Leander - Liberty Hill Edition | July 2024

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Leander Liberty Hill Edition VOLUME 2, ISSUE 3 JULY 17AUG. 14, 2024

2024 Home Edition

Cracking under pressure

Leander resident Sachin Patel points out cracks caused by alkali silica reaction on the exterior of his 2019 pool.

KAMERYN GRIESSERCOMMUNITY IMPACT

Hundreds of Central Texas pool owners sue over concrete defect

alkali silica reaction, or ASR, is a defect in concrete mixtures that causes the shell of a pool to weaken and crack. Hundreds of lawsuits are piling up as pool owners seek recourse against their builders.

cracks oozing with white gel spreading along the outside wall of his pool. Soon, Patel learned he was among thousands of Central Texas pool owners with “concrete cancer.” Primarily found in Austin-area pools built between 2017-23, concrete cancer, also known as

BY KAMERYN GRIESSER

Leander resident Sachin Patel always dreamed of being able to aord a backyard pool for his children, but shortly after building one in 2019, his dream turned into a nightmare. In just ve months, he began noticing spider-like

CONTINUED ON 30

Also in this issue

Impacts: Target les notice for potential Liberty Hill store (Page 9)

Education: Districts grapple with stagnant state funding (Page 13)

Real estate: Appraisals reect cooling housing market (Page 19)

Community: Explore Leander through the Trail of Trains (Page 34)

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

Denise Seiler General Manager

Claire Shoop Editor

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

Melissa Romero Account Executive

Correction: Volume 2, Issue 2 On Pages 3637, the trauma level for Texas Children's Hospital - North Austin was misstated. The hospital does not have a trauma level.

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LEANDER LIBERTY HILL EDITION

Impacts

pepperoni, and desi pizzas, such as chicken tikka and paneer tikka. The business uses halal meat. • Opened June 27 • 12621 Hero Way W., Ste. B6, Leander • 512-768-5269 3 Happy Hemp Co. Owned by Jeana Aliani, the dispensary offers cannabis- infused drinks, disposable dabs and pens, edibles, topicals, and other CBD and delta-9 products. • Opened in March • 1540 Cypress Creek Road, Ste. 105, Cedar Park • www.happyhempco.com 4 Top Barrel Liquor & Smoke The store sells spirits, wine and beer as well as smoke products and accessories. The family-owned business is run by Serena Sadruddin, her brother Safeen Sadruddin and Ali Noorali, all of whom are Leander residents. • Opened June 17 • 11620 Hero Way W., Ste. 150, Leander • Facebook: Top Barrel Liquor 5 Ealy & Company Real Estate Licensed Realtor Lockie Ealy started her own firm following 20 years of experience working in the Austin area. The real estate company specializes in residential, farm and ranch sales. • Opened May 4 • 135 Mourning Dove Lane, Ste. 303, Leander • www.ealyandcompany.com The Chlorinator The mobile pool cleaning company offers weekly cleanings for both salt and chlorine swimming pools. Owned by Lori Steele and Burt Pohlmann, the business serves Cedar Park and surrounding communities. • Opened June 1 • www.thechlorinatorpoolpro.com Austin Photo Booths Locally owned by Dustin Sartoris, the photo booth rental company offers three event packages. • Opened June 1 • www.austinphotobooths.com

LARKSPUR PARK BLVD.

Leander

MOURNING DOVE LN.

183

S. BROOK DR.

W. BROADE ST.

183

1460

HIGHLAND FALLS DR.

183A TOLL

SCOTTSDALE DR.

Cedar Park

183

VISTA RIDGE BLVD.

LAKELINE BLVD.

CYPRESS CREEK RD.

ANDERSON MILL RD.

