The Mangin Team at Real Brokerage

The Mangin Team at Real Brokerage Shannon & Tyler Mangin are a trusted husband-wife real estate team specializing in new construction across the Austin Hill Country.

They guide buyers through every step with honesty, expertise, and calm confidence. Shannon and Tyler Mangin are a husband-and-wife real estate team specializing in new construction homes in the Austin Hill Country — including Lakeway, Bee Cave, Dripping Springs, and Southwest Austin. They help buyers take advantage of the opportunities builders are offering right now — from low interest rates to price reductions and closing cost credits — while guiding them through every step of the process with honesty and calm confidence. Clients love their down-to-earth, educational approach and trust their expertise in master-planned communities throughout Lake Travis ISD and Dripping Springs ISD. With the Mangin Team, you’ll feel informed, supported, and excited about your move — not stressed or overwhelmed.

Thinking about moving to Dripping Springs, Texas? Before you try to tour every neighborhood, start with five communities...
09/02/2026

Thinking about moving to Dripping Springs, Texas? Before you try to tour every neighborhood, start with five communities that show the biggest differences in lifestyle, location, amenities, home age, and budget: Belterra, Headwaters, Heritage, Caliterra, and Parten.

Belterra is a strong fit if you want an established community, mature trees, nearby shopping, and easier access toward Austin.

Headwaters stands out for resort-style amenities, greenbelt lots, and newer homes.

Heritage can offer a lower entry price near downtown Dripping Springs, but buyers should understand the PID payment and full monthly cost.

Caliterra delivers a more scenic Hill Country feel with extensive green space and higher-end options.

Parten is worth a look if you want an Austin address, Dripping Springs schools, and a location closer to the city.

Before choosing, test your real commute during school-zone and rush-hour traffic. Also compare taxes, MUD or PID costs, HOA dues, and builder competition if you may sell again in a few years. The best fit should match your monthly budget, daily routine, preferred setting, and how long you expect to stay. The Mangin Team can help you compare communities before you spend a full weekend touring.

Full post: https://tinyurl.com/uwx87v78

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

Buying a new construction home around Austin? Don’t make the mistake of negotiating only the sales price.Builder incenti...
09/01/2026

Buying a new construction home around Austin? Don’t make the mistake of negotiating only the sales price.

Builder incentives can sometimes create more value when you look at the entire deal. Depending on the builder, community, home, and your goals, the negotiation may include the purchase price, a lower interest rate, closing cost assistance, design center credits, upgrades, or a reduced lot premium.

The right choice depends on your priorities. A lower price may matter more if you want to protect future equity. A lower fixed rate may help reduce your monthly payment. Closing cost help can preserve cash for your down payment, furniture, appliances, or other move-in expenses. If you are building from scratch, design credits and lot-premium negotiations may also make a major difference.

This matters across Greater Austin, including Bee Cave, Lakeway, Dripping Springs, Spicewood, and other new construction communities. Every builder is different, so the strongest strategy starts with your budget, timeline, and long-term plans. That can mean a better fit without chasing one headline number.

Want help comparing builder incentives and finding the right new construction opportunity? Connect with the Mangin Team.

Full post: https://tinyurl.com/49bex7wm

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

Buying a home in Dripping Springs? The purchase price is only part of the story. Two homes with similar prices can carry...
08/31/2026

Buying a home in Dripping Springs? The purchase price is only part of the story. Two homes with similar prices can carry very different yearly costs depending on the neighborhood’s tax rate, whether it is in a MUD, whether it has a separate PID assessment, and what amenities are built into the community.

A MUD, or Municipal Utility District, can help fund infrastructure such as water, sewer, drainage, roads, and utilities. In newer master-planned communities, that can mean a higher property tax rate. A PID, or Public Improvement District, is different because its assessment is separate from the tax rate and may help fund roads, landscaping, parks, trails, entry features, and amenities.

That does not mean you should avoid a MUD or PID. The better question is: what is the total monthly cost, and what are you getting in return?

Before signing a builder contract, ask about the tax rate, PID amount, payoff terms, amenities, and how the full payment fits your budget. We can help you compare Dripping Springs communities side by side before you fall in love with a model home.

