What is a Bryan – College Station Luxury Home?

Posted on January 8, 2012 by Jody Keating

Luxury homes have many different definitions and for each definition it all comes down to the perception of the buyer and seller in the market the home is located in.

Luxury homes in Bryan – College Station are not necessarily defined by price or size but rather by the perceived lifestyle the home represents to an individual in that area.

As an example, a 1,000 square foot apartment in Times Square, New York may be smaller but cost more than a 5,000 square foot home waterfront property on 4 acres in Wyoming.

Similarily, a 5,000 square foot home on 2 acres outside the city limits of Bryan and College Station may cost less than a 4,000 square foot home on a 1/4 acre lot inside the city limits.

So excluding the location of the property, the size of it and the market value of the home what constitutes Luxury Property for this market? 

In our next post, we will provide a list of possible features to look for that evokes the label ‘Luxury Home’.

 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Fort Hood, Texas, Franklin, Texas, Gause, Texas, Harker Heights, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Killeen, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Salado, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , , , , , , , , , , , , , , , , , , | Leave a comment

How to increase your curb appeal when trying to sell your house.

Posted on January 5, 2012 by Jody Keating

How the exterior of your house looks creates the first impression that buyers get when they come to view your home. Having an attractive, well maintained yard and entrance can encourage buyers to want to see more.

So how does the exterior of your home look? Would it be appealing to buyers? Is there something more you can do to make it look more interesting?

Here are some ideas of things to do to increase your homes curb appeal:

  • Remove any dead or dying trees, shrubs or plants
  • Purchase some shrubs in large pots to flank the doorway or garage doors
  • Refinish or repaint the front door
  • Clean or replace exterior lighting
  • Fill cracks in the walkway and driveway
  • Straighten up the boarders of flowerbeds
  • Clean windows and gutters
  • Trim tree limbs that are close to or touching the roof
  • Clean, paint and/or polish front door hardware
  • Repaint house numbers on curb
Most of these suggestions can be completed with only and investment of time, others are relatively inexpensive.
Creating an interesting and attractive home exterior will give buyers the emotional feeling that the interior is equally well maintained. It mentally prepares them to look forward to seeing the inside of your home and can drastically change their perceptions once they are inside.  
For further suggestions on how to improve your curb appeal and thereby attract more buyers, please let us know and we would love to help you out. 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Fort Hood, Texas, Franklin, Texas, Gause, Texas, Harker Heights, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Killeen, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Salado, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , , , , , , , | Leave a comment

Curb appeal and why it matters when selling your home.

Posted on January 4, 2012 by Jody Keating

Are you thinking of selling your home or is your house already up for sale? How does your home fair when viewed from the street by a stranger? Is it appealling? Does it create the feeling that a potential buyer would want to see the inside of your home too?

The first impression buyers have of your home is when they drive up to your house. They’ve looked at the pictures online and they’ve determined that they want to actually see the inside of your home but before they can get there, they have to drive up to your house and immediately upon seeing it they will begin to form an impression.

Curb appeal has an emotional impact on potential buyers. How the exterior of your home looks and the impression it makes sets the tone for the entire viewing.

If your front yard looks well maintained and taken care of then the assumption is that the interior of the house is too. If the yard looks overgrown and not cared for then the assuption is that the interior was not maintained either.

Many home buyers base their decisions on emotions and how they emotional feel when they first see your home can make a huge impact when they view the inside of your home.

You need to create a feeling of excitement and anticipation of what is yet to come when buyers first see your house. A home which has a well maintained exterior and great landscaping can create that feeling.

This post provides some tips on: How to increase your curb appeal when trying to sell your house.


 

 

 

 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Fort Hood, Texas, Franklin, Texas, Gause, Texas, Harker Heights, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Killeen, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Salado, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , | Leave a comment

Home Sellers – Are you expecting a tax refund this year?

Posted on January 3, 2012 by Jody Keating

Are you trying to sell your home and expecting a tax refund this year? Why not use that extra money to help get your home sold!

Instead of splurging on clothes, electronics or trips, you could use that extra cash to make your home more appealing to buyers and get your home SOLD faster.

