must not engage in activities that interfere with the rights of others or obstruct access to or from the property.

Prohibition on Short-Term Rentals: The lease includes a prohibition on listing or renting the property on short-term rental platforms like Airbnb, VRBO, and others. This helps the landlord maintain control over who is occupying the property and prevents frequent turnover or disruption in the neighborhood.

Why These Prohibitions Matter

Insurance: Some of the listed items and activities could increase the landlord’s insurance premiums or violate insurance policies, which is why these prohibitions are in place.
Safety and Liability: Items like trampolines, hot tubs, or above-ground pools pose potential risks of injury, which could lead to legal liabilities for the landlord.
Neighborhood Impact: The rules about nuisance activities, vehicle repairs, and business operations are in place to maintain peace and order in the community, ensuring that no tenant’s actions disturb the quality of life for others.
Legal Compliance: Prohibiting illegal activities and violations of zoning laws or HOA rules helps tenants stay compliant with local regulations, avoiding potential fines or penalties.

By adhering to the prohibitions in a standard Texas lease, both tenants and landlords can ensure a smooth, mutually beneficial rental experience. Tenants should be familiar with these terms to avoid inadvertently violating the lease and facing penalties. If there’s ever any uncertainty about what’s allowed, it’s best to consult the landlord or a legal advisor.

At Adam Timothy Group, we understand the complexities and responsibilities that come with being a landlord. If you ever need assistance navigating your lease agreements, understanding the prohibitions, or managing your rental properties, we are here to help. Whether you are a new landlord or have years of experience, our team offers expert guidance tailored to your needs.

Be sure to explore our Landlord Resource Center for additional articles and insights to help you make informed decisions and manage your rental properties with confidence. Visit our Landlord Resource Center for more resources.

If you have any questions or need personalized advice, don’t hesitate to reach out to us. At Adam Timothy Group, we prioritize building strong, lasting relationships with our clients, and we’re here to support you every step of the way.

Market Perspectives Blog Post

Why Pricing Your Home Right the First Time Maximizes Value and Minimizes Stress

Pricing a property correctly from the start is one of the most critical factors in achieving a successful sale. It’s a topic that can sometimes be met with resistance from sellers, but the reality is this: there is no real benefit to overpricing a home just to “leave room to negotiate.” In fact, doing so can end up costing you more in the long run.

Examples of overpriced homes abound. At Adam Timothy Group, we’ve held open houses for at least two homes that were clearly priced about 15% higher than where they should have been. In one case, the home ended up selling for a much steeper discount than necessary, as buyers saw how long it had sat on the market and began questioning its value. The second home eventually sold at nearly 15% below its original asking price, exactly where we thought it would. But by the time it reached that number, it had likely lost momentum, and the seller had to endure a longer, more stressful selling process.

The question often arises: was the agent trying to convince the seller to lower the price, only to face resistance? Or did the agent genuinely believe they could achieve the higher asking price? While the answer might vary, the outcome is always the same—an overpriced home often takes longer to sell and risks netting less than it could have if it had been priced appropriately from the start.

Conversely, we’ve seen how competitive pricing leads to success. Two homes we sold around the same time serve as great examples. Both were listed competitively, generating loads of interest and going under contract in less than the market’s average days on market. Each sold at asking price or slightly higher, thanks to the initial momentum created by the right pricing strategy.

Sellers need to understand that pricing a home correctly is the single greatest way to achieve the highest possible value in the shortest amount of time. Here’s why:

Buyers Are Savvy: In today’s digital age, buyers have access to a wealth of information about comparable homes and market trends. If a property is overpriced, they’ll likely skip over it in favor of more reasonably priced options.
First Impressions Matter: A property gets the most attention in its first few weeks on the market. If the price is too high, you risk missing out on serious buyers who are actively looking.
Stale Listings Lose Appeal: When a home sits on the market for too long, buyers start to wonder what’s wrong with it. Even if you reduce the price later, the stigma of a lingering listing can be hard to shake.
Negotiation Power: Pricing competitively often leads to multiple offers, which can drive the price up. Conversely, an overpriced home invites lowball offers and can leave sellers with less leverage.

We understand that letting go of preconceived notions about a home’s value can be tough. Emotions and personal attachment often play a role in setting expectations. But it’s important to trust the data, the expertise of your agent, and the market itself. By pricing your home right, you position it to attract serious buyers, generate interest, and ultimately sell for its true value.

At Adam Timothy Group, we specialize in guiding sellers through this process with transparency and strategic advice. Our goal is to help you achieve the best possible outcome, without the frustration and delay that come with overpricing. If you’re ready to sell your home, let’s have a conversation about how we can position your property to stand out in the market and deliver the results you’re looking for.

We are excited to share that we made the move to Realty Austin, the #1 independent real estate brokerage in Central Texas!

Here’s how Realty Austin elevates the experience and partners with us to position our clients for success in the years to come.

Start Your Search Today

Market Perspectives Blog Post

Why Home Inspections Matter in Texas: What to Expect, Negotiate, and Accept

Why an Inspection Matters

What’s Commonly Found During an Inspection

What You Might Be Able to Negotiate

What’s Typically Not Considered Negotiable

The Seller’s Disclosure Is Key

Other Market Perspectives Posts

Market Perspectives Blog Post

Easements in Texas: What Every Homeowner Should Know Before Buying

What Is an Easement?

Reading the Survey

Other Market Perspectives Posts

Market Perspectives Blog Post

Understanding the Required Compliance Forms for Homebuyers in Austin

Other Market Perspectives Posts

Market Perspectives Blog Post

Essential Lease Prohibitions Every Texas Landlord Should Know

Other Market Perspectives Posts

Market Perspectives Blog Post

Why Pricing Your Home Right the First Time Maximizes Value and Minimizes Stress

Other Market Perspectives Posts