For Austin-area buyers, that comparison can make it much easier to decide whether newer amenities are worth the added carrying cost.

Full post: https://tinyurl.com/du3hh3jm

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

Who has the upper hand in the Austin housing market right now—buyers or sellers? The answer depends on the neighborhood,...
08/30/2026

Who has the upper hand in the Austin housing market right now—buyers or sellers? The answer depends on the neighborhood, price point, property condition, and competition around a specific home.

National inventory has moved closer to balanced territory, while Austin has been more buyer-friendly than many markets. That can give buyers more room to compare homes, negotiate repairs, ask for concessions, or push back on price. But desirable, well-priced homes can still attract strong interest, so buyers should not assume every seller is under pressure.

For sellers, the strategy is just as local. Pricing too high can cost valuable time, while a home that is positioned correctly from day one can still stand out. Preparation, condition, marketing, and recent neighborhood activity matter more than broad national headlines.

The biggest mistake is treating Greater Austin like one market. Lakeway, Bee Cave, Dripping Springs, Travis County, Williamson County, and Hays County can all behave differently.

Read the full breakdown and see what “leverage” really means before you make your next move.

Full post: https://tinyurl.com/46e4u6rk

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

Thinking about waiting for lower mortgage rates before buying a home in Austin? It may be worth looking at the bigger pi...
08/29/2026

Thinking about waiting for lower mortgage rates before buying a home in Austin? It may be worth looking at the bigger picture first.

Current forecasts do not point to a dramatic drop. The Mortgage Bankers Association said in July 2026 that it expects mortgage rates to average about 6.5% for the foreseeable future. Fannie Mae and Wells Fargo forecasts also suggest rates are more likely to stay in the 6% range than suddenly fall back to pandemic-era levels.

Inflation is part of the reason. The latest U.S. CPI report showed prices were up 3.4% year over year in July 2026. Mortgage rates are also affected by Treasury yields, economic growth, Federal Reserve policy, and global events, so no one can promise where rates go next.

For Austin-area buyers, waiting is not the only strategy. Builder incentives, temporary or permanent rate buydowns, adjustable-rate mortgages, and assumable loans may improve affordability depending on the property and your goals.

The better question may be: does buying now fit your budget, timeline, and long-term plans? A local strategy can help you compare the payment—not just the headline rate.

Full post: https://tinyurl.com/hzrt97ca

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

08/28/2026

This one feels especially good to close. 🤍

912 Watercliffe Drive is officially sold! This incredible Lake Travis property was truly one of a kind, and getting to the closing table took patience, strategy, persistence, and a lot of work behind the scenes.

Unique properties sometimes require a little more time and the right approach, and we’re so grateful to our sellers for trusting us throughout the entire process.

Very happy to officially call this one CLOSED!

Shannon Mangin
Helping you move up in the Austin Hill Country

Thinking about putting 20% down on your next home? You probably don’t have to—but if you’re a repeat buyer with equity f...
08/28/2026

Thinking about putting 20% down on your next home? You probably don’t have to—but if you’re a repeat buyer with equity from your current home, it may be worth comparing.

A larger down payment can reduce the amount you borrow, lower your monthly principal-and-interest payment, and reduce the total interest you pay over time. On many conventional loans, reaching 20% down can also eliminate private mortgage insurance (PMI). And in some transactions, a larger down payment may help communicate financial strength to a seller.

That doesn’t mean 20% is automatically the right move. Keeping more cash available for reserves, repairs, moving costs, investments, or renovations may be more important for your situation. The smartest answer comes from comparing multiple financing scenarios before you make an offer, including what 5%, 10%, and 20% down could mean for your monthly budget and cash reserves.

If you already own a home in Greater Austin, your equity may give you more options than you realize. We can help you estimate what your current home may contribute toward the next purchase, while a lender can model the payment and cash-to-close side.