MAP NOT TO SCALE

Cedar Park & Leander

45 TOLL LAKELINE MALL DR. 2 Aha Desi Pizza The new pizza shop soft opened with a limited menu, including traditional pizzas, such as cheese and local liquors and have rabbit-themed names. • Opened April 1 • 13920 Ronald Reagan Blvd., Ste. 202, Cedar Park • www.rabbitholetx.com

Now open

1 Rabbit Hole Neighborhood Bar The bar’s second location opened in the Shops at Reagan’s Hope retail center. The venue’s cocktails are mixed with

620

COMMUNITYIMPACT.COM

BY COMMUNITY IMPACT STAFF

Coming soon

Now open

Coming soon

6 Shady Brew Garden The food truck park’s opening in Old Town Leander has been delayed from its original spring timeline, co-owner Omar Dyess said. The business will offer beer on tap, wine and coffee, and up to four food trucks. • Opening in September • 303 W. Broade St., Leander • Facebook: Shady Brew Garden 7 Smoothie King The national franchise serves smoothies in a variety of flavors, and offers fitness, energy and wellness enhancers as well as a selection of snacks.

11 The Boozy Barista The craft cocktail bar opened inside Perky Beans Coffee next to PB Cafe. It serves a variety of cocktails, beers and wines alongside charcuterie boards and small bites. Some of the bar’s most popular drinks include the blood orange margarita, strawberry and blueberry mules, and espresso bean-infused bourbon, owner Angie Diaz said. • Opened May 9 • 2080 N. US 183, Ste. 210, Leander • www.perkybeanscoffee.com Engemoen as its new president and CEO following the retirement of Steve Stapp. • 190 E. Whitestone Blvd., Cedar Park • www.r.bank 12 Texas Car Title & Payday Loan Services, Inc. Founded in 1994, the loan service business is celebrating its 30th anniversary. • 100 S. Bell Blvd., Cedar Park • www.texascartitleandpaydayloanservicesinc.com 13 St. David’s CareNow The medical provider will offer school and sports physicals for K-12 students at a discounted rate of $35

14 Kwality Ice Cream The South Asian ice cream shop will serve 56 flavors of ice cream, including Alphonso King Mango, Lychee Tropee, rose petal and saffron pistachio. The shop will also have traditional ice cream bars known as kulfi, falooda shakes featuring rice noodles, slices of sponge cake with layered ice creams called cassata, and ice cream cakes,

• Opening in late 2024 or early 2025 • 145 S. Brook Drive, Ste. 110, Leander • www.smoothieking.com

8 Sherwin-Williams The store sells interior and exterior paints, coatings, and stains in a wide range of colors and shades as well as wallpapers and painting supplies. • Opening in early 2025 • 18161 Ronald Reagan Blvd., Leander • www.sherwin-williams.com

franchise owner Sunny Lalani said. • Opening in late 2024 or early 2025 • 7680 183A Toll, Ste. 205, Leander • www.kwalityfoods.com

Relocations

until Aug. 31 at its 24 Austin-area locations. • 5001 183A Toll, Ste. R100, Cedar Park • www.carenow.com

9 Titan Moon Comics The comic book store moved because the lease expired at its old location at 1540 Cypress Creek Road, Ste. 108, Cedar Park. The store offers a wide selection of comics, manga and graphic novels as well as collectors’ items. • Relocated in late May • 200 Buttercup Creek Blvd., Ste. 118, Cedar Park • www.titanmooncomics.com

15 Texas State University’s Round Rock campus

In partnership with commercial real estate developer Concept Companies, the school announced a life science incubator program June 27. The new facility will be dedicated to supporting startups in the life sciences and medical fields, and will include laboratories, offices, administrative support and collaboration spaces. Construction is expected to reach completion by the end of 2025. • 1555 University Blvd., Round Rock • www.txst.edu

In the news

10 R Bank The Texas-based bank celebrated its 15th anniversary on June 22. In early June, the company welcomed Todd

LEANDER - LIBERTY HILL EDITION

Your Home Town Honda Dealer

WHEN: Wednesday, July 31, 2024 at 5 p.m. - Sunday, September 1, 2024 WHERE: MobilityAuthority.com/183a-ac

YOU’RE INVITED The Central Texas Regional Mobility Authority invites you to participate in a Virtual Open House for the 183A Added Capacity Project to evaluate a fourth lane in each direction of 183A Toll between RM 620 and HeroWay. Explore roadway history, the environmental evaluation, and next steps.

