# AWE job packet: blainengland.com /index Generated 2026-09-12 07:16 UTC. Everything the designer needs is in this file plus preserve.html. ## The job Redesign the page at https://blainengland.com/ to the house design bar, keeping every fact and every working link, so it reads as a page made for this subject and nobody else's. Deliver ONE self-contained HTML file to `/var/www/blainengland.com/awe-preview/index.html`, then run `awe.py check blainengland.com`. ## Site identity (from the live page) - Title: Blain England Partners — Austin New-Home & Master-Planned Community Specialist - Description: Blain England — Austin real estate broker with more than three decades guiding buyers through new construction and Hill Country master-planned communities. Partnered with Mary Fields. - Site sections that exist: act, communities, enquire, kb, sales, videos - Pages on site: 14 ## What the audit found (Des estimate 73, base 70) - 25 em dashes in copy; the network rule is none. - 7 uppercase label styles; ALL-CAPS eyebrows are a template tell. - 1 links end in an arrow. - No visible focus style for keyboard users. - No FAQ page; a real FAQ earns AI-search visibility and Des points. - No sources page; cite what the site claims. - No form on the page; the reader has no way to act. ## Current fonts Fraunces, Inter ## Internal links on the page (keep every one of these working) - Sales Map (/sales/) - Videos (/videos/) - Guide (/kb/) - Communities (/communities/) ## Blocks that must be carried over verbatim (see preserve.html) canonical ## The page's current copy (source of truth for facts; rewrite freely, invent nothing) Blain England Partners — Austin New-Home & Master-Planned Community Specialist Theme Limestone Midnight Noir Fiesta Blain England Partners About What They Do The Partnership Sales Map Contact Videos Guide Communities (512) 769-1221 Reach Blain 🏡 Serving Austin & the Hill Country · Since the early 1990s Three decades of Austin homes, done right. Blain England is a veteran Austin broker who has spent more than thirty years guiding buyers through new construction and master-planned communities — from first walk-through to keys in hand. Work with Blain Explore the approach BE Blain England Managing Broker New-home & builder sales specialist Master-planned & Lake Travis communities 30+ years representing Austin buyers 30 + Years licensed in Texas New Construction & builder-sales focus ATX Austin & Hill Country native market 2 Brokers, one dedicated partnership BE Managing Broker · Austin, TX About Blain A steady hand in one of the country's fastest markets. For more than three decades, Blain England has helped Austin families buy well — with the patience of someone who has watched this city grow from a college town into a national destination, and the discipline of a broker who has closed through every kind of market. His focus is new construction and master-planned communities: the builder contracts, the phasing, the incentives and upgrades that most buyers never see coming. It's a corner of the market where experience quietly saves people money — and Blain has spent a career there. The result is representation that feels less like a transaction and more like having a seasoned advisor in your corner from the first drive-through to closing day. What They Do Built around how people actually buy homes here. Austin buyers face builder contracts, competitive communities and fast timelines. This is where Blain and Mary's decades of local experience earn their keep. New-Home & Builder Sales Representation on new construction — reading builder contracts, timing incentives, and making sure upgrades and lot premiums work in the buyer's favor, not the builder's. Master-Planned Communities Deep familiarity with the Hill Country and Lake Travis master-planned developments — which communities fit which families, and what each one is really like to live in. First-Time Buyers Alongside partner Mary Fields, a patient, plain-spoken path for first-time buyers — from getting pre-approved to understanding every line of the closing. The Partnership Two brokers. One standard of service. Blain England Partners works hand-in-hand with Mary Fields Realty — a complementary pairing of new-construction depth and first-time-buyer care. BE Blain England Managing Broker · Blain England Partners Thirty-plus years in Austin real estate, specializing in new construction and master-planned communities across the Hill Country and Lake Travis. (512) 769-1221 MF Mary Fields Broker / Owner · Mary Fields Realty Licensed since 1996, with a background in property management and builder new-home sales. Mary's niche is first-time homebuyers — meeting people where they are and getting them home. (512) 825-5065 Reach Blain & Mary Talk to the people who know this market. Touring your first community or your fifth home, a call to Blain or Mary is the best place to start — no pressure, just three decades of Austin know-how a phone call away. Call Blain directly (512) 769-1221 Call Mary Fields (512) 825-5065 Serving Austin, Lake Travis & the Texas Hill Country Give them a call. Put thirty years of Austin experience to work on your next home — Blain and Mary are ready when you are. Call (512) 769-1221 Reach Mary Fields Part of the WholeTech Network A family of independent sites, publishing since 1996. This fan site is one small corner of the WholeTech network — a growing family of nearly two hundred independent sites spanning AI, Austin, travel, marketing and more. A few of the flagships: WholeTech.com ↗ The network's home base — nearly 200 independent sites across AI, tech, Austin, real estate and beyond, online since 1996. WholeAustin.com ↗ The front door to every Austin sector — 148 local sites across 85 industries, mapping who's in each market and how well they show up in AI search. WholeReach.com ↗ Automated marketing — an AI marketing engine that audits a business and produces the content and SEO work to help it grow. WholeVoyage.com ↗ A network of owner-direct marketplaces — vessels, Thailand villas and more, connecting buyers straight to owners with no middleman. WholeTexas.com ↗ A