If you own a home with a pool in Steiner Ranch, you’ve likely poured time, money, and energy into making it a showpiece. But what if a hidden chemical reaction was slowly degrading your pool deck, patio, or even your home’s foundation?

Welcome to the world of Alkali-Silica Reaction (ASR)—an issue few homeowners are aware of, yet one that can have a major impact on property value and long-term maintenance costs, especially here in central Texas. Let's break down what ASR is, why Steiner Ranch homeowners should pay attention, and how I help my clients navigate these types of structural red flags during the buying and selling process.

What Is Alkali-Silica Reaction (ASR)?

ASR is a chemical reaction between the alkalis (like sodium and potassium) in cement and reactive silica in certain aggregates used in concrete. When moisture is present—which, in Texas, is always—it causes the silica and alkalis to react and expand.

That expansion can lead to:

1. Cracking in concrete (visible or subsurface)

2. Buckling or heaving of pool decks, driveways, patios

3. Long-term structural weakening

Think of it like a slow-motion internal explosion. It’s not dramatic at first, but over time, ASR can do some serious damage.

Why ASR Matters in Steiner Ranch

Steiner Ranch homes—especially those built between the early 2000s and mid-2010s—can be susceptible to ASR due to regional material sourcing and construction trends.

Why pool owners should pay attention:

1. ASR damage often shows up first in flatwork around pools

2. It’s usually not covered by homeowners insurance

3. Repairs can cost tens of thousands if caught too late

4. Concrete supply constraints between 2017-2023 lead to an increase in ASR cases in pools.

In a neighborhood like Steiner Ranch, where outdoor living is part of the lifestyle and resale value, an unsightly or crumbling pool area isn’t just cosmetic—it’s a dealbreaker.

How to Spot Potential ASR Damage

Here are some telltale signs:

1. Map or spider-web cracking in concrete surfaces

2. White powdery residue (efflorescence)

3. Raised or uneven sections of pool decking

4. Hairline cracks that keep returning despite repairs

You’ll want to bring in a structural engineer or concrete specialist to verify if ASR is the culprit. A basic inspection won’t cut it.

ASR and Home Values: What Buyers and Sellers Need to Know

As someone who’s helped hundreds of families buy and sell homes in Steiner Ranch, here’s the truth: Buyers today are more informed—and pickier—than ever.

If a home shows signs of ASR damage:

1. Buyers will use it to negotiate hard

2. Lenders may flag it during appraisal

3. You may have to disclose it

But here’s the upside: If you’re a seller, knowing about ASR early gives you options. You can repair proactively or price accordingly—and in many cases, I can connect you with trusted vendors to get it handled before it becomes a deal-breaker.

How I Help Clients Deal with ASR in Steiner Ranch

This is where the off-market advantage really kicks in. When I work with sellers in Steiner Ranch:

1. I bring in pre-listing inspections that look for issues like ASR

2. I market homes with full transparency, so you attract serious buyers—not tire-kickers

3. I use strategic pricing based on real condition and local comps

For buyers:

1. I flag homes where ASR might be a risk based on age, builder, and signs

2. I have connections with engineers and inspectors who specialize in ASR

3. I help clients understand the real cost-benefit of buying a home with potential concrete issues

Most importantly, I don’t just spot problems—I help solve them.

Off-Market Homes and ASR: A Smart Strategy

If you’re worried about ASR and don’t want to compete on homes that may have hidden issues, my off-market access can be a huge benefit.

I work with homeowners quietly preparing their homes for sale—often before they hit the market. That means:

1. You get first look at properties that have already had pre-inspections

2. Sellers are often open to addressing repairs up front

3. We can move fast and negotiate smart

Pro Tips for Pool Owners in Steiner Ranch

Want to stay ahead of ASR? Here’s what I recommend:

1. Seal your concrete every 3–5 years to reduce moisture intrusion

2. Avoid installing saltwater pools near original concrete flatwork

3. Schedule a concrete inspection if your home is 10+ years old

4. Document and monitor cracks over time (photo + date)

FAQ: ASR and Steiner Ranch Real EstateWhat’s the best way to check for ASR before listing my home?

Hire a structural engineer or concrete forensic specialist. I can connect you with one I trust locally.

Can I sell a home in Steiner Ranch if it has ASR damage?

Yes—but you’ll need the right pricing strategy, disclosures, and possibly repair credits. I help sellers navigate this all the time.

Is ASR covered by my homeowner’s insurance?

Typically, no. Most policies exclude gradual damage or chemical reactions. It’s considered a maintenance issue.

Do certain neighborhoods in Steiner Ranch have more ASR?

Homes built during the 2000s boom may be more susceptible—especially in sections that used specific regional concrete suppliers. I can help you identify these areas.

How can off-market buying help me avoid homes with ASR?

Off-market homes are often prepped better and sellers are more open to repair discussions. I can get you in before the crowds—and before major problems go undisclosed.

Final Thoughts: Know Before You Buy or Sell

Alkali-Silica Reaction may sound like a chemistry class flashback, but for Steiner Ranch homeowners, it’s real—and expensive—if ignored.

But it’s not a dealbreaker if you’ve got the right eyes on it early. Whether you’re buying your dream home with a pool or prepping to sell your place near Lake Austin, I’m here to guide you through it.

Curious what’s possible for your home? See how I help Steiner Ranch sellers get ahead of the market—and how buyers avoid costly surprises before making an offer.

About the Author

Matt van Winkle is a top real estate agent in Steiner Ranch, Austin, known for his deep local expertise, strategic approach, and unmatched access to off-market homes. As the founder of The Leverage Team, Matt helps buyers and sellers make smart, informed moves in a competitive market. Whether you’re selling a home with complex issues or searching for your next dream property, Matt’s insider knowledge of Steiner Ranch gives you an edge.

FAQ Section:

What’s the best way to check for ASR before listing my home?

The smartest move is to bring in a structural engineer or a concrete forensic specialist—someone who understands ASR and knows what to look for beneath the surface. A general home inspector might miss the signs, especially early-stage cracking or expansion. I work with trusted pros locally and can coordinate the inspection for you so you’re not guessing.

Can I sell a home in Steiner Ranch if it has ASR damage?

Yes, you can—but disclosure and strategy matter. I’ve helped homeowners sell properties with known ASR by pricing accordingly, sharing repair estimates, and sometimes handling the repairs in advance. The key is transparency, timing, and knowing how to attract buyers who understand the value and aren’t scared off by surface damage.

Is ASR covered by my homeowner’s insurance?

Most standard policies do not cover ASR because it’s considered a long-term deterioration issue—not a sudden or accidental loss. That’s why early detection is key. I always recommend getting clarity from your insurance provider, but assume you’ll need to cover repairs out-of-pocket or through negotiations when selling.

Do certain neighborhoods in Steiner Ranch have more ASR?

It can vary, but homes built during the early 2000s—especially in phases that used specific regional concrete mixes—may be more vulnerable. I’ve tracked builders and materials used in different parts of Steiner Ranch, so I can help you identify risk factors when you’re buying or evaluating your current home.

How can off-market buying help me avoid homes with ASR?

When I bring buyers into off-market opportunities, we’re often seeing homes before the public does—and before the home hits the MLS. That means more time to inspect thoroughly and ask the right questions. Sellers in these situations are also more open to handling repairs or being upfront about known issues like ASR, which gives you more leverage and confidence.