from Twitter https://twitter.com/AustinTenantAdv via Blogger Joe Thomas thanks for following me on Twitter! https://t.co/J6k8Lhb7C4
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Moving to a new city (e.g. Austin, Tx) means a lot of changes for your family, work life or company. Whether you are moving into a new home or renting Austin commercial real estate you are going to need to have some sort of utility services turned on such as electric, gas, phone, or internet. Since you are new to Austin you may wonder…….Who is the Austin electric company? What company do I call for gas services? Who are the internet/cable companies? Depending on the service it can take anywhere from a couple of days to over 30 days to have services turned. Because of this you need to determine your needs and time frame and call them in advance to find out how long it will take. Then coordinate having your Austin utilities turned on before your ideal move in date. To help you get started we have compiled a list of the City of Austin utility providers. Austin Metro Electric CompaniesAustin EnergyPhone Number: (512) 494-9400 Bluebonnet Electric Cooperative(800) 842-7708 Bastrop Power & Light(512) 332-8830 Pedernales Electric Cooperative(888) 554-4732 Natural Gas Companies in AustinTexas Gas Service(800) 700-2443 Atmos Energy(512) 472-6950 Internet Service Providers Austin TxCenturyLink (Formerly Level 3)(877) 4Level3 AT&Twww.business.att.com/solutions/support/ Spectrum Enterprise Fiberwww.enterprise.spectrum.com Spectrum Coaxwww.business.spectrum.com Grande Communication Coax or Fiberwww.mygrande.com/business/ Cogent Communications (Enterprise Level)(877) 875-4432 Google FiberOther Austin Service ProvidersCity Of AustinTexas Department of Motor VehiclesAutomobile Registration Texas Department of Public SafetyDriver’s License (TXDPS) Capital Metro – Austin Public Transithttps://www.capmetro.org/ Austin-Bergstrom International Airporthttp://www.austintexas.gov/airport via Blogger Austin Utilities and Services – Water Electric Gas Internet Cable Phone Moving to a new city (e.g. Austin, Tx) means a lot of changes for your family, work life or company. Whether you are moving into a new home or renting Austin commercial real estate you are going to need to have some sort of utility services turned on such as electric, gas, phone, or internet. Since you are new to Austin you may wonder…….Who is the Austin electric company? What company do I call for gas services? Who are the internet/cable companies? Depending on the service it can take anywhere from a couple of days to over 30 days to have services turned. Because of this you need to determine your needs and time frame and call them in advance to find out how long it will take. Then coordinate having your Austin utilities turned on before your ideal move in date. To help you get started we have compiled a list of the City of Austin utility providers. Austin Metro Electric CompaniesAustin EnergyPhone Number: (512) 494-9400 Bluebonnet Electric Cooperative(800) 842-7708 Bastrop Power & Light(512) 332-8830 Pedernales Electric Cooperative(888) 554-4732 Natural Gas Companies in AustinTexas Gas Service(800) 700-2443 Atmos Energy(512) 472-6950 Internet Service Providers Austin TxCenturyLink (Formerly Level 3)(877) 4Level3 AT&Twww.business.att.com/solutions/support/ Spectrum Enterprise Fiberwww.enterprise.spectrum.com Spectrum Coaxwww.business.spectrum.com Grande Communication Coax or Fiberwww.mygrande.com/business/ Cogent Communications (Enterprise Level)(877) 875-4432 Google FiberOther Austin Service ProvidersCity Of AustinTexas Department of Motor VehiclesAutomobile Registration Texas Department of Public SafetyDriver’s License (TXDPS) Capital Metro – Austin Public Transithttps://www.capmetro.org/ Austin-Bergstrom International Airporthttp://www.austintexas.gov/airport via Tumblr Austin Utilities and Services – Water Electric Gas Internet Cable Phone
from Twitter https://twitter.com/AustinTenantAdv via Blogger professional drone videos thanks for following me on Twitter! https://t.co/zpMrBNWpRO Time is of the Essence is language in an agreement or contract that means that performance by one party within a specified time period in a contract is required for that party to necessitate performance by the other party. Failure to act within this specified time period required will result in breach of contract. Most things in business run on some sort of schedule. Sales and loan escrows, legal notifications, and other business transactions operate on fixed time periods. For example you will see the time is of the essence clause in commercial real estate purchases & leases and 1-4 Family residential contracts. If a contract does not expressly provide or the parties have not manifested such an intent then time is NOT of the essence. In commercial real estate contracts the time that we are talking about is typically on the executed contract. There are quite a few performance requirements that are contingent on time. For example in a commercial contract on an improved property the following all have a time in which things are due by either the buyer or seller. Failure to comply with these dates could mean breach of contract or other legal consequences. The time period typically begins on the Effective date of the contract.
