17713 Mahonia Lane
Four bedrooms, two and one half baths

Motivated Seller:  $129,900
~$15,000 less than than the seller paid for it brand new!

Q & A, Contract Procedures
Download Contract Form
Download Seller's Disclosure (PDF)

Located in accessible and lovely Elm Creek

Four spacious bedrooms

Two and one half baths

Excellent location within one of Elgin's premier neighborhoods

Just up the street from the creek and greenbelt

Walk to gorgeous neighborhood pool!
Neighborhood park has room to play

Full playscape

Soccer fields

Wonderful, warm lifestyle!

Back yard is fully fenced and sodded
Back of house is durable Hardie plank style siding

Covered back porch provides for all weather play or outdoor cooking

Gourmet kitchen has excellent lighting

Plentiful cabinet and counter space

Durable and classy ceramic tile flooring throughout house

Kitchen opens to formal dining 
and to living room shown here

Natural light pours in through a walls of windows

This is a view of the office/study

It's located just to off the main entry

Note the lovely windows

Master bath features garden tub

Double sink

Separate shower

Large walk-in closet

Ceramic tile flooring

For more information, or to view this property,
call Tom Polk 512-327-9310 x 234

C l i c k  h e r e  to  e m a i l  T o m
(see link by photo on main page)

Tom Polk, ABR, CRS
Excellent, Elegant Residential Real Estate Marketing


Images may have been retouched, but I've tried to provide accurate portrayal of property.

I urge you to rely upon your own observations and inspections of the property
and not on these images.

Besides, this home has so much more!

R  E  A  L  T  O  R  S

To check availability and status of this property,  click here. To verify that it has closed, click here.

Stanberry & Associates has operated as a real estate brokerage firm licensed in the State of Texas since 1985.

Tom Polk is a real estate broker licensed in the State of Texas.

Disclaimer:  Listing information changes faster than websites get updated.  All information is deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Listing broker shall not be responsible for any
typographical errors, misinformation, misprints and shall be held totally harmless.



Contract Procedures, Q&A, Updates

Until the property is under contract, please refer to this page for daily status info.  The Q&A and status will be updated as required.

For the next few days, due to my showing schedule and the activity on this property, it's likely that I'll have difficulty answering emails and connecting with you.  I appreciate your patience.

Contract Procedures

Texas licensees must provide a standardized contract form promulgated by the Texas Real Estate Commission. It is designed to be a simple fill-in-the-blank form. I'm providing one mostly filled out and at the top of this page for you to download.  The blanks I've filled in reflect the Seller's basic concerns at this time; things can change, but probably won't change much.  I can help you with any questions. 

Your offer will be presented to the seller after you have submitted it to me along with earnest money, typically 1% of the selling price.  If you wish to have the property inspected or otherwise evaluate it, you can additionally submit an option fee (typically $100, non-refundable) that buys you the right to back out of the contract for no reason at all within a reasonable period of time, typically 10 days.  See page 7 of the contract.  Personal checks are ok.  Upon execution of the contract, earnest money will be turned over to the title company, and option fee given to the Seller.

This means that you can enter into a contract to purchase, even though you don't have all your questions answered.  If you change your mind, you can back out during the option period and get your earnest money back, just not the option fee.

If you want to read in more detail how all this works, click here:

Contrary to the Seller's disclosure above, the Seller does not wish to include the washer, dryer and refrigerator at this price.  Also the Seller requests to have two weeks after closing to move out.  These points are addressed in the contract form filled out above.

To submit your offer,  fill out the unfilled blanks on the contract form (PDF above).  Nothing on page 8 needs to be filled out at this time.  Sign at the three places where I've provided X's, initial within the circles I've provided and any changes you make.

Send this form to me, along with the signed Seller's Disclosure (see PDF above). Earnest money check is made to Alamo Title Company, option fee to Rebecca Burlin.

You can fax the papers, attention Tom Polk, to 512-327-3644.  I can present the offer to to the Seller only after earnest money and/or option fee has been received; I recommend overnighting the funds and your originals.

Overnight the checks to:
Tom Polk
c/o Stanberry & Assoc., Inc.
1101 S. Capital of Texas Hwy. Ste. 100-F
Austin TX 78746

It's totally within the Seller's control whether and how she wants to respond to your offer.

Q & A

Questions are in bold.

April 8, 2004,  6:15 pm

Multiple offers received and presented to Seller; Seller chose one with 10 day option period starting today.  Property is now under contract.

April 7, 2004,  11:40 am.

Who do I make the checks to?

Earnest money check is made to Alamo Title Co.
Option fee to Rebecca Burlin

Mail checks to:

Tom Polk
c/o Stanberry & Assoc., Inc.
1101 S. Capital of Texas Hwy. Ste. 100-F
Austin TX 78746

April 6, 2004,  Q & A

Why is the seller selling ? How long did she have it on the market to lease out?  I assume it did not?

The Seller bought this property in expectation of having a family member live there with her. This is no longer the plan, and she no longer needs this property. She has a lot of equity, she can sell it immediately, and that's what she wants to do.  So she reduced the price for a quick sale.

The property has been on the market 83 days for sale, two days at the discounted price.

How close is the property to Austin and employers?

According to Centex Homes, downtown Austin is about 18 miles, 25-30 min. drive.  Dell, Samsung, and Applied Materials are closer, 12-13 miles.  The traffic along Hwy 290 and the southern extension of Parmer Lane is lighter than I-35, 183, and Mopac.  The new State Highway 130 will be about 10 minutes aways, scheduled for completion in 2007.

What about schools?

Click here for info on the Elgin ISD.  High School, Middle, and Elementary are all within about 4-5 miles.  Elgin ISD is a developing school district, like Round Rock and Leander were when those areas were developing. 

For this one, can you tell me the rent, HOA, insurance cost, etc please?

The owner didn't have the property rented; she still lives there part time.  Click here and here to see comparable property rents.  Click here and here for close by property sales and specific information on this property.  I don't know what the current rents would be, perhaps $950-1150, per comps above.  You need to check with your property manager for that.  I can tell you that we sold two rental homes in this neighborhood, one on the same street.  They took longer to rent than closer-in neighborhoods. You can see the days on market on the rent comps.

HOA is $300/yr.  Insurance will be approximately $55/mo, give or take, YMMV*  Tax rate is $3.2650.

*your mileage may vary

I want to know what documents that I need to prepare...

This evening I just posted a pretty complete contract package on the downloads at the top of this page.  Fill in the blanks; if you make any changes, initial them.

What is the expected earnest money for this deal ? 

Usually 1% of the sales price.

When is the expected close date ?

ASAP, probably 2 weeks.

Who can represent the buyer for this transaction ? with writing the offer ?

I can assist with writing the offer.  The form is at the top of this page, and it's almost completely filled out for you.

I represent the seller and I cannot represent the buyer in this transaction. If you feel it's necessary to have your own representation, Click here for representation information.  This is pretty close to a cut & dried situation: due to the strong interest in this property, it's possible that the buyer will be one who chose not to be represented. 

Where can we get a good financing for this since this is already a resale ?

Contact Cheryl Darter, 512-634-2106 (click on her name for her website)

Can I add in closing costs, ceiling fans, and sprinkler system to the sale price and have the seller pay for them?

Maybe with the closing costs, but I doubt the owner would pay for upgrades to be reimbursed at closing.  Keep in mind, all other things being equal, the offers that get accepted are usually the cleanest. 

Can I do a 1031 exchange?

That should be fine as long as the money is there now and this closing is soon.