Pflugerville - Hutto Edition | July 2024

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Pugerville Hutto Edition VOLUME 19, ISSUE 11 JULY 11AUG. 8, 2024

2024 Home Edition

Wastewater gaps

Manufacturers ship package plants nationally for wastewater treatment in small communities, mobile home parks, schools, recreational areas, prisons and more.

COURTESY DPI WATER SOLUTIONS

Treatment alternatives take o, drive concerns in city outskirts

“You need to give thought to the chemicals that are released, whether they’re going to be spore forming,” Siena resident Leila Liberman said. “What is the impact down the road?”

worked together to nd an another option, leading the developer to withdraw its proposal. However, the potential environmental impact caused by such wastewater facilities, among other concerns, has both cities on notice and their resi- dents asking questions.

BY HALEY MCLEOD

After area residents expressed concerns regarding a proposed small-scale wastewater treatment facility next to Hutto ISD’s Veterans Hill Elementary and behind homes in the Siena neighborhood, straddling the border of Round Rock and Hutto, city ocials

CONTINUED ON 28

Also in this issue

Impacts: El Pollo Rico coming to Pugerville (Page 8)

Education: Hutto ISD passes $122M budget (Page 13)

Real estate: Check out this year’s Home Edition (Page 17)

Business: Rockabilly Brewing concocts cold ones (Page 30)

busine� �u�po�t Hutto’s Business Retention and Expansion (BRE) program, aka BizThrive, is an initiative focusing on the prosperity of our business community. Our objective is to support success through engagement and provide access to resources in key areas such as professional education, workforce development, and sources of funding. We seek to understand the needs of all stakeholders and work toward collaborative solutions. Email BizThrive@huttotx.gov to learn more about BizThrive in Hutto. We value your business. community. Our objective is to support success through engagement and provide access to resources in key areas such as professional education, workforce development, and sources of funding. We seek to understand the needs of all stakeholders and work toward collaborative solutions. Email BizThrive@huttotx.gov to learn more about BizThrive in Hutto. We value your business.

Fe�l �u�po�ted with our va�ue ad��:

Buildin� Busine� Suc�e� events are curated quarterly, designed to help your business grow. Learn from experts in their respective fields. 1:1 Me�ting� and personalized services and support is available from our expert team, ready to guide you and connect you with the right resources for your business. Busine� Directo�y with data on hundreds of businesses located in Hutto. Add yours to the list and become part of the growing network.

Connect with us at BizThrive@Huttotx.gov

COMMUNITYIMPACT.COM

PFLUGERVILLE - HUTTO EDITION

COMMUNITYIMPACT.COM

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. About Community Impact

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 Zacharia Washington Chloe Young Graphic Designers Rachal Elliott Alissa Foss Gloria Gonzalez Melissa Johnson Sabrina Musachia

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CHAMBER CONNECTION

Best of Pflugerville Awards Celebration

July 11 Mt. Playmore Ribbon Cutting Noon at 13609 N. I-35, Austin July16 Small Business Initiative Free. Lunch is included. 11:30 a.m.-1 p.m. Pflugerville Library, 1008 W. Pfluger St. W. July23 Advanced Pain Care Ribbon Cutting Noon at 101 W. Louis Henna Blvd., Austin July 15 Pepsi Beverage North America Ribbon Cutting 9:30 a.m. at 3300 Elmore Lane July 26 Morning Edition 8 a.m. Courtyard by Marriott, 16100 Impact Way

July30 Farmhouse 77 Custom Woodworks Ribbon Cutting Noon at 4701 Priem Lane

5-6:30 p.m. Thursday, July 18 Courtyard by Marriott Bistro, 16100 Impact Way

Aug.1

The Composed Canine

Ribbon Cutting Noon at 100 W. Pflugerville Parkway

JOIN US! EVENTS CALENDAR AT PFCHAMBER.COM/EVENTS

Aug.6 Trinity Home Health Services Ribbon Cutting Noon at Pflugerville Chamber, 101 S. 3rd St.