GET INVOLVED

Comments are requested and may be submitted by email to 183aacproject@gmail.com, or by mail to: Central Texas Regional Mobility Authority, c/o 183A Added Capacity, 3300 N. IH-35, Suite 300, Austin, TX 78705. Comments must be received or postmarked by Sunday, September 1, 2024 to be included in the official record of this Virtual Open House.

The open house will be conducted in English. If you need an interpreter or document translator because English is not your primary language or you have difficulty communicating effectively in English, one will be provided to you. If you have a disability and need assistance, special arrangements can be made to accommodate most needs. If you need interpretation or translation services or you are a person with a disability who requires an accommodation to attend and participate in the virtual open house, please contact us at (512) 996-9778 no later than 4 p.m. CT, July 25. Please be aware that advance notice is required as some services and accommodations may require time to arrange.

COMMUNITYIMPACT.COM

Impacts

BY ZACHARIA WASHINGTON

In the news

200

214

1869

Liberty Hill

183

258

332

1869

213

279

282

6 Higginbotham Brothers The Texas-based hardware store sells building materials, tools, paint, flooring and appliances. According to a notice posted on its front entrance, the building will reopen as Texas Building Supply. • Closed June 1 • 12500 W. Hwy. 29, Liberty Hill • www.higginbothams.com 7 Whiskey Barrel Pub Alongside beer, wine and featured drinks, the business served brisket mac and cheese, fish and chips, and more. • Closed June 14 5 Target The department store is set to start construction on a location in January 2025, according to a filing with the Texas Department of Licensing and Regulation. While neither a company representative nor the city responded to Community Impact ’s request confirming the new location as of press time, construction is set to wrap up in May 2026, according to the filing. • 351 US 183, Liberty Hill • www.target.com

MAP NOT TO SCALE

Liberty Hill

Coming soon

3 Wendy’s The fast food chain is set to open its Liberty Hill location in mid-July, after press time, a company representative said. The Liberty Hill location will be led by store General Manager Karina Valenzuela. • Opening in mid-July • 13079 W. Hwy. 29, Liberty Hill • www.wendys.com

Now open

1 Aspire Family Medical At the direct primary care clinic, patients can receive physicals, Botox, in-office procedures, urgent sick visits, and preventative health and wellness exams. Owner and registered nurse practitioner Kerstin Gillespie said memberships start at $50 per month for kids and $80 per month for adults. • Opened July 1 2 Velocity Tire The tire shop offers a wide range of services including balancing, installation, repairs, rotations and tire pressure monitoring system assistance. The business also sells tires and wheels for several makes and models. • Opened June 17 • 12404 W. Hwy. 29, Liberty Hill • www.velocitytireusa.com • 14875 W. Hwy. 29, Liberty Hill • www.aspirefamilymedical.com

Closings

4 Main Street Social The food hall and social spot offered a variety of restaurant stands, a bar, a space for community gatherings and games. The Main Street Social property was purchased by Williamson County Emergency Services District No. 4, and will be used by the Liberty Hill Fire Department for administration and training. • Closed May 11 • 1651 Main St., Ste. 115, Liberty Hill • Facebook: Main Street Social

• 1004 Main St., Liberty Hill • www.whiskeybarrelpub.com

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LEANDER - LIBERTY HILL EDITION

Government

Renovations begin on Cedar Park splash pad Renovations to upgrade and modernize the splash pad at Cedar Park’s Brushy Creek Lake Park are underway. Sorting out details Demolition of the old splash pad wrapped up at the end of May, and the site has been cleared for construction, said Mike DeVito, the city’s interim director of parks and recreation. Costing a little over $1.1 million, the renovations will have a nature-based theme, DeVito said, featuring trees, rocks and animal figurines. The renovations will also include an upgraded surfacing called Lifefloor, which is slip-resistant and designed for wet areas. Additionally, DeVito said the space that was previously used as a seating area will be relocated to under the nearby trees. The old seating area will then be added to the splash pad, making usable

