Westlake Lifestyle

September | October 2011

Your Westlake Neighbor and Realtor…

FEATURED PROPERTIES If you are considering buying or selling a home, there is NO substitute for experience and proven performance. My hard work and dedication has translated into being one

SECLUDED CONTEMPORARY $5,000,000 • www.704LasLomas.com

PRIVATE SETTING $3,900,000 • www.2956WestlakeDr.com

LAKE AUSTIN SERENITY $4,500,000 • www.4307IslandAve.com

FRENCH CHATEAU $3,495,000 • www.208BellaRiva.com

of the Top Producers in Austin real estate.

As a long-time area resident, I have extensive knowledge of the market, neighborhoods and the area’s prestigious properties. With over 20 years of sales and marketing experience, my proven sales record, business skills and innovative ideas, I am confident in being your ideal choice for a realtor.

Technology & Trends

www.StephanieNick.com EUROPEAN ESTATE $2,765,000 • www.4800MiradorDr.com

STUNNING CONTEMPORARY $2,250,000 • www.44Pascal.com

Take it or Leave it?

WATERFRONT LIVING $1,500,000 • www.6702Elfland.com

SOPHISTICATED TRADITIONAL $839,900 • www.1104Elder.com

WESTL AKE REAL ESTATE M ARKET REPORT

Pending

Stephanie Nick,

Realtor®

Million Dollar Guild, CLHMS

REALTY AUSTIN

512.426.9183

St.Nick@RealtyAustin.com If your home is currently listed, this is not a solicitation for that listing.

# Listings List/Sold Price Approx SQFT List/Sold Price Per Approx SQFT Days On Market

Low Avg High Low Avg High Low Avg High Low Avg High

10 $191,500 $721,839 $1,150,000 1739 3196 4402 $110 $225 $346 0 78 168

Pending – Taking Backups 38 $284,900 $944,913 $3,999,000 1750 3625 8870 $159 $242 $450 1 80 383

Home Fixtures that Convey in a Sale

Closed Since July 1, 2011 99 $200,000 $859,299 $3,300,000 800 3725 10,620 $109 $225 $750 1 80 1185

All information is deemed reliable but not guaranteed. The properties on this list have been listed/sold by various participants in the MLS.

Produced by UpscaleRealEstateMarketing.com • 877.660.0996

Decadent Fall Flavors Eddie V’s Butternut Squash and Lobster Soup

Westlake’s

Real Estate Report

BACK TO THE FUTURE

Featuring Eddie V’s 512.472.1860 | EddieV.com

ROASTED BUTTERNUT SQUASH AND LOBSTER SOUP LOBSTER MILK INGREDIENTS 6-8 each lobster bodies 2 cups of brandy 1 gallon of whole milk 1/2 gallon of heavy cream 1/2 cup of blended oil PREPARATION 1. Heat oil in heavy bottom stock pot.

2. Add lobster bodies and cook until bright red.

3. A nice fond should develop on the bottom of the pan, once it does deglaze it with brandy.

4. Make sure brandy is added off of the heat to avoid it from catching on fire.

5. Reduce brandy to au sec.

6. Add in dairy and bring to a boil.

7. Remove from heat and allow it to steep for 45 min.

8. While milk is steeping, proceed to butternut squash.

BUTTERNUT SQUASH SOUP INGREDIENTS 6-8 each butternut squash peeled and seeded 2 cups of brandy 3 each shallots (sliced thin) salt and pepper to taste 1/2 Tbs. of ground nutmeg 2 Tbs. of blended oil Lobster Milk (recipe above) PREPARATION 1. Cut peeled and seeded squash into large dice.

2. Heat a heavy bottom sauce pot and add oil.

3. Add shallots and sweat.

4. Once soft, add in squash, and season with salt and pepper to caramelize.

5. Once the orange color is achieved, deglaze with brandy and reduce to au sec.

6. Add nutmeg and Lobster Milk.

7. Cook until squash is soft.

8. Blend until smooth, adjusting the seasoning as needed.

Dim the lights and settle in with a hot tub of popcorn. Watching movies at home isn’t a new concept. Neither is the dedicated home theater room – popular for several years already. But what keeps home theater design and integration fresh and noteworthy are the continuous advances in comfort and technology. In fact, as TVs become smarter and homeowners become savvier, the line between the cinema experience and the home theater experience is not only blurring, it’s getting reversed. Today’s home theaters can now offer a movie-watching experience that simply dwarfs a night out at the local multi-plex.

