MARKET STATISTICS – CENTER POINT TEXAS
July 12th, 2010 categories: Assessing the Local Market
I had a client ask me recently about the real estate market in Center Point, Texas. Here’s the data for the last 3 years:
For the 6 months just ended, here is the data as compared with the preceding two years:
Our experience has shown us that the more rural areas have been slower to recover than in town. This year is showing promise for Center Point … but we’ll have to wait and see. There are a lot of properties that have been on the market for quite some time. A lot of what IS selling is that which has been deeply discounted.
We watch the market daily for our clients so if you would like assistance locating the “deals” that are out there, please give us a call at 830-995-2511.
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GUADALUPE RIVER HOME UNDER $300K JUST OUTSIDE OF COMFORT, TEXAS
July 6th, 2010 categories: Featured Properties
RIVERFRONT HOME with easy commute to San Antonio on 1.4 acres under $300K! Here’s a house that really takes advantage of the river: Living/Dining & Kitchen all face river plus a porch across the entire width of the river side of the house AND a small deck heading to the river. Lots of cute touches! Winding sidewalks to the house and the river. Hammock under the trees. Everything’s fresh & spacious, lots of light, dual master bedrooms that are spacious, granite countertops, tiled floors and the list goes on.
Quiet street, mature trees and an awesome carport on a slab that could be enclosed as a separate building. House is outside of flood plain although flood insurance generally is required by most lenders … very affordable. Available fully furnished at $299,900 (sleeps 8-10) and includes everything from games, cd’s, washer & dryer, dishes, etc.
Call Julie at 830-995-2511 for showing.
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CORNER LOT – PLANT & ROSEWOOD – BOERNE – $45,000
July 1st, 2010 categories: Featured Properties
Great lot in Boerne for sale. Zoned R-3. House is tear down. Don’t miss this opportunity! Contact Julie 830-995-2511.
7/10/10 – PENDING.
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4TH OF JULY – HILL COUNTRY FIREWORKS OPTIONS
July 1st, 2010 categories: Comfort Community News, Views & Faces, Local Events
Check out the following options for Fireworks displays on the 4th:
Kerrville – Fireworks begin at 9:30 p.m. at the Guadalupe River Louise Hays Park (Kerrville’s annual 4th of July Celebration on the River also is held at the same place during the day from 1-9:45).
Boerne – Kendall County Fairgrounds/City Park – Starts at Dusk/Dark .
Fredericksburg -Fireworks at Lady Bird Johnson Municipal Park starts at 9:40.
HAPPY 4TH OF JULY!
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4TH OF JULY CELEBRATIONS – PARADE IN COMFORT ON THE 3RD
June 28th, 2010 categories: Comfort Community News, Views & Faces, Local Events
You won’t want to miss this year’s Independence Day Celebrations in Comfort. The Comfort parade begins at 10:30 a.m. on Saturday, July 3rd. The parade starts at Hwy 87 and Idlewilde Blvd. (with a large number of local motorcycle enthusiasts leading the pack followed by Local Fire Engines and then floats, antique cars and such) and continues down High Street through the Historic District (lined with locals, visitors, and lots of smiling faces) and ends up at the Comfort Park.
Celebrations continue at the Park with barbeque ($8 for adults, $5 for children) from 11:30 a.m. to 2p.m., arts and crafts (11:30-4), fun activities, and the Miss Comfort pageant at 6:30p.m.
It’s “Small Town Texas Fun” worth attending!
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119 IDLEWILDE: PROGRESS AS OF 6/18/10
June 18th, 2010 categories: Comfort Community News, Views & Faces
We’ve had several people ask about our current project house located at 119 Idlewilde in Comfort. Here’s a couple of before’s and afters:
The exterior of the house had not been maintained for some time. The shingles inside the peaks were in very bad shape and so we made the decision to replace them. It was a very time consuming job as each shingle had to be cut to fit.
The paint colors are Silver Sage/White Glove. I am very pleased with the way it looks … Crisp and clean! The front door still has to be painted.
The interior has changed dramatically. We bought it from a guy who had already started work on it. He had demo’d the entire inside. The kitchen cabinets were still in place. 
We felt like the kitchen area was too small so we opened the kitchen to include the back porch and then added another porch on the back to replace the one we used in the kitchen.
The original home was a 3 bedroom, 1 bath home. It has now been converted into a 2 bedroom, 2-1/2 bath main home plus a functional office/artist studio (previously a storage building).
When we purchased the property (from the first renovator that was unable to complete the project), the middle bedroom had been divided into 2 large bathrooms with 2 huge contemporary walk in showers. We felt like that didn’t fit the period and wasn’t very practical either. We converted the two extremely large bathrooms into (i) 2 smaller but ample bathrooms one with a walk-in closet plus (ii) we converted part of the space into a a half bath open to the living that also included a small laundry area (e.g., with a stack washer and dryer).
The master bedroom now also has a spacious master closet which was created by an addition to the back of the house. Previously, there were no closets at all and the laundry area had been in the well house outside.
The kitchen/living area is now completely open. There is great natural lighting. Granite countertops have been installed and the floors have been sanded. We are contemplating staining them dark. We refaced the fireplace with Guadalupe River stone. A new mantle still needs to be installed.
The back has changed dramatically due to the additions. The porch has two stairways … one to the garage and one to the studio. Wow! I love how it all is turning out!
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I WANT TO MAKE AN OFFER – WHAT DO I NEED?
June 8th, 2010 categories: Real Estate Resourcing
Today, I had someone call and want to make an offer on one of our listings. Exactly what we’re in business for! Here’s a non-exhaustive* list of what you’ll need to give me in order to get the process going:
1. How will you take title? In other words, I need your legal name.
2. What’s your mailing address, email, phone number, and fax number? This is primarily so that the title company can send you their title commitment and all the restrictions, easements, etc. that affect the property.
