Appraisal gap coverage can keep your purchase alive after a low appraisal, but it can also put a large cash bill on your shoulders. I’ll explain how the gap works, how lenders calculate the loan, and how to weigh the risk before you write it into an offer. Table of Contents What Is an Appraisal […]
Why Buyers Still Need Access After Your Home Goes Under Contract
One of the things sellers sometimes expect after accepting an offer is that the stream of people coming through the house is finally over. The showings are done, the buyer has been found, the contract is signed, and it feels reasonable to think the home should now be left alone until closing. In reality, that […]
When 16 Months of Inventory Changes the Question Sellers Should Be Asking
If you own a home in Horseshoe Bay, Marble Falls, Kingsland, Granite Shoals, Llano, Burnet, or elsewhere in the Highland Lakes and you’re thinking about selling, you’ve probably heard some version of this advice: you need to use a local REALTOR. I understand why people say it. Local knowledge matters. You absolutely want someone who […]
Does Home Insurance Cover Concrete Cancer?
Homeowners often hope there is a simple yes-or-no answer to whether insurance covers concrete cancer in a swimming pool. There usually is not. Coverage depends on the exact policy, how the pool is classified, what caused the damage, when the damage began, which exclusions apply, and whether another covered event contributed to the loss. Concrete […]
Austin ADU Rental Rules: A Practical Guide
Thinking about turning unused space behind your Austin home into rental income? The city still draws a firm line around permits, short stays, and parking. I’ll walk you through the checks I’d make before buying a lot, hiring a builder, or counting rent in your budget. Table of Contents Step 1: Confirm Your Austin Lot […]
How to Stop Second-Guessing Your Offer
You found the house, talked through the numbers, considered the terms, signed the paperwork, and your agent submitted the offer. Now comes one of the hardest parts of buying a home: waiting for someone else to respond. For many buyers, this is exactly when the second-guessing begins. Did we offer too much? Should we have […]
Best Escalation Clause Real Estate Options
An escalation clause can help a buyer compete without offering the absolute top price on day one. But in Texas, the wrong clause can expose you to a price you never meant to pay. I’m Robbie English, Broker, REALTOR at Uncommon Realty. Written for buyers and sellers in the Greater Austin, Texas area. Here are […]
Cap Rate Real Estate Options for Investors
Cap rate can make a property look cheap, safe, or wildly overpriced in about five seconds. But that quick number only helps when you know what sits behind it. I’m Robbie English, REALTOR, Broker, and I’ve spent more than 40 years helping Texans weigh property choices. Here are the main cap rate real estate options […]
How Much Does It Cost To Repair Concrete Cancer?
How Much Does It Cost to Repair Concrete Cancer in a Pool? This article explains why there is no universal price for repairing concrete cancer in a swimming pool. Repair costs depend on the diagnosis, the extent of damage, engineering recommendations, repair method, finish replacement, plumbing, equipment, permits, and whether rebuilding is the better […]
Austin Neighborhoods With Strong Resale Value
The Austin ZIP code with the sharpest five-year price increase isn’t the one with the highest home values. Here are four Austin areas worth studying, plus the broker perspective I use when I help a buyer weigh resale demand against price and risk. *** Table of Contents Robbie English, REALTOR, Broker 78732 ZIP Code, Strong […]
Fourplex Options for Sale in Austin
Buying a fourplex in Austin can look like a smart way to spread rental risk across four doors. But public listing data is thin. One video mentions a $190,000 purchase, yet gives no verified address, unit details, or listing record. I’d treat that figure as a clue, not a deal. Here are the Austin-area options […]
Is House Hacking Worth It in 2026?
House hacking can cut your housing cost, but it won’t make every property a good deal. One case-study set found a $285,000 home rented by the room produced $670 in monthly cash flow, while a $380,000 triplex lost $200 each month. I’m Robbie English, REALTOR, Broker at Uncommon Realty, and I’ll show you how to […]
Can Concrete Cancer in a Pool Be Repaired?