Who could have imagined just a handful of years ago that we’d be able to watch 3-D movies at home? Or remotely cue up your Matrix DVD on your way home from dinner?

Or, (gasp!), ditch all your cumbersome DVDs and simply instantly download any movie you want at any time.

Traditional movie watching is converging with total home automation, web-based mobile apps and streaming internet content in ways we wouldn’t have deemed possible.

Manage your home’s security system, lighting, heating and cooling, the theater itself, and more via apps on your mobile phone or tablet. Then, once you’re planted in your comfy seat, you can use your mobile device as a universal remote.

Not long ago, TVs and PCs were two very different devices with completely separable usability. Today, Smart TVs and internetenabled devices such as Blu-ray disc players, gaming consoles and media servers bring the power of the internet to your television screen.

Now you can stream movies and on-demand programming right to your TV. Even tap into news, games, music and Facebook with a few screen touches. In addition, digitally store all of your family videos and personal photos with instant access to movie-theater-quality viewing of the most important and precious moments of your life.

With the popularity of 3-D technology on the big screen, it was just a matter of time until TV manufacturers found a way to bring the experience home. As the latest must-have visual treat, 3-D technology is growing by leaps

Consider this scenario: your home is under contract and closing soon. You need to pack and get ready to move out.

You start to pack and wonder “what can I take and what is part of the home”?

It may sound silly, but sellers are faced with this dilemma all of the time because of ambiguity in the contractual language that “all fixtures and improvements attached to the real property will convey with the property.” Does that apply to the big screen TV hanging on the wall in the family room, to the expensive drapes in the master bedroom that match the bed linens, or to the antique wall mirror hanging in the powder room that was a gift from Grandma?

Yes and no. The Texas promulgated residential resale contract attempts to clarify “permanently installed and built-in items” that are included in the sale of the real property. Sections 2B & C in the contract identify what is included and Section 2D identifies what is excluded from the sale.

A closer look at Section 2B shows that it lists “mounts and brackets for televisions

and speakers” but not the television.

Section 2C specifically lists “drapes and rods” as being included in the sale. There is no mention of mirrors, but further on in Section 2B it says “and all other property owned by the seller and attached to the real property.” Most buyers would probably assume that the television does not convey with the home even if it is mounted on the wall. But what did the buyer assume about the drapes and the powder room mirror when the contract was negotiated? This could be a gray area that may cause issues at the closing table.

The best way to avoid conflicts over what is included in the sale is to remove any “attached” items before the property is put on the market. Most buyers will take the approach of “what you see is what you get” and will assume certain items are included because they were present in the home when they looked at the property.

Buyers are often dismayed to find on their final walk-through of the property that items they assumed were included have been removed. In fact, in some cases

and bounds. From the TVs themselves, to the battery-powered glasses that operate from a triggered infrared signal from the set, to 3-D broadcast channels already lining up, it appears that “futuristic” 3-D viewing will perhaps one day be the norm.

THE SOUND OF MUSIC

(...and films, and games and more) Professional home theater designers know that proper sound is one of the hallmarks of the cinematic experience. Acoustics are optimized by properly sizing the room, and by designing the room with materials that absorb, diffuse and reflect sounds.

The latest in sound innovations are sound bars. Simplifying the concept of multi-speaker systems placed around the room, sound bars (about three feet long and six inches high) include up to 40 individual speakers that offer a dynamic range and are slightly angled to project sound around the room. Most sound bars include amplification and are internally powered – removing the need for a separate receiver/amplifier.

TWILIGHT

Even though films are viewed in a darkened room, lighting is critical. The proper lighting (or lack thereof) not only sets the mood, but gives the viewer a more pleasant experience.

A darkened room is essential. Uncontrolled ambient light can wash out colors and distract from the action on the screen. But, a movie viewed in total darkness can result in eyestrain.

Properly placed accent lighting is the key. Wall sconces, recessed lighting and accent lighting

those items were the things that helped them fall in love with in the property. It is best to remove Grandma’s antique mirror or the drapes that match your expensive bed linens prior to listing the home. Then there will not be any confusion because the buyer never saw those items in the home.

However, there’s no doubt that when you show your property for sale, you want it to look its best. Staging is an important element to a home’s overall presentation and it’s possible that your home won’t look its best with draperies stripped away or specialty fixtures and finishes missing.

