Southwest Austin | Dripping Springs - December 2024

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Southwest Austin Dripping Springs Edition VOLUME 17, ISSUE 9 DEC. 27FEB. 2, 2025

2024 Senior Living Guide

Costs soar for public spaces across I35

Amenities could be brought to 11th and 12th street through the cap and stitch initiative, a plan to create public spaces over I35.

RENDERING COURTESY AUSTIN TRANSPORTATION AND PUBLIC WORKS DEPARTMENT

October on a stretch of I-35 in the heart of Aus- tin—city sta are weighing options to minimize the eects of roadway construction. After a hike in costs and a newly extended dead- line to fund infrastructure that would support these caps, City Council members are evaluating several nancial options, likely to impact taxpayers.

BY HALEY MCLEOD

The familiar red glow of brake lights, a daily sight for many commuters, could fade in the future as ocials consider transformative proposals for the cap and stitch project—a plan to create a number of public green space connections over I-35. With three major interstate expansion projects underway—the most recent breaking ground in late

CONTINUED ON 30

Also in this issue

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Impacts: Read about the “reimagined” HEB now open on South Congress Avenue (Page 6)

Environment: Learn about a proposed South Austin pipeline for wastewater needs (Page 17)

Time to add another hidden gem to your list. Discover why Austin’s best-kept secret is an ER. It’s a better ER experience that flies under the radar and goes beyond your expectations. Available 24/7 with short wait times, free parking and a welcoming vibe. All part of our full-service hospital, and all right here in Southwest Austin.

Learn More

Oak Hill near 290 & Mopac

Photography may include models or actors and may not represent actual patients. Physicians provide clinical services as members of the medical staff at one of Baylor Scott & White Health’s subsidiary, community or affiliated medical centers and do not provide clinical services as employees or agents of those medical centers or Baylor Scott & White Health. ©2024 Baylor Scott & White Health. 09-AU-1099300-AMC ED 25

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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 Amanda Cutshall Dacia Garcia Sarah Hernandez Elisabeth Jimenez Anna Maness Haley McLeod Hannah Norton Brooke Sjoberg Ben Thompson Amira Van Leeuwen Gracie Warhurst Chloe Young Graphic Designers Alissa Foss Gloria Gonzalez Melissa Johnson Sabrina Musachia Karoline Pfeil Sam Schaer

Deeda Lovett General Manager dlovett@ communityimpact.com

Minh Nguyen Joseph Veloz Managing Editor Darcy Sprague Senior Product Manager Haley Grace Quality Desk Editor Adrian Gandara Publisher Travis Baker

Elle Bent Editor ebent@ communityimpact.com

Weston Warner Account Executive wwarner@ communityimpact.com

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Impacts

Southwest Austin

183 4 Parakeet Coffee The coffee shop owned by Joe Kaulbach opened on Menchaca Road. Parakeet Coffee serves coffee, espresso drinks, tea and some pastries from Texas French Bread. • Opened Nov. 19 • 12000 Menchaca Road, Bldg. 2, Ste. D, Austin • www.parakeetcoffee.com 5 H-E-B The South Congress H-E-B is now open after undergoing construction since the original building was demolished in February 2022 to make way for the company’s “reimagined store.” The new 145,000-square-foot space features the full array of amenities that shoppers expect from the well-known grocer. • Opened Dec. 4 • 2400 S. Congress Ave., Austin • www.heb.com 2 Another Round Austin Locally owned by Nick Barr, the store offers local disc golfers a place to shop and hang out. Another Round Austin has a free outdoor practice area at the shop. Barr said they will also host events for casual and competitive players. • Opened Oct. 26 • 5300 S. MoPac Expressway, Ste. 505, Austin • www.anotherroundaustin.com 3 Sivestar Indian Tacos Pandiyan Kaliyamoorthy opened the Indian-Mexican fusion restaurant late October in Oak Hill Plaza. The restaurant serves classic Mexican dishes like street tacos and burritos with Indian spices and ingredients. Tortillas and sauces are made in-house. • Opened Oct. 28 • 7101 W. State Hwy. 71, Ste. E1 and E2, Austin • www.sivestarindiantacos.com

BARTON CREEK BLVD.

