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Bill Morris
RE/MAX Capital City
13018 Research Blvd
Austin, TX 78750

Direct or Text: 512-785-3345
Email:              bmorris@remax.net

Texas Broker License # 505218

We take pride in our homes.  For most of us, our home is our largest physical and financial asset.  It's where we spend time with friends and family, where we may go for peace and quiet, and where we spend a lot of our hard-earned money.  It is much more than shelter, more than a residence.  It is "our place," with all the physical, mental, and emotional ties that implies.

Investment real estate shouldn't carry the emotional attachments of a home, but it can be a critical source of income and financial growth.  Financial assets -- stocks, bonds, etc. -- are an important foundation for many investors.  Real estate can provide more stability, current income, and predictable long-term growth.

I represent both buyers and sellers of residential and investment real estate throughout the Austin metropolitan area, which means first-hand market knowledge is brought to bear on serving your needs:

  • My relationship with a home seller begins with a thorough understanding of the client's objectives, needs, and timing. My ongoing analysis of properties and market areas throughout Central Texas provides the basis for a comprehensive analysis of each client's home.  Price consultation, property preparation and staging, and broad promotion of each property follow, and frequent communication -- showing feedback, market updates, and ongoing advice and counsel -- round out a successful listing engagement.  As a starting point, just ask me for a FREE Market Analysis. That may answer your immediate questions, or it could become the basis of a more comprehensive discussion.  That choice is yours.
  • My approach to buyer representation is also full service – shopping, previewing, price and market consultation, contracting, negotiating, coordination of inspections, appraisals, repairs, and closing details, and follow-up beyond the closing of your purchase to ensure your lasting satisfaction.  Looking for a new home?  Use Quick Search or Map Search to browse an up-to-date database of all available properties in the area, or use my Dream Home Finder form and I'll conduct a personalized search for you.

In both roles, honest advice and clear communication are what my clients expect.  The fact that more than 90% of my business is with repeat clients and their referred friends and family is a sign of success in meeting those expectations.  Client ratings that earned my selection for 6 consecutive years as a Five Star Professional -- representing less than 7% of Central Texas agents -- are also very gratifying, and humbling.

As you consider selling or buying Central Texas real estate, you'll find a lot of information on this website that can help.  Much of it is updated regularly, so come back often:

  • National and regional Market Trends is a thorough monthly e-newsletter you'll enjoy.
  • Average Mortgage Rates are up-to-date weekly.
  • As often as time allows, I update My Thoughts ...  on topics that I find important and interesting.
  • You'll also find regular market news on my Facebook and Twitter pages.

You'll find a details About Me and my approach to the practice of the real estate profession, and about why I am proud to be affiliated with RE/MAX and RE/MAX Capital City.

My business and personal experience tell me that service is the key to success and I look forward to serving you.


My Thoughts on Central Texas Real Estate

More on the Outlook for 2017

In “2017 Outlook” I provided links to several viewpoints on the Texas and Austin-area economy and housing market.  As I mentioned at the end of that post, last week I attended a presentation by Mark Sprague (Director of Information Capital, Independence Title) to hear his projections.

An important theme of the presentation was “disruptive change,” in the real estate business and throughout our culture and economy.  Last November’s presidential election has obviously influenced much in the months since, but rapid technological changes, international political tensions, concerns about the European and Asian economies, worldwide trade, shifts away from traditional retail business models, and changing cultural priorities as millennials take larger roles in all areas of national and international activity all create uncertainties that are largely unprecedented.  These changes and uncertainties call for adaptation by individuals, businesses, and governments.

With that backdrop, Sprague described the U.S. economy as healthy, but not robust, with GDP growth in the 2% to 2.5% range.  He projected that the housing market will strengthen nationally and regionally.  He cautioned that job creation in Austin seems to have slowed somewhat, which could impact demand for housing in Central Texas.  He also commented that rising mortgage interest rates could slow sales growth temporarily, but that after a brief psychological adjustment the law of supply and demand will take hold again.

In Austin’s urban core, prices have been pushed upward quickly in recent years, and Sprague predicts moderation in sales and price appreciation there.  On the other hand, conveniently located homes priced below $350,000 will continue strong appreciation.  As for rentals, he expects apartment prices to continue to rise, and for single family rentals to remain strong.  He noted, however, that apartments don’t generally have the long waiting lists that they have had recently, and that as more apartment units come on the market some are beginning to offer new-tenant incentives again.

As I have written before, Austin’s strong real estate market has been driven by real growth in jobs and population, and comparing median income to median home prices, Sprague indicated that our area remains relatively affordable — essentially on par with Miami and Portland, somewhat less affordable than Dallas and Houston, but much better off than Seattle, Washington, Boston, Los Angeles, and New York City.

