South Central Austin Edition | July 2024

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South Central Austin Edition VOLUME 17, ISSUE 4 JULY 30AUG. 27, 2024

2024 Home Edition

'HOME' builds out

Policy to add residential housing options expands Dozens of multi-unit residences permitted under the city's new HOME allowances are now in the works around Austin, like a project bringing three homes to an East Cesar Chavez property. BEN THOMPSONCOMMUNITY IMPACT

BY BEN THOMPSON

RENDERING COURTESY CITY OF AUSTIN

be built on much smaller footprints. “This is a way to bring down our average price points, oer something in the neighborhood that doesn’t exist, and be selling to a broader range of people,” said homebuilder Thomas Joseph of Joseph Design Build.

single-family homes have long been the norm. The controversial policy followed unsuccessful attempts by City Hall to broadly revise Austin’s land development code. HOME’s rst stage allowed multiple housing units to be built on single-family-zoned property. By late 2024, a second phase will let single homes

Austinites will soon begin seeing more varied types of housing in their neighborhoods under both phases of HOME, or Housing Options for Middle-In- come Empowerment, rolling out this year. HOME was approved by local ocials who said they hope to see it bring more aordable and acces- sible housing types to a city where larger, costlier

CONTINUED ON 28

Also in this issue

Impacts: Tacodeli opens rst "standalone" location (Page 9)

Environment: Despite rainfall, water conservation urged (Page 14)

Government: Tax, fee hikes proposed in $5.19B budget (Page 15)

Dining: Bouldin Acres founders talk must-try menu items (Page 31)

Are you struggling to pay your utility bill? The City of Austin’s Customer Assistance Program helps with: • Utility Bill Discounts • Emergency Bill Help • Payment Arrangements • Support for the Medically Vulnerable Get Utility Bill Help

SEE IF YOU QUALIFY AustinBillHelp.com 512-494-9400

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SOUTH CENTRAL AUSTIN EDITION

The more you feed the blob the bigger it gets, becoming a monster clog causing expensive repairs, foul odors and sanitary sewer overflows!

Fat, oil and grease comes from food like cooking oil, meat drippings, butter, sauces, gravy, dairy products, and even salad dressing.

Help stop the Grease Blob! 6 Scrape food scraps into the trash or compost if you can 6 Collect cooking oil in a container then toss into the trash 6 Use paper towels or wipes to remove grease. DON’T FLUSH , toss them into the trash

Austinwater.org

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About Community Impact

Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today with editions across Texas. Our mission is to provide trusted news and local information that everyone gets. Our vision is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our purpose is to be a light for our readers, customers, partners and each other by living out our core values of Faith, Passion, Quality, Innovation and Integrity.

Market leaders & metro team

Reporters Brittany Anderson Elle Bent Amanda Cutshall Dacia Garcia Kameryn Griesser Sarah Hernandez Parks Kugle Haley McLeod Hannah Norton Brooke Sjoberg Ben Thompson Amira Van Leeuwen Gracie Warhurst Zacharia Washington Chloe Young Graphic Designers Alissa Foss Gloria Gonzalez Melissa Johnson Sabrina Musachia

Deeda Lovett General Manager dlovett@ communityimpact.com

Minh Nguyen Joseph Veloz Managing Copy Editor Beth Marshall Senior Art Production Manager Haley Grace Publisher Travis Baker

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Gail Watson Account Executive gwatson@ communityimpact.com

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SOUTH CENTRAL AUSTIN EDITION

©CMG Mortgage, Inc. dba CMG Home Loans, NMLS# 1820, is an equal housing lender. Registered Mortgage Banker with the Texas Department of Savings and Mortgage Lending. To verify our complete list of state licenses, please visit www.cmgfi.com/corporate/licensing and www.nmlsconsumeraccess.org. All loans subject to credit approval and only eligible with CMG Home Loans, Brohn’s lender partner. This incentive only valid on select spec homes that are contracted on or after 7 /2/24 and close by 8 / 31 /24, while funds last, and finance with CMG Home Loans. Offer is for a limited time only and can be stopped at any time and with no prior notice. Please see a Brohn Homes Sales Consultant for complete details. Flex cash offers vary per home and per community. The flex cash amount is contingent on the price of the home and only valid on participating homes and in participating communities. The flex cash can only be used in one of the four ways shown in this advertisement, including reduction in purchase price (not being less than base price of home) or applying towards closing costs, or long term rate locks or buying down the interest rate (specific interest rate and associated APR fluctuate on a daily basis and change due to individual situations). Offer may not be used with any other discounts, promotions or interest-only/buy-down and second lien products. This offer is subject to changes or cancellation at any time at the sole discretion of CMG Home Loans. Additional restrictions/conditions may apply. This is not a commitment to lend and is contingent on qualification per full underwriting guidelines. Exterior home renderings are for representation purposes only and subject to change. The Brohn Group, LLC (DBA Brohn Homes) reserves the right to make changes to pricing, floor plans, specifications, features, materials, dimensions, and incentives without prior notice. Stated dimensions and square footages are approximate and should not be used as representation of the home’s precise or actual size. Copyright 2024 Clayton Properties Group, Inc. DBA in Texas as Brohn Homes. HomeWithBrohn.com | 512-580-8199 This Summer, Brohn is rolling out the red carpet for home buyers during our Home For Summer Sales Event! Use 10% FLEX CASH to buy down your interest rate ! Plus - Use any remaining funds to potentially eliminate closing costs! + $0 Closing Costs + Interest Rate Buydown Turn Renting Into Owning