Aug. 13 Monthly Luncheon 11:30 a.m.-1 p.m. Spare Time Texas, 1724 FM 685 $25 Members, $35 Future members

101 South 3rd Street | Pflugerville, Texas 78660 | 512.251.7799 | info@pfchamber.com

PFLUGERVILLE HUTTO EDITION

Impacts

3 Kyoka Sushi and Bar The sushi spot offers a full bar and serves Japanese dishes, such as sushi, tempura and udon noodles. The building is the former location of Beluga Japanese Restaurant, which closed in July 2023. • Opened in late June • 661 Louis Henna Blvd., Ste. 300, Round Rock • https://eat.kyokasushi.site Austin photo booths Locally owned by Dustin Sartoris and based in Round Rock, the business offers three photo booth experiences for customers to choose from for their events. The company facilitates both setup and take-down of its rentable photo booths, Sartoris said. • Opened June 1 • www.austinphotobooths.com

Round Rock

1431

KENNEY FORT BLVD.

130 TOLL

KALAHARI BLVD.

O'CONNOR DR.

620

ROUND ROCK AVE.

Coming soon

8 10

4 Lone Star Circle of Care The clinic will provide gynecological care, women’s wellness exams and family planning services, per a representative of Lone Star Circle of Care. The opening of the Women’s Wellness clinic expands services provided by Lone Star Circle of Care at the Texas A&M Health Science Center, and will join existing family medicine, pediatrics, behavioral health, senior care and pharmacy services offered there. • Opening Aug. 5 • 3950 N. A.W. Grimes Blvd., Ste. N103, Round Rock • www.lonestarcares.org

45 TOLL

MCKALLA PL.

MOPAC

MAP NOT TO SCALE

Round Rock

suite will also be automatically upgraded for check-in at the VIP lounge. • Opened May 17

Relocations

Now open

• 3001 Kalahari Blvd., Round Rock • www.kalahariresorts.com/texas

5 Smokey Mo’s BBQ The business relocated its Avery Ranch location in Austin to Round Rock. The barbecue restaurant serves smoked meats, such as brisket, pork ribs, chicken and sausage. The restaurant also offers group orders and catering services. • Relocated June 24 • N. RM 620, Ste. 100, Round Rock • www.smokeymosbbq.com

1 Kalahari Resorts & Conventions VIP Emerald Lounge The lounge provides access to a dedicated concierge for VIP guests, specifically to assist in booking spa experiences, cabanas, dining reservations and other support needs of guests who stay there. The VIP experience will be available to guests booking VIP All The Way or More Time for More Fun packages for their stay. Guests who book a three-bedroom presidential

2 Shoe Palace The footwear retailer opened a new store in the Round Rock Premium Outlets in June. Based in San Jose, Calif., the shoe store chain offers sneakers and apparel from a variety of in-demand brands. • Opened in mid-June • 4401 N. I-35, Ste. 135, Round Rock • www.shoepalace.com

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BY GRANT CRAWFORD, KAMERYN GRIESSER, BROOKE SJOBERG & BEN THOMPSON

In the news

Now open

In the news

6 Austin FC Austin’s Major League Soccer team will host the 2025 MLS All-Star Game at Q2 Stadium next summer, officials announced in May. This is the first time since 2010 that the MLS All-Star Game will be held in Texas and the first time the All-Star game is being held in Austin, per a news release. • Q2 Stadium, 10414 McKalla Place, Austin • www.austinfc.com 7 R Bank The banking institution marked its 15th anniversary on June 22. The Texas-based bank, which opened in Round Rock in 2009, provides a variety of personal and business banking services. In June, the company welcomed Todd Engemoen as its new president and CEO following the retirement of Steve Stapp. • A 3600 E. Palm Valley Blvd., Round Rock • B 1900 Round Rock Ave., Round Rock • www.r.bank 8 CityVet A filing with the Texas Department of Licensing and Regulation shows plans for a new CityVet location in Round Rock. CityVet offers veterinary services, urgent care, bathing, grooming, food and supplies. • 7401 O’Connor Drive, Round Rock • www.cityvet.com New Neighbors of Greater Round Rock The local women’s social organization celebrated 45 years of community building May 9. Founded in 1978 by a group of young mothers who met while visiting in a park with their children, the group has since grown to

11 7 Brew Coffee The Texas-based coffee chain held a ribbon cutting in June to mark the opening of its Round Rock location. The drive-thru coffee stand offers a variety of hot and cold coffee beverages, smoothies, shakes, and infused sparkling water. • Opened July 1 • 2130 E. Palm Valley Blvd., Round Rock • www.7brew.com

