New Braunfels Real Estate News
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- Appraisal fee. You often have to pay this fee out of pocket as part of the loan approval process. Depending on your location, the fee can run anywhere from $200 to $1,000.
- Professional home inspection. Costs range from $300 to $800 for typical homes, but they can go higher depending on the age and type of structure. More specific inspections, such as those for structural engineering, mold and termites are additional costs.
- Extra closing costs. Although the good faith estimate from your lender should be reasonably accurate, you won't know the actual amount you have to bring to closing until a day or two beforehand. Don't play it too close. You don't want to hold up closing because you're $100 short.
- Homeowner's association fees. If you're buying in a subdivision, you may pay an annual or even monthly fee for upkeep of common areas.
- Repairs, upgrades, renovations. Depending on the condition of the home you buy, remember to budget for the work it will take to make it move-in ready.
- Moving van rental fees and boxes.
- Termination fees for current services. Carefully check your Internet and cell phone contracts.
- Appliances. Whether you'll have appliances included depends on the deal you strike with the seller. Be aware that brand-new houses usually do not include refrigerators, washers or dryers. If the other kitchen appliances are stainless steel, you'll need to spend some serious dough to buy a matching fridge or else live with the "eclectic" look.
- Household items. As a renter, it's easy to forget that the move to a bigger space means you'll need more mundane stuff like trash cans, lamps and shower rods. New houses, again, usually don't include hardware like drawer pulls, bathroom mirrors or towel bars; you may think you can live without them for a while, but trust us, you'll crack after a week and pull out the credit card.
- Lawn-care equipment. Buying a yard? Your new neighbors will prefer that you mow, rake and edge it.
- Warm milk. Just for the first week of wigging out in the middle of the night, wondering if they still have debtors' prison. (They don't.)
- 5 bedrooms and 5 bathrooms
- 3300 sq feet
- Situated on 2.12 acres, near Gruene
- Sleeps 20 people
- Approx 150 ft of Guadalupe Riverfront
- Outdoor kitchen facility
- Pool
- Volleyball court
- Comes furnished!
- Number of homes sold: 50
- Most expensive home sold: $630,000 - Havenwood
- Least expensive home sold: $89,500 (not in a designated subdivision, located on Common St)
- Highest number of days on the market: 457
- Lowest number of days on the market: 22
- Average number of days on the market: 149
- Average sales price: $225,013
- For 4 in 10 home buyers, the first step in the home-buying process was looking for online for properties.
- 90% of home buyers used the Internet to search for homes.
- Real estate agents were viewed as a useful information source by 99% of buyers who used an agent while searching for a home.
- The typical home buyer searched for 8 weeks and viewed 10 homes. This compared to 12 weeks and 12 homes viewed by the typical buyer nationwide.
- How much? Ask potential agents how much they think they can sell your home for. If two agents say $600,000 and the third says $700,000, think hard. It's likely the high bid is an exaggeration to attract your business. In the trade it's known as buying a listing. In the end, you'll be the one who pays because the high price will scare away potential buyers before you inevitably drop the price.
- How will you market it? Running a few classified ads in the local paper, listing it on the Internet and holding an open house shouldn't be the only answers. The practitioner should be able to talk about what kinds of people are likely buyers and how he will reach out to those specific people.
- How has your business changed in the last five years? If she doesn't talk about website tours and smart phones, chances are this is not a highly wired agent. While Luddites can still sell houses, it is getting harder. And if this is one of those people who doesn't even use e-mail, you're letting yourself in for unnecessary aggravation. And you may cut yourself off from opportunities.
- Tell me how your last two deals surprised you? Every agent has a success story, but this question will give you a much better feel for what this practitioner is like as a salesperson.
- What's your specialty? If you're selling a starter home in a community full of young families, hiring an agent who specializes in seniors is probably a bad idea. It doesn't mean that if he only sells condos that he can't sell a house, but he may not be geared up to do the best job.
- How many people are you selling homes for right now and what are you doing for them?It may not be a bad thing that a high-powered agent is juggling 15 homes, but don't expert her to give you personal service, although her assistant should be attentive. On the other hand, be wary of an agent with no other customers because she may lack experience and contacts.