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BE SAFE DRIVE SMART Driving safety is everyone's responsibility. Stay safe on the road during your summer travels with these tips. Driving safety is everyone's responsibility. Stay safe on the road during your summer travels with these tips.

Keep your eyes on the road, hands on the wheel and your mind on driving. Obey speed limits and traffic laws. Move over or slow down for vehicles pulled to the side of the road. Wear your seat belt. Never drink and drive. Check your tires, windshield wipers and brake lights. Keep your eyes on the road, hands on the wheel and your mind on driving. Obey speed limits and traffic laws. Move over or slow down for vehicles pulled to the side of the road. Wear your seat belt. Never drink and drive. Check your tires, windshield wipers and brake lights.

Visit www.mobilityauthority.com to learn more about our initiatives and discover how you can contribute to safer driving in Central Texas. Visit www.mobilityauthority.com to learn more about our initiatives and discover how you can contribute to safer driving in Central Texas.

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Impacts

BY BEN THOMPSON, ELLE BENT & GRACE DICKENS

NORTH AUSTIN

Now open

MOPAC

183

3 Snarf’s Sandwiches The Colorado-based sandwich shop opened its third Austin location serving made-to-order oven- toasted sandwiches as well as soups, salads and desserts. The business also offers catering. • Opened June 18 • 7301 Burnet Road, Ste. 105, Austin • www.eatsnarfs.com

4 Yellow Ranger and The Golden Horn Straying from tradition, Yellow Ranger will offer “American-Chinese bar food” at the neighborhood dive bar, The Golden Horn. This concept is a collaboration between the restaurant owners and the team behind renowned Austin haunts like Barfly’s, Violet Crown Social Club, The Hideout, and Pourhouse Pints & Pies. • Opened April 25 • 5420 Airport Boulevard, Austin • www.yellowrangeratx.com

290

MAP NOT TO SCALE

North Central

since the 1970s, the new Bird Dog Barbecue pit will serve Texas classics, including brisket, sausage and

Coming soon

chopped beef. • Opened July 1

5 Breeze Dental clinic Breeze will soon offer care in Lamar Central. The clinic collaborates with multiple providers. • Opening Fall 2024 • 3800 N Lamar Blvd, Ste 130, Austin • www.breezeoralcare.com 6 Black Gold From Local Chef Mems Davila, owner of food truck Wünder Pig, the new restaurant will offer cocktails paired with Texas barbecue to the Crestview Neighborhood. • Opening summer 2024 • 1521 W. Anderson Ln., Austin • www.blackgoldatx.com

Now open

• 4707 Burnet Road, Austin • www.birddogpitbbq.com

1 Framebridge Founded by Susan Tynan, the business offers custom framing and design services. The new store is the company’s first brick-and-mortar store in Texas. • Opened June 29 • 1601 W. 38th St., Austin • www.framebridge.com/pages/central-austin 2 Bird Dog Pit BBQ A new barbecue restaurant has taken over a long standing pit in north Austin. Having been in operation

Quali-Tech Electrical Services The business provides residential and commercial electrical services to the greater Austin area. The mobile business is led by founders Thomas Smith, Chris Thomas and Israel Filio. • Opened in April • www.quali-tech-electrical.com

SOUTH CENTRAL AUSTIN EDITION

Impacts

BY BEN THOMPSON & ELLE BENT

Austin Photo Booths The photo booth rental company began offering services in the Greater Austin area with multiple photo booth experiences for customers to choose from such as classic photo booths or a booth using 360-degree video. • Opened June 1 • www.austinphotobooths.com

Now open

DUNCAN LN.

In the news

5 Perry’s Steakhouse The restaurant chain with 13 Texas locations celebrated its 45th anniversary in July. The Perry family opened its first restaurant—Perry’s Butcher Shop and Deli—in Houston in 1979. The company also owns a Perry & Sons Market & Grill location in Friendswood. • 114 W. 7th St., Austin • www.perryssteakhouse.com Chuy’s Orlando-based Darden Restaurants is set to acquire local Tex-Mex chain Chuy’s for approximately $605 million, the companies announced in a July 17 joint news release. The Darden brand owns over 1,900 restaurants worldwide, including Olive Garden and LongHorn Steakhouse. • Multiple Austin-area locations • www.chuys.com

2 Swim Club The social club and pool experience at the Downright Austin hotel offers options to swim, dine and dance. Day passes cost $10 per person and include access to lounge chairs, towel service, Wi-Fi, parking validation, as well as food and drinks available for purchase. • Opened June 24 • 701 E. 11th St., Austin • www.swimclubaustin.com

