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Mungia Real Estate

Austin Home Experts

Mortgage Rates Just Dropped – Here’s Why 3 Apr 2025, 7:53 pm

Yesterday, new tariffs were announced, and like clockwork, investors got spooked and rushed to the bond market for safety. When that happens, it usually means one thing for the housing market: lower mortgage rates.

Sure enough, the 10-year Treasury yield dropped—and since mortgage rates tend to follow that, we’re now seeing some much-needed relief for homebuyers and homeowners.

So, what does this mean for you?

If you’ve been house hunting or thinking about refinancing, this dip could be your shot. Lower rates mean better monthly payments and potentially more buying power. And if you’re selling, this could help bring more buyers off the fence and back into the game.

Why did this happen?

In short: markets hate uncertainty. The new tariffs created just enough of it to push money into bonds, which are seen as safer during rocky times. That bond buying drove yields down… and boom—mortgage rates followed.

The Bottom Line

This isn’t a massive crash in rates, but it’s a meaningful shift—and it’s worth paying attention to. Moves like this don’t always last long, so if you’re thinking about making a move, it might be smart to run some numbers now.

If you want to chat about what this means for your specific situation, I’m here. Let’s figure out if this little market twist can work in your favor.

Lupe Fajitas “Like” Recipe 30 Mar 2025, 1:19 am

Ingredients

  • 1.5 pounds skirt steaks
  • 3 cloves garlic peeled and mashed
  • ⅓ cup vegetable oil
  • 1 teaspoon mayonnaise
  • 1 teaspoon Goya Adobo seasoning
  • 1 teaspoon salt
  • 1 bunch green onions
  • 4 tablespoons fresh lime juice from real limes
  • 1 teaspoon ground cumin
 

Instructions

  1. Make the marinade by combining the garlic, vegetable oil, mayonnaise, lime juice, cumin, adobo, and salt in a large glass or Pyrex bowl. 3 cloves garlic,⅓ cup vegetable oil,1 teaspoon mayonnaise,1 teaspoon Goya Adobo seasoning,4 tablespoons fresh lime juice,1 teaspoon ground cumin,1 teaspoon salt
  1. Cut the steak into 5-6 inch sections, or whatever will fit in your skillet. Use a meat tenderizer such as this oneto tenderize the meat.

          1.5 pounds skirt steaks

  1. Place steak in marinade and make sure the marinade covers the meat as thoroughly as possible. Marinade for a minimum of 2 hours; I usually let it sit in the marinade, in the refrigerator, overnight.
  2. Heat your cast-iron skillet over medium-high heat. When it’s hot, place the skirt steak pieces on the skillet and cook until medium-rare, about 10 minutes on each side. The meat should start to develop a slight “crust” on the outside.
  3. Remove meat, slice against the grain into strips, and (optionally) return to pan to finish cooking.
  4. At this point, add the green onions (full length or cut in half; not chopped) as well and let them cook in the grease from the meat. Add more vegetable oil if needed.  1 bunch green onions
 
         Enjoy!

Is Housing in Austin Finally Becoming (a Little More) Affordable? 28 Mar 2025, 2:11 pm

If you’ve been watching the Austin housing market over the past few years, you know it’s been a bit of a rollercoaster. Sky-high prices, limited inventory, rising mortgage rates—it’s been tough out there for buyers. But lately, there are a few signs that we might be turning a corner.

Rates Have Likely Peaked

Let’s start with the big one: interest rates. After a long stretch of aggressive hikes, it looks like the Fed is finally done (for now). We’re probably at the floor when it comes to rate hikes, and while we’re not seeing major cuts just yet, the worst seems to be behind us. That’s good news for buyers who’ve been waiting for some relief.

Austin Inventory is Up

Here’s something we haven’t seen in a while: inventory is actually growing. As of late March, there are over 14,000 active listings in the Austin area—a 13% increase from last year. And with about 5.4 months of inventory available, we’re moving closer to a balanced market (finally!). That means buyers have more options and sellers are facing a bit more competition.