- What do you expect of me? A good salesperson will have expectations. He may want you to leave and take the dog when the house is shown, paint the garage, move some furniture around and scrub the tile in the bathroom. It shows that he can think like a buyer and that's a good thing.
- What advice would you have for me if I get an offer from a buyer who wants to use an FHA loan? It wasn't very long ago when the right answer might be run the other way, but these days government-guaranteed financing from the Federal Housing Administration, the Department of Veterans Affairs and state and locally managed loan assistance programs can be key to selling a property. Real estate agents shouldn't be pushing buyers toward their favorite lenders, but they should be able to help them and you wade through complex financing issues.
- What's your fee? Forty-six percent of sellers Consumer Reports surveyed this year attempted to negotiate a lower commission rate. About 71 percent succeeded and those people were just as satisfied with the performance of their real estate agents as those who paid the standard 6 percent or more. In short, if you don't ask, you don't get.
- Can I talk to one of your previous clients? You never know.
- New homes added to the market: 84
- Total available homes in August: 618
- Number of homes added to the market in August that are now under contract: 10
- Number of homes sold: 83
- Most expensive home sold: $480,000 in Southbank subdivision
- Least expensive home sold: $40,760 (not in a designated subdivision, on FM 725)
- Highest number of days on the market: 513
- Lowest number of days on the market: 29
- Average number of days on the market: 149
- Average sales price: $225,601
- New homes added to the market in June: 122
- Total available homes in June: 609
- Number of homes added to the market in June that are now under contract: 17
- Number of homes sold: 67
- Most expensive home sold: $1,200,000 in Riada
- Least expensive home sold: $46,000 in Rhine Terrace
- Highest number of days on the market: 710
- Fewest number of days on the market: 10
- Average sales price: $243,997
- Average number of days on market: 153
- New homes added to the market: 122
- Total available home in May: 607
- Number of homes added to the market in May that are now under contract: 11
- Number of homes sold: 63
- Most expensive home sold: $490,000 in Vintage Oaks
- Least expensive home sold: $12,500 in Highland Park
- Highest number of days on the market: 583
- Fewest days on the market: 29
- Average sales price: $191,125
- Average number of days on the market: 133
- New homes added to the market in April: 112
- Total available homes in April: 681
- Number of homes added to the market in April that are now under contract: 9
- Number of homes sold: 68
- Most expensive home sold: $517,750 (T Bar M subdivision)
- Least expensive home sold: $41,000 (Rural Acres)
- Highest number of days on market: 627
- Fewest days on market: 26
- Average sales price: $211,811
- Average number of days on market: 169
- New homes added to the market in March: 133
- Total available homes in March: 668
- Number of homes added to the market in March that are now under contract: 20
- Number of homes sold: 61
- Most expensive home sold: $520,000 (Oak Ridge Estates subdivision)
- Least expensive home sold: $30,000 (Unicorn Heights subdivision)
- Highest number of days on market: 1056
- Fewest days on market: 19
- Average sales price: $189,235
- Average number of days on market: 158
- List price: $129,988
- 3 bedrooms
- 2.5 bathrooms
- 1360 sq feet
- Built in 2000
- .12 acres
- NBISD
- Meadow Creek subdivision
- Quaint neighborhood
- Landscaped front and back yard with mature trees, stone walk ways, and storage shed
- Large playscape can be negotiated
- Well maintained and updates throughout
- Trim bushes so they don't block windows or architectural details.
- Mow your lawn, and turn on the sprinklers for 30 minutes before showing to make the lawn sparkle.
- Put a pot of bright flowers (or a small evergreen in winter) on your porch.
- Install new doorknobs on your front door.
- Repair any cracks in the driveway.
- Edge the grass around walkways and trees.
- Keep your garden tools and hoses out of sight.
- Clear toys from the lawn.
- Buy a new mailbox.
- Upgrade your outside lighting.
- Buy a new doormat for the outside of your front door.
- Clean your windows, inside and out.
- Polish or replace your house numbers.
- Place a seasonal wreath on your door.