MAP NOT TO SCALE

Downtown/West Campus

3 Little Patagonia Austin The Argentinian restaurant offers empanadas for breakfast, lunch, dinner and desert. Little Patagonia also offers coffee and teas. • Opened May 4 • 2915 Guadalupe St., Austin • Instagram: littlepatagoniaaustin 4 Pizza Di Roma The Italian restaurant and pizzeria offers authentic pizza, pastas, salads and Italian desserts. Pizza Di Roma— located next to the Ocean Lab—replaced vegan restaurant Mission Street Burrito, which closed in March 2023. • Opened in May

Closings

Now open

6 Diner Bar/The Grey Market The award-winning Chef Mashama Bailey closed Diner Bar and The Grey Market in July, both within the Thompson Hotel as the company moves to internalize all food and beverage operations. • Closing July 14 • 500 San Jacinto Blvd., Austin • www.thedinerbar-austin.com, www.thegreymkt- austin.com

1 The Dead Rabbit The New York-based bar and eatery offers menus inspired by Irish culture, with a southern spin. The bar menu features Irish coffees, martinis and a slate of house cocktails, while the food menu has dishes like Irish breakfast, bangers and mash, and more. • Opened July 4

• 204 E. Sixth St., Austin • www.thedeadrabbit.com

• 3318 Harmon Ave., Austin • www.pizzadiromatx.com

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Impacts

BY ELLE BENT & BEN THOMPSON

Now open

MOPAC

360

4 8

290

6 Uncle Nicky’s The neighborhood Italian eatery’s new South Austin space features a revamped menu with antipasti, salads, sandwiches, pasta and desserts including cannolis, tiramisu and Italian custard. The location serves all-day breakfast and has brunch and happy hour offerings. • Opened June 22 • 2121 S. Lamar Blvd., Austin • www.unclenickys.com

South Central

and Katie Hayes, offers a high-intensity, low-impact workout done on a machine called a Megareformer. • Opened July 11 • 4409 S. Congress Ave., Austin • www.urbanlagree.com 4 Journeys Kidz The shoe retailer offers a variety of branded footwear, apparel and accessories for infants to teenagers near the Lego store in Barton Creek Square. • Opened June 28 • Barton Creek Square, 2901 S. Capital of Texas Hwy., Austin • www.journeys.com 71

Now open

1 Birkenstock German shoe manufacturer Birkenstock opened its sixth store in the United States, offering sandals, clogs, sneakers and boots. • Opened July 10 • 1007 S. Congress Ave., Austin • www.birkenstock.com 2 Tacodeli Austin-founded chain Tacodeli opened its first “standalone” location in the former Masa y Más taqueria, featuring an expanded cocktail menu that includes a margarita made with the chain’s signature Salsa Doñ a. • Opened July 17 • 1817 S. Lamar Blvd., Austin • www.tacodeli.com 3 Urban Lagree The boutique fitness studio, owned by Abigayle Rosser

7 Leland The seven-story building will feature 270 residences and 22,000 square feet of ground floor retail space from real estate developer Intracorp Homes. • Opening in 2027

• 2105 South Congress Ave., Austin • www.lelandsouthcongress.com

Coming soon

8 Chubby Cattle The restaurant will open in Barton Creek Square on the upper level near Nordstrom, offering all-you-can-eat barbecue and Asian cuisine. • Opening in 2025 • Barton Creek Square, 2901 S. Capital of Texas Hwy., Austin • www.chubbycattle.com

5 San Ginés Spanish chocolatier San Ginés will launch of a new cafe and bar, serving chocolate and churros, Spanish tapas, espresso drinks, chocolate-infused wine and specialty cocktails. • Opening this summer • 2072 S. Lamar Blvd., Austin • www.sanginesusa.com

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EAST AUSTIN

Impacts

BY COMMUNITY IMPACT STAFF

Coming soon

Now open

5 Bad Larry’s Burger Club The popular pop-up, founded by Matthew Bolick, is slated to open in its first brick-and-mortar location next year. Bad Larry’s Burger Club specializes in flattened smashburgers and will debut in the former Quickie Pickie space. The restaurant will feature the classic burgers, as well as other specialties like

breakfast sandwiches. • Opening early 2025

• 2027 E. Cesar Chavez St., Austin • Instagram: badlarryburgerclub

183

6 Micklethwait Craft Meats BBQ & Catering The longtime food truck is set to become an indoor sit-down restaurant and will relocate to the business’s catering headquarters. Austin native Tom Micklethwait is the owner and pitmaster of the business, which has served the city since December 2012. The business is known for its oak-smoked meats including brisket, beef

3 Casa de Luz East The long-running local vegan kitchen opened a new location in the mixed-use 1915 EMLK property. The new east side space is intended to build on its established atmosphere and central daily offerings of one meal for a flat price. Casa de Luz East has volunteer opportunities in its kitchen, and the business is open to partner with local urban farms and nutritional programs. • Opened June 28 • 1915 E. Martin Luther King Jr. Blvd., Austin • www.casadeluz.org

rib, turkey and more. • Opening in late 2024 • 4602 Tanney St., Austin • www.craftmeatsaustin.com

ALLEN ST.