It’s best to consult with your listing agent about what should stay or what should be removed. If the choice is made to keep non-conveyable items in place, your agent can help in a couple of ways.

Listing what items are excluded from the sale in Section 2D of the purchase contract will help avoid confusion. While this clarifies to all parties what will be removed by the seller, it can cause problems when negotiating the contract if the buyer saw those items in the home and wants them.

It’s not uncommon for the buyers to rescind their offer over small matters such as this.

Some Realtors will suggest creating small placards placed near items

provide a beautiful radiance and ambiance to your room. Placing a low-voltage light behind the screen itself provides a warm glow and enhances the film.

In-floor path lighting, dimly-lit cup holders and twinkling fiber-optic star ceilings are more ways to use the power of light in your design and décor.

A GAME OF THRONES

Comfort and luxury is at the top of homeowner’s minds when it comes to creating the ultimate movie-watching retreat. Home theater seating can be as simple as a comfy sofa or reclining chair, or you can take seating to the next level with wider, deeper and plusher options. How about a chair with power recline and memory to deliver you to your favorite position with just one touch? Berkline’s Buttkicker® technology brings realistic special effects and concert quality music to their specialty chairs. Berkline describes it as “a built-in silent subwoofer that allows you to ‘feel’ the audio excitement without excessive volume.” Cool.

EAT, PRAY, LOVE

Last but not least, some of the smallest but most thoughtful amenities can make your home better than the multi-plex any day!

From commercial, theater-quality popcorn machines to a candy-stocked concession stand, you’ll feel the movie magic with every delicious bite. A soda fountain and an in-theater wine bar keep guests sipping happily.

However, perhaps the best way to enjoy the movies is with a cozy throw blanket and a snuggle with your sweetie. Let the magic begin!

SEPTEMBER | OCTOBER 2011 Ballet Austin’s Fête W Austin, Sept. 23rd 512.476.9151 | BalletAustin.org/fete Mix, mingle, dine and dance at this year’s fundraising gala at the gorgeous new W Austin hotel. Light, the dramatic theme, helps highlight a dazzling décor, W’s signature “Wow” cuisine, custom cocktails and entertainment by visual artist Norton Wisdom. Don’t miss the after-party “fête*ish.” As the gala’s encore event, this late night dance party rocks until midnight!

Harvey Penick Invitational Austin Country Club, Oct. 7th – 9th 512.328.8006 | HarveyPenickInvitational.com The Harvey Penick Invitational is a 54-hole individual stroke play event with two divisions, one for mid-amateurs aged 25 and over and one for senior amateurs aged 55 and over.

Winners of the tournament have gone on to win 12 PGA Tour titles, including the Masters, and 29 Champions Tour titles. Players in the Harvey Penick Invitational are competitive golfers with tournament accomplishments on the national, regional and state level. Visit the website for eligibility and an invitation request.

Texas Book Festival State Capitol Building, Oct. 22nd – 23rd 512.477.4055 | TexasBookFestival.org Join other book lovers at this annual event started nearly two decades ago by then-First Lady of Texas Laura Bush. Author readings, book signings, panel discussions and children’s activities make this one of the most popular events in Austin with approximately 40,000 attendees.

Gypsy Picnic Auditorium Shores, Oct. 22nd GypsyPicnic.com Are you a lover of trailer truck food? Never tried it?

Spend a sunny autumn day grubbing down with samplings from dozens of local food trucks. Sample and sip your way through the culinary maze with live music and entertainment and even planned activities for the kids.

Halloween Children’s Concert Dell Hall, Oct. 23rd 512.476.6064 | AustinSymphony.org Wear your costumes and get your “spooky” on as the Austin Symphony presents its annual Halloween concert. Featuring frightfully fun symphonic music that is stimulating to young eyes and ears (ages 2-10), the entire family is invited to dress up and enjoy “boo-tiful” music!

that clearly state what will not convey.

And, a list of those items that are currently “attached” but will not be included in the sale of the property should be made available to all interested parties.

Say Boo to Diabetes Mueller Lake Park, Oct. 30th 512.343.0663 | JDRF.org/Austin With a goal of 4,200 walkers and $650,000 raised for diabetes research, the Juvenile Diabetes Research Foundation invites you to Walk to Cure Diabetes.

This family-friendly walk brings charitable giving and active fun together to create a terrific opportunity to teach young ones the importance of fitness and health – and to help others in the process.

