Some homes go under contract before you can even book a showing. Others sit for 60, 90, even 120 days and rack up price reductions. In this episode, Steph and Jenn break down exactly why — and what it means whether you're buying or selling in Austin right now.

They dig into the real data behind Austin's split market (spoiler: active DOM and sold DOM are telling very different stories), walk through the top reasons homes sell fast versus sit, and explain the psychology buyers bring to a high-days-on-market listing. If you're thinking about selling, this one will tell you what actually moves a home — and what silently kills a listing.

Choosing where to live in Austin is the single biggest decision a homebuyer makes — and lifestyle fit is the thing buyers underestimate most. In Episode 2 of Homeowner Hotline, Open House Austin broker Steph and founding realtor Jenn break down the best Austin neighborhoods for every lifestyle, pairing 9 distinct areas with 9 buyer personas so you can find the one that actually matches how you live day to day.

You'll get an honest, no-fluff tour of South Congress and Travis Heights, Mueller, Barton Hills and 78704, Round Rock and Pflugerville, the Domain and North Burnet, Dripping Springs and Wimberley, Downtown and Rainey Street, East Austin, and Central Austin's Hyde Park, North Loop, Crestview, and Brentwood. For each neighborhood, Steph and Jenn paint the vibe, name the lifestyle it serves, share real local detail, and give a straight price reality check — including the tradeoffs nobody tells you about.

Whether you're moving to Austin, upgrading from your first home, or finally buying after years of renting, this episode helps you answer the most important question before you ever tour a listing: where in Austin should you live? Stick around for a quick 5-question lifestyle quiz and details on Open House Austin's free buyer consultation.

In this episode of Homeowner Hotline, Open House Austin's Steph (Broker & CEO) and Jenn Carey (Founding Realtor) break down BLRB — Buy, Live, Rent, Buy Again — the real estate wealth-building framework they've used personally and refined for the Austin market. Walking through each step, they explain how to buy a first property with intention (treating rentability, layout, and neighborhood trajectory as seriously as livability), how to leverage owner-occupant financing as an "unfair advantage," and how to make the mindset shift from "forever home" to launchpad asset. They go deep on the rent phase — comparing long-term rentals to short-term plays like Jenn's Wimberley Airbnb — and walk through the cash flow math, stress-testing, and pivot strategies clients need before flipping the switch. The "buy again" segment tackles the psychological barriers that stall most investors, how to use equity from Property 1 to fund Property 2, and a primer on 1031 exchanges and the primary-residence capital gains exclusion. Candid stories round it out: bad tenants, STR seasonality, Austin-specific insurance and property tax pressures, and the deals they'd do differently. Equal parts educational and conversational, with real client case studies (Olicia's San Marcos duplex, Jenn's Wimberley STR, the Laverty over-remodel) and a warm invitation to keep the conversation going at openhouseaustin.com.

Austin property taxes are one of the most confusing and expensive parts of homeownership in Texas. In Episode 1 of Homeowner Hotline, Open House Austin broker Steph and founding realtor Jenn sit down to demystify the whole process: how your home's appraised value is calculated, what a Texas homestead exemption actually does for your tax bill, why the 10% homestead cap is one of the biggest wins for long-term homeowners, and the exact steps to protest your property taxes with Travis County, Williamson County, or Hays County.

Whether you just bought your first home in Austin, you've owned for years and never protested, or you're staring at your 2026 appraisal notice wondering "how did they get this number?" — this episode is your cheat sheet. Steph and Jenn walk through key deadlines (mid-March appraisal notices, the May 15 protest deadline, January 31 tax due date), what evidence actually wins a protest hearing, the most common mistakes Austin homeowners make, and whether to DIY or hire a property tax protest company.

Plus: stick around for an invite to Comps & Cocktails, Open House Austin's upcoming event where Steph walks you through your home's value, your appraisal, and the protest process in person (yes, there are cocktails).

In this episode of Homeowner Hotline, Steph sits down with Open House Austin’s Jennifer Carey to talk about her latest real estate win—a Wimberley property that’s part vacation home, part Airbnb moneymaker. Jennifer walks us through how she found the deal (spoiler: she almost skipped it because of bad listing photos), renovated it for under market value, and now manages it remotely while breaking even in year two. Read more about Jenn's journey here.

You’ll hear:

• How Jennifer’s 2010 first home purchase set her up for multiple investments.

• Why she chose Wimberley over other small Texas towns.

• The renovations that turned a dated house into a guest magnet.

• What it really takes to manage a short-term rental from a distance.

• Her tips for financing and setting realistic expectations.

Whether you’re dreaming of a Hill Country getaway or looking to scale your investment portfolio, this is a masterclass in turning a property into both a personal retreat and an income stream.

• Don’t judge a property by bad listing photos — visit in person to see true potential.

• Small-town tax rates can make a huge difference to your bottom line.

• Start small — Jennifer began renting just the studio before launching the main house.

• Guest experience is everything — from s’mores kits to handwritten notes.

• Break-even in year one or two is a win — especially with a property that appreciates and builds equity.