Time is of the Essence ExampleLet’s pretend you executed a commercial contract on January 1st, 2019. This becomes the effective date. In the contract you have 30 days for the feasibility period (aka option period) which is when you figure out if anything is wrong with the property. This would mean that on January 31st aat 11:59 pm your feasibility period would expire. Before this time period you can cancel the contract for any reason with written notice. After this date you are required to perform the contract. In commercial lease contracts there are a lot of dates and timelines to keep up with and it’s important that you be very diligent in doing so. Missing these dates can have severe consequences that are typically laid out in the contract. If you do not understand the importance of the timelines or the consequences then you should seek the advice of an attorney. Commercial Contract Critical Date ListThis is available for commercial purchases. There is also a critical date list available for the 1-4 Family Residential Contract. Take the time to fill this out after a contract is executed and/or have your agent do this. This list will help you keep track of critical timelines and avoid mistakes. via Blogger Time is Of The Essence in Real Estate Contracts Time is of the Essence is language in an agreement or contract that means that performance by one party within a specified time period in a contract is required for that party to necessitate performance by the other party. Failure to act within this specified time period required will result in breach of contract. Most things in business run on some sort of schedule. Sales and loan escrows, legal notifications, and other business transactions operate on fixed time periods. For example you will see the time is of the essence clause in commercial real estate purchases & leases and 1-4 Family residential contracts. If a contract does not expressly provide or the parties have not manifested such an intent then time is NOT of the essence. In commercial real estate contracts the time that we are talking about is typically on the executed contract. There are quite a few performance requirements that are contingent on time. For example in a commercial contract on an improved property the following all have a time in which things are due by either the buyer or seller. Failure to comply with these dates could mean breach of contract or other legal consequences. The time period typically begins on the Effective date of the contract.
Time is of the Essence ExampleLet’s pretend you executed a commercial contract on January 1st, 2019. This becomes the effective date. In the contract you have 30 days for the feasibility period (aka option period) which is when you figure out if anything is wrong with the property. This would mean that on January 31st aat 11:59 pm your feasibility period would expire. Before this time period you can cancel the contract for any reason with written notice. After this date you are required to perform the contract. In commercial lease contracts there are a lot of dates and timelines to keep up with and it’s important that you be very diligent in doing so. Missing these dates can have severe consequences that are typically laid out in the contract. If you do not understand the importance of the timelines or the consequences then you should seek the advice of an attorney. Commercial Contract Critical Date ListThis is available for commercial purchases. There is also a critical date list available for the 1-4 Family Residential Contract. Take the time to fill this out after a contract is executed and/or have your agent do this. This list will help you keep track of critical timelines and avoid mistakes. via Tumblr Time is Of The Essence in Real Estate Contracts So you’ve found a commercial space that you liked, the landlord presented you a proposal, and you just finalized negotiating the base terms and conditions. Next the landlord will draft a lease contract for you to review, comment on, and sign. in reality landlords hope that you don’t actually review it and just sign on the dotted line. They would rather have it 100% their way. The commercial lease contract is a legal binding contract between you (tenant) and the landlord. If you do not pay rent or breach the contract in any way the landlord is able to come after you for damages. Before signing a commercial lease make sure to read the contract AND have an attorney review it. You want to understand some of the key commercial lease terminology before signing. If you don’t have your attorney explain them to you. Typical Commercial Lease TerminologyParties to the LeaseAre the tenant and the landlord. If you’re operating as a corporation or LLC or other entity then use that on the lease. You may have to sign a personal guarantee to rent commercial space however you can still use your business name as the Party. Make sure to get the names right. Are you dealing with an individual, partnership, or corporation? Make sure the person signing the lease on either side has legal authority to bind the entity into a contract. Ask for a copy of the partnership agreement or a corporate resolution. Demised PremisesThis is the description of the space you are leasing. Make sure you understand what square footage you are actually paying rent on. Ask to have an exhibit / siteplan and floor plan attached to the lease so both parties can visualize where the premises is located in the