- 4 bedrooms, 3 bathrooms, with 2 half bathrooms
- 4440 sq feet
- 2 living areas and 1 dining area
- Located on 14.6 acres with 280' of Lake McQueeny waterfront
- Negative edge swimming pool with hot tub
- Outdoor movie theater
- 2 outdoor kitchens
- 2 cabanas
- Private sand beach with palm trees
- 3 boat lifts
- RV bay and hookup
Thank you for stopping by my blog! Please note that this blog has moved to a new location. Click here to be directed to the new location.
Selling your home? Don't make these mistakes
I found, and want to share, this quick video clip (from the Today Show) of the top mistakes sellers make in the real estate market.
The statistics at the beginning of the video do not pertain to our local market, but I see the other issues mentioned over, and over again. I couldn't agree with Barbara more.
Check out this great MSN video - Selling your home? Don't make these mistakes
A Day in the Life of a Realtor: Preparing for the Hurricane
I always smile when someone tells me that they want to be a Realtor. I think back 5 years ago...when I said the same thing, and got my license.
Most people think that Realtors float around town, attend fun events, see nice homes, and work with nice clients that effortlessly pour into the office, on a regular basis. We put a sign in a yard, show a buyer a house, show up to closing, and receive our paychecks. It's easy right?
This assumption can not be farther from the truth! Well...part of the assumption is right...sometimes we do float around town, attend fun events, and see nice homes. :)
But seriously, the truth is, real estate is nothing like what I thought it would be. It is 100 times more challenging, 100 times more difficult, 100 times more expensive, and 100 times more rewarding than I could have imagined.
I hope you enjoy reading about my experiences and adventures!
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Preparing for the Hurricane
Today I was still not feeling well; I have been sick for the past few days. Sick or not, my clients still have homes to sell and need information on properties. Tuesday's are my seller update days. This is when I update my sellers on market conditions, progress with the marketing of their home, check up on feedback from showings that have occurred in the past week, and discuss concerns and questions.
The busy real estate season is almost upon us! Spring is on its way! I am doing my best to get as organized as possible before the "hurricane" hits!
Morning:
Normally, I go to downtown New Braunfels each day and work from my office. Today, since I am sick, I decided to work from home in the morning. I check and sort email, follow up on any lingering issues from the evening before, and start my lead generation to get new business.
Lunch:
I went into town around lunch time to attend the Realtor open house/luncheon of one of my office colleagues. The home that was open today is a beautiful custom home in Rock Wall Ranch. I feel that it is important to attend these events to show support for my fellow agents, gain information on the home, and provide feedback to the sellers. These events are usually fun - Realtors LOVE a free lunch and love to see nice homes. It's also nice to see my Realtor friends and colleagues. It is important to have a good working relationship with other Realtors. Yes, we are in competition with each other for business, but we also have to work together to sell homes and make transactions happen.
While I was in the area, I did a drive-by on an expired listing to check out the curb appeal, location, and neighborhood. Most of my sellers are home owners that contact me when their home did not sell the first (and sometimes second) time with a previous agent. I am meeting the owner of this particular home on Friday and will be running a full market analysis to see why this home did not sell and help the seller prepare a strategy to sell the home this Spring. Its hard to get a full picture of the home, and why it did not sell, by only seeing information and pictures on the MLS.
Afternoon:
After my hill country excursion, I went back to the office to start preparing for appointments that are scheduled for later this week. Another expired listing home owner called to set an appointment. This time the home is located in Canyon Lake.
I started feeling bad again so I left to work from home for the rest of the day. On my way home, I did a drive by for tomorrow morning's listing appointment. From my couch and lap top, I spent the rest of the day, and part of the evening sending email updates to sellers, and preparing several market analysis (and blogging).
Hopefully I will feel better tomorrow...I will be BUSY for the rest of the week!
Today was the calm before the hurricane...several of my sellers have had multiple showings on their homes and I have three potential new listings this week. Things are about to get really busy and it will be a crazy Spring season.
Real estate moves in waves. January 2012 was the busiest month of my career. I took 4 listings, closed my first short sale transaction, negotiated and closed a very fast transaction for an investment property, and negotiated a contract on another one of my listings (it closed as well). After working 16 hour days for a month...the past few weeks have been relatively slow...a MUCH needed break to re-group and prepare for the next wave.