City leaders select artist for Bell Park

Cedar Park officials announced Dixie Friend Gay will be the artist behind the public art piece in Cedar Park’s 15-acre Bell Park, which is under construction in the Bell District. The details Gay will create a large, stainless steel sculpture with lights, which will be located at Bell Park’s trailhead, Senior Project Manager Caleb Stockton said. Called “Protective Promise,” the sculpture will stand 12 feet tall and 10 feet wide, and consist of five petal-shaped panels protrud- ing from a central post. Council approved a $180,000 agreement with Gay for the services required for the project, including completing the design, constructing the piece, transporting it, and coordinating with contractors.

The Brushy Creek Lake Park splash pad will undergo improvements this summer.

RENDERING COURTESY CITY OF CEDAR PARK

space for the splash pad bigger, he said. “More people will be able to use [the splash pad]; it will have more features,” DeVito said. “We’re just really excited that the whole park area is almost going to look completely different and feel like a brand-new park.” Stay tuned The splash pad renovations are scheduled to reach completion in early August, DeVito said. The site will remain closed to the public while under construction.

High water-use season is here. Watering restrictions are in effect.

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COMMUNITYIMPACT.COM

BY ZACHARIA WASHINGTON

Leander weighs smoke shop, lounge zoning Since January, Leander leaders have been work- ing to put regulations in place for the operation of vape shops and smoke lounges within the city. On June 20, council approved city staff’s pro- posed amendment to the zoning ordinance, which provides updated definitions, and adds uses and criteria for these businesses in Leander city limits. The specifics Per staff’s recommendation, a vape or smoke shop where products are sold would be considered a retail use zoned as local commercial, Executive Director of Development Services Robin Griffin said. However, if the business is a lounge where the products are being used, it would be zoned as heavy commercial, she said. For example, a hookah lounge would be zoned as heavy commercial. Previously, there were no zoning restrictions surrounding these businesses.

Liberty Hill could start collecting hotel occupancy tax funds Liberty Hill City Council discussed passing an ordinance to include hotel occupancy tax in the city’s code June 12. The gist City Attorney Joseph Crawford said the ordinance was drafted to encompass all businesses allowed by state law, which includes short-term rentals. Local govern- ments can levy hotel taxes, generally at rates up to 7%. The areas these entities will be allowed to go are not included in this ordinance, Crawford said. “While we’re waiting on those zoning and business regulations, [this is] just to have the tax flipped on,” he said.

Defining differences Vape or smoke shop

• Previous zoning: Not defined • New zoning: Local commercial • Mandatory distance from schools: 1,000 ft. Smoke lounge • Previous zoning: Not defined • Zoning category: Heavy commercial • Mandatory distance from schools: 1,000 ft. Cosmetic services • Previous zoning: Not defined • Zoning category: Local commercial • Mandatory distance from schools: N/A

SOURCE: CITY OF LEANDER/COMMUNITY IMPACT

Also of note The proposed amendment also addresses cosmetic services businesses, which offer eyelash extensions, microblading, Botox, chemical peels and more. Griffin said those uses will now be zoned as local commercial to help broaden options.

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LEANDER - LIBERTY HILL EDITION

COMMUNITYIMPACT.COM

Education

BY BROOKE SJOBERG & CHLOE YOUNG

Stagnant state funding brings shortfalls for Central Texas ISDs

when it was raised to $6,160 per student. Since this adjustment, Azaiez estimates costs have gone up about 20%. If the basic allotment were adjusted for inflation, it would be closer to $7,342 per student this year, projections from Hays CISD using Texas Education Agency data show. In June, when Round Rock ISD passed a $466 million balanced budget, it was one of few districts expected to do so in Central Texas, board President Amber Landrum said. The district identified $30 million in budget cuts to have its expenditures equal its revenues. Similarly, Bastrop ISD was able to pass a balanced $173.12 million budget in June after making cuts. About 43% of school districts in Texas are expecting to make budget cuts going into fiscal year 2024-25, per the Texas Association of School Business Officials.

