HARD TO FIND SMALL HORSE PROPERTY IN THE HILL COUNTRY – $235,000
January 20th, 2012 categories: Featured Properties
Hard to find horse property in desirable Center Point subdivision with end of road privacy. House is well taken care of and full of upgrades and updates: masonry, all sides, granite in kitchen and baths, new light and plumbing fixtures, walk in shower, lots of custom cabinets, new tile, stone fireplace, new roof in 2009, new exterior HVAC unit in 2010. Additional features creating nice curb appeal, ambience and convenience: gated entrance, mature trees, circular drive, attached 2 car garage, covered porch in back, and nice landscaping. Outbuildings include carport and small barn with 2 stalls. Property prepped for round pen and arena – just add the fence panels. Limited restrictions in neighborhood. Schedule your showing today! 830-995-2511.
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WINE BAR FAVES – Boerne, Comfort, Kerrville
January 11th, 2012 categories: Places to Go & Things to Do
Looking for a great place to hang out that has great atmosphere? Here are three of our faves:
Boerne Wine Company – 302 South Main Street, Boerne, Texas – Wine & Cigar Bar – Upscale atmosphere – Indoor and outdoor seating – Unique in that it is self-service with a very cool wine dispenser. For more info, go to http://www.boernewinecompany.com
The Plaid Goat – 708 High Street, Comfort, Texas - Appetizers / Desserts / Wine / Beer / Espresso – Indoor & Outdoor Seeing – Very Fun Atmosphere – Open Thursday, Friday, Saturday and Sunday evenings. For more info, go to http://www.theplaidgoatcomfort.com/
Grape Juice – 623 Water Street, Kerrville, Texas - Great Wine, Unique Beer, Simple Food, Comfortable atmosphere- Open from 11:00 a.m. to 11:00 p.m. every day except Sunday and Monday. For more info, go to http://grapejuiceonline.com/
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Comfort’ Library’s All Aboard for Chili & Chocolate – 5:30-8:30 January 21, 2012
January 11th, 2012 categories: About the Local Market, Places to Go & Things to Do
Comfort Public Library will announce expansion plans on January 21st at their Chili & Chocolate Event to be held at the Karger Building, 723 High Street beginning at 5:30. For more information, contact the library at (830) 995-2398.
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2nd Saturday Art & Wine in Boerne – January 14th, 2012
January 4th, 2012 categories: Places to Go & Things to Do
Saturday, January 14th, come out and enjoy a glass of wine and the latest offerings on the Boerne Art Scene. Park your car and take the free trolley to see the “Best Art East of Santa Fe”. 5:00-8:00 p.m. For more information, call 877-833-0621. Boerne Market Days is also running this weekend at Market Plaza from 10:00 a.m. – 5:00 p.m.
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COMFORT TOWN MEETING REGARDING THE REVISED FLOOD PLAIN MAP, REGULATIONS, AND ENFORCEMENT – Saturday January 14, 2012
January 4th, 2012 categories: About the Local Market
A town meeting will be held at 9AM, Saturday, Jan 14, 2012 at the Comfort Park Pavilion, to discuss the Revised Flood Plain Maps affecting the Comfort area.
Topics will include:
Overview and history of the flood plain program
Definition of terms: flood plain, floodway, base elevation
Flood insurance available
Building restrictions in the flood plain and flood way
Enforcement programs at the county level
Permits required
Engineering studies required and their price range
Variances available
Penalties for violations
Interpretation of the flood plain map
Tax appraisal of flood plain properties
Speakers will include Rick Tobolka, Kendall County Flood Plain Administrator; Wayne Godsey, Registered Engineer and Hydrologist; Gary Eldridge, Chief Appraiser of the Kendall County Appraisal District; and, tentatively, a representative from the Federal Emergency Management Agency.
Sponsored by the Comfort Area Foundation as a public service.
Contact person is Steve Spence, phone 210-413-0271, email [email protected]
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SKATING FUN IN FREDERICKSBURG – THROUGH JAN 1
December 22nd, 2011 categories: Places to Go & Things to Do
Here’s something fun to do Christmas Week! Ice Skating in Fredericksburg. They’re calling it Eisbahn (which means ice rink in German and it’s going on at MarketPlatz in downtown Fredericksburg. Here’s the info:
2011-12 Dates of Operation:
Eisbahn opens annually the day after Thanksgiving and runs through the first Sunday in January. The dates for this season are:
November 25, 2011 through January 1, 2012
Hours of Operation:
Open Saturdays 10 a.m. to 10 p.m.
Open Sundays 1 p.m. to 8 p.m.
Monday – Friday before school is out for Christmas break: 4 p.m. to 8 p.m.
(but always 10 p.m. on Fridays) Monday – Friday after school is out for Christmas break: 10 a.m. to 10 p.m.
Open Christmas Eve Day
10 a.m. to 2 p.m.
Closed Christmas Day
Open New Years Eve and New Years Day
$10.00 to skate (all ages) Includes skate rental.