C O

973

7 Allen Street Pickleball A new covered outdoor pickleball facility is headed to the Govalle neighborhood. It will feature six covered courts along with a locker room, showers and a cafe, owner Marc Fienman said. An opening timeline is not yet available as the project is still in the permitting phase, 130 TOLL

MAP NOT TO SCALE

East Austin

variety of cocktails. • Opened June 28

Fienman said. • Opening TBD • 640 Allen St., Austin • website not yet available

• 5012 E. Seventh St., Austin • www.cabanaclubaustin.com

Now open

1 Assembly Hall A new venue is booking public and private events in the former Don Limon Mexican Restaurant and

4 Chalmers The team behind Armadillo Den and Dainty Dillo— Cade Archer, Brett Berry, Josh Hazzard and Skylar Reeves—have partnered with fellow restaurateur Michael Covey to open this West Texas-inspired restaurant, bar and venue. Chalmers is located in an old, refurbished Shell gas station and offers country- fried steak tenders, cracked wings, a double quarter pounder burger and more. • Opened July 4 • 1700 E. Cesar Chavez St., Austin • www.chalmersaustin.com

8 Spread & Co. After closing its Jefferson Square Shopping Center location in May, the cheese-centric cafe is moving to Cherrywood. Owners Rosemary and Austin Ewald will offer cheese, coffee, breakfast and lunch. • Opening Fall 2024 • 2406 Manor Road, Ste. B, Austin • www.spreadandco.com/

Bakery location. • Opened April 9 • 1121 E. Seventh St., Austin • www.assemblyhallaustin.com

2 Cabana Club The new leisure and bar concept is remote work-friendly and offers coffee courtesy of Progress Coffee and a

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SOUTH CENTRAL AUSTIN EDITION

Watering one day per week

Lake Travis

austinwater.org

Environment

BY ELLE BENT

Lake levels are higher than they were this time last year due to recent rainfall, but the Austin region is still in a drought, with experts urging conservation. Current situation Water from lakes Travis and Buchanan—part of the chain of Highland Lakes on the Colorado River— is sourced for drinking water and daily use in most of Hays, Travis and Williamson counties. As of July 15, both lakes combined are 54% full, according to the Lower Colorado River Authority, a public utility agency. In 2023, the lakes collectively dipped to 44% capacity in August, the lowest in a decade after the region endured record-breaking high heat and little rainfall. The last time the lakes were full was July 2019, meaning the region remains in a hydrologic drought due to the stressed the water supply. The United States Drought Monitor reports as of July 15 that the three counties are no longer in a meteorological drought, which is defined by how much rain an area has received and how dry soil is. This is not reflective of the effect long-term drought has on water supply reservoirs. “Thanks to rains in May, our water supplies are in better shape than they were a year ago, but lakes Buchanan and Travis are still not full,” said John Hofmann, LCRA executive vice president of water. “The lakes remain stressed from years of serious drought.” Rainfall boosts lake levels, but drought persists

Lake Travis water levels While Lake Travis water levels have slightly increased this summer, they are still lower than the historic average. Lake Buchanan water levels While Lake Buchanan water levels have increased this past summer, they are still lower than the historic average.

Lake Travis historic average*

Lake Travis current levels

620ft 600ft 0 640ft 660ft 680ft 700ft

2023

2024

Lake Buchanan historic average*

Lake Buchanan current levels

1,000ft 1,010ft 1,020ft

980ft 0 990ft

2023

2024

* HISTORIC AVERAGE: LAKE LEVELS EACH MONTH AVERAGED OVER TIME SINCE 1942

SOURCE: LOWER COLORADO RIVER AUTHORITY/COMMUNITY IMPACT

people will need access to water in the region. “We have to have a water supply to match the growth, and today we don’t have that,” said Shannon Hamilton, executive director of the Central Texas Water Coalition, a nonprofit that advocates for water preservation policies. Hamilton said the coalition supports making the trigger for drought levels more strict. Texas Water Utilities hydrogeologist Carly Peach said ways residents can conserve water use include xeriscaping, watering lawns in the early morning, running dishwashers or washing machines only when full and monitoring for leaks in irrigation systems. “All these really small, simple actions can add up,” Peach said.