building. You need to know the exact size, address, and list of tenant improvements existing or to be provided by landlord. RentHow rent is calculated and how it should be paid. Spells out the day and month rent is to be paid and where. It will also show the initial year base rent amounts, yearly escalations, and operating expenses (aka NNN). TermMost leases have a commencement date and termination date. These dates are subject to negotiation. This is also where you may cover early access, options to extend, or surrender inspection & condition DepositLandlords typically want some sort of security deposit. This will define the amount as well as the form of payment. Could be cash, check, letter of credit, etc.. This will also define when the security deposit will be reimbursed. HoldoverIf a new lease or an extension of the current lease has not been negotiated by the time the lease term expires, the tenant is said to be holding over. As an inducement to the tenant to come to an agreement with the landlord the holding over clause imposes a penalty in the form of a rent premium on the tenant. This is typically 150% to 200% of the last applicable rent under the original lease. UseTo be effective the use clause must state the specific purpose for which the premises are leased and prohibit all other uses. The clause is primarily intended to ensure that uses are restricted to functions for which the building was structurally designed and that they conform to city zoning ordinances. Tenants must also be in compliance with city and state laws. TaxesTenants will be charged for taxes and assessments. This clause sets forth which taxes are included as the tenants responsibility. Most common are real estate taxes assessed by the city or county. This discusses the basis for determination, pro-rate share, taxes on tenants property, and the tenants right to contest (if negotiated). UtilitiesDefines who is responsible for paying the utilities. In a “net” lease the tenant pays the entire cost of all utilities. The negotiable part is who is responsible for bringing the utilities to the premises and maintaining their physical condition. In a gross lease the utilities are paid for by the landlord then allocates the cost evenly to all tenants based on the square footage of the space. Assignment & SubleasingIn an “assignment” all rights and obligations in the lease are transferred to another party (the assignee) and the primary (transferring) tenant (the assignor) has no ongoing responsibility. Under a “sublease” the primary tenant (the sublessor) remains responsible to the landlord and the subtenant is responsible to the primary tenant. Repairs & MaintenanceDefines who is responsible for making the repairs and maintenance to the premises and the common area. Most leases require that the tenant maintain the premises and the landlord is responsible for the property’s structural repairs and common area. InsuranceDefines the type and amounts of insurance that tenants are required to have. Tenants typically need personal property and general liability. Every landlord has different requirements. This also CondemnationIf a property is taken by eminent domain tenants and landlords need to determine how this will be handled. Situations are different. What if an entire building was taken under eminent domain? Destruction of BuildingDescribes the process if a building is damaged by fire or some other catastrophe. Landlords typically get to make this call however tenants can negotiate this item. EstoppelAnytime a building is being purchased or refinanced the bank will require proof that the tenant leases are in full force and effect. They do this with an estoppel certificate that each tenant must sign confirming the lease expiration date, size of space, rental rate, etc… DefaultDefines what happens if the tenant or landlord break the agreement. For tenants the default falls into either financial or behavioral. Financial is if they don’t pay rent or additional rent. Landlord default language is typically very short so make sure the landlord has some skin in the game if they don’t deliver what is expected in the lease contract. AttornmentThis means a Tenant agrees to accept a new owner as landlord. When a property is sold or exchanged, or if a ground lease is terminated before it’s term expires the lease is transferred by assignment to the new owner. Without this clause the tenant could refuse to honor the new owner as the landlord. Subordination & NondisturbanceIt may be impossible for the landlord to obtain financing without this lease provision. Lenders consider the lease to be a lien on the property. Absent a subordination clause, leases signed before a mortgage or trust deed could take precedence. Lenders want their lien to be superior to any others. However the tenant may negotiate a nondisturbance clause providing that if the tenant is not in default its lease will not be canceled in the event of a foreclosure. Major tenants will want this agreement in writing from the lender before agreeing to subordinate their lease to a mortgage. Quiet EnjoymentMeans the right to use leased property without disturbance of possession by the landlord. ArbitrationCourts are overloaded. Jury trials are time consuming. Attorneys are expensive. Litigation is costly. As a result some landlords prefer arbitration to resolve disputes. The number and qualifications of the arbitrators, and how they are paid is spelled out in this provision.