complete guide to the Lone Star State — cities, regions, food, culture and the outdoors, from the Hill Country to the Gulf Coast. WholeSEO.com ↗ An automated marketing department that already knows your field — auditing your site and producing content and on-page fixes grounded in your market. …and the rest of the Whole family — WholeATX , WholeTX , WholeMagnetics and dozens more across the network. Blain England Partners Austin, Texas · New-home & master-planned community specialists A fan site — not affiliated with, endorsed by, or connected to Blain England, Mary Fields, Blain England Partners, or Mary Fields Realty in any way. This is an unofficial fan site, built for Blain England as a thank-you by a grateful client who recognizes that Blain and his partner Mary Fields are Austin's top realtors. They do not own, control, authorize, or endorse this site, nor are they responsible for its contents. All names, trademarks, and copyrights belong to their respective owners; everything here is shared for appreciation purposes only. More fan sites firth.com austen.com ryanholidayfans.com Elsewhere on our network Clinics in Austin & beyond Clinics: the firms in the sector, what their websites get right and wrong, the concepts, questions and developments that define the field. Part of the WholeTech network. Take a look → ## Knowledge base (kb/index.html) Austin Home Buying & Selling — Knowledge Base · blainengland Theme Limestone Midnight Noir Fiesta Blain England Partners About What They Do The Partnership Sales Map Contact Videos (512) 769-1221 Reach Blain ← Home Knowledge Base Austin home buying, answered straight. Real answers to the questions buyers actually ask about new construction, master-planned communities, and closing a home around Austin. General information, not legal, tax, or financial advice — for your situation, talk to us and the right licensed professional. New construction or resale — which makes more sense near Austin? New construction gets you current codes, builder warranties, and energy efficiency, but base prices rarely include landscaping, blinds, or upgrades, and build timelines can slip. Resale gets you established trees, negotiated price, and a known neighborhood, but you inherit the prior owner's systems and finishes. In many Austin-area master-planned communities both exist side by side, so the real question is your timeline, your tolerance for decisions, and how the all-in numbers compare once upgrades are added. How does a builder contract differ from a standard resale contract in Texas? Most builders write on their own contract, not the standard TREC resale form, and those terms favor the builder — on earnest money, change orders, completion dates, and which inspections are allowed. Deposits are often larger and design-center selections can be non-refundable. Having your own representation review the builder's paperwork before you sign is the single most useful thing a buyer can do here. Should I still get an inspection on a brand-new home? Yes. New does not mean flawless — independent inspections routinely find HVAC, roofing, grading, and trade-work issues a buyer would otherwise discover after move-in. Many buyers inspect twice: once before drywall (a pre-drywall inspection) and once at final walkthrough, so problems are documented while the builder is still obligated to fix them. What do MUD, PID, and high property-tax rates mean for my monthly cost? Many newer master-planned communities sit in a Municipal Utility District (MUD) or carry a Public Improvement District (PID) assessment that funded the water, roads, and amenities. Those add to your tax bill, so two homes at the same price can have very different monthly payments. Always look at the total tax rate for the specific address, not just the list price, and ask whether MUD rates are expected to decline as the district's debt is paid down. Which master-planned communities should I look at around Austin? It depends on commute, schools, budget, and lifestyle — the Hill Country west and southwest, the growth corridors north toward Georgetown and Leander, and the east side all offer very different trade-offs. Rather than chase a name, we start from how you actually live and narrow from there. That's what three decades in these communities is for. How does the home-buying timeline work once I'm under contract? On a resale, the option period (your negotiated window to inspect and walk away) comes first, then financing, appraisal, and title work run in parallel toward closing — often four to six weeks. On new construction the clock is the build schedule, which can be months, with your rate and financing needing to hold or be re-locked near completion. We map the specific dates for your deal so nothing surprises you. What is an appraisal gap, and why does it matter in Austin? An appraisal gap is the difference when a home appraises below the agreed price — lenders lend against the appraisal, so the buyer has to cover the gap in cash or renegotiate. In hot stretches of the Austin market, gap coverage became a common way buyers competed. Whether it's worth doing depends on the property and your finances; it's a decision to make deliberately, never by reflex. What closing costs should an Austin buyer budget for? Beyond the down payment, expect lender fees, title and escrow fees, survey, appraisal, prepaid insurance and property taxes, and HOA or community transfer fees. As a rough planning figure many buyers set aside a few percent of the price, but the real number depends on your loan and the property. Your lender's Loan Estimate and the title company's figures are the authoritative sources. Can I protest my property taxes after I buy? Yes — in Texas you can protest your appraised value each year with the county appraisal district (Travis, Hays, Williamson, depending on where you land), and many owners do. A recent arm's-length purchase price, comparable sales, and condition issues are the usual evidence. The homestead exemption, filed after you move in, also reduces the taxable value on your primary residence. How do I read the 2026 Austin market without the