Who it affects After rainfall affected the lakes earlier this summer, the LCRA loosened restrictions from Stage 2 to Stage 1 on June 3, allowing for twice-a-week outdoor watering and a request of a 10% reduction in water use. LCRA customers include cities and utility districts, which can mandate their own watering restrictions in compliance with Stage 1, meaning restrictions affecting residents vary by provider. For Austin Water customers, outdoor watering is restricted to once a week with a 15% reduction in water use. What residents should know As the Central Texas population grows, more

COMMUNITYIMPACT.COM

Government

BY BEN THOMPSON

Austin leaders are weighing a $5.91 billion budget for the upcoming fiscal year 2024-25, potentially backed by a more than 5% increase in residents’ property taxes, utility charges and other fees. The FY 2024-25 budget will be finalized starting Aug. 16, and city leaders will spend the coming weeks reviewing the plan and proposing changes. In a nutshell City Manager T.C. Broadnax said his proposed FY 2024-25 budget addresses Austin’s critical needs, maintains city services, and invests toward commu- nity goals to make the city more livable, affordable, equitable, sustainable and resilient. He also said it prepares for “financial uncertainty” and multiple major infrastructure projects now in development. The plan will likely end up costing Austinites more with a proposed a tax rate of $0.4493 per $100 valuation. While that represents a less than 1% increase over the FY 2023-24 rate of $0.4458, it’d translate to about a $100 higher tax bill—nearly 6%—for the owner of a median-valued home, thanks to rising appraisals. The city’s general fund, covering most of the public-facing departments supported by tax reve- nue, would grow more than 4% for the upcoming fiscal year to about $1.41 billion. Services ranging from emergency response to parks, libraries and animal services are all in line for increases, largely driven by personnel costs. Some new spending would be supported as well, like an additional $3.6 million for rental assistance, and $2.6 million to staff a new West Austin EMS and fire station. Budget proposed with tax, fee hikes

Taxes and fees rising The city’s annual resident impact estimates are based on property taxes for a median-valued home and “typical” utility and service use.

Some extra money could be available if city offi- cials pull some money from the budget’s proposed reserves, a strategy that could yield more than $4 million. Austin’s employees are also in line for more pay and additional benefits. Civilian staff can expect a 4% raise this year, followed by 3% more next year to reach a targeted wage floor of $22 per hour. Sworn public safety staff are also in line for higher wages or one-time payments. Diving in deeper Broadnax and city financial staff said the budget came together at a tough time for financial planning across Texas. A significant amount of one-time federal dollars are drying up, and cities are limited in their ability to increase their tax revenues under new rules imposed by the state in 2019. “If you look at other Texas cities, you’re looking at budget deficits everywhere you look: Dallas, Houston, Corpus Christi, Fort Worth, San Anto- nio—they’re all struggling with budget deficits of various magnitude and looking to, ‘What are we going to have to cut in order to balance our bud- get?’” Chief Financial Officer Ed Van Eenoo said. Texas cities’ property tax collections can’t increase by more than 3.5% year over year unless an election is called to secure voter approval for a higher tax rate. Austin has only held one tax rate election since 2019—the 2020 vote to fund the Project Connect transit system—and officials aren’t considering one now. But looking ahead, they floated the possibility of asking for a larger tax hike in the near future. “We’re in a new time; we’re in a new world with those restrictions. But there are ways to do more, and how do we consider that to be financially sound and make sure we’re protecting our long- term financial structure?” Mayor Kirk Watson said.

Utility and service charges

Property taxes

$2,720.76 $4,468.04 $2,765.52 $4,495.68

$1,747.28

FY 2020-21

$1,730.16

FY 2021-22

$3,101.64 $4,781.16

$1,679.52

FY 2022-23

$3,304.08 $5,085.58

$1,781.50

FY 2023-24

$3,474.24 $5,358

$1,883.76

FY 2024-25*

General fund budgeting The general fund budget could grow about 4.5% next year. Most departments are supported by tax revenues.

FY 2023-24 (current)

Public safety Parks, libraries Public health, homelessness Municipal Court

Total: $1.35 billion

FY 2024-25 (proposed)

Total: $1.42 billion

Housing, Planning Animal Services

FY 2025-26 (planned)

Other

Total: $1.47 billion

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

SOUTH CENTRAL AUSTIN EDITION

Government

BY BEN THOMPSON

Austin council candidates raised $1.37M this year, led by Watson

Candidates for Austin mayor and City Council districts 2, 4, 6, 7 and 10 raised at least $1.37 million for their campaigns so far this year. Candidates’ financials reported July 15 covered the first half of 2024. All council hopefuls must file to run by Aug. 19, and the next look at their campaign finances will come in October. The overview Incumbent Mayor Kirk Watson raised $710,000 in 2024, well ahead of challenger Doug Greco’s $88,300, Carmen Llanes Pulido’s $71,000 and Kathie Tovo’s $57,500 in contributions. Incumbent Southeast Austin District 2 council member Vanessa Fuentes had no declared oppo- nents as of July and raised almost $57,000. North Central Austin District 4 incumbent Chito Vela raised almost $24,000; a report on his opponent Monica Guzmán wasn’t available as of press time. The race to succeed Leslie Pool in North Central Austin District 7 has six contenders, and attorney

Campaign finances for mayoral candidates, January-June 2024 Donations Spending Cash on hand Outstanding loans

Kathie Tovo

Carmen Llanes Pulido

Doug Greco

$88,334

$71,007

$57,457 $44,044 $39,547

$29,219

$76,823

$52,219.86

$8,579

$181,807

$20,000

Kirk Watson*

$710,580

$166,388

$512,686

*INCUMBENT

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

Mike Siegel led with more then $44,500 raised this year. Next-highest was Adam Powell, who drew more than $32,000. In West Austin, two District 10 contenders Ashika Ganguly and Marc Duchen posted similar totals. Ganguly brought in more

than $41,000 against Duchen’s $36,000 this year. Northwest Austin’s District 6 incumbent Mack- enzie Kelly nearly doubled her opponent Krista Laine’s contributions, with more than $122,000 donated to Laine’s $66,500.