via Tumblr Commercial Lease Terms to Know When Reviewing a Contract So you’ve found a commercial space that you liked, the landlord presented you a proposal, and you just finalized negotiating the base terms and conditions. Next the landlord will draft a lease contract for you to review, comment on, and sign. in reality landlords hope that you don’t actually review it and just sign on the dotted line. They would rather have it 100% their way. The commercial lease contract is a legal binding contract between you (tenant) and the landlord. If you do not pay rent or breach the contract in any way the landlord is able to come after you for damages. Before signing a commercial lease make sure to read the contract AND have an attorney review it. You want to understand some of the key commercial lease terminology before signing. If you don’t have your attorney explain them to you. Typical Commercial Lease TerminologyParties to the LeaseAre the tenant and the landlord. If you’re operating as a corporation or LLC or other entity then use that on the lease. You may have to sign a personal guarantee to rent commercial space however you can still use your business name as the Party. Make sure to get the names right. Are you dealing with an individual, partnership, or corporation? Make sure the person signing the lease on either side has legal authority to bind the entity into a contract. Ask for a copy of the partnership agreement or a corporate resolution. Demised PremisesThis is the description of the space you are leasing. Make sure you understand what square footage you are actually paying rent on. Ask to have an exhibit / siteplan and floor plan attached to the lease so both parties can visualize where the premises is located in the building. You need to know the exact size, address, and list of tenant improvements existing or to be provided by landlord. RentHow rent is calculated and how it should be paid. Spells out the day and month rent is to be paid and where. It will also show the initial year base rent amounts, yearly escalations, and operating expenses (aka NNN). TermMost leases have a commencement date and termination date. These dates are subject to negotiation. This is also where you may cover early access, options to extend, or surrender inspection & condition DepositLandlords typically want some sort of security deposit. This will define the amount as well as the form of payment. Could be cash, check, letter of credit, etc.. This will also define when the security deposit will be reimbursed. HoldoverIf a new lease or an extension of the current lease has not been negotiated by the time the lease term expires, the tenant is said to be holding over. As an inducement to the tenant to come to an agreement with the landlord the holding over clause imposes a penalty in the form of a rent premium on the tenant. This is typically 150% to 200% of the last applicable rent under the original lease. UseTo be effective the use clause must state the specific purpose for which the premises are leased and prohibit all other uses. The clause is primarily intended to ensure that uses are restricted to functions for which the building was structurally designed and that they conform to city zoning ordinances. Tenants must also be in compliance with city and state laws. TaxesTenants will be charged for taxes and assessments. This clause sets forth which taxes are included as the tenants responsibility. Most common are real estate taxes assessed by the city or county. This discusses the basis for determination, pro-rate share, taxes on tenants property, and the tenants right to contest (if negotiated). UtilitiesDefines who is responsible for paying the utilities. In a “net” lease the tenant pays the entire cost of all utilities. The negotiable part is who is responsible for bringing the utilities to the premises and maintaining their physical condition. In a gross lease the utilities are paid for by the landlord then allocates the cost evenly to all tenants based on the square footage of the space. Assignment & SubleasingIn an “assignment” all rights and obligations in the lease are transferred to another party (the assignee) and the primary (transferring) tenant (the assignor) has no ongoing responsibility. Under a “sublease” the primary tenant (the sublessor) remains responsible to the landlord and the subtenant is responsible to the primary tenant. Repairs & MaintenanceDefines who is responsible for making the repairs and maintenance to the premises and the common area. Most leases require that the tenant maintain the premises and the landlord is responsible for the property’s structural repairs and common area. InsuranceDefines the type and amounts of insurance that tenants are required to have. Tenants typically need personal property and general liability. Every landlord has different requirements. This also CondemnationIf a property is taken by eminent domain tenants and landlords need to determine how this will be handled. Situations are different. What if an entire building was taken under eminent domain? Destruction of BuildingDescribes the process if a building is damaged by fire or some other catastrophe. Landlords typically get to make this call however tenants can negotiate this item. EstoppelAnytime a building is being purchased or refinanced the bank will require proof that the tenant leases are in full force and effect. They do this with an estoppel certificate that each tenant must sign confirming the lease expiration date, size of space, rental rate, etc… DefaultDefines what happens if the tenant or landlord break the agreement. For tenants the default falls into either financial or behavioral. Financial is if they don’t pay rent or additional rent. Landlord default language is typically very short so make sure the landlord has some skin in the game if they don’t deliver what is expected in the lease contract. AttornmentThis means a Tenant agrees to accept a new owner as landlord. When a property is sold or exchanged, or if a ground lease is terminated before it’s term expires the lease is transferred by assignment to the new owner. Without this clause the tenant could refuse to honor the new owner as the landlord. Subordination & NondisturbanceIt may be impossible for the landlord to obtain financing without this lease provision. Lenders consider the lease to be a lien on the property. Absent a subordination clause, leases signed before a mortgage or trust deed could take precedence. Lenders want their lien to be superior to any others. However the tenant may negotiate a nondisturbance clause providing that if the tenant is not in default its lease will not be canceled in the event of a foreclosure. Major tenants will want this agreement in writing from the lender before agreeing to subordinate their lease to a mortgage. Quiet EnjoymentMeans the right to use leased property without disturbance of possession by the landlord. ArbitrationCourts are overloaded. Jury trials are time consuming. Attorneys are expensive. Litigation is costly. As a result some landlords prefer arbitration to resolve disputes. The number and qualifications of the arbitrators, and how they are paid is spelled out in this provision.