Alamo Drafthouse Cinema Sony Pictures Entertainment announced in a June 12 news release that it acquired the dine-in theater chain. Sony plans to continue expanding the Austin-based cinema franchise, which is now the seventh-largest theater chain in North America. • Locations throughout Austin • www.drafthouse.com

• Closed in March • 2150 E. Palm Valley Blvd., Ste. 300, Round Rock • www.myeyelab.com 12 Papa Murphy’s With this closure, only one location of the pizza shop is now left in Round Rock, at 1700 E. Palm Valley Blvd. The pizza chain is known for its take-and-bake pizzas prepared in-house to be cooked in the homes of customers. • Closed in May • 7399 O’Connor Drive, Round Rock • www.papamurphys.com

company’s website, it still has two Texas locations in McAllen and Selma. • Closed March 4

• 2501 N. I-35, Round Rock • www.macaronigrill.com

14 Sonic Initially listed as a temporary closure, the restaurant’s location is marked “permanently closed,” and no longer exists on the chain’s website. While the corporate office could not confirm whether the location closed, calls to the franchise owner went unanswered. • Closed in mid-May • 1320 Round Rock Ave., Round Rock • www.sonicdrivein.com

nearly 200 members. • Based in Round Rock • www.newneighborsrr.org

Closings

9 My Eyelab The store, which offered in-house eye exams, eye glasses, sunglasses and contacts, first opened in late 2021.

13 Romano’s Macaroni Grill The chain offers small plates and pizza. Per the

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PFLUGERVILLE - HUTTO EDITION

A.W. GRIMES BLVD.

HARRELL PKWY.

138

Impacts

137

TOLL

Pflugerville

A representative will bring samples and supplies directly to the residence to evaluate style preferences and functionality. The company also services surrounding areas, such as Hutto, Taylor, Northwest Hills and Wells Branch. • Opened May 23 • www.gotchacovered.com/pflugerville

JAZZ ST.

LIMESTONE COMMERCIAL DR.

A.W. GRIMES BLVD.

138

Now open

TOWN CENTER DR.

9 8

1 Lazydaze The coffee shop features specialty cafe beverages, such as the purple haze latte, as well as traditional coffee drinks like an americano or espresso. The shop also sells hemp-derived gummies in a variety of flavors. Both the South Austin and Pflugerville Lazy Daze locations are licensed consumption lounges. • Reopened April 20 • 1202 FM 685, Ste. A5, Pflugerville • www.lazydazeshop.com 2 Frost Bites Local snow cone and ice cream shop, Frost Bites, is now reopened for the summer season. The Pflugerville location features both drive-thru service, as well as indoor space to dine in. • Reopened April 5 • 110 W. Pflugerville Parkway, Ste. B-2, Pflugerville • www.facebook.com/frostbitesatx Gotcha Covered Consultants help clients to find window treatments for every room, including blinds, drapes and shutters. 130 TOLL 137 Pflugerville 9

GREENLAWN BLVD.

PFLUGER FARM LN.

130 TOLL

45 TOLL

LIMESTONE COMMERCIAL DR. Pflugerville

Coming soon

FOOTHILLS FARMS LOOP

3 El Pollo Rico The Mexican restaurant specializes in authentic charcoal-grilled chicken and serves a wide variety of chicken taco plates, flautas, quesadillas, tostadas and tortas. • Coming late 2025 • 1304 FM 685, Pflugerville • www.pollosricos.com

2 5

685

S. 3RD ST.

FOOTHILLS FARMS LOOP

HEATHERWILDE BLVD.

Relocations

VISION DR.

685

4 Infusion Dance The dance studio will combine its two locations in Pflugerville into one. The studio offers a range of dance classes from kids to adults as well as event

space available for rent. • Relocated June 2024

MAP NOT TO SCALE

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• 15635 Vision Drive, Ste. 100, Pflugerville • www.idtexas.com

end of the year. • 15822 Foothill Farms Loop, Pflugerville • www.tax-office.traviscountytx.gov

Now open

Expansions

7 Torchy’s Tacos The Pflugerville location of Torchy’s Tacos celebrated 5 years serving customers in the Stone Hill retail center this May. The restaurant features tacos, queso, margaritas and more. • First opened May 8, 2019 • 18817 Limestone Commercial Drive, Ste. 100, Pflugerville • www.torchystacos.com