BACK TO THE FUTURE

Featuring Eddie V’s 512.472.1860 | EddieV.com

ROASTED BUTTERNUT SQUASH AND LOBSTER SOUP LOBSTER MILK INGREDIENTS 6-8 each lobster bodies 2 cups of brandy 1 gallon of whole milk 1/2 gallon of heavy cream 1/2 cup of blended oil PREPARATION 1. Heat oil in heavy bottom stock pot.

2. Add lobster bodies and cook until bright red.

3. A nice fond should develop on the bottom of the pan, once it does deglaze it with brandy.

4. Make sure brandy is added off of the heat to avoid it from catching on fire.

5. Reduce brandy to au sec.

6. Add in dairy and bring to a boil.

7. Remove from heat and allow it to steep for 45 min.

8. While milk is steeping, proceed to butternut squash.

BUTTERNUT SQUASH SOUP INGREDIENTS 6-8 each butternut squash peeled and seeded 2 cups of brandy 3 each shallots (sliced thin) salt and pepper to taste 1/2 Tbs. of ground nutmeg 2 Tbs. of blended oil Lobster Milk (recipe above) PREPARATION 1. Cut peeled and seeded squash into large dice.

2. Heat a heavy bottom sauce pot and add oil.

3. Add shallots and sweat.

4. Once soft, add in squash, and season with salt and pepper to caramelize.

5. Once the orange color is achieved, deglaze with brandy and reduce to au sec.

6. Add nutmeg and Lobster Milk.

7. Cook until squash is soft.

8. Blend until smooth, adjusting the seasoning as needed.

Dim the lights and settle in with a hot tub of popcorn. Watching movies at home isn’t a new concept. Neither is the dedicated home theater room – popular for several years already. But what keeps home theater design and integration fresh and noteworthy are the continuous advances in comfort and technology. In fact, as TVs become smarter and homeowners become savvier, the line between the cinema experience and the home theater experience is not only blurring, it’s getting reversed. Today’s home theaters can now offer a movie-watching experience that simply dwarfs a night out at the local multi-plex.

Who could have imagined just a handful of years ago that we’d be able to watch 3-D movies at home? Or remotely cue up your Matrix DVD on your way home from dinner?

Or, (gasp!), ditch all your cumbersome DVDs and simply instantly download any movie you want at any time.

Traditional movie watching is converging with total home automation, web-based mobile apps and streaming internet content in ways we wouldn’t have deemed possible.

Manage your home’s security system, lighting, heating and cooling, the theater itself, and more via apps on your mobile phone or tablet. Then, once you’re planted in your comfy seat, you can use your mobile device as a universal remote.

Not long ago, TVs and PCs were two very different devices with completely separable usability. Today, Smart TVs and internetenabled devices such as Blu-ray disc players, gaming consoles and media servers bring the power of the internet to your television screen.

Now you can stream movies and on-demand programming right to your TV. Even tap into news, games, music and Facebook with a few screen touches. In addition, digitally store all of your family videos and personal photos with instant access to movie-theater-quality viewing of the most important and precious moments of your life.

With the popularity of 3-D technology on the big screen, it was just a matter of time until TV manufacturers found a way to bring the experience home. As the latest must-have visual treat, 3-D technology is growing by leaps

Consider this scenario: your home is under contract and closing soon. You need to pack and get ready to move out.

You start to pack and wonder “what can I take and what is part of the home”?

It may sound silly, but sellers are faced with this dilemma all of the time because of ambiguity in the contractual language that “all fixtures and improvements attached to the real property will convey with the property.” Does that apply to the big screen TV hanging on the wall in the family room, to the expensive drapes in the master bedroom that match the bed linens, or to the antique wall mirror hanging in the powder room that was a gift from Grandma?

Yes and no. The Texas promulgated residential resale contract attempts to clarify “permanently installed and built-in items” that are included in the sale of the real property. Sections 2B & C in the contract identify what is included and Section 2D identifies what is excluded from the sale.

A closer look at Section 2B shows that it lists “mounts and brackets for televisions

and speakers” but not the television.

Section 2C specifically lists “drapes and rods” as being included in the sale. There is no mention of mirrors, but further on in Section 2B it says “and all other property owned by the seller and attached to the real property.” Most buyers would probably assume that the television does not convey with the home even if it is mounted on the wall. But what did the buyer assume about the drapes and the powder room mirror when the contract was negotiated? This could be a gray area that may cause issues at the closing table.