With budget season wrapping up for many Central Texas school districts, officials are contending with higher operating costs amid stagnant funding. Administrators have shared they are experiencing heightened cost pressures this year compared to recent years due to increases in the cost of insurance, fuel and other goods vital to the operation of public schools. “You’ve probably heard the word ‘inflation’ many times,” Round Rock ISD Superintendent Hafedh Azaiez said to the board of trustees during a May 18 meeting. “I’m sure you feel it yourself as you go out to buy groceries or if you have to fix something in your house. Everything is costing more.” These rising costs come as the basic allotment— one of the primary kinds of state funding calculated using a district’s average daily attendance—has not been increased since 2019,

Flat funding The basic allotment is per student state funding to public and charter schools.

Actual basic allotment

Basic allotment if adjusted for inflation

$8K

$7K

$6K

2019-20 2021-22 2023-24 2025-26*

*PROJECTED

SOURCES: HAYS CISD, TEXAS EDUCATION AGENCY/COMMUNITY IMPACT

Stay tuned

What are the options?

Throughout the budget planning process, area school administrators shared different strategies for reducing their planned expenditures, such as eliminating unfilled positions, increasing class sizes and reducing departmental budgets. In several cases, such as in GISD, staffing was decreased by eliminating unfilled positions and reassigning staff as needed, Superintendent Devin Padavil said. Along with cutting vacant positions, Lake Travis ISD passed its lowest compensation increase in over a decade at 1% for FY 2024-25. Liberty Hill ISD—which is projecting its largest budget shortfall in recent years at $8.57 million— may ask voters to approve a tax rate increase through a voter-approval tax rate election, or VATRE. If approved by voters, this will allow the district to have a higher tax rate than otherwise allowed by the state, per the TEA. If a VATRE is not called for November, the district’s fund balance is projected to be completely depleted by 2026, according to district information. Despite cutting costs, many districts are expected to adopt some of their largest shortfalls in recent years. North East ISD in San Antonio; San Marcos and Hays CISDs; and Austin, Dripping Springs, Eanes, Georgetown, Hutto and Leander ISDs have passed shortfall budgets or are planning to pass budgets with shortfalls.

Looking ahead to January and the start of the next legislative session, many districts have established school funding as their top priority. Member districts have asked the Texas Association of School Boards to advocate on their behalf, in addition to communicating with community members about advocating for increased state funding. This comes as Texas lawmakers have attempted to tie increases in basic allotment funding to the approval of an educational savings account program that would have provided public funds to families who choose to enroll their children in private schools. In legislative sessions held in 2023, a measure including a $540 increase to the basic allotment failed after legislators stripped House Bill 1 of a provision including educational savings accounts. Going into the next legislative session, interim charges released in May by Texas House Speaker Dade Phelan— or the directives of what house committees should study—did not include increases to the basic allotment.

Regional shortfalls

Austin ISD $41.25M*

Bastrop ISD $0

Dripping Springs ISD

$2.77M

$1.2M

Eanes ISD

Georgetown ISD

$4.59M

$3.5M

Hutto ISD

Lake Travis ISD

$3.98M**

$13.09M

Leander ISD

Liberty Hill ISD

$8.57M**

Pflugerville ISD

$6.9M**

Round Rock ISD

*ASSUMES A VATRE PASSES IN NOVEMBER; THE SHORTFALL WOULD BE $78.2 MILLION WITHOUT A SUCCESSFUL VATRE. **THESE BUDGETS HAVE NOT YET BEEN PASSED

SOURCE: CENTRAL TEXAS SCHOOL DISTRICTS/COMMUNITY IMPACT

LEANDER - LIBERTY HILL EDITION

Education

BY CHLOE YOUNG

Leander ISD adopts budget with $13M general fund shortfall

The overview

Diving in deeper

Special funds

General operating budget expenditures Other: 0 . 45% Utilities: 2% Recapture: 3%

Expenditures: $15.77M

Expenditures: $461.59M

2.5% salary increase for all staff totaling $8.13M New positions: 91 totaling $6.44M