5 Way of Life Church, Pflugerville With site plans currently under review by the city, Way of Life Church is planning to double its size with an additional sanctuary. Services are offered on both Wednesdays and Sundays. • Expanding in 2025 • 110 W. Pflugerville Parkway, Pflugerville • www.wayoflifepf.com

Closings

In the news

8 The Goat The Goat, a component of the mixed-use development LC Pflugerville under construction near the Stone Hill shopping center, features a coffee shop, bar and restaurant. It also includes live music, karaoke and other games for patrons to enjoy. • Opened June 28 • 18612 Pfluger Farm Lane, Pflugerville • www.lcgoat.com/locations/pflugerville

8 Pigtails and Crewcuts The Pflugerville location closed in June. The hair salon has other locations in Cedar Park and Bee Cave. The company is also exploring options for reopening under new ownership. • Closed June 2024 • 19101 Limestone Commercial Drive, Ste. 100, Pflugerville • www.pigtailsandcrewcuts.com

6 Travis County Tax Office The Travis County Tax Office at the North Rural Community Center in Pflugerville is expected to begin renovations this July, according to a filing with the Texas Department of Licensing and Regulation. Specific plans for the expansion have not yet been released; however, the filing on TDLR indicates a 1,776-square-foot extension of the existing tax office into one of the adjacent community center bays. The project is expected to cost $525,000. • According to TDLR, renovations will be finished by the

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PFLUGERVILLE - HUTTO EDITION

Impacts

Hutto

for people of all ages and fitness levels. The business will offer a variety of packages members can choose from, giving them the option to visit two, three or five times per week. • Opening Aug. 1 • 520 CR 108, Ste. 22, Hutto • www.crossfitgbc.com 4 Taco Palenque The restaurant serves Mexican comfort food with breakfast, lunch and dinner options. The menu features tacos, quesadillas, enchiladas, burritos, parrilladas and other items. The chain has other locations in the Austin area as well as throughout San Antonio and southern Texas.

1660

Now open

119

100

108

1 Power Brewing Project The craft-beer brewery with an engineering theme recently opened. Owned by David Power, the business offers a variety of different pints as well as growlers to allow customers to bring beers home. • Opened June 16 • 3333 CR 119, Ste. 130, Hutto • www.powerbrewingproject.com 2 Smiling Donuts Hutto The doughnut shop recently opened in Hutto. In addition to doughnuts, the shop offers kolaches, croissants and biscuits as well as boba milk tea and smoothies. • Opened May 23 • 4510 Gattis School Road, Ste. 200, Hutto • 512-284-8470 1660 79

118

110

6 8

NEW TECHNOLOGY BLVD.

130 TOLL

• Opening in August • 2722 FM 685, Hutto • www.tacopalenque.com

ALLIANCE BLVD.

SCHNEIDER BLVD.

5 Woof Gang Bakery & Grooming A new Woof Gang Bakery & Grooming is expected to open at Star Ranch Market in Hutto. The company offers a variety of grooming services, including bathing, nail trimming and painting, teeth brushing, de-matting and ear cleaning. Pet owners will also find a variety of gourmet pet treats and nutrient-rich foods. • Opening TBD • 2098 Muirfield Bend Drive, Hutto • www.woofgangbakery.com

108

Hutto

MUIRFIELD BEND DR.

137

Coming soon

138

GATTIS SCHOOL RD.

3 CrossFit GBC The gym, owned by Mickey Krone, will provide training

685

MAP NOT TO SCALE

Pflugervilletx.gov/parks

July 26, Gates Open at 7:45 pm

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BY GRANT CRAWFORD & DACIA GARCIA

6 Skyline Dermatology Board-certified dermatologist Johnny Zhao will provide dermatology services for a variety of conditions, including acne, eczema, psoriasis and skin cancer. Other services also include cosmetic treatments, such as botox, chemical peels and microneedling. • Opening July 1 • 120 Chris Kelley Blvd., Ste. 100, Hutto • www.skylinedermtx.com 7 EVO Entertainment The entertainment venue broke ground June 21 on its new location in Hutto. The 53,000-square-foot building will feature eight dine-in theaters, with both IMAX and laser-enhanced viewing experience screens. The space will also include 12 bowling lanes, a private event space, a video-game arcade and an American-style restaurant and bar with more than 50 HD TVs and projectors.