360

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Coming soon

offers haircuts, color services, scalp treatments and other hair services. • Opened Sept. 3 • 3008 Davis Lane, Ste. 240, Austin • www.torreshairdesign.mysalononline.com

Now open

6 Pluckers Wing Bar The new restaurant is set to open soon at Southpark Meadows. The Austin-based restaurant will mark its first local opening in eight years in early 2025. The new building within the shopping center is currently under

1 Torres Hair Design Local business owner Maribel Robles opened her new hair salon in Southwest Austin in September. The salon

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737.497.9944 5301 Southwest Parkway, Bldg. 2, Ste 350 Austin 78735

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BY COMMUNITY IMPACT STAFF

construction. Pluckers will have daily food and drink specials, trivia nights and more.

Now open

In the news

• Opening in early 2025 • 9600 S. I-35, Austin • www.pluckers.com

7 Tso Chinese The Austin-based Chinese food takeout and delivery restaurant is slated to open its location at the corner of Slaughter Lane and Menchaca Road early next year. Tso Chinese has a no-tipping policy and delivers to locations throughout Austin. • Opening in mid-February • 1824 W. Slaughter Lane, Austin • www.tsochinese.com 8 Home2 Suites Austin South Home2 Suites by Hilton will open a new hotel on the I-35 frontage road early next year. According to a post on the business’ social media, the hotel will have 109 rooms, a pool, a breakfast buffet and be pet-friendly. Reservations are being accepted for March 17, 2025 and beyond. • Opening in early 2025 • 8415 S. Congress Ave., Austin • www.hilton.com

10 Tancho Sushi and Sake Lantana Place now has a sushi restaurant offering omakase-style dining, meaning the choices are left up to the chef. Tancho’s menu offers four omakase- style options and each begins with a sunomono salad, followed by tuna sashimi. • Opened Nov. 22 • 7415 Southwest Parkway, Bldg. 4, Ste. 300, Austin • www.tancho.com

12 Amy’s Ice Creams The Austin-based ice cream shop celebrated 40 years in November. Founded by Amy Simmons in 1984 on Guadalupe Street, the shop became well- known for its ice cream scoop toss and its Mexican Vanilla ice cream. Now, it rotates over 350 ice cream flavors throughout the year. The menu also includes shakes, dairy-free ices and a variety of ice cream toppings. • Opened November 1984 • 9600 S. I-35 Frontage Road, Ste. 400, Austin • www.amysicecreams.com 13 CareNow Urgent Care The health care clinic will open a new location on West Slaughter Lane, according to a permit filed with the Texas Department of Licensing and Regulation. CareNow offers adult and pediatric urgent care, and has locations throughout Austin. • 200 W. Slaughter Lane, Ste. 110, Austin • www.carenow.com Violet Crown Trail The Hill Country Conservancy has completed Phase I of the project which connects 13 miles of public trails that stretch from Zilker Park to the Lady Bird Johnson Wildflower Center. • www.violetcrowntrail.com

Relocations

Westbrook Metals The family-owned and operated metal supplier anticipates a relocation to far east Austin from their current space at 658 Canion St., Austin. Opened in 1955 by Terry Mathis Westbrook, the business sells various metals from steel, stainless steel, aluminum and brass and copper materials for structural needs and design projects. • Relocating January 2026 • 8208 Burleson Road, Austin

The Galleria. A representative for Trader Joe’s declined to answer when reached for comment on the new location. This would mark the fourth to open in the Austin area. • 12812 Shops Parkway, Ste. 300, Bee Cave • www.traderjoes.com 11 Ideal Dental The dental office will open a new location on West Slaughter Lane, according to a permit filed with TDLR. Ideal Dental can also be found off South Lamar Boulevard in Austin and in Buda. • 200 W. Slaughter Lane, Ste. 103, Austin • www.myidealdental.com

In the news

9 Trader Joe’s The grocer registered with the Texas Department of Licensing and Regulation for a new store in Bee Cave, located in what is currently Office Depot in the Shops at

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Impacts

Dripping Springs

BY COMMUNITY IMPACT STAFF

Coming soon

FITZHUGH RD.

