Sun City Texas Blog

Pearson Place at Avery Ranch to include new schools

2010-02-15T01:09:00Z

To promote the expected growth from the upcoming Pearson Place at Avery Ranch subdivision, Round Rock ISD recently purchased a tract of land adjacent to the new development by Waterstone Development. RRISD plans to open three new schools in the Avery Ranch area over the next ten years.

Elementary School First

The RRISD plans include a new elementary to be opened sometime between 2012 and 2014. Much of the timing is dependent on the growth and development in the Avery Ranch and Lakeline/Neenah area. The students on eastern side of Avery Ranch will continue to attend Patsy Sommer Elementary along with students living in the Ranch of Brushy Creek subdivision.

Bond Election Required for Middle School and High School

The plans for a new middle and high school serving the Avery Ranch, Ranch at Brushy Creek and surrounding areas are planned, but not finalized. RRISD has not set a definitive schedule for the opening of the schools because much of the funds required to build the new schools will rely on a new bond election in coming years. The Avery Ranch area continues to experience a tremendous amount of growth, with many new restaurants including Z Tejas, Waterloo Icehouse, Brooklyn Pie Company and many more. The Avery Ranch Golf Course has been voted in the past, one of the best daily golf courses in Austin as well as Patsy Sommer Elementary has recently been rated exemplary as part of the RRISD. The area will only continue to increase its appeal to homebuyers as the Pearson Place at Avery Ranch development kicks off.

For more Austin area real estate information visit http://www.RomeoM.com or http://www.pearsonplaceataveryranch.com.

New water park coming to Cedar Park

2010-01-29T05:14:00Z

Austin American Statesman

Cedar Park could soon be home to a water park resort, the latest attraction in the growing bedroom community that officials say will draw people from across Central Texas.

City leaders are expected to announce plans tonight for a new Schlitterbahn Waterpark, a brand well known to Texans for its original New Braunfels location.

The park would be built on about 95 acres on RM 1431, about halfway between U.S. 183 and Interstate 35, according to a Cedar Park Economic Development Corp. meeting agenda. The project is expected to cost about $360 million to fully develop, city documents said.

The economic impact of the project is expected to be $2.5 billion over 30 years and could create more than 1,000 jobs , according to an independent study cited in city documents.

"It is a resort destination that we're announcing \u2026 not just a water park," Schlitterbahn spokesman Jeffrey Siebert said.

The park would be the company's fifth and its second largest in acreage. Other parks are on South Padre Island and Galveston Island and in Kansas City, Kan.

Siebert said the new water park might include a hotel or other features, but he did not provide details Wednesday.

The City Council will vote tonight on whether to spend up to $6 million in city sales tax revenue for infrastructure, which could include utilities and roads surrounding the project, according to the council's regular agenda.

Council members will also vote on an economic development agreement between the city and AWPH Management LLC, whose registered agent is listed by the Texas secretary of state's office as Schlitterbahn owner Gary Henry . City officials wouldn't elaborate on the agreement Wednesday and declined to comment on the project until the meeting. That meeting is at 5:30 p.m. today at the Cedar Park Public Library, 550 Discovery Blvd .

The project would be complete by 2012 , according to Rick Redmond , who owns Volente Beach Waterpark on Lake Travis and is one of the partners in the project. He said in a news release that he, along with his wife, Jill, and other partners, have been trying to build a water park in Cedar Park for at least four years.

"The Henrys, owners of Schlitterbahn Waterparks and Resorts, and the Redmonds, friends for many years, decided that the Schlitterbahn concept was a perfect fit for this site," Rick Redmond said in the release. "The City of Cedar Park agreed and here we are."

He said his park will remain open this year and in 2011. But he did not say if it would remain open once Schlitterbahn debuts.

The water park would be the latest effort by city officials to transform Cedar Park, a city of 55,000 just northwest of Austin, into what members of the council regularly refer to as a "destination city."

Last year, the city completed work on the $55 million , 181,640-square-foot Cedar Park Center, at New Hope Drive and the 183-A tollway. The center is home to the American Hockey League's Texas Stars and also hosts other events such as concerts. It is the third-largest indoor mixed-use venue in Central Texas.