Within the madness, I discovered that I desperately need help. There is too much work for one person to handle (which is not a bad thing!). In addition to my current business, I am also working on structuring my team so that some of the administrative work can be handled by someone else. Currently, I have someone that works with me part-time, in the evenings. We are working on expanding her responsibilities from prospecting to marketing listings and paperwork/file maintenance. This expansion and training takes most of my weekends, and evenings. GROWTH IS GOOD!!
After being in real estate for 5 years, I am beginning to understand the patterns of the business. Spring is the start of "hurricane season" for real estate and the season will extend until Fall, where it will slow down again during the holidays. Lots of homes need to be sold, and a lot of buyers will be out and about!
Don't Raid the Couch Cushions and the Cookie Jar
Don't Raid the Couch Cushions and the Cookie Jar
By Karin Beuerlein, FrontDoor.com |
Published: 11/01/2007
Keep more than a few pennies of savings for the unexpected costs of buying a home.
Examples:
The MOST Expensive Home Available in New Braunfels
The most expensive home listed for sale in New Braunfels is..... (drum roll)
1230 Sleepy Hollow
Asking price: $2,199,999
What makes this home special???
Please note: The Most Expensive Home in New Braunfels only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
November 2011 Statistics - Residential Homes in New Braunfels
Here is a quick look at how the New Braunfels real estate market finished up in November.
This information only represents homes in New Braunfels, it does not include lots, acreage, to-be-built homes, condos, multi-family, or commercial property.
As of December 2, 2011, there are 508 homes available to purchase.
Statistics for homes sold in November:
Are you interested in selling your home, or purchasing a
new home? Contact me for a no obligation consultation and market
analysis: 830-609-8877 or [email protected]
Please
note: This information only includes single family residential
properties. It does not include multi-family, ranches, land,
commercial, or resort properties. Data provided by Central Texas MLS is
deemed reliable but not guaranteed. Data does not reflect properties
sold or listed exclusively through by owners or builders who have not
listed in the MLS. Data does not necessarily reflect Keller Williams
listings and sales.
6 Selling Myths Uncovered!
Myth #1: You should always price your home high and negotiate down.
Truth: Pricing too high can be as bad as pricing too low. If you list too high, you'll miss out on buyers looking in the price range where your home should be. Offers may not even come in, because buyers who are interested in your home are scared off by the price and won't even take the time to look at it. By the time you correct the price and list your home at its fair market value, you will have lost that window of opportunity when your home draws the most attention from the public and real estate agents; i.e. the first 30 days that it is on the market. A well trained real estate agent who looks out for your best interests will consult with you on your homes fair market value and different pricing strategies for the current market.
Myth #2: Minor repairs can wait until later. There are more important things to be done.
Truth: Minor repairs make your house more marketable, allowing you to maximize your return (or minimize loss) on the sale. Most buyers are looking for homes that are ready for them to move into. If your home happens to attract a buyer who is willing to make repairs, he/she will begin asking for repair allowances that come out of your asking price. The amount of an allowance that you have to offer a buyer is usually more than what it would cost for you to make the repair (or hire someone to make the repair). Remember, buyers are comparing your home to other homes that are currently on the market. Your home should be inviting so that everyone who looks at it can see themselves living there.
Myth #3: Once a potential buyer sees the inside of your home, curb appeal won't matter.
Truth: Buyers probably won't make it to the inside of the home if the outside of your home does not appeal to them. Buyers and their agents often do drive-bys before deciding whether a home is worth their time to look inside. Your homes exterior must make a good first impression so that buyers are compelled to stop and come inside. All it takes is keeping the lawn mowed, shrubs and trees trimmed, gardens weeded and edged, and clutter put away. Six Selling Myths Uncovered (continued)
Myth #4: Your home must be every home buyer's dream home.
Truth: If you get carried away with repairs and replacements to your home, you may end up over improving the house. There is a point where improving your home doesn't pay off. The key is to consider what competing properties feature and look like. A highly motivated real estate agent will consult with you on what competing properties have to offer he/she can even show you competing properties so that you can make sound home improvement decisions.
Myth #5: You are better off selling your home on your own and saving money on the commission you would have paid to a real estate agent.
Truth: Statistically, many sellers who attempt to sell their homes on their own cannot consummate the sale without the service of a real estate agent. Homeowners who succeed in selling their home by themselves usually net less than if they had a real estate agent working for them. The National Association of REALTORS surveys consumers every year, including homeowners who succeeded in selling their home without a real estate agent. Over 70% of these homeowners say that they would never do it again.