185

3 Austin Skyline Juniors The volleyball club will open a training facility in Dripping Springs in early 2025. • Opening in January • 4955 Bell Springs Road, Unit 2, Dripping Springs • www.austinskylinejuniorsvolleyball.com 4 Freedom Fence and Gates Wife-and-husband duo Nichole and Matt Street are moving their business into a brick-and-mortar. • Opening in December • 215 Old Fitzhugh Road, Dripping Springs • www.freedomfenceandgates.com

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2 Whiskey Ridge The new restaurant owned by Matt Dodson, Kathy Dodson, Doug Young and Katie Young is now open. The restaurant offers curated selection of whiskey and Texas distilled spirits. Whiskey Ridge also has two private event spaces and a covered porch area for celebrations and corporate events. • Opened Nov. 11 • 8750 W. RR 150, Bldg. 300, Driftwood • www.whiskeyridgetx.com

Now open

Relocations

1 Mean Eyed Cat A Johnny Cash-themed dive bar from FBR Management—also behind Star Bar and The Wheel— opened its second location in Driftwood, offering a selection of beer, whiskey and cocktails. • Opened Nov. 21 • 8750 W. RR 150, Bldg. 100, Driftwood • www.themeaneyedcat.com

5 Rustic Roots Salon Owner Jackie Hodge, relocated the full-service hair salon from 700 Old Fitzhugh Road, Dripping Springs to a new location. • Relocated Nov. 11 • 215 Old Fitzhugh Road, Dripping Springs

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Government

BY HALEY MCLEOD & BEN THOMPSON

Travis County sees decline in opioid deaths Travis County was awarded a $1.6 million federal grant to launch a jail-based substance use intake program as accidental opioid deaths declined for the rst time in over three years. “We’re certainly turning a corner,” Travis County Medical Examiner Dr. Keith Pinckard said. The overview Overdoses continue to remain the leading cause of accidental deaths in Travis County, prompting commissioners to renew a 2022 public health crisis declaration in November. As part of this eort, the county allocated $100,000 for naloxone—a medication used to treat opioid overdoses—and an additional $300,000 for future overdose prevention programs in the upcoming year. Commissioners also directed sta to prioritize investments in opioid abatement strategies, including expanded access to treatment, increased naloxone distribution, and enhanced peer recovery services. The latest federal funding will support med- ication-assisted treatment, harm reduction approaches and peer recovery support within the Travis County jail system, and follow an individ- ual as they reenter the community. Overdose deaths are eight times more likely in the rst six months after a person leaves incarceration, according to local authorities. While serving a sentence, a person’s tolerance to substances often decreases. Upon release, if they use the same amount as they did before incarceration, it can lead to an accidental over- dose. Interim CommUnity Care CEO Dr. Nicholas

Federal funds to support Austin homelessness court Austin’s “problem-solving” court that largely handles cases related to homeless- ness is getting federal funding to oer more services across the city. The big picture The Downtown Austin Community Court, or DACC, runs a community service program for requirements tied to misdemeanor oenses; a storage service for unhoused clients; and oers case management and help with housing and health care. Recently, DACC services expanded to cover more of the city and a Mobile Court program was launched to get out more resources and information. City Council formally accepted $1.45 million in Department of Justice grants this fall to build the court’s capacity for the next several years. Those involved in the DACC said the new funding will support the mobile court’s work with Austin’s homeless. Put in perspective Alfredo Reyes, Jr., an organizer with the homelessness, drug and criminal justice policy advocacy group VOCALTX, credited the court for connecting him with resources while homeless. He also said he’s been incarcerated and struggled with substance use, challenges that the DACC is able to respond to.