Coming soon

Expansion

8 Jersey Mike’s Subs The New Jersey-based chain serves made-to- order hot and cold subs, including a variety of cheesesteak, Italian, tuna, BLT, veggie and club sandwiches. Customers can order chips and a drink to go with their subs as well as fresh-baked cookies and brownies. The company also offers catering services. The franchise owner is Josh Kuebler. • Opening in July • 120 Chris Kelley Blvd., Ste. 200, Hutto • www.jerseymikes.com

9 Paradigm Manufacturing The metal-sheet manufacturing company broke ground on a $10 million expansion to its Hutto facility in mid-June. The business will add 60,000 square feet to its existing headquarters and is expected to create 50-75 jobs. • 1149 New Technology Blvd., Hutto • www.paradigmmetals.com

• Opening summer of 2025 • 180 Alliance Blvd., Hutto • www.evo.co

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PFLUGERVILLE - HUTTO EDITION

Government

BY HALEY MCLEOD

Diesel dumping case spurs message from city A case of illegal diesel disposal was reported in the Country Estates subdivision in Hutto May 30. What happened? Director of Emergency Management Jake Isbell confirmed 25 gallons of diesel were discharged in a local storm drain and flowed into nearby greenery, which initiated city and county protocols for an environmental contaminant. Barriers were deployed to contain the spread and a treatment was used to mitigate the impact, according to city officials. The response According to the Hutto Emergency Response team, residents should properly dispose of chem- ical substances at area disposal centers. It’s also recommended residents call ahead to determine what material centers will take, which include:

Hutto adopts new sidewalk program Hutto City Council approved a program June 6 supporting the build out of sidewalks throughout new neighborhoods in the city. Explained Under previous city rules, developers building subdivisions within city limits were required to construct sidewalks or shared-use paths. However, city projects sometimes delay or prevent construction of these paths. With City Council’s approval, developers may now sign a construction and escrow agreement, allowing the company to set aside funds to a city-managed account for the construction of sidewalks at a future date. These funds may now only be used for side- walks or shared-use paths within the same subdivision where the escrow funds were dedicated, according to city documents.

Area disposal centers

ED SCHMIDT BLVD.

1660

130 TOLL

LANDFILL RD.

130 TOLL

L R D .

45 TOLL

LIMESTONE COMMERCIAL DR.

1 Lowe’s 2 The Home Depot 3 Williamson County Recycling Center

4 SuperTarget 5 Discount Electronics - Round Rock

• Swimming pool chemicals • Oven cleaners and cooking oils • Motor oil and antifreeze • Batteries • Paints

Council again denies request for food truck license

A request for a license agreement to host two food trucks on property outside the Three Legged Goat was denied by Pflugerville City Council members June 11. The overview The proposal sought approval for an agreement to allow the Three Legged Goat in downtown Pflugerville to host up to two food trucks on

neighboring city-owned property for six months, charging a monthly $250 fee per food truck. The terms dictated that the Three Legged Goat would ensure compliance with all relevant city rules and regulations. The request comes less than a year after council declined to amend a similar agreement in Septem- ber 2023 that effectively removed food trucks from the downtown lot at 103 N. Railroad Ave.

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Education

BY BRITTANY ANDERSON & BROOKE SJOBERG

HISD passes $122M budget for FY 2024-25 Hutto ISD officials in June approved a $122.06 million budget for the 2024-25 fiscal year, with a projected shortfall of $3.5 million amid increased operational costs as well as what staff and offi- cials describe as inadequate state funding. What happened District staff shared a proposed budget break- down, including a total tax rate of $1.20520 per $100 of valuation for the 2024-25 budget year, which begins July 1, during a June 13 hearing on the budget and tax rate. This rate is $0.0230 lower than the previous year’s tax rate of $1.20750. The details The tax rate will fund a planned operating budget of $122.06 million for the 2024-25 fiscal year. Staff shared a projected $118.54 million in revenue from local, state and federal sources for

PfISD seeks special ed, low-income grants Pflugerville ISD applied for two grants in June totaling $9.82 million for the 2024-25 school year that would help support special education services and improve programs for

Budget struggles

Hutto ISD Chief Financial Officer Caleb Steed said the district faced several hurdles in creating a budget for the upcoming year.