Affordability Is Still a Struggle, But There’s Hope

Sure, the median home price is still high—around $564,000—but it’s not climbing as fast as it used to. And here’s the really encouraging part: Austin is on track to deliver more affordable housing in 2025 than any other U.S. city. That includes a wave of multifamily units and some really creative solutions—like local churches developing affordable housing on their land. Yes, you read that right.

Lawmakers Are (Kind Of) Pitching In

Even the Texas Legislature is trying to help. A few new bills are aimed at increasing the housing supply, including one that lets builders create smaller-lot homes in new neighborhoods. It’s not a silver bullet, but it’s a step in the right direction.

So, What Does This Mean for You?

If you’re a buyer who’s been on the sidelines, this could be your moment to re-engage. Rates are steady (and may even come down later this year), inventory is up, and competition isn’t as fierce as it was during the peak frenzy.

And if you’re a seller? You’ll still find plenty of motivated buyers out there—but pricing and presentation matter more than ever.

Bottom line: We’re not in a full-blown buyer’s market, but we’re also not in the wild west of 2021 anymore. Austin’s housing market is starting to find its balance, and that’s something we can all appreciate.

Why You Should Always Pull Permits for Renovations 21 Feb 2025, 10:27 pm

Why You Should Always Pull Permits for Renovations

As a real estate broker, I’ve seen plenty of homeowners try to skip the permitting process when renovating. Sure, it might seem like a hassle, but trust me—it’s a step you don’t want to ignore. Skipping permits can lead to some serious headaches down the road. Here’s why pulling permits is a must when upgrading your home.

1. It Keeps Everything Safe and Up to Code

Permits exist for a reason—they make sure your renovations meet safety and building codes. Whether you’re adding a new room, updating electrical work, or redoing your plumbing, permits ensure everything is done correctly. This helps avoid structural issues, electrical fires, leaks, or other problems that could put your family or future buyers at risk.

2. It Protects Your Investment

Your home is probably one of your biggest assets, and unpermitted work can actually hurt its value. If a buyer or appraiser finds out a renovation wasn’t properly permitted, it can lower your home’s value, trigger extra inspections, or even require you to redo the work—on your dime.  I’ve seen unpermitted work, hold up a deal for an extra 45 days.

3. Avoid Fines and Legal Troubles

Many cities will slap you with fines if they discover unpermitted work. Worse yet, they might make you stop construction or even tear down what’s already built. That’s an expensive mistake that could have been avoided with a simple permit.

4. Makes Selling and Refinancing Easier

If you ever decide to sell, buyers and lenders will want to see permit records for any major renovations. Unpermitted work can delay the sale, complicate negotiations, or cause buyers to walk away. The same goes for refinancing—if an appraiser sees unpermitted work, it could lower your home’s value and affect loan approvals.

5. It Keeps Your Insurance Intact

Here’s something a lot of people don’t think about—unpermitted work can void your homeowner’s insurance. If something goes wrong because of that work, your insurance company might refuse to cover the damage. Even worse, if someone gets hurt because of it, you could be on the hook for their medical bills.

6. Gives You Peace of Mind

At the end of the day, pulling permits ensures your renovation is done safely, legally, and the right way. It’s a little extra time and effort, but it’s totally worth it when you consider the potential risks of skipping it.

Final Thoughts

I get it—dealing with permits can be annoying. But trust me, it’s way better than dealing with fines, insurance problems, or a drop in your home’s value. Always work with licensed contractors who know the permitting process, and check with your local building department before you start any big projects. A little effort upfront will save you a ton of stress late

 

Venison Taco Al Carbon Recipe 21 Feb 2025, 10:18 pm

Here’s a Venison Taco al Carbon recipe that’s packed with smoky, grilled flavor! 🔥🌮

Ingredients:

For the Venison Marinade:

  • 1 ½ lbs venison steak (backstrap or tenderloin), thinly sliced
  • ¼ cup olive oil
  • 3 tbsp lime juice (fresh) 🍋
  • 3 cloves garlic, minced 🧄
  • 1 tsp cumin
  • 1 tsp smoked paprika
  • 1 tsp chili powder 🌶️
  • ½ tsp black pepper
  • ½ tsp salt
  • ½ tsp oregano
  • ½ tsp onion powder
  • ½ tsp chipotle powder (optional for extra smokiness)
  • 2 tbsp soy sauce (or substitute with coconut aminos)

For the Tacos:

  • 8-10 corn or flour tortillas 🌮
  • ½ cup chopped cilantro 🌿
  • ½ cup diced white onion
  • 1 avocado, sliced 🥑
  • ½ cup queso fresco or cotija cheese (optional)
  • 1 lime, cut into wedges 🍋

For the Roasted Salsa (Optional but Recommended):

  • 3 roma tomatoes 🍅
  • 2 serrano or jalapeño peppers 🌶️
  • 1 garlic clove, unpeeled
  • ¼ cup chopped onion
  • ½ tsp salt
  • ¼ tsp black pepper
  • ½ tsp cumin
  • 1 tbsp lime juice
 

Instructions:

 

1. Marinate the Venison:

  1. In a bowl, whisk together olive oil, lime juice, garlic, and all the spices.
  2. Add the venison strips and toss to coat evenly. Cover and refrigerate for at least 2 hours (overnight for best flavor).

2. Prepare the Roasted Salsa (If Using):

  1. Heat a dry skillet or grill over medium-high heat. Add tomatoes, peppers, and garlic (with skin on).
  2. Char them on all sides for about 10 minutes, then remove and let cool slightly.
  3. Peel the garlic and blend everything together with onion, salt, black pepper, cumin, and lime juice. Set aside.

3. Grill the Venison:

  1. Heat a grill or cast-iron skillet over high heat.
  2. Grill the marinated venison for 2-3 minutes per side, until slightly charred and cooked medium-rare to medium.
  3. Remove from heat and let rest for 5 minutes, then slice into thin strips.

4. Warm the Tortillas:

  • Heat tortillas on the grill or over an open flame for a slight char. Keep them warm in a towel.

5. Assemble the Tacos:

  1. Place venison slices onto warm tortillas.
  2. Top with diced onion, cilantro, avocado slices, and queso fresco.
  3. Drizzle with the roasted salsa and squeeze fresh lime juice on top.

🔥 Enjoy your smoky, flavorful Venison Tacos al Carbon! 🔥

Maximizing Wealth Protection: The Benefits of Estates and Trusts in Estate Planning 28 Jan 2025, 2:41 am

Estate planning is a crucial step in securing your financial legacy and ensuring a smooth transition of your assets to your loved ones. Without a well-structured plan, your estate could be subjected to unnecessary taxes, legal fees, and time-consuming probate proceedings. Two effective estate planning tools that can help mitigate these issues are life estates and trusts. Both offer unique advantages in preserving wealth, avoiding probate, and reducing tax liabilities.

What is a Life Estate?

A life estate is a legal arrangement that allows an individual (the life tenant) to retain rights to a property during their lifetime while ensuring its seamless transfer to a designated beneficiary (the remainderman) upon their passing.

Benefits of a Life Estate:

  • Avoids Probate: Since the property automatically transfers to the remainderman upon the life tenant’s death, there is no need for probate, saving time and legal expenses.

  • Ensures a Place to Live: The life tenant maintains the right to live in and use the property for the remainder of their life.

  • Potential Tax Advantages: In many cases, the remainderman receives a stepped-up basis on the property, potentially reducing capital gains taxes if they choose to sell it later.

  • Asset Protection: The property is safeguarded from the life tenant’s creditors after their passing, providing security for heirs.

Types of Trusts and Their Benefits

Trusts offer even greater flexibility in estate planning, allowing for more customized asset protection, tax reduction, and control over distributions. Below are the most commonly used trusts and their advantages.

1. Revocable Living Trust

A revocable living trust is a flexible estate planning tool that allows you to manage your assets while you are alive and seamlessly transfer them to beneficiaries upon your passing.

Benefits:

  • Avoids Probate: Assets in the trust pass directly to beneficiaries, bypassing the probate process.

