4 Unique Things to Consider When Buying a House in Austin, TX
They say we keep it weird in Austin, TX. 🤪 That applies to some quirky factors you will quickly discover during the home-buying process here, too.
Here’s a brief list of unique attributes that first-time buyers and investors should keep top of mind while house hunting in town.
1. There is a “100-Year Floodplain”
It is not uncommon to have a home in the 100-year floodplain (check out FloodPro, an interactive map!). But, what does that mean exactly? The 100-year floodplain is the land that is predicted to flood during a 100-year storm, which has a 1% chance of occurring in any given year.
According to the City of Austin website: “If your home is in the 100-year floodplain, it has a 26% chance of being flooded over the course of a 30-year mortgage. The 100-year floodplain is used by FEMA to administer the federal flood insurance program and the City of Austin to regulate development.”
Note that homes in or near the floodplain may offer greater views - a sweeping field or flowing creek.
General homeowners insurance policies don’t cover the flooding caused by stormwater. So, you will have to get flood insurance to protect your home and belongings (most mortgage lenders will require this). And, don’t worry about not catching this information - between your Realtor and lender, either party will 100% let you know if you will need this. The average cost of flood insurance through the National Flood Insurance Program (NFIP) is $634 per year in Texas [2022].
You might also be wondering if a home will be more difficult to sell if it is in the floodplain. This depends on a number of factors, including the state of the home and property. Our Realtors often guide buyers through this decision. You can set up a time to ask questions and talk strategy with us here.
2. There Are Two Types of Foundation: Pier and Beam V. Concrete Slab
And, there are pros/cons to both!
Pier and Beam
Most common in older homes.
Elevates the home to protect it from flooding and moisture.
There is a crawl space between the home and the ground which allows utilities (including plumbing and electrical wiring) to be easily installed and accessed for repairs.
Air circulates underneath the home which can reduce energy costs.
Concrete Slab
Most common in newer construction homes.
A slab will protect the home from termites and insects as there are no open spaces underneath the house.
Utilities will likely be installed on the ground floor (this may lead to more noise within the home).
Slabs can crack. This may substantially compromise the structural integrity of the house - and, it is difficult as well as expensive to repair.
You may find you have got a preference between the two, but remember - it comes down to the quality of either foundation. Is the home level? Are there large or small cracks in the slab? More on that in this next section…
3. There is Hard Clay Soil, And It Moves
Clay is highly absorbent. So, it can expand in volume as it becomes more saturated. This can cause slab foundations to crack, heave or shift over time.
Vertical cracks are common and usually the direct result of foundation settling. Horizontal cracks are generally caused by soil pressure and are normally worse than vertical cracks - these are much more dangerous than vertical cracks because they can quickly lead to total foundation failure. Look out for cracks while touring homes! Your Realtor and home inspector guide you along the way.
4. You Need A High-Quality Air Conditioning Unit
You’re living in Texas, after all. 🥵 If you have got one of our experienced Realtors by your side, they will check out the air conditioning unit as you’re touring the home together.
A unit can last 15 to 20 years on average. But since we work them so hard in Texas, don't be surprised if it kicks the bucket earlier. If the unit is getting up there in age, there is a chance that you can negotiate with the seller to have this replaced. Though, it will highly depend on the state of the market and having a savvy agent by your side will certainly increase your rate of success.
Did you know all of these unique things to consider when buying a home in Austin? Which of them came as a surprise to you?
For more house hunting tips, follow us on Instagram and TikTok. If you’d like to connect with one of our Realtors to start your home buying journey, schedule a brief introductory call with us here.