Austin RealEstate FAQ

The FAB Property Group by Monica Fabbio is an Austin, Texas real estate team led by Monica Fabbio, a BrokerAssociate with Christie's International Real Estate | @properties Lone Star. The team represents buyers and sellers of high-end homes, Lake Austin and Lake Travis waterfront estates, Hill Country properties, ranch and land, and downtown Austin condominiums.

Monica Fabbio is an Austin BrokerAssociate and team lead of The FAB Property Group by Monica Fabbio with more than 23 years of real estate experience. She ranks among the top 0.2% of agents in the Austin area and is a member of Elite 25, Luxury League, Christie's Masters Circle, and the Tom Ferry Elite Network, as well as a founding member of REALM Global. Meet Monica.

Yes. Monica has lived in Austin for more than 35 years, after growing up in San Antonio, and she is a University of Texas at Austin graduate. That history shows up in how the team reads neighborhoods, lake conditions, school boundaries, and the street-by-street differences that shape value. Meet the team.

Monica was voted first place in the 2021 Women in Austin Real Estate election by peers and the public, and she has been a multi-year recipient and nominee at the Austin Business Journal Residential Real Estate Awards. Recent recognition includes #7 individual agent in the Austin Business Journal awards and #12 agent in Texas per Real Trends, with more than $250 million in sales over the past 36 months. See notable sales and press coverage.

The FAB Difference is a design-led, relationship-driven approach to representing clients. It combines pricing grounded in comparable sales, photography and video produced to a high standard, lifestyle-focused storytelling, and negotiation aimed at the strongest terms rather than a quick close. Explore the FAB Difference.

Christie's International Real Estate gives The FAB Property Group by Monica Fabbio a global referral network and a recognized name in front of international buyers. Sellers gain exposure beyond the Austin market, and buyers gain access to introductions and off-market opportunities from agents in other cities and countries. About Christie's.

A home's value comes from recent comparable sales, condition, lot, location, views, and current buyer demand. Online automated estimates often miss the details that drive value in this segment, such as waterfront frontage, acreage, finishes, and privacy. The team prepares a custom comparative market analysis for each property. Request a home valuation.

Pricing starts with closed sales of truly comparable homes, then adjusts for what is active, what is sitting, and who the likely buyer is. Austin's high-end market behaves like several distinct markets, with lakefront, Hill Country, Westlake, downtown condominiums, and land each moving at its own pace. Pricing is set for the specific segment, not the city average.

Marketing is built around the property's story. It includes professional photography and video, a dedicated property presentation, email to a database of more than 7,000 contacts, social and press outreach, and exposure through the Christie's International Real Estate network and Monica's agent groups, including Elite 25 and Luxury League. Staging is added before launch when positioning calls for it. Read the selling guide.

A private listing is a home offered to a select audience before, or instead of, broad public marketing. It protects privacy and can create a quiet path to the right buyer. The tradeoff is reduced exposure, which can narrow the buyer pool. Monica walks through both paths so the choice fits each seller's goals. View private listings.

The FAB Difference is a design-led, relationship-driven approach to representing clients. It combines pricing grounded in comparable sales, photography and video produced to a high standard, lifestyle-focused storytelling, and negotiation aimed at the strongest terms rather than a quick close. Explore the FAB Difference.

Christie's International Real Estate gives The FAB Property Group by Monica Fabbio a global referral network and a recognized name in front of international buyers. Sellers gain exposure beyond the Austin market, and buyers gain access to introductions and off-market opportunities from agents in other cities and countries. About Christie's.

Spring and early summer are traditionally active, and lakefront and Hill Country properties often show best when landscaping and water views are at their peak. Serious buyers shop year-round, though, so readiness and pricing matter more than the calendar. Monica reviews current inventory and demand in the seller's price range before recommending a launch date. Sell now or wait? Read the analysis.

Start with condition and first impressions: repairs finished, fresh paint where needed, landscaping and entry refreshed, and rooms edited so the architecture and views lead. A pre-listing walkthrough with Monica identifies which updates will pay back and which are not worth the spend. See curb appeal upgrades that move the needle and how to prepare your home to sell.

Homes in this segment generally take longer to sell than entry-level homes because the buyer pool is smaller and more selective. Timing varies by price, location, and property type. [Insert current days-on-market figure for the relevant area and month.] Monica shares current numbers for a specific home during the listing consultation.

Listing commission is negotiable and is set in the listing agreement before work begins. It reflects the scope of marketing, the property's complexity, and the services included. Monica reviews the full cost picture, including closing costs and any seller concessions, upfront so there are no surprises.

It begins with a conversation about lifestyle, timing, and must-haves, followed by financing or proof of funds, a curated search that includes off-market homes, private tours, offer strategy, inspections, and closing. In Texas, the option period gives a buyer a negotiated window to inspect the property and renegotiate or terminate. Read the buying guide.

Often, yes. Through private listings and relationships with other top agents in Austin and across the Christie's International Real Estate network, Monica's buyers hear about homes before or without public marketing. Availability changes constantly, so the first step is a conversation about what you are looking for. View private listings.

Eanes ISD (Westlake), Lake Travis ISD, Dripping Springs ISD, and Austin ISD are among the districts buyers ask about most. Boundaries can change street by street, so confirm the assigned schools for any address with the district before making an offer. Monica's team maps schools alongside commute, lifestyle, and neighborhood fit.