Full post: https://tinyurl.com/59456k4t

Main website: https://www.themanginteam.com

Greater Austin New Home Search: https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage: https://www.directrateusa.com/

Get Pre-Approved: https://tinyurl.com/5cxn4utk

Selling a home while buying your next one can feel like a puzzle—especially when your down payment, timing, and negotiat...
08/27/2026

Selling a home while buying your next one can feel like a puzzle—especially when your down payment, timing, and negotiating power may depend on the sale of your current house.

For many Greater Austin homeowners, selling first can create a cleaner path. You know how much equity you have available, you reduce the risk of carrying two mortgages, and your next offer may be stronger because it is not contingent on selling another property.

That does not mean selling first is always the right answer. Your best strategy depends on your finances, timeline, current home, and the market where you are buying. A rent-back, flexible closing date, temporary housing plan, or carefully coordinated purchase can help bridge the gap.

If you are moving within Austin, Lakeway, Bee Cave, Dripping Springs, Travis County, Williamson County, or Hays County, the key is to plan the sale and purchase together—not as two separate transactions.

We break down the advantages, tradeoffs, and practical next steps in our latest guide—including how equity, contingencies, and closing flexibility can shape your move.

Full post: https://tinyurl.com/mtcn9nhn

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

The July 2026 Austin housing market is sending a mixed but important message: buyer activity is stronger, while availabl...
08/26/2026

The July 2026 Austin housing market is sending a mixed but important message: buyer activity is stronger, while available inventory is lower than it was a year ago.

Across the Austin–Round Rock–San Marcos MSA, the median sales price reached $435,000, up 1.0% year over year. Closed sales increased 4.4% to 2,739, pending sales rose 4.1% to 2,833, and total sales dollar volume climbed 6.9% to more than $1.60 billion.

At the same time, active listings fell 9.9% to 13,796 and months of inventory dropped from 5.8 to 4.7 months. New listings also declined 2.8%. That means buyers have fewer choices than last July, even though homes still averaged 63 days on market.

For buyers, this is a market where preparation matters. Well-positioned homes may require quicker decisions, but the average close-to-original-list-price ratio of 93.7% shows that negotiation can still matter.

For sellers, lower inventory and stronger sales activity are encouraging. However, 63 average days on market means pricing and presentation still need to match what buyers are willing to pay.

The full update breaks down every July metric and explains what it may mean for buyers, sellers, homeowners, and anyone planning a move in Greater Austin.

Full Post: https://tinyurl.com/3rwdtu8h

Main website
https://www.themanginteam.com

Greater Austin New Home Search
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage
https://www.directrateusa.com/

Get Pre-Approved
https://tinyurl.com/5cxn4utk

Buying a home in Greater Austin? Homeowners insurance deserves a place in your budget before you make an offer—not after...
08/26/2026

Buying a home in Greater Austin? Homeowners insurance deserves a place in your budget before you make an offer—not after.

Insurance premiums have climbed nationwide, and Texas buyers can see meaningful differences based on location, roof age, home characteristics, deductibles, coverage choices, and insurer underwriting. The encouraging news is that the pace of national premium increases slowed in 2025, even though costs are still rising.

For buyers in Austin, Lakeway, Bee Cave, Dripping Springs, Travis County, Williamson County, and Hays County, one simple move can make planning easier: request an insurance quote early. That helps you estimate the full monthly housing cost alongside principal, interest, property taxes, HOA dues, and other expenses.

Ways to potentially lower your premium include comparing multiple carriers, asking about home-and-auto bundles, checking available discounts, highlighting qualifying roof or storm-resistance upgrades, and reviewing deductible options carefully.

The goal is not to find the cheapest policy at any cost. It is to understand the coverage, exclusions, deductibles, and premium before you commit to a home. Planning early can reduce surprises and make your budget clearer.

Full post: https://tinyurl.com/m58ruc2n

Main website:
https://www.themanginteam.com

Greater Austin New Home Search:
https://a.nhb.app/u/tyler-mangin

Direct Rate Mortgage:
https://www.directrateusa.com/

Get Pre-Approved:
https://tinyurl.com/5cxn4utk

Address

17116 Sanglier Drive
Austin, TX
78738

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Saturday 1pm - 7pm
Sunday 10am - 2:30pm

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