For more Austin Real Estate information please visit our site at http://www.RomeoM.com

Austin Area Builders Ready to Recover

2010-01-19T19:06:00Z

AUSTIN (Home Builders Association of Greater Austin) – The Austin area's new home market could be headed toward a recovery, experts said Wednesday at the 2010 Economic Housing Forecast.

“The resiliency of the job market and relatively stable home prices will translate to a more positive consumer confidence level locally,” said Eldon Rude, Austin director of Metrostudy, which tracks the new home market in Austin and 30 other markets across the country. “Consumer confidence is an important driver of home sales.”

Rude said builders in the Austin area cut new home production by approximately 19 percent in the last year, resulting in 6,490 new home starts in 2009.

“Starts have stabilized in recent quarters, builders have closed more homes than they have started for the last three years. This strategy has resulted in far fewer inventory issues in the Austin new home market compared to the more challenged markets across the United States,” he said.

Metrostudy anticipates that new home starts in the five-county Austin region will be maintained at 2009 levels because of the expected lack of job growth through at least the first half of 2010 and the continued capital constraints facing builders.

Experts believe the region is at or near bottom with respect to housing starts and starts will begin to increase toward the end of 2010 and into 2011.

The conference was sponsored by the Home Builders Association of Greater Austin and the Austin Board of Realtors.

For more real estate information, please visit my Austin area website at http://www.RomeoM.com

7 Ways to Improve Your Home's Appeal to Buyers

2009-12-15T05:11:00Z

In this economy, houses aren't selling like they used to. However, there are some ways to improve the chances of selling your house. If you have a house on the market, or are considering it, read on for seven tips that will make it easier to sell your home and make a smooth transition from one owner to the next.

1. Maintain Neutrality

This policy has worked for Switzerland, and it can also work in real estate. Customizing your home is great if you plan to stay there, but extreme colors and themed rooms can scare off potential homebuyers If you have customized every room with extremely bright or dark colored paint, wallpaper or wall fixtures, you may want to consider toning it down a bit. Using neutral colors on the walls can help prospective buyers create their own vision for the house, and will also leave them with less work to undo if they buy the house.

2. Less Is More

Even though you have not moved out yet, removing some of your furniture can help the house move off the market. If you take pictures for your listing, having less furniture can help the home appear more spacious. When potential homebuyers arrive, having less furniture can also provide clear walkways.

3. That New House Smell

Honestly, the new house smell isn't always the most pleasant, but at least it is new. In preparing to show your home, you should avoid strong smells. To avoid odors, make sure to take out the trash and clean the refrigerator regularly. It is also good to be mindful of what you cook in the days leading up to a showing since certain foods have strong scents. If you have pets, keep an eye on the litter box. Any smell that is too strong could send potential homebuyers running out the door.

4. Pay Attention to the Details

It is not a good idea to make major renovations when you are ready to sell your home because you may not recoup your investment. If you never got around to starting or completing that total kitchen or bathroom makeover, then you can make some small, inexpensive changes to spruce things up. Replacing the hardware on cabinets is a quick way to improve the appearance of older looking fixtures. Upgrading small items such as light switch and outlet covers can also add a nice touch.

5. Maximize Your "Curb Appeal"

The front of your home is the first thing prospective home-buyers will see, so keeping it presentable is a must. If there is a yard, keep the grass to a reasonable height and if there are trees, be sure to keep the branches under control. The path to your front door should be a clear and welcoming one, not an obstacle course!

6. Don't Get Too Personal

Upon entering your house, everyone will know it is lived in, but they do not need to see all the evidence. Get rid of excess clutter such as newspapers, magazines, and mail. Be sure to put away your laundry and shoes. It may also be a good idea to put away some other personal belongings like pictures on the refrigerator or mantle. For you, the pictures may make a house a home or display your personal touch. For the new homeowner, it may appear too personal.

7. Take Care of Repairs

Waiting to make repairs until after you find a buyer can be tricky. Depending on the nature of the repairs, you may not be able to find a buyer. Depending on how fast the buyer wants to close on the house, you may not have enough time to make the repairs. Save yourself some time and potential trouble, by making repairs before you list your home. The repairs will have to be made anyway, so it is better to get them out of the way sooner rather than later.

For more Austin Real Estate information, visit http://www.RomeoM.com

Understanding the Multiple Offer Situation

2009-11-30T23:08:00Z

The larger the downpayment, the better.