Here are some suggestions of how a large or small tax refund can be used to increase your homes appeal:

  • Painting: This can be a relatively inexpensive project, particularly if you do it yourself. Painting the entire interior and/or exterior of your home in neutral colors can add a fresh look to your home.
  • Pressure washing: Hiring someone to come out and pressure wash the exterior of your home and don’t forget the driveway or any walkways can increase curb appeal and make your property look brighter.
  • Replace appliances: Replacing appliances that will be conveyed in a sale with newer, more modern ones can increase the appeal of your home. Buyers love new appliances particularly ones that fit the space they’re in and match each other in style.
  • Have your house inspected: Hiring a real estate inspector to inspect your home and provide you with a list of repairs can give you an opportunity to have these repairs completed before you are required to do them in a limited amount of time due to contract clauses.
  • Update light fixtures: Add some extra style and modernize your light fixtures. There are some very inexpensive light fixtures available that can give your home the boost it needs.
  • Add a deck or porch: Adding a deck or porch is more costly but it will provide so much more appeal. With the addition of either you will open up a much larger pool of buyers as some buyers will not even look at a home without a deck or porch.
  • Update landscaping: Tiding up flower beds, replacing dead grass, adding more flowers, bushes and trees, all of these can greatly increase your curb appeal.

Using that extra money in invest in your home for sale can increase the money in your pocket, it can also decrease the time your home is on the market. Contact me if you need some help or advice on the best types of projects to embark on that will increase your homes appeal. 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Franklin, Texas, Gause, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , , , , , , , | Leave a comment

What can you do if you get a low appraisal value on the house you want to buy?

Posted on January 2, 2012 by Jody Keating

So you’ve been pre-approved for a home loan, your under contract to buy your dream house, the inspection goes well and there’s only the lender appraisal to go.

Then the appraisal value comes back lower than the agreed upon purchase price and your lender won’t approve the purchase.

Now what?

You still have some options and there are ways to fight a low appraisal. Sometimes they’re successful, other times they’re not but don’t kill the deal because of a low appraisal without trying some of these options first.

1. You can go back to your lender and appraiser and ask them to review the appraisal. You can have your REALTOR compare the properties that were used by the appraiser to make sure that the most current local comparable properties were chosen in order to establish value. If there is other pertinent information that was not included in the appraiser report that could affect the value, you can inform the lender and ask for a second appraisal to be done.

2. You can hire your own appraiser (for FHA loans make sure the appraiser is on the approved appraisal vendor list) and conduct a second appraisal. You can then present it to the lender and ask them to compare both appraisals.

3. You can ask the seller to lower the purchase price to match the appraised value. This can be a tricky situation, although, provided that you have a financing contingency within the contract, if the seller refuses to lower the purchase price you can still walk away from it and get your earnest money back. A savvy seller, however will realize that if the appraisal is correct and they don’t lower the purchase price to match it then it’s likely that the same problem will occur with a new buyer.

4. You can increase the downpayment to match the difference in the appraised value and the purchase price however you need to make sure to discuss this option with your lender before making the decision. The increase in downpayment may affect your loan and your lender evaluation of your loan. Only choose this option if you believe that the purchase price of the property is the true value of the property to you.

5. You can ask the seller to take a second note for the difference. This is also a risky option as the lender may protest, so make sure you discuss it with them prior to approaching the sellers. In certain circumstances the lender may approve and the sellers may be in the position to finance the difference.

6. You can walk away from the property. Provided that a financing contingency is in place, you can get the earnest money back. If the appraised value is accurate and correct and the purchase price is more than the appraised value then very often this is the best option but it shouldn’t be your first option. Having your REALTOR recheck the appraisal comparables and asking your lender to re-evaluate the appraisal using additional information or more accurate comparable properties can at times adjust the appraisal value.

Communication is key and working with a professional REALTOR and lender can make all the difference. Make sure that you are informed of all the options that you have but understand that time is of the essence. Your contract with the seller is also bound by time, so it is very important that you are informed of the options immediately, if not prior, upon recieveing a low appraisal, you will then be in a better position to decide your next course of action.

This is a buyers market and there are new properties coming on the market every day, perhaps a low appraisal just means that there is a better valued property waiting for you to find it.

 

 

 

 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Franklin, Texas, Gause, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Shiro, Texas, Somerville, Texas, Uncategorized, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , , , , , , , , , , , , , , , | Leave a comment

Is your Home Owners Association online?

Posted on January 1, 2012 by Jody Keating

Yesterday I received a phone call from a woman at a title company asking me if we knew where the Home Owners Association (HOA) dues were to be sent for a particular subdivision. I had no idea!

So while still on the phone with this escrow officer we began doing a search online for any information about that subdivisions Home Owners Association. We found nothing, nadda, nix. 

We found plenty of market statistic blogs that we had written for the subdivision, we also found the facebook page we created for the subdivision and lots of listings but absolutely no information on the Home Owners Association. 

This isn’t the first time I’ve had these type of calls. Just a few days ago I got a call from a woman who was receiving checks in her post office box for yearly HOA dues for another subdivision. She didn’t even live in the subdivision. Again we did a search online to try and find out where the checks were supposed to go and although we did find two email addresses, the woman informed me she had already emailed them several times but had heard nothing back. There were no mailing addresses or phone numbers so there was no other way to contact them except by email.