Opioid deaths decrease

350 300 250 150 100 50 0

318

255

248

2022

2023

2024

SOURCE: TRAVIS COUNTYCOMMUNITY IMPACT

Yagoda said medication-assisted programs reduce the likelihood of overdose after jail by half. Austin-Travis County Emergency Medical Services Chief Robert Luckritz and County Judge Andy Brown said recent commitments and investments are making an impact. “The progress we’ve made in reducing over- dose deaths this year is a direct result of the community’s dedicated eorts to work together and tackle this crisis head-on,” Brown said. The substance-use disorder program will be overseen by the Travis County Health and Human Services Department in collaboration with the county’s Sheri’s oce and local mental health provider Integral Care. Community partners like the Texas Harm Reduction Alliance will also work within the program to assist in the delivery of current- and post-inmate services, including working with individuals on reentry planning and provid- ing additional substance-use education and resources. “What we’re doing is working. Harm reduction is working. Education is working,” Luckritz said.

Austin names next parks and recreation director

“Austin is at a pivotal moment of growth and change, and parks and recreation are essential to ensuring our communities remain healthy, vibrant and inclusive. I am excited to work with our community members

nalists in early November, including interim parks director Angela Means and Aguirre, before making his selection Nov. 25. In his application, Aguirre said he brings a passion for social justice and inclusivity, and that he’d work to build public trust in the role. He previously led Washington, D.C. and Seat- tle’s parks systems, Austin’s Waterloo Greenway nonprot, and chaired the National Recreation and Parks Association board of directors.

Jesús Aguirre will take the helm of Austin’s Parks and Recreation Department in early 2025. The details Aguirre was chosen through a national search that started after the departure of former parks head Kimberly McNeeley in the spring. Recruit- ment by consulting rm Raftelis closed in October and drew scores of applications from around the country. City Manager T.C. Broadnax named three

to create spaces where everyone can thrive.” JESÚS AGUIRRE, APPOINTED PARKS AND RECREATION DIRECTOR

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Find Your New Home at Heritage STARTING FROM THE $300’s

The prices of our homes, included features, plans, specifications, promotions/incentives, neighborhood build-out and available locations are subject to change without notice. Not all features and options are available in all homes. Unless otherwise expressly stated, homes do not come with hardscape, landscape, or other decorator items. Any photographs or renderings used herein reflect artists’ conceptions and are for illustrative purposes only. Community maps, illustrations, plans and/or amenities reflect our current vision and are subject to change without notice. Maps not to scale. Our name and the logos contained herein are registered trademarks of Tri Pointe Homes, Inc. and/or its subsidiaries. © 2024 Tri Pointe Homes Texas, Inc. All rights reserved.

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Government

BY BEN THOMPSON

Put in perspective

Business representatives said the assistance is critical for the area, its musicians and venues as the downtown area continues to change. Jon-Erik Garcia, president of the district organi- zation and co-owner of the Barbarella club that’s been operating since 2009, said it’s important to preserve the historic slice of Austin.

“It’s a validation by the city that tells us that we are recognized as an asset to the city and that we should be protected” JONERIK GARCIA, BARBARELLA COOWNER

Members of the Red River Cultural District’s board of directors celebrated a new city economic development fund that’ll provide hundreds of thousands of dollars in local support over the coming years.

COURTESY RENEE DOMINGUEZRED RIVER CULTURAL DISTRICT

Red River entertainment district wins city funding for cultural initiatives

are the heartbeat of the Red River Cultural District,” said council member Zo Qadri, who represents the area. “This funding ensures these essential voices and venues remain a vibrant part of our cultural fabric for years to come.” Funding will go toward branding, planning, performances and business partnerships, such as the district’s Free Week and Hot Summer Nights festivals, economic analysis and new local history projects. “There’s a lot of opportunity around music heritage tourism to make this the epicenter for people to come and learn about our history, while also experiencing live music,” said Nicole Klepadlo, the district’s interim executive director.

Austin’s Red River Cultural District is receiving new nancial aid from the city to help preserve and expand its downtown presence. The area’s merchants association will receive $750,000 over ve years after City Council voted Nov. 7 to send new funding to the Red River-area businesses through a new special revenue fund. The move follows council’s recent request to aid struggling venues around the district following disruptions from the COVID-19 pandemic and given ongoing aordability challenges faced in the live music and arts community. District stakeholders had also petitioned the city for relief this year. “It’s a direct investment in the artists and musicians, the workers and businesses who

What’s next

With the new city fund established, Free Week will be returning Jan. 3-4. The long-running event was on the verge of cancellation without the funding to continue, according to the district. The district and Downtown Austin Alliance also opened a call for proposals for the new project on Red River history, music and artistic traditions. It will focus on groups like German immigrants and Black business owners, as well as the area’s status as a live music hub.