Child nutrition fund

Deficit: $1.31M

Deficit: $13.09M

Revenues: $14.46M

Revenues: $448.5M

Expenditures: $161.46M

Debt service fund

The deficit comes as the district has faced several cuts to state and federal funding plus new state mandates: • A $7 million reduction in Medicaid reimbursements for special education students • A $1.8 million reduction in Title 1 funding • The loss of a grant for autism services and Elementary and Secondary School Emergency Relief grant funds • $2 million in start up costs and $4.8 million annually to create a police department under House Bill 3 • A $5.4 million reduction in the Instructional Materials and Technology Allotment funding

Supplies/materials: 4% Contracted services: 4% Payroll: 85%

Revenues: $161.46M

Tax rate breakdown

General operating budget revenues Federal: 1% Other local sources: 4% State funding: 22% Local tax collections: 73%

2023-24

2024-25

Average school property tax bill Proposed tax rate per $100 valuation Average taxable home value

$427,922

$426,517

A $109 decrease from the prior year

$1.1087

$1.0869

$4,635

$4,744

SOURCE: LEANDER ISD/COMMUNITY IMPACT

COMMUNITYIMPACT.COM

Education

BY CHLOE YOUNG

Liberty Hill ISD projected to adopt largest ever budget shortfall

The big picture

Diving in deeper

Tax rate breakdown

General operating budget expenditures

Expenditures: $102.84M Proposed 2024-25 general operating budget

Projected tax rate

Median home value

Average school property tax bill

Salaries and benefits: 85.7% Departments: 10.87% Campuses: 3.41%

Shortfall: $8.57M

$1.1669

$462,264

$3,082

Revenues: $94.27M

District officials have discussed calling a voter-approval tax rate election, or VATRE, in November, which would allow them to adopt a higher maintenance and operations portion of the tax rate. The district is considering the following overall tax rate increases, which would result in additional revenue for the district and higher tax bills for residents.

$954,998 through 14 positions and reducing stipends $209,655 to department budgets Cost saving measures In an effort to reduce its projected shortfall, the district has proposed $1.5 million in budget cuts, including:

Includes $2.5M increase to the compensation plan: • $1.37M in increased contributions to employee benefits • $782,500 in one-time stipends to all staff • $256,965 in salary step increases • $111,750 in special education stipend increases

General operating budget revenues

$190,345 to campus budgets $125,000 to staff overtime

Tax rates requiring voter approval

Additional revenue for district $4,575,742 $6,228,481 $9,511,486

Additional annual cost to homeowners

Property tax collections: 57.5 % State revenue: 29.3 % Teacher Retirement System: 6.6 % Other local revenue: 6.1 % Federal revenue: 0.6%

Additionally, LHISD is exploring ways to decrease fuel, utilities, energy and property insurance costs, which have increased due to inflation. The district has also increased class sizes, Chief Financial Officer Rosanna Guerrero said.

$1.1969 $1.2269 $1.2869

$138.68 $277.36 $554.72

SOURCE: LIBERTY HILL ISD/COMMUNITY IMPACT

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Transportation

BY ZACHARIA WASHINGTON

Construction to add lanes takes place on Raider Way An $18 million project to widen Raider Way and Woodview Drive in Leander continues. Expected to wrap up in late summer 2025, the work aims to increase safety and reduce heavy traffic congestion caused by nearby schools. The update

City Council considers ‘no parking’ signs Liberty Hill leaders discussed installing “no parking” signs on Main Street. What happened? City staff recommended putting a series of signs from RM 1869 to Hickman Road. Not allowing parking would increase visibility and safety on the road, according to city documents. Further, the city has future plans to widen the sidewalks on this portion of Main Street, which would permanently remove these on-street parking spaces. The impact Some downtown business owners have expressed concerns about the proposal. Because of this, city staff said they will discuss creating a parking lot nearby. The item will come back before Council.

183A TOLL

This summer, crews will construct two lanes on the western half of Raider Way, which will allow two-way traffic by mid-August when school starts, Capital Improvement Program Manager Tony Bettis said. Bettis said other work taking place this summer includes: • The completion of a deceleration, right-turn lane off the northbound 183A Toll access road onto Woodview Drive as well as paving for the southern portion of the road. • The start of construction for the roundabout at the intersection of Woodview Drive and Raider Way.