Lately, the home-sale market has picked up in some areas and price ranges. Multiple-offer competitions are more prevalent, particularly in popular neighborhoods where there's little for sale.

It's always difficult to decide what to offer when you're in competition. It helps if you've done your homework and you know local market values well. Working with a good real estate agent who can keep you informed on current market trends is helpful. The Internet has a wealth of information about listings in most areas of the country.

Attending public open houses in the neighborhood where you'd like to live is also a good way to learn about values. However, don't be misled by the list price. Some listings are priced at market value, but many are not.

The most significant information is the sale price of comparable listings that sold within the last three months. In multiple-offer situations, a listing might sell for over the asking price. However, this is not always the case.

A complicating factor is that some sellers intentionally price their home low in order to stimulate multiple offers. This is particularly so with short sales and foreclosures. For example, a listing priced at $325,000 that receives 10 or more offers might really be a $400,000 house.

HOUSE HUNTING TIP: It takes a lot of time and emotional energy to make an offer. Buyers are often devastated when they lose, and some buyers fail over and over. You can minimize the agony if you are realistic about what you can afford and about the accuracy of the list price.

If you know that a listing priced at $325,000 is likely to sell for $400,000 or more, you can tailor your offer accordingly. But, if you can afford to pay only $335,000, your offer probably won't receive serious attention if there are six or more offers. It might be better to pass on this one and save your energy for a listing that you can afford to buy.

When a listing sells for over the asking price, there is always the possibility that the property won't appraise for the purchase price. If your contract includes an appraisal contingency, you can usually withdraw without penalty. If you back out and don't have an appraisal contingency, your deposit money could be at risk.

All-cash buyers or buyers with large cash downpayments who don't care if the property appraises for the purchase price often don't include an appraisal contingency in their offer. It usually won't make a difference with the lender if the buyer is paying more than the appraised value as long as the cash downpayment is large enough. Buyers competing against a high-cash-down buyer may not have a chance, even if they offer a higher price.

For example, a seller might accept an offer for $10,000 lower than the highest offer if the lower offer includes a 20 percent cash downpayment and the buyer with the highest offer can put only 5 or 10 percent down. You have the best shot in a multiple-offer competition if you can put 20 percent or more cash down, and you have a solid preapproval letter from a lender. Offering to close quickly is usually a benefit to the seller.

Today's sellers are looking for certainty, which means a financially solvent buyer with a clean offer that's not loaded with contingencies. An offer made contingent upon the sale of another property probably won't fly in a multiple-offer competition.

THE CLOSING: Buyers bidding in the hot segments of the market need to persevere. It may take a few offers before you succeed. Just don't waste time making offers that don't stand a chance.

For more Austin Real Estate information, visit http://www.RomeoM.com

Should you list your home......

2009-11-11T22:14:00Z

People often ask me whether they should list their home for sale during the holiday season. Here are a few points to consider:

There's no question that showing activity generally slows down between Thanksgiving and the first of the year. Part of this is due to the fact that many agents decide to take vacations during that time. Personally, I had some of my best months for sales in December, especially when I stayed in town rather than taking time off. There are several advantages to having your property on the market in December, especially if you decorate your house for the holidays. A warm fire and the smell of homemade cinnamon rolls (even if they came out of the can) will make your house more appealing. If your neighbors decorate their houses, that's an additional plus, especially if there is any type of neighborhood competition. Most buyers are drawn to communities where the residents take pride in their property. Even though there are fewer buyers looking over the holidays, those who are looking are usually very motivated to buy. Like your family, they often have to move quickly. The last few months of the year often see an uptick in investor activity. An investor may be purchasing because the current interest rates are very favorable or to pick up some additional tax write-offs in this tax year.

So if you're on the fence about listing your home for sale before the end of the year, keep these points in mind.