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COMMUNITYIMPACT.COM

Government

BY HALEY MCLEOD & BEN THOMPSON

Travis County gears up for child care tax election Travis County officials will hold a public hearing on the proposed Travis County Creating Access for Resilient Families, or CARES, afford- able child care initiative Aug. 13. Following the hearing, county commissioners will vote on whether to call a tax rate election to expand affordable early child care and after- school programs. The impact CARES is proposed with a property tax increase of $0.025 per $100 valuation, equating to about $100 tax bill for the owner of a median-valued home as of 2024. The new revenue would bring in around $77 million to: • Increase day care subsidy spots and incentivize providers to offer reduced-tuition slots • Increase after-school and summer care slots

Central library security concerns mount The Austin Public Library is turning to county sheriff’s deputies to address safety and security issues. The overview Since April, the APL has spent more than $16,000 on security support from off-duty law enforcement at the Central Library. On July 18, City Council approved up to $200,000 more to expand those services at multiple branch locations over the coming years. The new APL safety initiative has involved off duty Travis County Sheriff’s Office employees taking shifts at the library. The plan responds to an increase in viola- tions—such as drug use, theft, trespassing, threats and violent incidents—reported at city libraries since the pandemic began, APL spokesperson Baylor Johnson said.

Proposed tax increase Travis County officials will likely ask voters to sign off on a property tax increase to fund child care programming.

Current 2023-24 rate

$0.304655*

Proposed rate increase

$0.025*

New rate

$0.329655*

*PER $100 PROPERTY VALUATION

Tax bill example

2024 median taxable home value: $401,806**

Current tax bill: $1,224.12

Tax bill after proposed increase: $1,324.57

**THE FISCAL YEAR 2023-24 TAX RATE IS SHOWN. THE COUNTY’S FY 2024-25 RATE WILL BE SET THIS FALL, BEFORE A POTENTIAL ELECTION.

SOURCE: TRAVIS COUNTY/COMMUNITY IMPACT

• Expand child care outside traditional work hours • Cover gaps in state funding The update could support many child care providers, according to the county. Commissioners must call an election by Aug. 19.

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SOUTH CENTRAL AUSTIN EDITION

Transportation

Education

BY ELLE BENT

BY HALEY MCLEOD & BEN THOMPSON

New program supports teachers, students

Vision Zero initiative saves lives and $28M in Austin Fatal and serious injury crashes have decreased by 22% at major intersections in Austin where safety improvements have been made, according to a June report on the city’s Vision Zero program. The initiative aims to eliminate trac-related serious injuries and fatalities. The gist Since 2016, the Austin Transportation Department has completed safety improvements on 27 separate intersections in Austin. In addition to saving an estimated 40 people from being injured or killed at these locations, a nearly 20% decrease in total crashes seen at major intersections has resulted in an annual comprehen- sive cost of crash savings of over $28 million. Per the report, the construction of safety improvements for all 22 intersections cost $18.5 million.

Paid parking begins along SoCo Avenue The city of Austin has installed new signs outlining new paid parking zones around South Congress Avenue to address long standing parking issues within the area, according to an update from the city of Austin’s transportation department. What you should know Some zones will be designated exclusively for paid visitor parking, while others will be shared with residents and business employ- ees. Signs will guide visitors on which parking zone they are in. The district will be completely digital. Drivers wishing to park in the area can download the Park ATX app or text “park- ing” to 30843 and follow prompts to start a parking session.

In May, Cowan Elementary School teacher Devon Whipple sat in a circle with her fourth grade students, wearing a bear-shaped hat. “Take a deep breath in, arms all the way up, and show me that bear growl,” she said, and in response, her students roared, nishing a normal routine of yoga. Whipple said yoga motivates her and her students, a tool she learned through the national Breathe for Change program. The program was brought to Austin ISD as nearly 70% of teachers statewide face burnout, according to the American Federation of Teachers. This spring, about 30 teachers across 10 campuses went through the program. About the program Amie Ortiz, AISD executive director of talent engagement, pitched the idea for the 2023-24 school year. She worked with the district’s health

care provider, Aetna, to receive funding for the program, which can cost up to $3,000 per teacher. Breathe for Change oers social-emotional learning practices, mindfulness and yoga training to help educators maintain their well-being and bring the strategies to class. “The focus of this is we want self-regulating kids,” said Kelli Sammis, Breathe for Change director of school and district solutions. “But they can’t do that until it’s modeled.” Whipple said because of the program, she’s calmer in class and behaviors have declined. “If [students] can be calm, relaxed and feel safe, then they’re regulating their nervous system and able to access that part of the brain where they learn,” Whipple said. In 2023, counselors in Austin schools reported more students needing mental health care. Experts pointed to COVID-19 disruptions as a cause, even after returning to school.