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IS IT A GOOD TIME TO PURCHASE REAL ESTATE?
November 30th, 2011 categories: About the Local Market
I was talking with a gentleman the other day who commented that he didn’t think he wanted to purchase at this time because he expected real estate values to continue to go down. That was his opinion, not mine and to be truthful, he said that because he had a net “zero” gain on the sale of his house. Truthfully sad … but I believe it is skewing his thinking.
Anyway .. it got me considering whether his reasoning (e.g., real estate is a bad investment right now) was accurate financially. I say that because I look at the real estate market right now and think the absolute opposite.
Prices are back to 2007-8 levels and interest rates are so DARN low right now (4.25% was the last quote I got for a 30 Year, fixed, 740 credit score, 80% LTV). In my mind, real estate seems to be an AWESOME investment right now!
There are two issues that need to be considered in looking at real estate as an investment:
First, what can I get for my money right now? Is that more or less than what I am expecting for the future? Most people translate that into monthly payment. If I only have $1000 per month to spend right now, how much can I get for that $1,000 now? How much will $1,000 per month get me in the future?Second, when the time comes for selling, will I make money or lose money when I get to the closing table?
My assumptions are:
Interest rates or at or near their lows. I am expecting interest rates to rise over time due mostly to the fact that prices generally are rising. Any one who buys groceries or gas on a regular basis knows that prices are increasing. I believe that we have artificially low rates right now. My assumption is a 2% increase in interest rates during the next 2 years. I don’t know that for sure, of course, but that is my assumption. Also, as interest rates increase, prices will also increase. Historically, that is what happens in real estate.
Let’s look at an example:
For a $100,000 home loan, a 2% interest rate increase (from 4.25% to 6.25%) would cause the principal and interest payment to rise from $491.93 to $615.71 per month. That is equivalent to a 25% higher monthly payment meaning that I will have to pay MORE for the same house in the future.
To keep the current monthly payment of $491.93 even though the rates are higher, you would only be able to afford a $80,000 home loan. That is 20% less house. OUCH!
Annually, the outlay from the higher payment would be about $1500. In 2 years, that would be equivalent to $3,000 more in payments. Thus, if you look at these figures by themselves, it would seem that you would “lose” so to speak with real estate if you are expecting prices to drop by more than 3.00% during that 2 year period … let’s say 5%. So, if I am expecting the sales price to be $95,000 in two years, I would have lost a net $2,000. Is that right?
My answer is DEFINITELY NO!!! What you must keep in mind, however, is: What could YOU buy in 2 years if you kept your $100,000?
First, just as an aside, you would have not had any ownership in a home. No tax benefits! Just lease payments which are higher than they have been in a long time.
Second, if you still only have $491.93 per month to spend on principal and interest, you would only be able to afford an $80,000 house. Even if you compare that with the $95,000 you THINK you would have sold your house for, that’s an 18% loss. Doesn’t sound like a wise choice financially! Also, as I stated earlier, historically, home prices usually rise as interest rates rise. So, what you could afford, probably would be even less than the $80,000.
For those who invested in the last 4 years, there truly has been a big hit! No question there! What needs to be kept in mind is the reason for that hit … the housing bubble and stupid mortgage practices. You know the old saying … Hindsight is 20/20. It would have been great if we all knew that the bubble was going to pop.
Historically, real estate has been a great investment. Right now, we have this amazing phenomenon of having both low interest rates and low prices. We feel like it is an AWESOME time to invest in real estate and hope that this analysis will get you thinking along the same lines as well.
To find out what is on the market right now, return to the main page and choose your search area. We’d love to help you invest in the Texas Hill Country. Our number is 830-995-2511.
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DICKENS ON MAIN CONTINUES THIS WEEKEND IN BOERNE – DEC 2-3, 2011
November 30th, 2011 categories: Places to Go & Things to Do
The 12th Annual Dickens on Main continues this weekend, Friday, Dec. 2 – Saturday, Dec. 3.
Performing Friday at Dickens on Main at Main Plaza, Cibolo Haus and Boerne Wine Co. will be the Alleluia Singers, the Encore Children’s Chorus, ensemble groups from Boerne and Champion High Schools, the Champion High School Dance Team, Geneva School Theatre Troupe, Super Squad of the Hill Country, Stolle School of Dance, Laura Marie, Blue Skyz Band, Bernie Tosdevin and J. Damian Gillen’s one-man show of BAH HUMBUG!, featuring Charles Dickens’ “A Christmas Carol.”
The 26th annual Weihnachts Parade will be on Saturday, Dec. 3. It starts at 6 p.m. at River Road, travels north on Main Street and turns left on Johns Road.
The 27th annual Oma’s Christmas Craft Fair, featuring handcrafted items, will be open from 10 a.m. to 5 p.m. Saturday and from 10 a.m. to 4 p.m. Sunday at the fairgrounds off Highway 46. Admission is $3.
For more information, Click Here.
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Frustrated Sellers: What Do I Need to Do to Get More Showings?