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Education

BY ELISABETH JIMENEZ

New Dripping Springs ISD attendance zones OK’d New attendance zones for Dripping Springs ISD elementary and middle schools were finalized by the board of trustees at a meeting on Dec. 16. The map will go into effect for the 2025-26 school year. What you need to know The new map attempts to balance out over- capacity in the district, Superintendent Holly Morris-Kuentz said. DSISD officials anticipate the most growth in the western and central part of the district. The changes will occur primarily to east side planning units, rezoning them out of the current Walnut Springs and Dripping Springs zones. The new map will directly impact 19 of the 53 current planning units, which are small subdi- visions within each zone. The board approved the new map in a 5-2 vote, with Trustees Shanda

Austin ISD school to be modernized The Pecan Springs Elementary School community celebrated the start of the school’s full modernization with a groundbreaking ceremony on Dec. 11. The details The project, part of the 2022 Bond, will demolish the 67-year-old school near Windsor Park to build a modernized facility in its place. The new campus will include outdoor learning areas, flexible learning spaces and security upgrades. The total project budget for the modern- ization is expected to be completed in fall 2026. All Pecan Springs Elementary School activities will be in portable buildings at Winn Montessori Elementary School as construction continues.

Elementary School #6

DeLeon and Tricia Quintero voting against the map, voicing concerns about impacts to various neighborhoods and a lack of information on alternative workarounds. These process is underway as the district continues construction of a sixth elementary school and expansion of Sycamore Springs Middle School. For the 2024-25 academic school year, 8,900 students are enrolled at the district. The capacity limit is 8,850 students, as previously reported by Community Impact.

Austin ISD to cut $92M to offset large budget deficit

Austin ISD Three-Year Budget Plan Austin ISD plans to make $92 million in budget cuts over the course of three years. The biggest budget cuts will occur next fiscal year, 2025-26.

but not limited to the following: • Transitioning to a hybrid work format for main office staff • Using Google Classroom instead of BLEND • Minimizing bus routes for magnet and stu- dent-share busing • Reorganizing various departments to clear vacancies or unneeded positions

Austin ISD is drafting a three-year plan to cut $92 million from the district’s budget. Superinten- dent Matias Segura presented a potential plan to the board of trustees at a meeting on Nov. 21. The details The plan requires the district to make $92 mil- lion in cuts over the next three years, Segura said. The district is looking at various cuts, including

Fiscal Year

Planned Total Budget Cuts

2024-2025

$26 million

2025-2026

$47 million

2026-2027

$19 million

Total

$92 million

SOURCE: AUSTIN ISD/COMMUNITY IMPACT

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Environment

Austin updates long-range water resource, conservation plans

The bottom line

AW is weighing alternative drinking water sources outside the Colorado River. Options like long-term water storage in underground aquifers and new reservoirs are being considered. The utility could also look to desalination, or converting salty groundwater into drinking water. New strategies related to water use and conservation would cost billions of dollars combined. After recent utility rate increases, AW Director Shay Ralls Roalson said the proposals would also require “significant investment” from customers. The plan updates were approved this fall with direction from council member Ryan Alter calling for stricter enforcement of AW’s watering schedule. He said it’s time for the utility to get “more aggressive” on that front.

Revisions to Austin’s 100-year water resource plan and the city’s drought and water conservation plans were approved this fall. The updates came in response to planning over future access to drinking water, sourced from the Highland Lakes that have seen lower capacity in the past few years. AW anticipates longer, worse droughts ahead as Texas grows drier. Those trends would come alongside a surge in local population and demand for water. AW Director Shay Ralls Roalson said the updates focused on the conservation and reuse of the city’s water from along the Colorado River. The utility is planning for alternative sources given reliance on the river and lakes, she said.

Future growth Austin Water is preparing for projected water service need increases.