Cowan Elementary School students practice yoga in their classroom May 9.

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“Everything is back as if we’re just normal,” Sammis said. “But we’re not normal.” What’s next This summer, campus leadership will be taught strategies as the program expands to more AISD schools. “I don’t think this is something every teacher would be interested in,” Ortiz said. “But, I think the district has to oer a variety of things that work for dierent people.”

Crash type comparison

120 150

18.3%

28.4%

0 30 60 90

Vision Zero reporting shows reductions across all crash types at major intersections in Austin from 2016 to early 2023.

20.7%

37.8%

33.8%

Before safety improvements After safety improvements

Rear end

Angle*

Pedestrian- involved

Left turn across path

Bicycle- involved

*TYPICALLY FROM RUNNING A RED LIGHT

SOURCE: VISION ZERO ANALYTICSCOMMUNITY IMPACT

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Real estate

BY HALEY MCLEOD

Home Edition

2024

Readers, welcome to your annual CI Home Edition! This guide features news ranging from key real estate trends and new developments unique to your neighborhood to an overview of the housing industry across Texas. All of the stories were written by our team of local journalists, and all of the advertisements are from nearby businesses who support our mission to provide free, useful news—show them your gratitude by supporting local businesses. For a homeowner like me where the learning curve is steep, I find the articles in this annual guide to be very helpful. Right now, my home is a construction zone thanks to a burst pipe. As we build back our first-floor piece by piece, I have new appreciation for designers who have the vision to see what it could be, to master carpenters who have the skill to make it happen and to my wonderful neighbors who tolerate the endless stream of trucks and noise. Whether you’re looking to purchase your first home, put in a pool or just understand your property taxes, we hope this guide helps inform you along that journey. They say home is where the heart is and our team has certainly poured theirs into these pages.

What's inside

How a recent settlement over real estate practices will impact homebuyers (Page 22)

Deeda Lovett General Manager dlovett@ communityimpact.com

Learn about xeriscaping to conserve water from an expert (Page 23)

State unveils first flood plan, shows billions at risk (Page 27)

Sponsors: Wes Peoples Homes | Whisper Valley

Central Texas home valuations decline as market slows

This year’s release of appraisal valuations from the Travis, Hays and Williamson central appraisal districts indicated the overall average appraisal values for residential properties are lower than in

counties and school districts. Homeowners are able to challenge their appraisal valuations annually by filing a protest with their county’s appraisal district, the deadline for which was May 15. Each appraisal district reviews filings and evidence submitted, typically issuing a set- tlement. If a settlement is not accepted, a formal hearing will be scheduled. While sales and property values have stabilized since 2022, residents can expect to continue to see an annual increase of 10% to their property’s tax value, Lankford said, explaining that the increase will continue until the market value and the taxable value align, per state tax code. As of 2024, the total market value for Travis County is roughly $488 billion, an increase of 5.8% year over year. The total market value for Hays County in 2024 is $68 billion, an increase of 2.03% compared to the previous year’s total of $66.65 billion. What else? Clare Knapp, local housing economist with the Austin Board of Realtors, also predicts interest rates will remain flat for the rest of the year. “I don’t think that we’re going to see any significant movements in rates, especially over

Central Texas appraised home values

Travis County

recent years. The overview

$750K

$551,419

$632,208

The median market value for residential prop- erties in Travis County in 2024 is $551,419, repre- senting a 7% decline since 2023, a Travis Central Appraisal District news release states. For Hays County residential homes, the average market value in 2024 is $466,617, a 9.9% drop from the $517,668 seen in 2023, according to data provided by Chief Appraiser Laura Raven. “Values have definitely come down. Mainly, [it’s] because the increase in interest rates slowed the market down, but also because builders aren’t con- structing as many homes as prior years,” said Alvin Lankford, chief appraiser of the Williamson County Central Appraisal District, which is also seeing declining average market home values in 2024. Market values don’t directly result in a change in property tax bills, the release said. Instead, these values help decide a property owner’s portion of the total tax levy. The total tax amount is based on the budgets set by local governments, such as cities,

$625K

$500K

$375K

$250K

$125K

SOURCES: TRAVIS CENTRAL APPRAISAL DISTRICT, WILLIAMSON CENTRAL APPRAISAL DISTRICT/COMMUNITY IMPACT

this year or even moving into 2025,” Knapp said. “If you’re a first-time buyer waiting on the side- lines now, well, you’re missing out on building wealth, too.”