When a swimming pool has been diagnosed with concrete cancer, one of the first questions is whether it can be repaired or whether the pool must be torn out and rebuilt. The honest answer is that there is no universal repair that works for every affected pool.Concrete cancer is the informal name commonly used in […]
Owner Occupied Multifamily Loans in Texas
An owner occupied multifamily loan in Texas can let you buy a property with up to four units while living in one of them. FHA financing may allow 3.5% down, while eligible veterans may qualify for a VA loan with no down payment. I’ll explain the main paths, the rules that can stop a deal, […]
Seller Blind Spots: What You Stop Seeing in Your Own Home
One of the hardest things about getting a home ready for the market is that the seller knows the house too well. That may sound backwards, but familiarity changes what we notice. We all get used to the rooms we live in, the way the house smells, the things we leave on the counter, the […]
Pool Inspection vs. Home Inspection: What Austin Area Buyers Need to Know
When you are buying a home with a swimming pool, it is easy to assume the regular home inspection will cover everything. Sometimes it covers more than buyers expect. Other times, the pool portion is limited to a basic visual review and operation of readily accessible equipment.The difference matters because a pool is not one […]
Austin Real Estate Market: 2026 Outlook
The Austin housing market is showing two truths at once. Prices have settled from the boom, yet high inventory still gives buyers room to negotiate. I’ll explain what the numbers mean for buyers, sellers, renters, and investors, then show you how I’d use local data before making a move. Table of Contents What the Austin […]
Renting Out an ADU in Austin: What to Know
Yes, you may be able to rent out an ADU in Austin, but the answer depends on the unit’s legal status and rental plan. Long-term leases are usually simpler than short stays, while zoning, permits, HOA rules, insurance, and taxes still need a careful review. I’m Robbie English, REALTOR, Broker at Uncommon Realty, and I’d […]
Why Showing Your Home Is an Inconvenience You Actually Want
One of the hardest adjustments for sellers is realizing that putting a home on the market means their normal routine is about to get disrupted. Buyers want to come through at inconvenient times. The house has to stay cleaner than usual. Pets need to be managed. Meals, work schedules, children, appointments, and quiet evenings at […]
You Have to Sell Your Home Four Times in One Transaction
One of the things I tell sellers at a listing appointment is that they may have to sell their home four different times before we ever make it to the closing table. That usually gets a puzzled look because most people naturally think a house is sold when a buyer makes an offer and everybody […]
Walkable Neighborhoods in Austin: 5 Areas to Compare
Austin’s walkability changes fast from one street to the next. Rainey Street and Downtown score 94, while South Lamar scores 71, so the right address matters more than a broad neighborhood label. I’m Robbie English, REALTOR, Broker at Uncommon Realty, and I’ve spent over 40 years helping buyers compare location, housing, and daily life. Here […]
Austin Real Estate Agents for Buyers and Sellers
Austin real estate can feel strange right now. Homes may sit longer while prices hold in some areas, and the right agent needs to explain that gap without making promises. I’m Robbie English, Broker, REALTOR at Uncommon Realty, and I’ve spent over 40 years in Texas real estate. Here are the main types of Austin […]
Austin Property Tax Rates by Area
Austin property taxes can change the monthly cost of a home more than many buyers expect. The rate depends on the address, not only the city name or list price. I’m Robbie English, REALTOR, Broker at Uncommon Realty, and after more than 40 years in real estate, I still tell buyers to check the full […]
Do You Have to Sign a Buyer Agreement Before a Showing in Texas?
If you are wondering, “Do I have to sign an agreement with a Realtor to see a house in Texas?”, the simple answer is yes, in most private-showing situations involving a residential buyer and a Texas real estate license holder. As of January 1, 2026, Texas law requires a written agreement before a license holder […]
Your Home Is for Sale. Now Someone Has to Want to Buy It
There is a moment in almost every listing conversation when I need a seller to look at their home a little differently. It is still the place where they wake up in the morning, make dinner, let the dogs out, pile the mail on the counter, and live their normal life. But once they decide […]
How To Inspect A Pool Before Buying A Home
A swimming pool can be one of the reasons you fall in love with a home. It can also become one of the most expensive parts of the property when the structure, equipment, plumbing, electrical system, or safety features have been neglected.The pool may look beautiful during a showing, especially when the water is clear […]
Selling Your Home: Before You Can Move On, Someone Has to Move In
Most sellers put a home on the market because they are trying to get somewhere else. Maybe they are moving across town, relocating for work, downsizing, buying something larger, retiring, getting closer to family, or simply ready for something different. Whatever the reason, selling your home is usually not the final goal. It is one […]
Adverse Possession Texas: How to Claim Property in Texas
Could a fence, years of use, and a stack of records ever lead to a Texas property claim? Maybe, but time alone won’t do it. In Texas, you usually need ten years of continuous possession before the affidavit process begins, then title may vest after five more years if no qualifying heir objects. I’m Robbie […]
Duplexes for Sale Austin TX
Austin duplex prices don’t follow a neat bigger-means-more rule. One three-bedroom option is listed at $360,000, while a five-bedroom property is listed at $330,000. I pulled together the named listings and property types worth comparing, plus the financing and due diligence questions that can save you from a bad deal. Table of Contents 1. Robbie […]
Common Signs of Concrete Cancer in a Pool
When a homeowner or buyer sees a crack in a swimming pool, it is easy to jump straight to the worst possible conclusion. With all the recent attention surrounding “concrete cancer” in Central Texas pools, even a small mark in the plaster can suddenly feel like evidence of a major structural failure. The truth is […]