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200K

100K 0

Historic baseline (2015-20 average)

2040

2080

2120

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COMMUNITYIMPACT.COM

BY BEN THOMPSON

Over two miles of new wastewater pipeline could be developed through Zilker Park and along MoPac to serve Southwest Austin. The setup Earlier this year, City Council asked to evaluate getting rid of the Barton Creek Interceptor sewage line that runs along the creek south of Lady Bird Lake. The 11,000-foot pipe was built in the 1960s and serves hundreds of local properties. Council member Paige Ellis, who represents some of the interceptor’s service area, said the aging pipe could cause environmental issues and that it’s been a barrier for new construction due to its limited wastewater capacity. Officials in Rollingwood and West Lake Hills, which rely on Austin’s infrastructure for their wastewater needs, said the line could constrain plans for growth in their jurisdictions as well. Another detail The creek and pipeline are situated in areas regulated under the Save Our Springs Ordinance. Approved by voters in 1992, it laid out limits on new development in environmentally sensitive areas, such as the Critical Water Quality Zone on both sides of the creek. What’s happening Austin Water released a report on the Barton Creek line and future wastewater needs in New pipeline proposed to meet wastewater needs

Pipeline plans New Southwest Austin wastewater pipelines have been proposed to address limited capacity in the area. If the new MoPac line is built, service areas would be split between customers east and west of the highway.

Current Barton Creek Interceptor service area

Skunk Hollow Interceptor Barton Creek Interceptor

360

MoPac Interceptor (proposed)

Thousand Oaks Interceptor (proposed)

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

MAP NOT TO SCALE N

November. Utility staff said the existing pipeline appears to be in “very good” condition and that Barton Creek’s water quality consistently scores well. Despite its overall age, they also noted the line hasn’t suffered serious maintenance issues. Rather than getting rid of the pipe, Austin Water staff proposed leaving it in place for a reduced service area east of MoPac while expanding waste- water service to the west. That would involve building a new wastewater line through Zilker and along the highway to serve future development that’s expected to mostly take place west of the creek and MoPac. What they’re saying Ellis said she’s still determined to see the Barton Creek pipe removed. The current infrastructure

isn’t meeting community needs, she said, and pulling the line out of the creek could save the water and ecosystem from a possible leak. Mayor Pro Tem Leslie Pool said a new sewage line could allow for more construction under modern regulations—potentially improving some natural features. For example, she said a forest on the Barton Creek Square property was destroyed years ago to clear the way for the mall and parking lot. If the mall is redeveloped and it’d be possible to restore some trees on the site with a new pipe- line in place, she said she’d support the process. City leaders have yet to decide on any service changes along the creek. If new projects move forward, AW would continue tracking water use in the area and start early engineering work.

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Real estate

The average time homes spent on market in Southwest Austin, Dripping Springs was up 23.73% in November year-over-year. Residential market data

Number of homes sold

November 2023

November 2024

+76%

+54.55%

-50%

+27.78%

+26.67%

+81.25%

360

78620

78735

78736

78737

78739

78745

78748

78649

78749

MOPAC

78735

78620

78736

Median home sales price

78745

November

2023

2024

290

$800,000 $450,000 $725,000 $820,000 $445,000 $426,000 $562,500 $680,313

$827,000 $575,000 $806,000 $725,000 $545,000 $480,000 $560,000 $469,000

78735 78736 78737 78739 78745 78748 78749 78620

78748

78737

78739

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

+22.39% +18.29% Average days on the market

Market

November 2023

+196.15%

+91.67%

+6.06%

+28.26%

+15.52%

November

2023

2024

327

223

New listings

197

239

Closed sales

78720

78735

78736

78737

78739

78745

78748

78649

Homes under contract

206 231

Homes sold by price point in November

Months of inventory

78735 78736 78737 78739 78745 78748 78749 78620

6.1

4.1

$900,000+

10 6

$700,000-$899,999

Price per square foot

$599K $567K

9 16 14 15

$500,000-$699,999

19 22

$300,000-$499,999

Active listings

1,202

855

<$299,999

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COMMUNITYIMPACT.COM

Real estate

BY BRITTANY ANDERSON

Austin, San Antonio, Houston Realtors to access 60% of real estate listings

Something to note

SABoR and HAR entered into a data share agreement in 2023. HAR Chair Thomas Mouton said this existing agreement, along with the upcoming addition of ABoR, means “more eyes on the seller’s home” since the listings will be accessible to Real- tors across Houston, Austin and San Antonio.