The best way to avoid conflicts over what is included in the sale is to remove any “attached” items before the property is put on the market. Most buyers will take the approach of “what you see is what you get” and will assume certain items are included because they were present in the home when they looked at the property.

Buyers are often dismayed to find on their final walk-through of the property that items they assumed were included have been removed. In fact, in some cases

and bounds. From the TVs themselves, to the battery-powered glasses that operate from a triggered infrared signal from the set, to 3-D broadcast channels already lining up, it appears that “futuristic” 3-D viewing will perhaps one day be the norm.

THE SOUND OF MUSIC

(...and films, and games and more) Professional home theater designers know that proper sound is one of the hallmarks of the cinematic experience. Acoustics are optimized by properly sizing the room, and by designing the room with materials that absorb, diffuse and reflect sounds.

The latest in sound innovations are sound bars. Simplifying the concept of multi-speaker systems placed around the room, sound bars (about three feet long and six inches high) include up to 40 individual speakers that offer a dynamic range and are slightly angled to project sound around the room. Most sound bars include amplification and are internally powered – removing the need for a separate receiver/amplifier.

TWILIGHT

Even though films are viewed in a darkened room, lighting is critical. The proper lighting (or lack thereof) not only sets the mood, but gives the viewer a more pleasant experience.

A darkened room is essential. Uncontrolled ambient light can wash out colors and distract from the action on the screen. But, a movie viewed in total darkness can result in eyestrain.

Properly placed accent lighting is the key. Wall sconces, recessed lighting and accent lighting

those items were the things that helped them fall in love with in the property. It is best to remove Grandma’s antique mirror or the drapes that match your expensive bed linens prior to listing the home. Then there will not be any confusion because the buyer never saw those items in the home.

However, there’s no doubt that when you show your property for sale, you want it to look its best. Staging is an important element to a home’s overall presentation and it’s possible that your home won’t look its best with draperies stripped away or specialty fixtures and finishes missing.

It’s best to consult with your listing agent about what should stay or what should be removed. If the choice is made to keep non-conveyable items in place, your agent can help in a couple of ways.

Listing what items are excluded from the sale in Section 2D of the purchase contract will help avoid confusion. While this clarifies to all parties what will be removed by the seller, it can cause problems when negotiating the contract if the buyer saw those items in the home and wants them.

It’s not uncommon for the buyers to rescind their offer over small matters such as this.

Some Realtors will suggest creating small placards placed near items

provide a beautiful radiance and ambiance to your room. Placing a low-voltage light behind the screen itself provides a warm glow and enhances the film.

In-floor path lighting, dimly-lit cup holders and twinkling fiber-optic star ceilings are more ways to use the power of light in your design and décor.

A GAME OF THRONES

Comfort and luxury is at the top of homeowner’s minds when it comes to creating the ultimate movie-watching retreat. Home theater seating can be as simple as a comfy sofa or reclining chair, or you can take seating to the next level with wider, deeper and plusher options. How about a chair with power recline and memory to deliver you to your favorite position with just one touch? Berkline’s Buttkicker® technology brings realistic special effects and concert quality music to their specialty chairs. Berkline describes it as “a built-in silent subwoofer that allows you to ‘feel’ the audio excitement without excessive volume.” Cool.

EAT, PRAY, LOVE

Last but not least, some of the smallest but most thoughtful amenities can make your home better than the multi-plex any day!

From commercial, theater-quality popcorn machines to a candy-stocked concession stand, you’ll feel the movie magic with every delicious bite. A soda fountain and an in-theater wine bar keep guests sipping happily.

However, perhaps the best way to enjoy the movies is with a cozy throw blanket and a snuggle with your sweetie. Let the magic begin!

SEPTEMBER | OCTOBER 2011 Ballet Austin’s Fête W Austin, Sept. 23rd 512.476.9151 | BalletAustin.org/fete Mix, mingle, dine and dance at this year’s fundraising gala at the gorgeous new W Austin hotel. Light, the dramatic theme, helps highlight a dazzling décor, W’s signature “Wow” cuisine, custom cocktails and entertainment by visual artist Norton Wisdom. Don’t miss the after-party “fête*ish.” As the gala’s encore event, this late night dance party rocks until midnight!