Myth #6: When you receive an offer, you should make the buyer wait. This gives you a better negotiating position.
Truth: You should reply immediately to an offer! When a buyer makes an offer, that buyer is, at that moment in time, ready to buy your home. Moods can change, and you don't want to lose the sale because you have stalled in replying.
What's the Average Age of a Home Buyer?
Take a look at how Texas home buyers compare, in age, to home buyers across the country...
Source: "2010 Profile of Home Buyers and Sellers Texas Report," National Association of Realtors
How Buyers Find YOUR Home
Understanding how home buyers find the home that they purchase is a key component to for buying or selling a home. Where do buyers come from? Where does a Realtor fit in? How long to buyers look for a home before they choose to buy one?
Each year, the National Association of Realtors conducts a study on the behaviors and characteristics of home buyers and sellers in Texas. Here is what the "2010 Profile of Home Buyers and Sellers Texas Report" has to say about a buyers' home search process:
What does this mean for sellers in Texas? Online marketing is crucial to selling your home and it is very important to put your best foot forward to millions of online searchers. The pictures of your home, information and facts presented, written description, and other online marketing methods are KEY in today's real estate market.
How to Choose a Great Listing Agent
How to Choose a Great Listing Agent
Ask these 10 questions to find the best professional to sell your property.
By Jennie Phipps, FrontDoor.com | Published: 11/10/2008
The world is full of people who sell real estate. Some of them are smart, efficient, focused, versatile and willing to go the extra mile. And some of them aren't.
Finding an agent who will sell your home using a range of marketing tools to get you the best deal possible in a reasonable amount of time, all while charging a fair rate, takes some effort. Interview at least three candidates before you sign a contract.
Here, thanks to Alison Rogers, author of Diary of a Real Estate Rookie, and a practitioner in New York City, are 10 questions you really want to ask so you can identify the best real estate agent to sell your property.
August 2011 Statistics - Residential Homes in New Braunfels
Here is a quick look at how the New Braunfels real estate market finished up in August.
This information only represents homes in New Braunfels, it does not include lots, acreage, to-be-built homes, condos, multi-family, or commercial property.
August inventory statistics:
Statistics for homes sold in August:
Are you interested in selling your home, or purchasing a new home? Contact me for a no obligation consultation and market analysis: 830-609-8877 or [email protected]
Please note: This information only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
How Much "Home" Can You Afford?
When purchasing a home, or beginning to THINK about purchasing a home, many home buyers will base their home searches on how much their monthly payment will be.
I found, and want to share, a very cool tool on the Internet that allows home buyers to calculate how much they can spend on a home, based on factors such as down payment amount and desired monthly payment.
Click the link below to find out home much "house" fits your budget!
Interactive calculator
June 2011 Statistics - Residential Homes in New Braunfels
Here is a quick look at how the New Braunfels real estate market finished up in June, 2011.
This information only represents homes in New Braunfels, it does not include lots, acreage, to-be-built homes, condos, multi-family, or commercial property.
June 2011 inventory statistics:
Please note: This information only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
May 2011 Statistics - Residential Homes in New Braunfels, TX
Here is a quick look at how the New Braunfels real estate market finished up in May.
This information only represents homes in New Braunfels, it does not include lots, acreage, to-be-built homes, condos, multi-family, or commercial property.
May Inventory Statistics:
Please note: This information only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
April 2011 Statistics - Residential Homes in New Braunfels
Here is a quick look at how the New Braunfels real estate market finished up in April.
This information only represents homes in New Braunfels, it does not include lots, acreage, to-be-built homes, condos, multi-family, or commercial property.
April inventory statistics:
Statistics for homes sold in April:
Please note: This information only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
Interested in Luxury, Quality, and Location? This New Braunfels Home Has All Of the Above!
402 Williams Way is a beautifully crafted home with the perfect blend of luxury and comfort. This 2275 sq foot, 3/2 custom home is situated on a professionally landscaped, half acre, highly desired corner lot and was built in 2007 by Namken Construction, a New Braunfels custom-home builder who is popular throughout the Comal area.