  • Maintains Privacy: Unlike a will, which becomes public record, a trust keeps asset distribution private.

  • Allows for Incapacity Planning: If you become incapacitated, a successor trustee can manage your assets without the need for a court-appointed guardian.

  • Flexibility: You can modify or revoke the trust at any time during your lifetime.

2. Irrevocable Trust

An irrevocable trust is a trust that cannot be altered once it is established, offering stronger asset protection and tax advantages.

Benefits:

  • Reduces Estate Taxes: Assets placed in an irrevocable trust are removed from your taxable estate, potentially reducing estate tax liability.

  • Asset Protection: Since the trust legally owns the assets, they are protected from creditors and lawsuits.

  • Medicaid Planning: Certain irrevocable trusts can help individuals qualify for Medicaid by shielding assets from eligibility calculations.

3. Special Needs Trust

A special needs trust is designed to provide financial support to a disabled beneficiary without jeopardizing their eligibility for government benefits.

Benefits:

  • Preserves Government Benefits: Assets in the trust are not counted against means-tested benefits like Medicaid or Supplemental Security Income (SSI).

  • Provides Ongoing Financial Support: Funds can be used for medical expenses, education, and other needs without disqualifying the beneficiary from assistance programs.

  • Managed Distributions: A trustee oversees disbursements to ensure funds are used appropriately for the beneficiary’s well-being.

4. Charitable Remainder Trust (CRT)

A charitable remainder trust allows you to donate assets to a charity while retaining income benefits for yourself or your beneficiaries.

Benefits:

  • Reduces Capital Gains Tax: By transferring highly appreciated assets into a CRT, you can sell them tax-free and receive an income stream from the proceeds.

  • Provides Tax Deductions: You may qualify for an immediate charitable deduction for the value of the remainder interest.

  • Creates a Lasting Legacy: Your designated charity benefits from the remaining assets after the income term expires.

Why Estate Planning Matters

Failing to implement a strategic estate plan can result in lengthy probate proceedings, significant tax burdens, and unintended asset distributions. By utilizing life estates and various trust structures, you can ensure that your estate is managed according to your wishes while protecting your assets and beneficiaries from unnecessary complications.

Key Takeaways:

✔ Avoid Probate: Life estates and trusts allow for direct asset transfers without court involvement. ✔ Minimize Taxes: Irrevocable trusts can significantly reduce estate and capital gains taxes. ✔ Protect Assets: Trusts offer safeguards against creditors, lawsuits, and mismanagement. ✔ Ensure Proper Distribution: Your wealth is distributed according to your precise wishes. ✔ Plan for Incapacity: Revocable trusts ensure seamless financial management in case of disability.

Final Thoughts

Whether you’re looking to pass down real estate, protect family wealth, or minimize tax obligations, a life estate or trust can be a game-changer in your estate planning strategy. Consulting with an experienced estate planner or financial advisor will help you determine the best approach for your specific needs.

If you have questions about how these tools can benefit your estate planning, feel free to reach out—I’d be happy to help you navigate your options!

 

Caldo De Res Recipe 26 Jan 2025, 4:51 am

Caldo de Res is a traditional Mexican beef soup packed with hearty vegetables and tender beef, simmered in a flavorful broth.

Ingredients:

For the broth:

  • 2 lbs beef shank (or beef short ribs, with bone-in)
  • 10 cups water
  • 1 small onion (halved)
  • 4 garlic cloves (peeled)
  • 1 bay leaf
  • 2 tsp salt
  • 1 tsp black pepper
  • 1 tsp ground cumin 
 

For the vegetables:

  • 2 large carrots (cut into chunks)
  • 2 medium potatoes (cut into chunks)
  • 1 zucchini (cut into chunks)
  • 1 chayote squash (optional, cut into chunks)
  • 2 ears of corn (cut into thirds)
  • ½ head of cabbage (cut into wedges)
  • 1 can (14 oz) diced tomatoes (or 2 fresh tomatoes, chopped)
  • ½ bunch cilantro (chopped, plus more for garnish)
 

For serving:

  • Lime wedges
  • Chopped cilantro
  • Sliced jalapeños (optional)
  • Warm corn tortillas

Instructions:

  1. Prepare the broth:

    • In a large pot, add the beef, water, onion, garlic, bay leaf, salt, pepper, and cumin.
    • Bring to a boil, then reduce to a simmer. Skim off any foam that forms on top.
    • Cover and simmer for about 1.5 to 2 hours, or until the meat is tender and falling off the bone.