For more real estate information and news visit me at http://www.RomeoM.com

Both Houses Approve Tax Credit Extension

2009-11-06T01:04:00Z

The House today and the Senate yesterday passed legislation to extend the $8,000 home buyer tax credit to May 1, 2010, for first-time buyers and add a $6,500 tax credit for repeat buyers if they've lived in their home for five of the past eight years. Home prices are capped at $800,000. The legislation in both houses was included in a bill to extend unemployment benefits and is expected to be signed by President Obama shortly. “REALTORS® appreciate the swift action by Congress to extend the home buyer tax credit and expand it to some current homeowners,” says NAR President Charles McMillan. “As the leading advocate of housing and real estate issues, we urge President Obama to sign this legislation into law quickly to keep the momentum going in the fragile recovery of the nation’s housing market.” Under the bill, income limits are expanded to $125,000 for individuals and $225,000 for joint filers. Individuals with incomes up to $145,000 and joint filers with incomes up to $245,000 qualify for reduced credits. Households who have binding contracts in place by April 30 will be allowed an additional 60 days to complete their transaction. The deadline for members of the military serving out the U.S. for at least 90 days between Jan. 1, 2009, and May 1, 2010, has been extended one year. Taxpayers can claim the credit on their federal income tax returns. If the credit exceeds their tax bill, the government will issue a check. Taxpayers will be able to claim the credit on their 2009 income tax return for purchases made in 2010.

For more information visit www.RomeoM.com

1.4 million first time homebuyers....

2009-10-09T15:47:00Z

With the First-Time Home Buyer Tax Credit deadline quickly approaching, the Internal Revenue Service recently reminded potential home buyers they must complete their first-time home purchases before Dec. 1, 2009 to qualify for the special first-time home buyer credit. The American Recovery and Reinvestment Act extended the tax credit, which has provided a tax benefit to more than 1.4 million taxpayers so far.

The credit of up to $8,000 is generally available to home buyers with qualifying income levels who have never owned a home or have not owned one in the past three years.

The IRS encouraged all eligible homebuyers to take advantage of the first-time home buyer credit but at the same time cautioned taxpayers to avoid schemes that help ineligible people file false claims for the credit. Currently, the agency is investigating a number of cases of potential fraud and is using computer screening tools to identify questionable claims for the credit.

Because the credit is only in effect for a limited time, those considering buying a home must act soon to qualify for the credit. Under the Recovery Act, an eligible home purchase must be completed before Dec. 1, 2009. This means that the last day to close on a home is Nov. 30.

The credit cannot be claimed until after the purchase is completed. For purchases made this year before Dec. 1, taxpayers have the option of claiming the credit on their 2008 returns or waiting until next year and claiming it on their 2009 returns.

For those considering a home purchase this fall, here are some other details about the first-time home buyer credit:

-The credit is 10% of the purchase price of the home, with a maximum available credit of $8,000 for either a single taxpayer or a married couple filing jointly. The limit is $4,000 for a married person filing a separate return. In most cases, the full credit will be available for homes costing $80,000 or more.

-The credit reduces the taxpayer’s tax bill or increases his or her refund, dollar for dollar. Unlike most tax credits, the first-time home buyer credit is fully refundable. This means that the credit will be paid to eligible taxpayers, even if they owe no tax or the credit is more than the tax owed.

-Only the purchase of a main home located in the United States qualifies. Vacation homes and rental properties are not eligible.

-A home constructed by the taxpayer only qualifies for the credit if the taxpayer occupies it before Dec. 1, 2009.

-The credit is reduced or eliminated for higher-income taxpayers. The credit is phased out based on the taxpayer’s modified adjusted gross income (MAGI). MAGI is adjusted gross income plus various amounts excluded from income—for example, certain foreign income. For a married couple filing a joint return, the phase-out range is $150,000 to $170,000. For other taxpayers, the range is $75,000 to $95,000. This means the full credit is available for married couples filing a joint return whose MAGI is $150,000 or less and for other taxpayers whose MAGI is $75,000 or less.

-The credit must be repaid if, within three years of purchase, the home ceases to be the taxpayer’s main home. For example, a taxpayer who claims the credit based on a qualifying purchase on Sept. 1, 2009, must repay the full credit if he or she sells the home or converts it to business or rental use at any time before Sept. 1, 2012.

Taxpayers cannot take advantage of the credit even if they buy a main home before Dec. 1 if:

-The taxpayer’s income is too large. This means joint filers with MAGI of $170,000 and above and other taxpayers with MAGI of $95,000 and above.

-The taxpayer buys a home from a close relative. This includes a home purchased from the taxpayer’s spouse, parent, grandparent, child or grandchild.

-The taxpayer owned another main home at any time during the three years prior to the date of purchase. For a married couple filing a joint return, this requirement applies to both spouses. For example, if the taxpayer bought a home on Sept. 1, 2009, the taxpayer cannot take the credit for that home if he or she owned, or had an ownership interest in, another main home at any time from Sept. 2, 2006, through Sept. 1, 2009.