A data share agreement between the Austin Board of Realtors, San Antonio Board of Realtors and Houston Association of Realtors is set to give Realtors with all three associations access to nearly 60% of all Texas real estate listings by the end of the year. The agreement between the three metro areas, which was announced in early October, will open up access between the associations’ Multiple Listing Service, or the online portal where Realtors can share information about homes for sale in their markets. After the data share agreement goes live, the over 80,000 combined MLS subscribers will have access to thousands of additional listings in Austin, San Antonio and Houston. Currently, ABoR MLS subscribers have access to approximately 19,500 for sale listings. ABoR Chief Marketing Officer Kelea Youngblood said the agreement could increase the buyer and seller pool. “It allows for somebody who is moving in from another area of Texas to understand the differences and the nuances between the three markets,” Youngblood said. SABoR CEO Gilbert Gonzalez said the agreement also helps brokers save a few dollars. Now, brokers just have to join one MLS instead of two if they are working with clients on listings outside of their main market. “It has allowed them to do a little bit of research for clients and then send them off to a broker or agent in the other city,” Gonzalez said. “It’s really information that provides them a resource to connect with other agents over

Breaking it down ABoR 17,970 MLS subscribers 19,500 listings in the MLS

Data share agreement benefits

Buyers benefit from a wider range of listings, increasing their chances of finding their ideal home. Sellers gain exposure to a larger pool of potential buyers, potentially leading to quicker sales and higher offers. Realtors can connect with clients across a broader geographic area, expanding their network.

SABoR

14,889 MLS subscribers 30,552 listings in the MLS

HAR

SOURCE: HAR/COMMUNITY IMPACT

48,000 MLS subscribers 67,000 listings in the MLS

Remember this?

DATA AS OF NOV. 4 SOURCES: AUSTIN BOARD OF REALTORS, HOUSTON ASSOCIATION OF REALTORS AND SAN ANTONIO BOARD OF REALTORS/COMMUNITY IMPACT

A National Association of Realtors settlement implemented MLS policy changes in August that some local Realtors have said could lead to lower home prices and change the way homes are bought and sold. While the data share agreement is separate from these policy changes, Youngblood said it is an added value to have Realtors with access to 60% of the Texas housing market as they adjust to these policy changes and a post-COVID-19 market.

there and help transfer off clients that way, if you will.” For buyers and sellers, they’ll be able to know that one Realtor can help them in multiple markets, he said. “I think it’s made it easier for consumers to work with someone that they already have a relationship with, and be able to still find a property that they may be looking for in a different city,” Gonzalez said.

Happy Holidays!

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SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Transportation

Development

BY HALEY MCLEOD

BY BEN THOMPSON

New housing being added under city of Austin’s HOME policies

Airport receives $33M grant for new concourse Austin-Bergstrom International Airport ofi- cials announced a $33.27 million funding grant from the Federal Aviation Administration this fall to support the construction of the airport’s Concourse B project. What we know Concourse B is expected to create at least 20 new airline gates to meet mounting airport demands from the Central Texas community. This summer, Austin City Council members approved $72 million for the design of ABIA’s new Concourse B midield, and a new tunnel linking it with the existing Barbara Jordan Terminal. Oficials also approved a $1 billion construction contract in September. With the project in the early stages of design, airport leaders aim to begin construction in 2027 and open the new facility as early as 2030.

TxDOT announces long-term closures The Texas Department of Transportation has announced the rst extended road closure along I-35 in Austin. What you need to know The northbound I-35 bypass at Martin Luther King Jr. Boulevard closed Dec. 2, remaining closed to trac through early 2025, according to an announcement made by the agency.