via Blogger Commercial Lease Terms to Know When Reviewing a Contract Getting the best deal possible on a commercial lease is an important part of starting or running a growing business. For example negotiate poorly or focus on the wrong terms you will end up in an Austin commercial lease contract that will suck the profits out of your company. The more prepared you are the more leverage you will have in commercial lease negotiations. To get the best deal on a commercial lease consider these tips below. Hire a Commercial Real Estate AgentDon’t expect the landlord’s agent to help you. They represent the building owner’s best interest. They may give you a little guidance however they CANNOT help you negotiate. They legally cannot tell you what concessions the owner is willing to give up. Their fiduciary duty is ONLY to the Landlord/Building Owner. Having your own agent who has your best interests in mind can help ensure you find the right space and negotiate the best commercial lease possible. Have Your Financials In OrderLandlords will require that you show some sort of financials when leasing commercial space. Having those ready will prove to the landlord that you know what you are doing. If you don’t have them prepared beforehand it may indicate to the landlord that you may be a risky tenant. The ore prepared you are the more leverage you will have in negotiations. If you are a start up you will more than likely have to sign a personal guarantee. They may also want you to provide a business plan, fill out a personal financial statement, provide a proforma that shows projected income and expenses, show bank statements, If borrowing money show docs proving that you are approved for a loan, etc. If you are an existing business they will want to see 2-3 years of profit / lost statements, balance sheets, etc. Start Commercial Lease Search Earlier Than You Think You Need ToIn a hot market you will have to start the process at least 6-12 months before you ideal open date or before your existing lease expires. Landlords are getting a lot of interest, attorney’s and contractors are slammed, architects are managing multiple projects, etc. Find and negotiating a good deal on a commercial lease takes longer than you think. Do not wait until the last minute or you will end up paying more than you should for space. Be Familiar With Commercial Lease TerminologyIt’s important that you are familiar with the common lease terminology before starting negotiations with landlords. This also gives you more leverage in negotiations if the landlord knows you know what your doing. If you hire an agent they can educate you along the way. Know the commercial lease lingo will help you understand which deal is a better one when evaluating multiple properties. Review the Commercial Lease ContractNegotiating the basic deal points on the proposal is only part of the process. Once the lease is drafted you need to review the commercial lease contract. It is negotiable so you need evaluate your company’s current and future needs and goals………and make sure the lease language aligns with your company’s objectives. Even if you are having an attorney review it you still need to interpret and understand how the lease affects your company. What are the tenant responsibilities and expectations? What are the landlords responsibilities and expectations? Do not always assume the landlord got the lease contract right. Check the commencement date, expiration date, rents and escalations and any other negotiated items to ensure they are the same as negotiated on the letter of intent (LOI) and/or proposal. Lease Only the Commercial Space You NeedDon’t let the landlord agent talk you into taking more space than you need. If you plan on growing make sure you have the ability to expand. For example getting a right of first refusal clause. Negotiate a Good Common Area Maintenance (CAM) ClauseMake sure you are not paying for things that the landlord should be such as their marketing of space, legal fees incurred with other tenant lease negotiations, benefits for landlord employees, build out costs for other tenant spaces, etc…. Who is responsible for the maintenance of the HVAC units? Who handles janitorial services? What is the tenant responsible for vs the landlord? Make sure you understand who is responsible for what and get all of this in writing. Do not just take the landlords word for it.