  2. Add vegetables:

    • Remove the onion and bay leaf from the broth.
    • Add the carrots, potatoes, and corn. Simmer for about 10 minutes.
    • Stir in the tomatoes, zucchini, chayote, and cabbage. Simmer for another 15-20 minutes, or until all vegetables are tender.

  3. Finish the soup:

    • Taste and adjust seasoning with more salt if needed.
    • Stir in chopped cilantro and let the soup rest for a few minutes.

  4. Serve:

    • Ladle into bowls, making sure to get a mix of meat, vegetables, and broth.
    • Garnish with extra cilantro and serve with lime wedges and warm tortillas.

Preparing for the Unexpected: 9 Tips to Protect Your Homestead 14 Jan 2025, 9:34 pm

In light of the tragic fires devastating California, it’s essential to take proactive steps to safeguard your home and belongings. From 2007- 2009, my wife and I owned an Allstate insurance agency.  Here are some of the tips we learned.  Preparation and documentation are key to minimizing stress and recovering more quickly if the unthinkable happens. Here are nine crucial steps to take:

  1. Create a Home Inventory
    Document all your belongings by taking photos or videos of each room in your home. Pay special attention to high-value items like electronics, jewelry, and art. Store this inventory in a secure cloud-based system or a fireproof safe.
  2. Review Your Insurance Policy
    Ensure your homeowner’s or renter’s insurance adequately covers the replacement cost of your belongings and the rebuilding of your home. With many homes appreciating in value, your current coverage may no longer be sufficient to rebuild in the event of a total loss. Speak with your insurance agent to verify that your policy reflects the true value of your home and includes coverage for natural disasters like wildfires.
  3. Secure Important Documents
    Gather critical documents such as deeds, titles, wills, birth certificates, and insurance policies. Store these in a fireproof safe or scan and save them digitally to a secure cloud service.
  4. Back Up Digital Files
    Regularly back up important files from your computers and devices to cloud storage or an external hard drive stored offsite.
  5. Create an Emergency Plan
    Establish an evacuation plan for your family and practice it regularly. Include designated meeting points and communication strategies in case you’re separated.
  6. Fireproof Your Property
    Clear brush, dead trees, and other flammable materials around your home. Use fire-resistant materials for landscaping and install mesh screens on gutters and vents to prevent embers from entering your home.
  7. Assemble an Emergency Kit
    Prepare a kit with essentials such as water, non-perishable food, a first-aid kit, flashlights, batteries, and cash. Include personal items like medications and copies of important documents.
  8. Stay Informed
    Sign up for local emergency alerts and have a battery-powered radio on hand. Stay updated on weather conditions and evacuation orders in your area.
  9. Capture Your Home’s Condition
    Before an event like a fire, take photos of your home’s exterior, interior, and landscaping to show its condition. This can be invaluable when filing insurance claims.

 

While no one can fully prepare for the devastation of a catastrophic loss, taking these steps can help protect your home and provide peace of mind. By documenting your possessions, creating a plan, and ensuring proper insurance coverage, you’ll be in a stronger position to recover if disaster strikes. Our thoughts and prayers are with everyone affected by the fires, and we hope these tips help bring a sense of preparedness during these uncertain times.