3. How much is the offer and how are you going to pay for it?
This is where people who have not been working with a buyer representative sometimes are surprised and can get a little offended. What you need to keep in mind is that, from the Seller’s point of view, he/she wants to know, “Can this buyer perform?” So …
If the intent is to buy with cash, you’ll need to give me either a copy of a recent bank statement that shows that you have an account balance that is equal to your offer price or you can ask your bank to provide a letter stating the same information. Most banks are more than willing to write a letter for you.
If the intent is to finance the transaction, you’ll need to contact your bank, mortgage company, or credit union, make application, have them run a credit check, and, if you meet the lender’s criteria, they will send me a “pre-qualification letter” that I can submit with the offer. Basically, what a pre-qualification letter says is that the lender is agreeing that they will lend you the money IF you substantiate all that you have told them about your finances (and continue in the same condition through closing – e.g., don’t go out and buy a car or furniture without making sure it won’t affect your ability to purchase the property) and IF the property conforms to their standards.
4. You’ll need to be ready to issue a check for the earnest money and option fee (if applicable – see below). Earnest money typically is $500, $1000, $1500 and up … depending upon the purchase price. It’s what shows that you are an “earnest” buyer. Generally speaking, it will NOT be refunded if the deal falls through unless there are title issues. The only exception to that is if you “opt out” during the option period (again – see below) of if your financing falls through during the financing period. The Financing period is the time period within which you must supply the lender with all of your financial information and get the final “OK” from the Lender.
5. Do you want to do inspections? If so, you’ll need to purchase the right to do so. Typically the right to do so costs $10 p/day and usually lasts from 7-14 days. This 7-14 day time period is what is generally referred to as the option period. It’s called the option period because, if you find something surprising during that time, you can “opt” out and all you lose is your option money. If there are no surprises and you want to move forward, the option fee typically is applied to the purchase price. Another alternative (if there are surprises found during inspections) is to go back to the Seller and ask for concessions or repairs.
Keep in mind that there are different kinds of inspections: A general home inspection, a well inspection, a septic inspection, etc. Also, if you are buying a raw piece of land, an inspection period usually does not apply. And … if you are asking for a REALLY great deal or buying AS IS, you may gain leverage in your negotiations by not asking for an option period. For example, my husband and I have gotten some REALLY REALLY good deals because we offered cash with no option period, and close in 2 weeks. You just have to weigh what you are trying to accomplish.
6. Are there any other conditions that apply? (e.g., Sale of current home, owner financing, etc.)
7. Last but not least, when do you want the closing to be? For a property that is financed, you are looking at between 4-6 weeks. It will vary depending upon the lender’s backlog. For an all cash deal, it just depends upon whether a survey is needed or if there are inspections. Typically, 2-4 weeks.
The best part of my job is drawing up contracts. It means we are doing are job … helping people buy and sell property.
There are a lot of things that can go wrong during the “closing process.” My job is to walk you through the entire process, anticipate the problems that can occur and then resolve them.
So … Are you ready to put an offer in? Call me and we’ll get the ball rolling.
*Obviously, I am just covering contract basics here. There are a lot of other legal issues covered in the standard TAR contract. If you want more information, just ask me and we can go over it in more detail.
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SLIGHT INCREASE IN REAL ESTATE SALES IN KERR COUNTY FOR FIRST 5 MONTHS OF THE YEAR
June 4th, 2010 categories: Assessing the Local Market
So far this year, Real Estate sales in Kerr County are slightly up from last year; however, way down from 2008. Total sales in Kerr County for January to May 2010 totaled $33.8 Million. There were 186 sales.
The average home price in 2008 was $220,921; in 2009, it was $223,123, and in 2010, it was $199,996. Those figures, in our opinion, represent what we have been seeing happen. In 2008, sales were still strong and prices were at their height. In 2009, sales were off, but prices were not coming down like one would expect. During 2010, prices are definitely lower. We have been telling our clients that prices are down by about 10%. These figures substantiate that information.
We feel like it is a really good time to buy. Prices are down and interest rates are still low. If you have been sitting on the sidelines waiting for the right time, now is the time to jump in! Give us a call. We’d love to help you find what YOU are looking for.
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SEND YOUR BUILDER OR PARK YOUR RV & BUILD – 11.4 ACRE HOME SITE WITH WELL, ELECTRICAL & SEPTIC IN PLACE
June 2nd, 2010 categories: Featured Properties
WOW! These don’t come around too often. Beautiful building site on an unrestricted acreage surrounded by nice homes with spectacular 360 degree views, paved road to property, fenced on all 4 sides, and a large variety of trees. You don’t have to have much vision to visualize what is possible. House site has been cleared and electrical, well, and septic are in place. Plus there’s a propane tank and barn suitable for storage to boot. Send your builder or park your RV and build yourself. Don’t miss this one! $129,900. Call Buddy 210-508-1606 for your personal showing.
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DEEPLY DISCOUNTED LOT – 1.3 ACRES IN THE CROSSING – $19,500
May 25th, 2010 categories: Featured Properties
Seller has priced this to go quickly! One lot (1.3 acre) in The Crossing at Mountain Creek (4 miles North of Hwy 3351 & Hwy 46) being listed at 50% of some others in the area. Restrictions at http://www.thecrossingatkenberg.org/id7.html No mobiles, 60% masonry, 1600 sf minimum. Not far from Boerne, Bulverde or Blanco. Easy commute to San Antonio. Nice trees. Lot slopes down to wet weather creek. Priced at $19,500. Well & Septic required. Lot 45, The Crossing at Mountain Creek. Please contact Buddy 210-508-1606 for more information. 7/16/10 – PENDING
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