What else? In the fall, winter and next spring, crews will complete the eastern half of Raider Way, the round- about, sidewalks and driveways, and any changes to traffic signals at Crystal Falls Parkway, officials said. Bettis said Woodview Drive will remain one-way westbound until this winter. However, he said the city estimates all Woodview Drive lanes will open to two-way traffic in February 2025.

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COMMUNITYIMPACT.COM

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. From Denise: Over the last few years, we have seen the real estate market ebb and flow, and it’s hard to predict what the future holds. What we do know is that more people have moved into the Williamson County area within that time, and that growth doesn’t seem to be slowing down any time soon. In this edition, we talk about the nightmares some residential pool owners have been facing due to a defect in concrete mixtures and what actions they are forced to take. We also give an update on a $418 million settlement that will change the way homes are bought and sold. Whether you are a current homeowner or looking to put down long term roots soon here in Williamson County, I hope you find our annual home edition useful and informative.

What's inside

Lawsuit results in changing rules around home buying, selling (Page 23)

Denise Seiler General Manager dseiler@ communityimpact.com

Construction starts on long-awaited Leander Senior Activity Center (Page 25)

Home sales declined in Leander, Liberty Hill ZIP codes year over year in May (Page 28)

Sponsor: P & R Propane

Central Texas sees decline in home valuations as market slows Homeowners are able to challenge their appraisal valuations annually by filing a protest with their county appraisal district, the deadline for which was May 15. Median Central Texas appraised home values Travis County Williamson County

This year’s release of data from Central Texas appraisal districts indicated that average appraisal values for residential properties are lower than in recent years. The overview 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. “Values have definitely come down,” Chief Appraiser Alvin Lankford of the Williamson Central Appraisal District said during an update to Commis- sioners Court 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.” 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.

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 a home’s market value and 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 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.

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183

LIBERTY HILL

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COMMUNITYIMPACT.COM

Real estate

BY GRANT CRAWFORD

As the population of Texas continues to grow— having now passed 30 million people, according to recent U.S. Census Bureau data—housing communities constructed outside the jurisdiction of existing city or county governments require developers to find alternative solutions to provide residents with key infrastructure to support a subdivision. This solution often comes in the form of a municipal utility district, or MUD. To provide core services for communities, MUDs may issue bonds to reimburse a developer, repaying the debt using property tax revenues and user fees received from utility services, said Amy Giannini, district engineer for Brushy Creek MUD in the Round Rock area. “In addition to other user fees, MUDs use these revenue and financing sources to operate, maintain and improve infrastructure services throughout the district,” Giannini said. MUDs now routine fix for developers

The framework

within 120 days, developers can petition the TCEQ to form a MUD. Voters who live in the proposed district must also give their approval. MUDs are governed by a board of directors, made up of property owners who are elected. Giannini said the Brushy Creek MUD board includes five residents. “At BCMUD, there are also several resident advisory committees that meet regularly to discuss issues pertaining to district infrastructure and operations,” Giannini said.

A MUD is a type of special district allowed under state law that functions as an independent, limited government, Giannini said. According to state law, developers can petition the Texas Legislature or the Texas Commission on Environmental Quality to create a MUD. If the land where developers want to establish a MUD falls within a city’s jurisdiction, the city must provide consent to create the MUD. Developers are able to negotiate terms with a city, but if the parties can’t come to an agreement

Number of special-purpose districts by county Special-purpose districts can include MUDs, water conservation districts, emergency services districts and others to provide residents with key infrastructure and resources.

What else?

A variety of limited government districts can be created throughout the state. In Texas, thousands of special-purpose districts are set up to provide a wide range of services, according to the Texas Comptroller of Public Accounts. These can include emergency services, library, crime control, development, fire control and health services districts. Similar to MUDs, these districts may also impose property tax, sales tax or user fees, depending on the services they provide. In 2017, a state law was passed to improve transparency, requiring certain special districts to provide records annually regarding district finances and tax rates to the Comptroller. More information about special district finance reports can be found by visiting www.comptroller.texas.gov.