I began to wonder why some of these associations are not online. How can a home owners association possibly manage its affairs, if residents of the development or even outside entities cannot contact them?

In both of the above instances, someone was trying to pay their dues to the association but couldn’t. In both cases the person trying to pay will either be late or in default just because they couldn’t contact their association.

What about deed restriction violations? What about transfers of property? What about new construction? How can any of the Covenants, Conditions and Restrictions (CC&R) be enforced or abided by, if a home owner can’t even find online an address of where to send their HOA dues?

Can you find your Home Owners Association online?

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Franklin, Texas, Gause, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Shiro, Texas, Somerville, Texas, Uncategorized, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , | Leave a comment

New Years Eve fun!

Posted on December 31, 2011 by Jody Keating

With so many great places to go tonight to ring in the new year, we finally settled on 2 hot spots.

First we are going to The LaSalle Hotel in Downtown Bryan to listen to Razz Band and do a little dancing. They are expecting a large crowd and from what I hear there will be food and champagne!

We are then going to Lakeside Icehouse at Lake Bryan to listen to some more music and enjoy the beautiful December/January evening.

Bryan – College Station offers all types of New Years events. So get dressed up, get out and enjoy this wonderful community. Come hang out with us at too.

Remember don’t drink and drive, have a designated driver and be safe. 

Wishing you all a Happy, Healthy and Prosperous 2012

 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Franklin, Texas, Gause, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , | Leave a comment

Christmas is Over….Time for new Pictures

Posted on December 31, 2011 by Jody Keating

 

Did you list your house for sale over the holidays and did you have your REALTOR come out and take pictures of your home while you had all those beautiful Christmas decorations up?

I’m sure those pictures of your home look very festive all over the internet but……

the holiday season is almost over!

So make sure that you contact your REALTOR to come back out to your home and take new pictures once all the decorations are taken down.

There’s nothing that says DATED better than MLS pictures in March of your home decorated as if it was still December.

Pictures say 1,000 words, don’t let yours say 18 words:

‘I’m too lazy to take my decorations down or my REALTOR is too lazy to take new pictures’

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Franklin, Texas, Gause, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , , , , , , , , | Leave a comment

A look at the home sales statistics for Bryan – College Station

Posted on December 29, 2011 by Jody Keating

According to the data available through the Bryan – College Station Multiple Listing Service, the area saw rise in sales and sales price over the last month.

The average sales price increased from $188,895 in October 2011 to $195,389 for November 2011.

The total number of units sold increased from 114 for October 2011 to 124 for November 2011.

Overall this indicates a heathly real estate market in the Bryan – College Station area and shows that both home buyers and sellers have more confidence in the market than they did this time last year.

For more information on the local real estate sales statistics, please contact us.

 

 

Posted in Anderson, Texas, Bedias, Texas, Bremond, Texas, Brenham, Texas, Bryan, Texas, Burton, Texas, Caldwell, Texas, Calvert, Texas, Centerville, Texas, Chappell Hill, College Station, Texas, Deanville, Texas, Franklin, Texas, Gause, Texas, Hearne, Texas, Hilltop, Texas, Iola, Texas, Kurten, Texas, Madisonville, Texas, Marquez, Texas, Millican, Texas, Mumford, Texas, Navasta, Texas, Normangee, Texas, North Zulch, Texas, Plantersville, Texas, Shiro, Texas, Somerville, Texas, Washington, Washington, Texas, Wellborn, Texas | Tagged , , , , , , , , , , , , , , , | Leave a comment

New license requirements for Texas Real Estate Brokers

Posted on December 28, 2011 by Jody Keating

Effective January 1st, 2012 the license requirements will be changed for all new Texas Real Estate Broker Licenses.

To apply for a Texas Real Estate Brokers License an applicant must:

  • Have an active Salespersons license 4 (formerly 2 years) out of the last 5 years.
  • Complete 900 hours of approved course work.
  • Pass the Texas Real Estate Brokers exam.
  • Attain  3,600 transaction points. For example 300 points are attained for a purchase/sale of a single family residence. 450 points are attained for a purchase/sale of a multi family property with 5 or more units.
  • Completed adopted forms and documentation must be submitted as proof of transactions completed in order for points to be awarded.

To reinstate an expired Texas Real Estate Brokers license which has been expired for 2 years or longer an applicant must:

  • Satisfy all the licensing requirements for a new Texas Real Estate Broker application. If applicant cannot satisfy these requirements, then the applicant must apply for a salespersons license.
TREC has provided a PDF document outlining some of these changes. It can be found here.

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