Finally, Sprague projected that the Austin economy will remain in expansion mode, albeit a little more cautiously than in the past couple of years.  This positive outlook was shared recently by another important Austin analyst, Eldon Rude:

Expert: 2017 off to strong start for Austin housing market

Both Eldon Rude and Mark Sprague are also quoted in an article today, with a headline that overstates the downside:

Austin-area home sales weaken in February as market cools

My take:  Buckle up.   It’s going to be another busy year for the Central Texas housing industry.

Interest rates going up?

Mortgage interest rates have been very, very low for most of 10 years now.  Rumors have come and gone many times that rates would increase soon, raising concerns among prospective home buyers, and sometimes spurring short flurries of purchases.  With news this week that the Federal Reserve has raised the “Fed Funds Rate,” we’ve already seen articles discussing the potential impact, including the possibility of rising mortgage rates.

While higher mortgage interest rates are almost certainly in our future, the Fed Funds Rate will have little to do with them.  In December 2015 I posted “All the talk about interest rates …” to point out that mortgage rates at that time were about half of the long-term average.  That is still true today, even with some modest increases in recent weeks.  In that post I also demonstrated that mortgage rates have rarely moved in tandem with the Fed Funds Rate, and in fact have sometimes moved in the opposite direction:

Interest Rate Comparisons 1971-2015

We have been spoiled, and younger home buyers have come to think of mortgage interest below 5% as “normal.”  Is it NOT.  As the health of the economy and the housing industry in general improve, there may be upward pressure on mortgage rates, and that is as it should be.

With that in mind, it is worth considering the impact higher interest will have on the “buying power” of prospective homebuyers.  “More about interest rates — what can you buy?,” also in December 2015, included a couple of tables to illustrate that effect, including this one:

Interest Rates and Buying Power

That table shows the price that a buyer qualified for a $1,600 monthly payment (PITI) could buy.  I haven’t heard any forecast yet of rates going above 5%  in the next year, but there are no guarantees.  With that in mind, though, note that this hypothetical home buyer would lose about $18,000 in buying power if his or her qualifying rate moves from 4% to 5% — noticeable, but probably not catastrophic for most.  In that same post, another table shows that the monthly payment for a $250,000 home would increase from $1,559 to $1,678  with the same change in the interest rate.

So, will mortgage rates change?  Yes.

When?  Hard to forecast, but watch the bond market, not the Fed.

Will sellers still sell and buyers still buy?  Yes.  That was true even with rates above 10% in the early 1980s, and it will certainly be true in the still-very low range to be considered in the coming year or two.  The sky is not falling.


Price per SF — a caveat

In What About Downtown? I used recent sales prices on a per-square-foot basis to compare the downtown Austin area to other parts of the metropolitan area, and the contrasts are striking.  Price per SF can be an interesting yardstick for large comparisons, and I am asked about it frequently, but it is not a good way to consider the price of a specific home.

Within a narrow market segment — small market area, narrow range of sizes and ages, similar property condition, etc., $/SF can be an interesting shorthand, but it can also be misleading.  For example, consider one fairly homogeneous neighborhood in North Austin — Wells Branch.  I sampled sales over the past 90 days of homes 1,200 to 1,500 SF in size, built in the 1980s, and found an the average and median price per SF to be $163.44 and $164.07, respectively.  That shorthand doesn’t tell you that those sales ranged from $156.14/SF to $170.11/SF — a $14 variation.  In the middle of this sample — 1,350 SF — $14/SF can mean a price difference of $18,900!  That is not trivial.

I did a similar search in a slightly older South Austin neighborhood — Cherry Creek — and found three homes between 1,420 SF and 1,465 SF, built in 1976 and 1977, that sold in the past 90 days from $161.40/SF to $225.35/SF.  Actual MLS sales prices ranged from $230,000 to $320,000!  Those highest and lowest sales are less than 1,000 feet apart, just west of West Gate Blvd.

Many factors — size, age, condition, specific location (proximity to parks, pools, schools or to busy streets or railroad tracks) can make a huge difference in what a specific buyer will pay for a specific house.  Note too that price/SF can vary widely because of nothing more than floorspace.  If a lot is worth, say, $50,000, and there’s a 1,500 SF house on it, then

$50,000 / 1,500 SF = $33.33 per SF of the total price is land.

If there’s a 2,500 SF house down the street on essentially the same lot, then

$50,000 / 2,500 SF = $20.00 per SF of the total price is land.

The land’s contribution to the total price varies by $13.33 per SF in this example.

Returning to the beginning, knowing whether one area of the metro area is typically priced closer to $100/SF than to $500/SF can be enormously important in setting search priorities.  Whether you’re buying or selling, however, arriving at a desirable price for a specific property deserves careful analysis by a knowledgeable and active real estate professional.  Don’t take a shortcut in choosing or selling the most important financial asset most of us own.


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“Bill helped me through the worst buying transaction I’ve ever experienced. Dealing with the seller and his agent was a nightmare. There’s no way I would have gotten through it without Bill’s help.”
“We had a great time looking at properties with Bill. It took us a while, but with Bill’s help we succeeded in getting our dream home, and made a new friend in the process.”
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