Great Hills · Downsizing
Downsizing in Great Hills
Help with the whole move, not only the listing: sorting, haul-off, timing and the Texas tax rules that come with it.
Downsizing in Great Hills: what's different here
Downsizing from a Great Hills home is usually a life decision more than a market one. Many Great Hills homes date from the 1970s through the 1990s, often on sloped lots with stairs, which matters when planning a move to something easier.
The listing is the easy part. What makes the move work is everything around it: sorting, deciding what to fix, and timing the sale around the next home.
Why Great Hills sellers work with me
I grew up in Northwest Austin, have lived here since 1976 and have lived on the Mountain in the Spicewood Estates area since 2004. I hold the SRES designation, Seniors Real Estate Specialist, and I do whatever the move actually needs, including haul-off, vendors and sometimes the paint brush. Great Hills buyers are paying for a location near 183 and Loop 360 and for views, so a hillside or golf-course lot has to be shown, not described.
How I handle it in Great Hills
- Sorting and placing belongings, and coordinating haul-off for what nobody wants.
- Deciding what's worth fixing before listing in Great Hills, so you don't spend money that won't come back.
- The Texas tax questions: the over-65 school tax ceiling can transfer to a new homestead as a percentage, and the federal home-sale exclusion has limits. Confirm both with a CPA. More on downsizing.
- Timing around the next home, whether that's assisted living, a smaller house or a move closer to family.
More about Great Hills
For the full picture of the neighborhood, see living in Great Hills. Questions about downsizing here? Call me at (512) 698-3525.
Frequently Asked Questions
Do I need to update my Great Hills home before selling?
Usually not much. I'll tell you which repairs are likely to pay you back and which to leave for the buyer.
Will I lose my over-65 tax freeze if I move?
Not necessarily. Texas lets you transfer the over-65 school tax ceiling to a new homestead as a percentage. Confirm the numbers with the appraisal district and a CPA.
Great Hills
What downsizing looks like in Great Hills
The hilliest corner of Northwest Austin, wrapped around Great Hills Country Club near the 183 and Loop 360 interchange.
- The homes
- Mostly 1970s to 1990s in the original sections, with updates and rebuilds scattered throughout, so condition varies a lot from house to house. Classic hillside character, with view lots and golf-course lots that carry a premium. Prices span a wide range, from entry-level condos and townhomes to substantial homes near the club and the Arboretum. Great Hills Country Club dates to 1973 and has been member-owned since 1985: 18 holes, eight lighted tennis courts, and a reported $22.3 million course and clubhouse project approved by the membership. Club membership is separate from buying a home.
- Schools people ask about
- Split by address. The Round Rock ISD side feeds Caraway or Laurel Mountain Elementary, then Canyon Vista Middle School and Westwood High School. The Austin ISD side feeds Davis or Hill Elementary, then Murchison Middle School and Anderson High School. Confirm with the district's own boundary tool.
- Getting around
- Near the 183 and Loop 360 interchange, one of the best-connected corners of Northwest Austin: quick access to the Arboretum, the Domain and the North MoPac tech corridor, with the Apple Parmer campus within reasonable reach.
- Nearby
- The Arboretum, the Great Hills office corridor, the Domain, Great Hills Country Club (private).
- The trade-off
- The hilliest of the Northwest Austin neighborhoods: the streets go up and down, up and down, with far fewer level stretches than Northwest Hills or Spicewood Estates, where the land rises to broader hilltops. Against Balcones Village, Great Hills is the more connected of the two, while Balcones Village is quieter and more tucked away.
The method
How we do it in Great Hills
Downsizing: keep exploring
Ready to make your move with James Brinkman?