-The taxpayer is a nonresident alien.

Texas moves up on Forbes' Best State List

2009-09-25T15:57:00Z

Texas improved its position on Forbes' Best States for Business this year.

The Lone Star State ranked 8th on this year's list, up from 9th in 2008.

The magazine ranks all 50 states based on costs, labor supply, regulatory environment, current economic climate, growth prospects and quality of life.

Business costs, which include labor, energy and taxes are weighted the most heavily.

Texas ranks No. 1 in the land for overall economic climate and third for growth potential. But the state ranked fairly low (39th) for quality of life and was 29th when it comes to cost of doing business.

Virginia garnered the top spot for the best business climate in the country for the fourth straight year. Virginia is the only state ranked in the top 20 in each of the six categories, and its $325 billion economy is expected to be the 10th largest in the U.S. in 2009.

Rhode Island ranked last on the list with the worst regulatory environment and high costs of business.

For more austin real estate information, visit us at http://www.RomeoM.com

Central Texas Home Value Predictions

2009-09-11T20:31:00Z

· The rest of 2009 and the first half of 2010 will see continued lower than average sales volume and stagnant but generally stabilized prices. Foreclosures will continue to put downward pressure on prices of property in lower income areas. Owners in these areas may want to "get out now". But most owners should hang tight, especially if they're receiving cash flow neutral or cash flow positive results. Those with toxic loans should absolutely renegotiate with their lenders.

· Though demand will return in the second half of 2010 as lenders become more realistic with their lending standards and investors realize the worst of the panic is over, there will be a lot of new "pent up" inventory from sellers who were waiting out the market downturn. I am aware of hundreds if not thousands of sellers that will put their property on the market once they feel values are on the rise again. This phenomenon will probably keep values going up only modestly for another year or more.

· Based on current growth trends (Austin's continued low unemployment and net migration) and availability of housing, we will see a return to strong growth in 2012, and will hopefully enjoy another two or three year "boom", though not as remarkable as that we saw from 2005 through 2007. Fed monetary policy has probably put an end to the remarkable real estate bubbles for this generation.

Good News for Austin Home Sellers

2009-09-01T01:46:00Z

Much like the successful Cash for Clunkers campaign that spurred automotive sales, the $8000 federal tax credit has pulled buyers off the fence and given them an incentive to purchase a home. This is good news not only for buyers, but for sellers. Typically after the summer months, you see a sharp decline in home sales and listings, but this year may be a bit different. I've spoken to many buyers who still have several months left on their apartment leases that are willing to pay to get out of their lease and into a home. An example of this would be that if somebody pays $1000 per month in rent and still has 2 or 3 months left on their lease and they qualify for the full $8000 tax incentive, it would make fiscal sense to take the plunge and buy a home. I predict that as November 30th steadily approaches, first time homebuyers will still be out in droves trying to take advantage of the incentive. Good news for sellers, buyers, Realtors and everybody in the housing industry.

For more Austin real estate information and news, please visit my site at http://www.RomeoM.com or you can call me directly at (512) 743-7820.

Austin Ranks in Top 10 Start-up Cities

2009-08-23T21:05:00Z

Entrepreneur magazine’s August issue ranks Austin the tenth-best start-up city in America.

The magazine’s look at new business-friendly cities addresses issues such as government incentives, population growth, affordability of commercial rents, and openness to new ideas.

Entrepreneur calls Austin the “cross-pollinator” among the top 10 cities. The magazine cites the multiple "scenes" that shape Austin, from music to tech, and how they feed off of one another.

"Theoretically, people here are competing, but the opposite is happening,” Bijoy Goswami, founder of Bootstrap Austin told Entrepreneur. “Part of that Texas ethos has percolated into the entrepreneur scene: People in Austin just treat each other well.”

The magazine also highlighted Sweet Leaf Tea Co-founder Clayton Christopher as an example of one of Austin's brightest business minds. “There’s a cachet attached to Austin," Christopher said. "It’s the live-music capital of the world; it has good Texas values. Having Austin on our bottles has been a huge benefit."