Beyond the standard home inspection, buyers commonly add foundation, roof, pool, HVAC, and sewer or septic evaluations, plus specialty reviews for wells, docks, retaining walls, and outdoor kitchens where they exist. For custom homes, a review of permits and past renovations is worthwhile too. The team coordinates trusted inspectors and helps interpret findings during the option period.

Lake Austin holds a steady water level year-round, so docks and shoreline stay usable and the setting feels consistent. Lake Travis is a larger reservoir whose level rises and falls with rainfall and flood management, offering more open water and a wider range of price points and settings. Each suits a different lifestyle. Browse Lake Austin homes or Lake Travis waterfront homes.

Water levels change how a dock, shoreline, and view look and function across seasons. Buyers should assess dock usability at several lake levels, shoreline slope, and how the property has performed in past high and low years, not just on the day of the showing. Lake Travis water levels and Austin real estate.

Start with dock permits and condition, shoreline and bulkhead integrity, flood zone and elevation, setbacks, lake-authority easements, septic or sewer, and insurance availability and cost. Rules differ by lake and jurisdiction, so confirm them early in the option period. Lakefront living 101.

The team works across Lake Austin, Lake Travis, Spicewood, Apache Shores, Bee Cave, and the 78734 and 78738 areas, along with neighboring Hill Country communities. Recent sales include estates in Spicewood and along Lake Travis. See notable sales and explore waterfront properties.

Confirm the water source, whether by well, public supply, or co-op, along with access and easements, floodplain, survey boundaries, mineral rights, septic feasibility, and utility availability. Texas also offers agricultural and wildlife valuations that can lower property taxes on qualifying land, with specific requirements. Farm, ranch, and land in Texas: what first-time buyers miss. Browse ranch and land.

Buyers are trading proximity to downtown for more acreage, privacy, and newer amenity-rich communities in Dripping Springs, Spicewood, Bee Cave, and the wider Hill Country, while staying within reach of Austin. The Hill Country shift. Browse Hill Country homes.

For many buyers, yes. Gated and guard-gated communities add privacy, security, shared amenities, and consistent design standards that help protect long-term value. The tradeoffs are association dues and architectural rules, so those documents deserve a careful read. What makes private communities and gated estates worth it.

A legacy property is land or an estate acquired to be enjoyed, and eventually passed down, across generations. Buyers typically weigh acreage, privacy, water, views, building sites, and the flexibility to add guest quarters, barns, or recreational areas over time. Building a legacy property.

Westlake Hills offers established neighborhoods, a shorter drive to downtown Austin, and Eanes ISD. Dripping Springs offers more acreage, newer communities, Dripping Springs ISD, and a Hill Country setting with nearby wineries and distilleries, with a longer commute. The right choice depends on how much space, convenience, and privacy matter most. Dripping Springs vs. Westlake: a side-by-side look.

Look beyond the unit itself to association dues and what they cover, reserve funding, building services and amenities, view orientation, rental and short-term rental rules, and the ratio of owners to renters. The building's management and financial health affect both daily living and resale. Downtown Austin condo ownership: what buyers and sellers need to know. Browse downtown homes.

Buyers consistently look for views and light, thoughtful floor plans, hotel-style services, wellness amenities, and proximity to dining, parks, and culture. Privacy and a sense of home matter as much as location. What buyers want in Austin condos today.

Monica pairs a remote-friendly process with local judgment: video walk-throughs, neighborhood briefings, curated shortlists, and a well-planned trip for in-person tours. The team also connects relocating clients with lenders, movers, and trusted local vendors, and has strong ties to Beverly Hills-area agents who refer clients moving to Austin. What relocation buyers are surprised by.

Texas has no state income tax, and local property taxes help fund schools and services. Rates vary by county, city, school district, and special districts such as municipal utility districts, which are common in newer communities. Buyers should review the tax bill for a specific address and consult a CPA for personal guidance. This is general information, not tax advice.

The most common surprises are how local each neighborhood's market is, how much lake conditions and school boundaries influence value, and how quickly the right property can move. Out-of-state buyers do best with a local advisor who knows which differences matter. What out-of-state buyers get wrong.

Westlake Hills, Tarrytown, Pemberton Heights, Rollingwood, Bee Cave, and the Lake Austin and Lake Travis shorelines are frequently on relocating executives' lists, depending on commute, privacy, and school priorities. Austin communities. Austin is the new Silicon Valley: top neighborhoods for tech executives.

The team serves Austin and the surrounding Hill Country, including Westlake Hills, Rollingwood, Tarrytown, Pemberton Heights, downtown Austin, Lake Austin, Lake Travis, Bee Cave, Spicewood, and Dripping Springs. Explore Austin communities.

Call (512) 825-8891 or use the contact form. The team is located at 1105 N. Lamar Blvd, Suite 100, Austin, TX 78703, and arranges private consultations in person, by phone, or by video.

The conversation centers on goals, timeline, and priorities. Sellers receive an initial view of value and positioning, and buyers outline what they want from a home and a location. No obligation is attached, and the next step is clear before the meeting ends.

Yes. The FAB Property Group by Monica Fabbio represents buyers, sellers, and relocating clients, with specialties in waterfront, Hill Country, ranch and land, and downtown condominium properties. Monica and her team members, including broker associate Stephen Apelian, work together so clients always have a knowledgeable point of contact. Meet the team.

Monica Fabbio is a licensed Texas real estate Broker Associate with Christie's International Real Estate | @properties Lone Star. The office is independently owned and operated, and the brokerage's required TREC consumer protection notice is available on the site.