SOUTH CENTRAL AUSTIN EDITION

Real estate

BY BRITTANY ANDERSON

The Austin Board of Realtors is set to implement policy changes to its Multiple Listing Service—an online portal where Realtors share information about homes for sale in the market—on Aug. 13. The changes come following a $418 million National Association of Realtors settlement that could transform the way homes are bought and sold, and even end up leading to lower home prices, local Realtors have said. Austin-area Realtor April Womack said the settlement will bring new rules to how buyer agent and seller agent commissions work. Commissions are usually split between buyer and seller agents and paid for by the seller. Averaging 6%, some homeowners are unaware of this fee as it’s baked into the home cost, Womack said. NAR said this percentage has always been negotiable, but the new rules require its disclosure. Home buying, selling rules shift

Breaking it down

Womack and Austin-based Realtor Emily Ross said the changes will be hardest on the buyer side, specifically first-time homebuyers. While sale prices likely won’t be affected much in the beginning, Ross expects that by the end of next summer Realtors will have a better grasp on the settlement’s long-term effects. In time, sales prices could come down if sellers don’t pay the buyer agent commission and it falls on the buyer instead, Ross said. “Adding 3% to a buyer, in a lot of cases, is going to be a big deal for them, and there’s no way they’re going to be able to afford the home if the sales price doesn’t go down by 3% too,” Ross said.

2024 settlement timeline The settlement agreement from the NAR requires the MLS practice changes to be implemented by this fall. March 15 Settlement agreement signed April 24 Preliminary approval of settlement review granted by court Aug. 17 Practice changes take effect,

earliest day for class action lawsuit notifications to be issued to those impacted

Nov. 26

Final approval hearing for settlement

SOURCE: NATIONAL ASSOCIATION OF REALTORS/COMMUNITY IMPACT

Major takeaways

Chenevert added there will be nuance in the way each market with an MLS uses NAR’s policy changes, so buyers and sellers could have a different experience should they choose to buy or sell outside of ABoR’s MLS.

When negotiating commissions, Womack recommended buyers go for an agent who: • Has experience and knowledge of the area • Can “think out of the box” for packaging commission and other buyer fees Buyers and sellers should also keep a few things in mind once the changes take effect, ABoR CEO Emily Chenevert said. Agents are likely to have their sellers sign an additional amendment that has the new required disclosures if they do not sell their home before Aug. 13, and buyers should expect that agents won’t show them a property without a written agreement in place.

Major upcoming changes to the MLS

Compensation disclosures to sellers, and prospective sellers and buyers, are now required. Seller agents can no longer make compensation offers to buyer agents on the MLS. ABoR will show financial contributions made toward the buyer’s expenses in a “seller contributions” field. A written agreement outlining agent pay and services between a buyer and agent is now required before home tours.

“The seller contributions field that we’re adding ... [allows] for that kind of marketing incentive box that doesn’t exist in every MLS.”

EMILY CHENEVERT, AUSTIN BOARD OF REALTORS CEO

SOURCES: AUSTIN BOARD OF REALTORS, NATIONAL ASSOCIATION OF REALTORS/ COMMUNITY IMPACT

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Real estate

BY ANNA DEARDORFF

Yaupon Holly, Mexican marigold and silver pony foot plants are incorporated next to washed river gravel and Oklahoma stepping stones in a backyard, with a fire pit in the center.

COURTESY CARLOS GOMEZ

COURTESY AUSTIN GARDENERS

Local expert explains xeriscaping benefits As Texas cities face droughts, homeowners have turned to an alternative landscaping model: xeri- scaping. The landscape incorporates native Texas plants, gravel and drought-resistant greenery. Community Impact interviewed landscape designer Austin Gardeners. Project Manager Carlos Gomez offers insight as to why many Austinites are leaning more toward the environmentally friendly landscaping model. How is xeriscaping dierent from other landscapes, and is it popular among customers? What makes xeriscaping different from other landscape options is the consciousness that goes

behind the drought that we’re going through right now, and making it [a] more sustainable landscape, more water efficient and then preserving native plants. What are some of your favorite native Texas plants to use for xeriscaping? Agave is going to be a [desert] plant that is going to be able to withstand almost any type of weather. A lot of the ornamental grasses are going to be perennials, which means in the winter, they kind of die back, you cut them back, and they come back in the spring. When you pair them together, they have a really good contrast between the colors and the different textures. Explain the maintenance required for xeriscaping. Obviously, you don’t have to be mowing as much. The main thing that is going to be crucial

for keeping the xeriscape pristine is as soon as you see a weed, remove it. ... A lot of clients think that after we install the materials, they don’t have to do anything at all. There’s no such thing. Xeriscaping often leads to lower utility bills. Is its installation more expensive than other landscaping models? The price between installing ... grass and a xeri- scape is going to be fairly similar. What’s going to define the cost is going to be the number of plants we use [and] the types of materials. You have gravels that are going to be $50 per yard, and you have gravels that are going to be $500 per yard.

This interview has been edited for length and clarity. For a longer version, visit communityimpact.com .

SOUTH CENTRAL AUSTIN EDITION

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