hype? Ignore single headlines and look at inventory, days on market, and price-per-square-foot trends for your specific submarket — Austin is many markets, and a close-in neighborhood can behave nothing like a growth-corridor suburb. We'd rather show you the data for the areas you're considering than quote a citywide average that describes none of them. Do I need my own agent when buying new construction from a builder? The friendly person in the model home works for the builder. Having your own broker costs you nothing extra in the typical deal and means someone is reading the contract, tracking the build, and negotiating upgrades and credits on your side of the table. This is exactly the kind of transaction where representation earns its keep. What makes Blain England Partners different? More than three decades guiding buyers specifically through Austin new construction and Hill Country master-planned communities, and a two-broker partnership with Mary Fields so someone who knows your deal is always reachable. We work from how people actually buy homes here — not a script. Start a conversation whenever you're ready. Part of the knowledge base for Austin Home Buying & Selling. Updated regularly. ## llms.txt # Blain England Partners — Austin New-Home & Master-Planned Community Specialist > Blain England — Austin real estate broker with more than three decades guiding buyers through new construction and Hill Country master-planned communities. Partnered with Mary Fields. ## Pages - [Home](https://blainengland.com/) - [Act](https://blainengland.com/act/) - [Enquire](https://blainengland.com/enquire/) - [Sales](https://blainengland.com/sales/) ## The design bar # The house design bar (AWE) Every page AWE ships is judged against this. It is the frontend-design skill's standard plus the network's own rules. Read it before designing; re-read it before shipping. ## Ground the design in the subject Identify the subject, the audience, and the page's primary job before drawing anything. The industry, its materials and its vernacular are where distinctive choices come from. Build with the site's real content and knowledge base, never lorem ipsum, never invented claims the site cannot back. ## Principles - The hero opens with the most characteristic thing in the subject's world, in the most appropriate form: a headline, an image, a demo, a live moment. The "big number, small label, gradient accent" hero is the default; only use it if it is truly the best option. - Typography carries the personality. One family, or two clearly distinct families. Choose them for this brief, not the families you reach for on every project. Set a real type scale with intentional weights and spacing. Body line length under 80 characters; serif body gets a little more line-height. - Avoid the commonest tells of a generated page: a single accented word in a headline; ALL-CAPS labels; unnecessary eyebrow labels above content; numbered 01/02/03 markers on content that is not a sequence; arrows appended to links. - Visual structure is information. Borders, rules, numbering and dividers encode something about the content; they are not decoration. - Motion: one orchestrated moment at most. No fade-and-slide on every section. Motion that answers a person's action is welcome. - Copy is design content. Plain verbs, sentence case, active voice, no filler. A button says what happens: "Book a walkthrough", not "Submit". ## The looks that read as AI defaults (do not spend freedom on these) 1. Warm cream background near #F4F1EA with a high-contrast serif display and a terracotta accent near #D97757. 2. Near-black background with a single acid-green or vermilion accent. 3. Broadsheet layout: hairline rules, zero radius, dense newspaper columns. 4. The SaaS card kit: identical rounded cards, one radius everywhere, the same soft grey shadow under each, gradient washes as decoration. 5. Template chrome: tracked-out ALL-CAPS eyebrows, meta strings joined with middle dots, "WORD — fragment" labels, tinted near-black (#0B0B0B) as black, monospace for small labels, "→" on link text. If the brief pins a direction, follow it. Where it leaves an axis free, do not spend that freedom on one of these. ## Network rules (non-negotiable) - No em dashes anywhere in copy. Use a comma, a colon, or a new sentence. - Keep what the network needs on every page: the AdSense tag and ads.txt, analytics snippets, the WholeTech promo bar and wt-stack script if the page had them, canonical, robots, sitemap entry, the IndexNow key file. - Keep the site's existing internal links working (nav targets, KB, act, case studies, lessons, prompts, resources, videos, enquire). New pages may add links; they may not drop them. - Responsive to 360px wide, visible keyboard focus, reduced motion respected, contrast at least 4.5:1 for body text, alt text on every meaningful image. - One HTML file per page, self-contained CSS in a single style block (plus Google Fonts link if used), no build step, no external JS frameworks. - Ship only to owned domains, only through the ship step, only after a preview. ## Process (plan, review, build, critique) 1. Plan: a compact token system: 4 to 6 named colors, the typefaces and their roles, a one-sentence layout concept with an ASCII wireframe, and 3 to 5 principles that make this page unlike any other. 2. Review the plan against the brief. Anything that reads like the generic default for a page of this kind gets revised, and the change is written down. 3. Build to the plan. Watch CSS specificity; avoid selectors that cancel each other on section spacing. 4. Critique: remove one accessory. Then run `awe.py check` and fix what it flags. ## What the Des score rewards (wholetech.com/alldomains) Designed webfont family beyond Inter, Space Grotesk, JetBrains Mono, Roboto, Open Sans (or a serif family in the CSS) scores 70; WT-Skins kit 55; stock fonts 30; the generic dark AI template 11. Section richness adds points: sources page with 10+ cited links, a videos page with 6+ embeds, a live page, news items, a FAQ with 4+ entries, a form. Real traffic adds the rest. Design for the reader, and the score follows.