via Blogger How to Get the Best Deal on a Commercial Lease Getting the best deal possible on a commercial lease is an important part of starting or running a growing business. For example negotiate poorly or focus on the wrong terms you will end up in an Austin commercial lease contract that will suck the profits out of your company. The more prepared you are the more leverage you will have in commercial lease negotiations. To get the best deal on a commercial lease consider these tips below. Hire a Commercial Real Estate AgentDon’t expect the landlord’s agent to help you. They represent the building owner’s best interest. They may give you a little guidance however they CANNOT help you negotiate. They legally cannot tell you what concessions the owner is willing to give up. Their fiduciary duty is ONLY to the Landlord/Building Owner. Having your own agent who has your best interests in mind can help ensure you find the right space and negotiate the best commercial lease possible. Have Your Financials In OrderLandlords will require that you show some sort of financials when leasing commercial space. Having those ready will prove to the landlord that you know what you are doing. If you don’t have them prepared beforehand it may indicate to the landlord that you may be a risky tenant. The ore prepared you are the more leverage you will have in negotiations. If you are a start up you will more than likely have to sign a personal guarantee. They may also want you to provide a business plan, fill out a personal financial statement, provide a proforma that shows projected income and expenses, show bank statements, If borrowing money show docs proving that you are approved for a loan, etc. If you are an existing business they will want to see 2-3 years of profit / lost statements, balance sheets, etc. Start Commercial Lease Search Earlier Than You Think You Need ToIn a hot market you will have to start the process at least 6-12 months before you ideal open date or before your existing lease expires. Landlords are getting a lot of interest, attorney’s and contractors are slammed, architects are managing multiple projects, etc. Find and negotiating a good deal on a commercial lease takes longer than you think. Do not wait until the last minute or you will end up paying more than you should for space. Be Familiar With Commercial Lease TerminologyIt’s important that you are familiar with the common lease terminology before starting negotiations with landlords. This also gives you more leverage in negotiations if the landlord knows you know what your doing. If you hire an agent they can educate you along the way. Know the commercial lease lingo will help you understand which deal is a better one when evaluating multiple properties. Review the Commercial Lease ContractNegotiating the basic deal points on the proposal is only part of the process. Once the lease is drafted you need to review the commercial lease contract. It is negotiable so you need evaluate your company’s current and future needs and goals………and make sure the lease language aligns with your company’s objectives. Even if you are having an attorney review it you still need to interpret and understand how the lease affects your company. What are the tenant responsibilities and expectations? What are the landlords responsibilities and expectations? Do not always assume the landlord got the lease contract right. Check the commencement date, expiration date, rents and escalations and any other negotiated items to ensure they are the same as negotiated on the letter of intent (LOI) and/or proposal. Lease Only the Commercial Space You NeedDon’t let the landlord agent talk you into taking more space than you need. If you plan on growing make sure you have the ability to expand. For example getting a right of first refusal clause. Negotiate a Good Common Area Maintenance (CAM) ClauseMake sure you are not paying for things that the landlord should be such as their marketing of space, legal fees incurred with other tenant lease negotiations, benefits for landlord employees, build out costs for other tenant spaces, etc…. Who is responsible for the maintenance of the HVAC units? Who handles janitorial services? What is the tenant responsible for vs the landlord? Make sure you understand who is responsible for what and get all of this in writing. Do not just take the landlords word for it. via Tumblr How to Get the Best Deal on a Commercial Lease |
AuthorThe experienced commercial realtors at Austin Tenant Advisors specialize in representing the best interests of buyers and tenants in the Search, Selection, Negotiation, and Occupancy of Office, Retail, Industrial & Warehouse Space for lease, rent, or sale in and around Travis, Williamson, Hays, Bastrop, & Burnet Counties, which are the 5 largest counties in Central Texas. We serve the surrounding cities such as Pflugerville, Round Rock, Georgetown, Leander, Cedar Park, Lakeway, Bee Cave, Sunset Valley, Dripping Springs, Buda, Kyle, San Marcos, Burnet, Marble Falls, and more. Archives
November 2020
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