19% increase in inflation since 2019 13% increase in cost of covering health care for staff 10% reduction in all non- payroll budgets

low-income students. Two-minute impact

According to Chief Academic and Innova- tion Officer Adelaida Olivarez, the district applied to renew two federal grants: the Every Student Succeeds Act, or ESSA, totaling $5.11 million; and the Individuals with Disabilities Education Act, Part B, or IDEA-B, totaling $4.71 million. Per the district, these resources improve the quality of special education programs and ensure low-income students have a level playing field with state assessments.

SOURCE: HUTTO ISD/COMMUNITY IMPACT

this budget year as well. The roughly $3.5 million shortfall will be filled by the district’s fund balance. Included in the budget is a 4% compensation increase for teachers as well as an average of 2% pay increase for other district employees. It also includes an estimated $850,000 to be repaid to the state in recapture, staff shared in April.

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PFLUGERVILLE - HUTTO EDITION

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Transportation

BY HALEY MCLEOD

City to partner with HISD for road repairs Hutto City Council approved a deal June 6 with Hutto ISD for upgrades to the Limmer Loop and Exchange Boulevard intersection. Two-minute impact The intersection will include a new traffic signal and an eastbound turn lane. The project—expected to begin in Decem- ber and wrap up June 2025—will give students safer passage to Cottonwood Creek Elemen- tary School, according to a city update.

Immanuel Road overhaul to begin next year Residents who regularly travel the weathered two-lane Immanuel Road in Pflugerville can expect to see construction for road improve- ments beginning fall 2025. The details Stretching from Killingsworth Lane to Pecan Street, the reconstruction project will include widening the roadway to three lanes with two new bridges and adding shared-use paths, additional lighting and signals. The new bridges will replace the Gilleland Creek and Gilleland Creek Tributary bridges. The city is also exploring options to repurpose the existing pedestrian bridge, according to city documents. The project is expected to cost $25.5 million and is being funded by 2020 voter-approved bonds for transportation projects as well

GILLELAND CREEK

KILLINGSWORTH LN.

as future debt issuance, according to city documents. Construction is anticipated to begin in Sep- tember 2025. The road work will be completed by April 2027, city staff said. Immanuel Road is located within a flood plain, which extends into the neighborhood south of Upper Gilleland Creek. Additionally, there is a potential risk of flooding on E. Pecan Street. As part of this project, planned modifications and the construction of an embankment are meant to help protect the roadway.

By the numbers $1.1M

Total estimated road project cost

$250K Funded by Hutto ISD $850K Funded by city of Hutto

SOURCE: CITY OF HUTTO/COMMUNITY IMPACT

Airport officials prepare for busy summer season Transportation Security Administration officials said this summer is forecast to be the busiest sum- mer for travel ever seen. For the Austin-Bergstrom International Airport, May through July are already historically busy months, and passenger volumes have increased year over year. What you need to know When traveling this summer, ABIA officials have some tips for passengers, which include: • Arrive 2.5 hours prior to domestic flights and three hours prior to international flights. • Check if parking is available ahead of time online or by calling ABIA officials. • Drop off passengers at either the upper depar- tures or lower arrivals level at the Barbara Jordan Terminal.

ABIA passenger totals

24M

18M

12M

SOURCE: AUSTIN-BERGSTROM INTERNATIONAL AIRPORT/COMMUNITY 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. It is always interesting to see how residential real estate trends vary among our local communities, and how they change over time. We report local data on home sales in every issue, but we dive even deeper into trends and related news in our July issue. When I think about the past five years alone, the changes in the industry have been dramatic. We have a range of real estate information in our paper this month, including a cover story about small-scale wastewater treatment facilities called package plants proposed to support new housing developments. We also have an in-depth story about the nightmares hundreds of homeowners and pool businesses face with their pools, as well as news reports on changes to Realtor fees and a new statewide flood plan. Whether you are an aspiring or current homeowner, a Realtor, or if you own or work for a home services business, we hope you enjoy and learn from the news we report on in this issue.