"More gates and ights means cheaper fares and shorter wait

times for Austinites... I’m grateful for this $30 million in federal funding to create new gates, good jobs, and even better facilities at Austin-Bergstrom." GREG CASAR, U.S. REP, DAUSTIN

The rst multiunit housing projects under Austin’s Home Ownership for Middle-income Empowerment, or HOME, rules are being completed a year after City Council’s rst vote for the initiative. So far, the new policies’ eects on aordability and other housing trends are unclear with city reporting on HOME’s impacts and homeowner assistance options yet to be released. The setup Council approved HOME Phase 1, allowing up to three housing units on single-family lots, last December. That was followed by ocials’ May vote for Phase 2, cutting Austin’s minimum residential lot size requirement by about two-thirds. A three-unit South Austin project from Carr Resi- dential was billed as the rst to hit the market. Phase 2’s smaller lot sizes have drawn less interest. The conditions HOME came with several mandates for city

To date, the Concourse B project has been awarded $47.62 million in federal funding. ABIA oficials said staff will continue to apply for additional federal grants as well as using other airport inancing options including airport reve- nue bonds, cash-on-hand and future revenues. The total expansion program includes addi- tional projects at the airport spread over many years, such as a new baggage handling system, facilities and passenger gates, various airield upgrades, and the construction of new taxiways and second concourse.

One of the rst three-unit housing projects was completed under Austin’s HOME regulations in South Austin this fall.

BEN THOMPSONCOMMUNITY IMPACT

analysis of the policies and potential resident assis- tance. Broader annual reporting on HOME’s impacts will be required going forward. A study into potentially limiting the regulations in areas at higher displacement risk is also taking place. A city consultant started work this fall and recom- mendations will be shared by the summer.

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COMMUNITYIMPACT.COM

Community

BY SARAH HERNANDEZ

Senior Living Guide

2024

A note from the general manager For many of us, the holiday season is an opportunity to slow down and focus on our family. Among the celebrations, we may also make observations about our aging loved ones and assessments about their changing needs. This issue includes a Senior Living Guide with the intention of bringing hyperlocal options to your coffee table should this be a topic in your household. Recently, it has become one in mine. Whether you plan to make a decision in the new year or simply want to learn more, we hope it proves helpful.

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What's inside

Discover senior living facility options in Southwest Austin, Dripping Springs (Page 26)

Find out about a nonprofit’s resources for the aging community (Page 29)

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Texas nursing homes face continued staffing shortages

a grade of F and the lowest ranking out of the 50 states and Washington, D.C. Looking ahead New rules from the Centers for Medicare and Medicaid Services aim to combat poor quality of care in nursing homes. It outlines minimum staffing requirements that mostly impact registered nurses, licensed vocational nurses and certified nursing assistants by requiring additional hours of care a nursing home patient receives daily. “It’s a great concern for the nursing home environment because while you can mandate these requirements, there are just not enough nurses or clinicians out there to meet this requirement. It’s unrealistic,” Caballero said. The Texas Center for Nursing Workforce Studies recommends several plans for improving staff retention and recruitment in long-term care facilities, including pay increases, recruitment plan improvements and educational partnerships.

Nursing homes in Texas and across the U.S. face high staff turnover rates due to exhaustion, linger- ing effects of the pandemic and staff’s tendency to leave for other health care jobs, according to the American Health Care Association. The context In 2022, the median turnover rate for direct resi- dent care registered nurses and licensed vocational nurses in long-term care facilities was over 50%, an increase from previous years, according to the Texas Center for Nursing Workforce Studies. Leticia Caballero, director of government rela- tions for HMG Healthcare, said a reason for the high turnover rates after the pandemic was exhaustion. The Centers for Medicare and Medicaid Services rates U.S. nursing homes based on their quality of care and staffing. Families for Better Care, an Austin citizen advocacy group dedicated to creating public awareness of nursing home conditions uses the ratings to compile state report cards. Texas received

Nursing home staff turnover Texas nursing homes have a higher staff turnover rate than the national average.

Nursing staff turnover rate as of November 2024

0% 10% 20% 30% 40% 50% 60%

National average

SOURCE: CENTERS FOR MEDICARE AND MEDICAID SERVICES/COMMUNITY IMPACT

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

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