• Financing matters — know the difference between second-home and investment loans.

Book a Call with Jenn

Attend a How to Buy a House Workshop

00:00 – Intro & Jennifer’s preference for “Jennifer”

01:10 – First home purchase at 21 in 2010

02:57 – Pivot to investment properties & renting out her first home

04:31 – Why Wimberley and small-town scouting

06:26 – The property she almost didn’t see

07:43 – What she loved vs. what needed work

09:23 – Hidden value: two units on one property

11:14 – Renovations & budget choices

13:35 – The game-changing picture windows

14:44 – Staging, timelines, and first Airbnb listing

15:46 – Managing remotely & finding reliable cleaners

16:54 – Listing strategies & pricing control

17:57 – 2024 revenue breakdown

19:13 – Monthly expenses and cash flow

21:01 – Guest experience details & amenities

22:53 – Future upgrades: hot tub, game room

23:25 – Lessons learned and what she’d do differently

26:03 – Financing strategy and tax advantages

28:47 – Advice for aspiring STR investors in small towns

29:44 – Steph’s wrap-up and Hill Country real estate plug

Midnight Zillow scrolling? Wine in hand? Don’t click that “Schedule a Tour” button just yet.

In this episode, Steph Douglass breaks down why Zillow and open houses—while fun and full of vibes—are also traps for accidentally picking your real estate agent like you’re picking a pizza delivery driver.

Learn how these systems work, what to actually look for at an open house (spoiler: it’s not the snacks), and why being intentional with your agent choice could be the difference between a strategic purchase and a regretful one.

You’ll learn:

• How the “Schedule a Tour” button works (and who actually gets your info)

• What to do (and not do) at an open house

• Strategic questions to ask about any home you tour

• Why your agent should be a teammate, not a default

• How to use Zillow as a tool—not a guide

• Why Open House Austin gives you a full team, post-close support, and zero pressure

Resources mentioned:

• Free workshop: Sign up here – Next dates: August 26 & September 16

• Book a 1-on-1 call: Schedule here

Stephanie Douglass and Mandy Mendoza pull back the curtain on the unconventional, yet totally doable, strategies that are helping first-time buyers in Austin win—despite the odds. From co-buying to sneaky duplexes, they break down how real estate can become more than a home: it’s a vehicle for freedom, flexibility, and long-term wealth.

• Real estate can provide financial freedom and flexibility

• Cash flow from rental units can offset or eliminate living expenses

• Co-buying with friends or partners opens doors to ownership

• House hacking helps first-timers turn their homes into income generators

• Using properties creatively can unlock multiple income streams

• Knowing your financing options is critical for early success

• Buyer education and empowerment go hand-in-hand

• The current market still presents real opportunity

• Real estate is one of the most accessible paths to wealth building

• Building equity early pays off for decades

00:00 – Introduction to Real Estate Journey

02:14 – Living the Real Estate Lifestyle

04:33 – The Freedom of Real Estate Investments

07:00 – Alternative Lifestyles and Financial Independence

09:13 – Co-Buying Strategies for Home Ownership

12:06 – House Hacking: Maximizing Property Potential

16:03 – Empowering Homeownership: Understanding Mortgage Benefits

16:55 – The Sneaky Duplex Strategy: A Creative Housing Hack

21:06 – Financing Your Future: Down Payment Options and Strategies

23:57 – Navigating the Market: Educating First-Time Buyers

28:36 – Inspiring Change: Helping First-Generation Homeowners

Steph Douglass is joined once again by Jenn Carey for a brutally honest (and refreshingly non-salesy) conversation about one of the biggest questions we get from clients right now: Should I buy now… or wait?

Together they unpack the current state of the Austin housing market, what’s different from the pandemic frenzy, and what smart buyers should be doing regardless of their timeline. They talk about the realities of negotiating power, the pros and cons of interest rates vs. pricing, and why “waiting” shouldn’t mean “doing nothing.”

Whether you’re ready to buy this fall or in two years, this is your permission slip to take the right kind of action now—without getting swept up in the fear or hype.

📌 Key Takeaways:

• Sellers are negotiating more than ever. Concessions, repairs, and price drops are all on the table.

• Appraisal issues are no longer killing deals. Unlike the pandemic era, homes are appraising—and if not, sellers are often covering the gap.

• Waiting can be smart—but only if you’re actively preparing. Know what to work on during your “wait” period.

• Prices and rates move inversely. When rates drop, prices rise. Don’t sleep on today’s lower pricing.

• New builds might offer the best of both worlds. Lock in pricing now and potentially benefit from lower rates at closing.

🎯 Action Items:

• Thinking about buying in 6–12 months? Book a consult now. We’ll help you make the most of your timeline.

• Explore our rental services and educational resources while you plan.

💬 Mentioned in this episode:

• New Build Opportunities (like Easton Park)

• Buyer negotiation examples from the field

• Why appraisal gaps are no longer a dealbreaker

• What not to do while “waiting”

• The rise of proactive prep as your homebuying superpower