What's inside

Home buying, selling rules shift (Page 21)

Amy Leonard Bryant General Manager abryant@ communityimpact.com

State flood plan says 5 million people at risk (Page 23)

Suits pile up over crumbling pools (Page 26)

Central Texas home valuations decline as market slows 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. Central Texas appraised home values

This year’s release of appraisal valuations from the Williamson Central Appraisal District indicated the overall average appraisal values for residential properties are lower than in recent years. The overview “Values have definitely come down,” Chief Appraiser Alvin Lankford of the Williamson County Central Appraisal District said during an update to commissioners on June 4. “Mainly, [it’s] because the increase in interest rates slowed the market down, but also because builders aren’t constructing as many homes as prior years.” The median value of residential homes in Williamson County for 2024 is $412,310, a small drop from the $414,869 seen in 2023, but a 12.9% drop from $473,325 in 2022. According to a news release from the Travis Central Appraisal District, the median market value for residential properties in Travis County in 2024 is $551,419, representing a 12.8% decline since 2022. 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, counties and school districts.

Travis County

Williamson County

A total of 186,206 individual protests were filed in Travis County and over 82,300 were filed in Williamson County. Each appraisal district reviews filings and evidence submitted, typically issuing a settlement. 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 Williamson County is roughly $171 billion, while the total taxable value is set at approximately $133 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

$750K

$551,419

$632,208

$625K

$500K

$375K

$250K

$473,325

$412,310

$125K

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

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

PFLUGERVILLE - HUTTO EDITION

Real estate

Residential market data

May 2023

May 2024

Number of homes sold

Average days on the market

-28.3%

-18.5%

-16%

-35.7%

Year-over-year home sales dropped in both Pflugerville and Hutto in May.

78634

130 TOLL

78634

78660

78634

78660

Median home sales price

45 TOLL

May

2023

2024

78660

$385,000

$387,750

78634

MARKET DATA PROVIDED BY AUSTIN BOARD OF REALTORS AND UNLOCK MLS 512-454-7636 WWW.ABOR.COM

$422,000

$400,000

78660

Homes sold by price point in May

Pflugerville | Hutto

78634

78660

May

2023

2024

$900,000+

306 302

New listings

$700,000-$899,999

269 280

Closed sales

$500,000-$699,999

$300,000-$499,999

Homes under contract

282

266

<$299,999

Months of inventory

1.9

Median home price in May

Hutto $387,750

Round Rock $460,750

Travis County $555,000

Price per square foot

$208 $208

Plfugerville $400,000

Austin MSA $459, 450

Williamson County $435,000

420 414

Active listings

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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 HANNAH NORTON

Texas’ first statewide flood plan says 5 million people at risk

Over 5 million Texans live or work in areas vulnerable to flooding, according to a draft of the state’s first flood plan. State lawmakers tasked the Texas Water Devel- opment Board with creating the plan in 2019, in the aftermath of Hurricane Harvey. The 267-page draft, published in early May, recommends over $54.5 billion in funding from various sources to reduce flood risks. The board discussed the plan during a May 30 public hearing in Austin. Board members are expected to adopt a final flood plan in August and submit it to the Legislature by Sept. 1. The details The plan includes findings from 15 regional flood planning groups, which have been working since October 2020, and makes several recom- mendations for state and local flood policies. “Although flooding has certain benefits, like recharging groundwater and providing vital

nutrients to ecosystems and agricultural lands, it remains a significant threat to the health and safety of Texans,” the plan reads. “Each of the state’s 254 counties has experienced at least one federally declared flood disaster, proof that floods can affect all areas of Texas.” The plan noted roughly 70% of flood-related deaths occur on roadways, particularly during the night and at low-water crossings. The planning groups identified nearly 64,000 miles of roads in areas susceptible to flooding. The board asked the Texas Legislature to expand early warning systems for floods, create minimum building and infrastructure standards to reduce fatalities and property damage, improve low-water crossing safety, and enhance dam and levee safety programs. “We want to put out a state flood plan that does what it is tasked to do, and that is to save lives and save property,” board Chair Brooke Paup said.

Flood risks Around one in six Texans live or work in flood-prone areas, the Texas Water Development Board found. Over one-fourth of Texas’ land area is vulnerable to flooding.

5.22M people

1.66M buildings

63,900 miles of roads

1.29M homes

12.65M acres of agricultural land

6,258 hospitals, EMS departments, fire stations, police stations and schools

SOURCE: TEXAS WATER DEVELOPMENT BOARD/COMMUNITY IMPACT

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