November 19th, 2011 categories: About the Local Market, Assessing the Local Market, Real Estate Resourcing
Sellers are often the most frustrated parties in the real estate loop. They don’t understand why they aren’t getting more showings and are frustrated that their realtor can’t work more “magic” for them. Because Sellers aren’t actively out looking at properties (like buyers are), unfortunately, they aren’t privy (unless advised by their agent) to information about their competition and market conditions. Truth is, most of them don’t want to track market conditions. Just sell my house, PLEASE!
Then frustration sets in. Not enough showings and they begin wondering why. Here is what I am discovering and passing on to my Sellers.
Today, as I do every day, I got on my computer, logged onto our local MLS (San Antonio Board) and took a look at what new had come on in our market area (Comfort, Waring, Welfare, Boerne, Fair Oaks Ranch, Bergheim – basically the I-10 corridor of the Texas Hill Country). One number that I like to look at as a comparison of what is going on in the market is: the number of new listings vs. the number of solds. Today, I pulled up the last 30 days figure and they were:
176 New Listings & 62 Solds. That number reveals that for every 3 new listings that comes on the market, there is only one sale that has been removed.
Although the market has been gradually improving, those numbers need to be much closer together. I’d like to see that number nearer to 1 meaning that one on, one off.
Because there are so many houses on the market, Sellers need to be sure that they aren’t shooting themselves in the foot by not taking into account these three things:
#1 Price. How does your current list price compare to historical prices? In our local area, as of this writing (11/11), if you are not pretty close to 2007-8 prices, your house is just not going to get looked at very much. Why? Foreclosures and short sales are pushing market prices back to that level. What you need to realistically be looking at is: How many foreclosures and shorts sales are there at your price point and how does your house compare to those houses. If there are even 2 or 3 foreclosures and/or short sales at your price point and you are priced way above them, the number of showings on your house is going to be minimal. Key point: Make sure your price is in line with what is on the market (including foreclosures and short sales).
What we tell our sellers is that the best time to sell your home is in the first month. If it is priced right to begin with, you’ll get showings and therefore buyers! Not every one of our Sellers listens to us on that point. Regardless, it is never too late to get your price in line with the market. Be encouraged! We have had many sellers start out with prices too high and ultimately come down to the price we suggest and then get a sale!
#2 Repair Issues. Do you have significant repairs required? Another interesting figure is the number of price changes: Today, for that same period, there were 160. Because there are so many price changes, when asked, we are telling people that price changes need to be in the $10,000-$20,000 range to really make an impact. Sellers are reducing their prices right and left by those numbers.
For many Sellers, that $10-$20K really could (and, in my opinion, should) be used to remedy problems instead. These are some basic suggestions: If your well is out, don’t decrease the price, fix it! If the carpet is old and worn, fix that! Listen to what your showing feedback is saying. If people are pointing out that your decks are in disrepair, consider repairing them. What you want is buyers to walk in your house and NOT see problems.
Rule of thumb is that for every dollar that is required for repair issues, a buyers is going to double and sometimes triple that number when mentally calculating how much your house is worth. Keep in mind, also, that THAT number usually gets deducted from the current list price (even when there have been prior price reductions). And that is only for those who are willing to look past the repair issues. Most people don’t like to mess with repairs. If there are other houses on the market that don’t require repairs, buyers will choose the ones without required repairs! Key point: You may want to repair instead of reduce!
#3 Cleanliness. Is your house spic n span during every showing? Related to #2 above, cleanliness is truly next to godliness when it comes to showings on your home! PLEASE PLEASE PLEASE, make sure your house is white glove clean! That means counters, windows, baseboards, fans, light fixtures, floors, etc. Also, make sure it smells good and there is as much light shining in as possible (that means blinds open and windows clean)! People need to be able to envision themselves in your house. For many people, if they walk in a house and it feels dirty or smelly or if it is dark feeling, they’ll walk right back out and say, “This one just doesn’t feel right!” Key Point: Clean your house EVERY DAY. Open the shades. Light a candle.
It is my desire as a listing agent to keep my sellers “in the loop” as to what is going on in the market and to coach them on what to think about to get more showings. Truly, there’s a buyer out there for every property. Sellers, you just have to do “your part” which create the conditions so that buyers discover just how wonderful your house is.
Remember, we all have a mutual goal … to get your house SOLD! We, at Hill Country Home & Ranch Team, truly believe that it is a “team” effort. If you are a buyer or seller, we’d love to help you as well. Hopefully, this primer has given a little food for thought.
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Christmas in Comfort 2011 – November 26th
November 6th, 2011 categories: Places to Go & Things to Do
Come enjoy this Saturday, the 26th in downtown Comfort for Christmas in Comfort. Festivities start in the town square at 10 a.m. with lots of wonderful vendors, a live music stage and plenty of food and beverages. Don’t forget the famous lighted parade that starts at 7 p.m. so bring your chair and blankets! We’ll see you there!
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