Downtown Austin Blog

downtown Austin's real estate and neighborhood blog

You are here: Home / Search for "sabine"

Search Results for: sabine

Carrob’s Cafe – Breakfast All Day Long on E.6th!

| |

Thanks to pal and Downtown commercial Realtor, Carl Daywood, I had opportunity to discover  a terrific new little eatery in the Sixth Street Historic-Entertainment District.  It’s called Carrob’s Cafe on Sabine, between 6th and 7th, essentially behind The Boiling Pot, where the former Texas Picnic Company was housed.

The name Carrob is derived from a combination of the owner’s first names, Carol Mitchell and Robert Barnes, a delightful couple who welcome guests with relaxed down-home friendliness, Austin style.  It’s a bright and cheerful space with large windows looking out to both Sabine and Waller Creek.

The menu is basically all-breakfast all-the-time!  And since that’s my favorite meal I couldn’t wait to dive in for a sampling.  I had a couple of excellent breakfast tacos that were served in toasted tortillas and packed with my choice of 3 ingredients from among 21 selections offered — for only $1.99 each no less!  Other options include egg platters, omelets, pancakes, biscuits & gravy and some killer-sounding breakfast burgers and club combinations.

In the drinks department, my iced mocha latte was also delicious and nicely made.  The menu has all sorts of yummy coffees, teas, lemonade and sodas.

The full menu can be viewed here with an extra click-through:  Carrob’s Menu.

For now, they are only open daytimes, 6 days a week:  7-5 Mon-Fri and 9-5 Sat; closed Sundays.  Hopefully Carrob’s will quickly build enough traffic to warrant opening on Sundays too.  And they would probably do well from midnight to 4am on Saturday and Sunday mornings if they actively promoted their existence up and down Sixth to the bar crowd to  sober up before heading to their cars.

Stop by and check ’em out with a warm welcome to the neighborhood.  I’ll add a photo or two as soon as I make it back by (which will be soon!) and remember to bring along my phone/camera.

DAB STATS: July Transaction Summary

| |

In July of 2007 we recorded 14 transactions at an average of $353psf.

In July of 2008 we recorded 11 transactions at an average of $289psf.

In July of 2009 we recorded 13 transactions at an average of $267psf.

In July of 2010, we recorded 12 transactions at an average of $314psf!!

What insights can we glean from four years of July transaction data?  Based on my experience this year, I would say those numbers show that [in aggregate for downtown] a bottom had been reached, and we’re returning to normal where average prices hover around $300psf.

If developers reported sales (they don’t, but if they did), July’s closed Sabine units would nullify the effect of the higher priced closings at the Austonian, Spring, and Four Seasons.  Also, at least two of July’s transactions were deeply discounted transactions at Milago and yet the average numbers are still strong.

The market continues to place a premium west of Congress Avenue, as transactions at Austin City Lofts and 360 condos exceed $400psf.  Feedback from my clients indicate this premium is a reflection of these buildings’ proximity to a mix of retail uses and to Whole Foods.  As inventories of new construction continue to dwindle, the average buyers’ expectations are beginning to come back inline with a healthy resale market.

An example of a great buy in July:  Milago #423. A 2bd/2ba corner unit at tree level with city views for $300,000.  The seller took a hit on this one and originally paid $382,500.  Also, I’m bullish on the Rainey Street District, future improvements to Waller Creek, and the desirability of living near the trail for couples/families.

What does the buyer who prioritizes value do now?  Be prepared.  Get pre-qualified for a mortgage.  Be ready to pounce on the random short sale or bank owned property.  I seem to find 1-2 each month.  Forget about foreclosure auctions in downtown – they simply do not happen with any regularity, and 99% of the time the bank takes back the property and lists it on the MLS market where they can get closer to market rates.  Of course, you can go to the courthouse to see for yourself.  Or, you can just contact me.

Registered members of DAB can download a complete statistical and transaction report here.

-Jude

Waller Creek Tunnel Project TIF Analysis

| |

Last week’s meeting of the Waller Creek Citizens Advisory Committee hosted an update on the Tax Increment Financing district that was established to fund the construction of the Waller Creek tunnel.  Below is a summary of Q&A between WCCAC and Leslie Browder with the City Budget office

Waller Creek District Master Plan - Open Spaces


1. How much land is in the TIF (acres)?
TIF Reinvestment Zone No. 17 includes approximately 126 acres.

2. What are the geographic boundaries of the district?

The boundaries of the zone are within the area bounded on the west by Red River Street from 12th Street south to 3rd Street, then west along 3rd Street to Trinity Street, then south along Trinity Street to Lady Bird Lake; on the south by Lady Bird Lake from Trinity Street east to Cummings Street, then east along Cummings Street to East Avenue; on the east by East Avenue from Cummings Street north to the south bound access road of IH-35, then along said access road north to 11th Street, then west along 11th Street to Sabine Street, and north along Sabine Street to Red River Street; and on the north by 12th Street between Sabine Street and Red River Street.

[Read more…] about Waller Creek Tunnel Project TIF Analysis

Think Big, Live Small: I Love Efficient Living in Downtown Austin (A Sunday Thought)

| |

Tiny Turtle Approves Of Your Small Abode

When I talk to people about living in downtown Austin, one of the main questions (I italicize the word, because it’s generally not really even a question, but almost a statement, filled with doubt and incredulity – often said with wide-eyes and some form of pitied-awe) I get is “How on earth do you live in such a small space?”

It’s true, 877 square feet (the size of Jude and I’s first place downtown, The Sabine), doesn’t really sound like a lot, given that most of our friend’s places in the suburbs are triple the size or more, but I’ll be honest, it was really, truly, great.  Jude and I try very much to embrace a minimalist lifestyle in terms of our material possessions and enjoy putting the emphasis of our lives on experiences rather than objects.

Which is why I was inspired when I read a story in this month’s Real Simple magazine (the one magazine that I regularly read).  The headline was “Happily Ever After, in 351 Square Feet.”

Did you catch that?  351 feet.

The story is about a couple that lost their home in a fire, and due to financial necessity, had to move into a 351 square foot shed in the back of their lot. Making the most of their situation, they converted this shed into a pretty bad-ass model of efficient living – scaling down on their material needs, employing multiple uses for spaces/furniture, and making sure every square foot of space has a purpose.

To me, there is something very freeing and inspiring about using only what you need, and being thoughtful in your consumption and use of space.  Certainly, it is great to have ample room, but with ample room often comes the burden a million things you have to deal with and are often emotionally held down by – at least in my experience and what I see with those I know.

So, my Sunday thought: Living in a small space not only is an urban-planning strategy to maximize scarce land-use and energy resources, but, on a very personal level, encourages a lifestyle of thoughtful consumption and creativity of living.