The top ten cities in order are Las Vegas, Portland, Ore., Orlando, Fla., San Diego, Phoenix, Chapel Hill, N.C., Atlanta, Madison, Wis., Youngstown, Ohio, and Austin, Texas.

For more information about Austin, please visit us at http://www.RomeoM.com

Central Texas foreclosures hit 5 month low

2009-08-12T03:25:00Z

More good news for the Austin area. Residential foreclosures for the Aug. 4 auction are at a five-month low in Central Texas, reflecting a trend in other parts of Texas, according to data from Foreclosure Listing Service Inc. “The tide may have changed,” said George Roddy Sr., president of Foreclosure Listing Service, who said the figures offer hope that foreclosures postings may have reached a peak.

In Travis, Williamson, Hays and Bastrop counties, 1,072 properties were posted for the August auction, down 27 percent from 1,464 in July.

My real estate website, http://www.RomeoM.com will help you start your research of the Austin Real Estate market and to better understand the home buying process by providing you free buyers and sellers reports. With my site, you can locate answers to popular questions about buying or selling real estate in Austin, Travis and Williamson County. You can also search for available properties on the MLS directly from our site with our Map Search feature or by using our advanced search tools. Use our Perfect Home Finder to describe the home of your dreams and let us do the work to find it.

Is the Central Texas Market in a Full Rebound?

2009-08-05T02:26:00Z

After moving past Columbus, Ohio, to become the 15th-largest city in the nation, Austin continues to grow despite the economic downturn. Austin city demographer Ryan Robinson expects Travis County to add more than 30,000 people this year, including births. New residents keep the local economy going by renting apartments, buying homes and cars and starting new businesses. Of the country's largest metropolitan regions, Austin–Round Rock boasts the fourth-largest rate of self-employment, according to Brian Kelsey, director of community and economic development for the Capital Area Council of Governments. Twenty-two percent of the area's workforce meets that qualification, serving as either an asset or a liability, depending on the state of the economy.

Just over 2,100 single-family homes were sold last month, according to the June 2009 Multiple Listing Service report by the Austin Board of Realtors. That’s 4 percent less than a year ago. Meanwhile, the median price was $199,900, unchanged from last year. "We've seen the year-over-year gap in sales volume close steadily throughout 2009, and that momentum continues this month," said Jay Gohil, chairman of the Austin Board of Realtors. Home prices in the Austin area have continued gaining momentum since the beginning of the year. Over the first two quarters of 2009, the average sale price for a single-family home has increased $20,824, while median sales price has increased $24,400. Also, since January 2009, sales volume is up 61 percent, and active listings are up 14 percent.

Sun City Texas Real Estate Newsletter

2009-07-22T05:59:00Z

There is still no shortage of press coverage on Austin these days. Recently, an article that caught my attention forecasted Austin as the 5th fastest growing metro area among 250 US cities. They are expecting the greater Austin area to grow 87% from 1.5 million residents to 2.7 million by the year 2025! Depending on your perspective, this kind of story could be interpreted as very good or very bad.

There was also an interesting article written about Las Vegas home prices stabilizing that made reference to Trulia's top 10 cities where sellers were reducing their home prices in response to the market. Unfortunately, Austin was #9 on their list where Trulia claims 31% of homeowners reduced their prices an average of 8% in June.

Fortunately, this trend has not yet shown up in the prices homes are actually selling for. According to the Austin MLS, the average price of homes sold in the second quarter of 2009 was only 3% lower than in the same period in 2008. The number of homes sold was down 18% while the overall volume was down 20%. You can see a detailed 2 year historical comparison on our market statistics page. If you would like to see similar charts for a specific neighborhood, community, price range or property type, please let me know.

Now that some of the moratoriums are lifted, I am starting to see more foreclosures and short sales on the market. Austin area foreclosures are up 47% over last year, now at an all time high. If you are are looking for a deal, there are currently 354 foreclosure and short sale properties listed on our website.

For first-time homebuyers, the enticement of an $8,000 tax credit is an incredibly strong incentive to shop for a home this year, especially given the historically low interest rates in and the reduction in home prices. My conversations with potential first-time homebuyers show that there’s a great deal of misinformation circulating about both the benefit itself and the timeline you have to take advantage of it.

Thanks for reading my Austin real estate update. If you'd like me to email you any of the articles mentioned, please let me know.

Romeo Manzanilla, REALTOR