Harvey Penick Invitational Austin Country Club, Oct. 7th – 9th 512.328.8006 | HarveyPenickInvitational.com The Harvey Penick Invitational is a 54-hole individual stroke play event with two divisions, one for mid-amateurs aged 25 and over and one for senior amateurs aged 55 and over.

Winners of the tournament have gone on to win 12 PGA Tour titles, including the Masters, and 29 Champions Tour titles. Players in the Harvey Penick Invitational are competitive golfers with tournament accomplishments on the national, regional and state level. Visit the website for eligibility and an invitation request.

Texas Book Festival State Capitol Building, Oct. 22nd – 23rd 512.477.4055 | TexasBookFestival.org Join other book lovers at this annual event started nearly two decades ago by then-First Lady of Texas Laura Bush. Author readings, book signings, panel discussions and children’s activities make this one of the most popular events in Austin with approximately 40,000 attendees.

Gypsy Picnic Auditorium Shores, Oct. 22nd GypsyPicnic.com Are you a lover of trailer truck food? Never tried it?

Spend a sunny autumn day grubbing down with samplings from dozens of local food trucks. Sample and sip your way through the culinary maze with live music and entertainment and even planned activities for the kids.

Halloween Children’s Concert Dell Hall, Oct. 23rd 512.476.6064 | AustinSymphony.org Wear your costumes and get your “spooky” on as the Austin Symphony presents its annual Halloween concert. Featuring frightfully fun symphonic music that is stimulating to young eyes and ears (ages 2-10), the entire family is invited to dress up and enjoy “boo-tiful” music!

that clearly state what will not convey.

And, a list of those items that are currently “attached” but will not be included in the sale of the property should be made available to all interested parties.

Say Boo to Diabetes Mueller Lake Park, Oct. 30th 512.343.0663 | JDRF.org/Austin With a goal of 4,200 walkers and $650,000 raised for diabetes research, the Juvenile Diabetes Research Foundation invites you to Walk to Cure Diabetes.

This family-friendly walk brings charitable giving and active fun together to create a terrific opportunity to teach young ones the importance of fitness and health – and to help others in the process.

September | October 2011

Your Westlake Neighbor and Realtor…

FEATURED PROPERTIES If you are considering buying or selling a home, there is NO substitute for experience and proven performance. My hard work and dedication has translated into being one

SECLUDED CONTEMPORARY $5,000,000 • www.704LasLomas.com

PRIVATE SETTING $3,900,000 • www.2956WestlakeDr.com

LAKE AUSTIN SERENITY $4,500,000 • www.4307IslandAve.com

FRENCH CHATEAU $3,495,000 • www.208BellaRiva.com

of the Top Producers in Austin real estate.

As a long-time area resident, I have extensive knowledge of the market, neighborhoods and the area’s prestigious properties. With over 20 years of sales and marketing experience, my proven sales record, business skills and innovative ideas, I am confident in being your ideal choice for a realtor.

Technology & Trends

www.StephanieNick.com EUROPEAN ESTATE $2,765,000 • www.4800MiradorDr.com

STUNNING CONTEMPORARY $2,250,000 • www.44Pascal.com

Take it or Leave it?

WATERFRONT LIVING $1,500,000 • www.6702Elfland.com

SOPHISTICATED TRADITIONAL $839,900 • www.1104Elder.com

WESTL AKE REAL ESTATE M ARKET REPORT

Pending

Stephanie Nick,

Realtor®

Million Dollar Guild, CLHMS

REALTY AUSTIN

512.426.9183

St.Nick@RealtyAustin.com If your home is currently listed, this is not a solicitation for that listing.

# Listings List/Sold Price Approx SQFT List/Sold Price Per Approx SQFT Days On Market

Low Avg High Low Avg High Low Avg High Low Avg High

10 $191,500 $721,839 $1,150,000 1739 3196 4402 $110 $225 $346 0 78 168

Pending – Taking Backups 38 $284,900 $944,913 $3,999,000 1750 3625 8870 $159 $242 $450 1 80 383

Home Fixtures that Convey in a Sale

Closed Since July 1, 2011 99 $200,000 $859,299 $3,300,000 800 3725 10,620 $109 $225 $750 1 80 1185

All information is deemed reliable but not guaranteed. The properties on this list have been listed/sold by various participants in the MLS.

Produced by UpscaleRealEstateMarketing.com • 877.660.0996

Decadent Fall Flavors Eddie V’s Butternut Squash and Lobster Soup

Westlake’s

Real Estate Report