Williamson County

Services provided by MUDs

Travis County

113

Water supply

Wastewater treatment

Bexar County 24

Solid waste management

Drainage systems

Hays County

Parks and recreation facilities

Roads

Dallas County

SOURCE: TEXAS COMPTROLLER OF PUBLIC ACCOUNTS/COMMUNITY IMPACT

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

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*Receive your choice of one of the following incentives when you purchase an eligible Tri Pointe Homes®️ Austin home for list price at one of our participating new home communities, finance the purchase of your new home through our affiliated mortgage company, Tri Pointe Connect, LLC (NMLS ID 1250459/Licensed by the TX Department of Savings and Mortgage Lending, Licensed as a Mortgage Company), lock your rate with Tri Pointe Connect®️ within 3 days of signing your purchase agreement, and pay for your home appraisal within 3 days of signing your purchase agreement: (1) up to $10,000 from builder to be used towards closing costs PLUS a complimentary appliance package; OR (2) a conventional 30-year fixed mortgage with a 5.99% (6.596% APR) interest rate. Please contact our New Home Specialists or visit one of our New Home Galleries to learn which homes are eligible for the incentive, while supplies last. To receive the incentive, you must enter into a purchase agreement for an eligible home between 6/1/24 and 7/29/24 and the home must close before 9/20/24. Not available on existing contracts. The offer, if any, to pay closing costs may be subject to a cap and does not include the payment or prepaid taxes, property or mortgage insurance, or mortgage installments. Certain loan programs may not qualify for rate buydowns or the full closing cost incentive. Any unused portion will be forfeited. You are responsible for paying, and will not receive any refund for, closing costs incurred if the loan does not close and/or is not funded through Tri Pointe Connect®️ for any reason. Locking your interest rate does not guarantee that your new home will be complete by the expiration of the interest rate lock period. Appliance package worth up to $6,600 and may include a GE®️ 5.0 cu. ft. Capacity Front Load ENERGY STAR®️ Steam Washer with SmartDispense™ and UltraFresh Vent System with OdorBlock™, a GE®️ 7.8 cu. ft. Capacity Front Load Electric Dryer with Steam, and a GE®️ ENERGY STAR®️ 25.6 cu. ft. French-Door Refrigerator, while supplies last. The appliance package includes items in the brand, size, style, color, finish and capacity selected by the builder. Actual appliances received and value of incentive may vary. Excludes upgraded appliances. Buyer is responsible for any costs to upgrade appliances, if available. This is not an offer to lend. Rates effective 05/30/2024 and are based on a 60-day rate lock for conventional 30-year fixed loan with permanent rate buydown. Loan Scenario assumes owner-occupied purchase with a $500,000 purchase price, loan amount of $400,000, $100,000 down payment, 740 credit score and $23,990 in points and fees (paid by the builder), with monthly P&I payment of $2,395.63. The rate of 5.99% (6.596% APR) is fixed for the entire 30-year term. All monthly P&I payments exclude taxes, insurance, HOA and other fees, so the actual monthly payment obligations will be greater. Additional terms may apply. May not be available at time of loan commitment or closing. The actual incentives received, and the value thereof, may vary. Incentives applied at closing. May not be exchanged, redeemed in cash, or combined with other offers. Additional conditions or restrictions apply. Federal and state taxes, if any, are the responsibility of the recipient. Void where prohibited. Additional terms may apply. Available on select showcase homes only. The prices of our homes, included features, plans, specifications, promotions/incentives, neighborhood build-out and available locations are subject to change without notice. No information or material herein is to be construed to be an offer or solicitation for sale. A Broker/Agent must register their client in person on client’s first visit at each community for a Broker/Agent to receive a commis- sion or referral fee, if available. 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. Photographs or renderings of people do not depict or indicate any preference regarding race, religion, gender, sexual orientation, disability, familial status, or national origin. 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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