Green Chile Enchiladas Recipe 18 Dec 2024, 7:28 pm

Green Chile Enchiladas Recipe

Ingredients:

  • 12 corn tortillas
  • 2 cups cooked, shredded chicken (or substitute with cooked beef or beans for a vegetarian option)
  • 2 cups green chile sauce (store-bought or homemade)
  • 1 cup sour cream
  • 2 cups shredded cheese (cheddar, Monterey Jack, or a blend)
  • 1/2 cup diced green chiles (optional, for extra flavor)
  • 1/4 cup chopped fresh cilantro (for garnish)
  • Cooking spray or oil

For Serving (Optional):

  • Mexican rice
  • Refried beans
  • Lime wedges

Instructions:

  1. Preheat Oven: Preheat your oven to 375°F (190°C). Lightly grease a 9×13-inch baking dish.

  2. Prepare the Filling: In a mixing bowl, combine the shredded chicken, 1/2 cup of cheese, and 1/2 cup of green chile sauce. Mix well.

  3. Warm the Tortillas: Heat the tortillas in a skillet or microwave to make them pliable. This prevents cracking when rolling.

  4. Assemble the Enchiladas:

    • Spread a thin layer of green chile sauce on the bottom of the baking dish.
    • Place a small amount of the filling in the center of each tortilla, roll it up, and arrange seam-side down in the dish.

  5. Top the Enchiladas:

    • Pour the remaining green chile sauce over the rolled tortillas, ensuring they’re fully covered.
    • Drizzle sour cream over the top and sprinkle with the remaining shredded cheese and diced green chiles.

  6. Bake: Bake uncovered in the oven for 20-25 minutes, or until the cheese is melted and bubbly.

  7. Garnish and Serve: Remove from the oven, sprinkle with fresh cilantro, and serve hot with Mexican rice, refried beans, and lime wedges on the side.

Enjoy these comforting, flavor-packed enchiladas!

What’s Going on with Housing Affordability in Austin, TX? 18 Dec 2024, 6:58 pm

Let’s talk about Austin’s housing market. For years, it’s been the Wild West out here—sky-high prices, bidding wars, and buyers scrambling to grab anything they could find. But guess what? Things are starting to cool off a bit, and that’s great news if you’ve been on the sidelines waiting for your shot.

The Market is Cooling!

After a red-hot streak, Austin’s housing market is taking a breather. Prices aren’t climbing as fast as they used to, and there’s more inventory hitting the market. That’s right, more options for buyers and maybe even a chance to negotiate—imagine that!

Here’s what’s going on:

  1. More Homes for Sale: Finally, we’re seeing more listings pop up, which means buyers have some breathing room. You’re not competing with 20 other offers on every house anymore.

  2. Prices Are Easing Up: The median home price in Austin is now around $450,000, which is still high but not climbing at the breakneck pace we saw over the past few years.

  3. Mortgage Rates Are a Mixed Bag: Rates are still on the higher side, but they’ve come down slightly from earlier peaks. This gives buyers a bit more room in their budgets.

What Does This Mean for You?

If you’re a buyer, this cooling market is your chance to jump in without the chaos. You’ve got more homes to choose from and less pressure to waive inspections or overbid. And for first-time buyers, this is a huge deal. Finally, there’s hope!

If you’re selling, you might not get the same frenzy as before, but homes that are priced right and in good condition are still moving. The key is being realistic about pricing and working with a savvy agent who knows the market.

Why Did Things Cool Down?

  • Interest Rates’ Impact: Higher rates have slowed down some buyers, but that’s also taken some of the heat out of the market.

  • The Tech Boom Isn’t Booming as Hard: Austin’s tech-driven growth has leveled off a bit, which has eased some of the pressure on housing.

It’s Not All Sunshine and Rainbows

While things are looking better, housing in Austin is still pricey compared to a few years ago. And if you’re in the rental market, it’s still tough out there. But overall, this shift is a step in the right direction.

What Should You Do Now?

If you’re thinking about buying, now’s the time to start looking. Take advantage of the increased inventory and less competition. And if you’re selling, focus on making your home stand out—think fresh paint, good staging, and smart pricing.

Austin’s housing market is still one of the most dynamic in the country, but it’s starting to feel a little more balanced. Whether you’re buying, selling, or just watching from the sidelines, there’s plenty to keep an eye on as we head into the new year.

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