This home is full of exceptional construction and design features that is expected of Namken Homes: with interior and exterior ?Old World? colors and design elements, signature metal roof, energy efficient features, granite throughout and stained concrete floors.
This home is full of exceptional construction and design features that is expected of Namken Homes: with interior and exterior ?Old World? colors and design elements, signature metal roof, energy efficient features, granite throughout and stained concrete floors.
This exceptional floor-plan offers comfortable living and dining areas, a gourmet kitchen, and a luxurious master suite split from the secondary bedrooms. A perfect family plan.
The home is in Oakwood Estates, a quiet and desirable neighborhood located in the popular "hill above Landa Park" and is surrounded by other well-kept custom homes. The central location offers access to Loop 337, IH 35, HWY 46, and downtown New Braunfels is just 5 minutes away.
Home is available for $320,000. To schedule a showing, or for additional information, please contact me at 830-609-8877 or [email protected].
Another Happy Buyer!
Here is my newest testimonial from another happy home buyer:
"Valerie Tolbirt was an excellent Realtor. She knew I was a first time home buyer and explained everything in terms I understood. She answered all of my questions and concerns in a timely manner and exceeded my expectations! I will definitely recommend her to any other home buyers because she knows what she's doing and she will go out of her way to make sure you find exactly what you want for the best price! Thank you, Valerie!"
Jackie Davis
425 Verano Circle, Kyle TX: Purchased March 2011
1 BIG Myth and 4 Good Reasons Why You Need a Realtor When Purchasing a New Home
Do you need a Realtor to purchase a new home from a builder? Technically, you don't but it is within your best interest to have one represent you. Here is why....
DR Horton...Pulte....Plantation...Lennar...KB...Fieldstone...the list goes on and on. Each of these builders have something different to offer buyers: size and price value, neighborhood amenities, luxury features, floor plan variety, purchasing incentives, and optional upgrades. Each builder is different, but all new home purchases have ONE thing in common: Buyers NEED a Realtor to represent them.
There is 1 BIG myth and 4 good reasons why you need a Realtor when purchasing a new home:
MYTH: A buyer can save money on the purchase of their home by NOT using a Realtor.
TRUTH: The builder will NOT negotiate a lower sales price, or offer additional incentives, if you choose to not have a Realtor represent you when purchasing a new home. Realtors' commissions are not paid from your transaction, they are paid from an account separate from the sale of your home. You have everything to lose and nothing to gain by choosing NOT to have a Realtor represent you.
Why you need a Realtor:
1. A local Realtor knows the area, market, and community. They can advise you on these items based on your needs, goals, and future plans for the property.
As a home buyer, you have probably done your research on things such as school districts, area, features wanted in a home and community, your targeted price range, and desired monthly payment.
What about the other things your need to consider? Community size, current market conditions, resale trends, and area growth are a few of the things that most buyers do not think about.
As a Realtor, my job is to provide you with as much information as possible, bring concerns to your attention, inform you on market trends, and help you make a purchasing decision based on your short-term and long-term plans.
2. You need a Realtor to review and explain your purchase contract.
Sales people at a builders office work for the builder, they are not there to represent you, the buyer. This is not saying that they are "evil" people who will try to take advantage of you, or not address your needs. You are their customer, not their client. My experience with builder sales representatives have been very positive, but sometimes you need a second, un-bias, opinion of your purchase options. Is this home REALLY a good, solid, investment for you and your family? Based on the market, are you paying a fair price for the house?
A Realtor will treat you as a client, not a customer, and can help you work through the pro's and con's of a house, neighborhood, and subdivision. They can also help you compare incentives between similar builders.
3. A Realtor can help guide you in the purchase process.
In some ways, purchasing a new home is similar to purchasing a pre-owned home. There is a purchase contract with deadlines and time frames, you will most likely have a lender, there will be a title company, insurance agent, walk-through, and meetings.
Realtors know the right questions to ask, how to navigate the purchase process, and the avenues to take if something were to go wrong with your purchase. Realtors can troubleshoot, provide recommendations, and anticipate/diffuse potential problems.
4. A Realtor looks out for your best interests.
Sales people at a builders office work for the builder, and most do not hold a real estate license issued by the Texas Real Estate Commission. They are familiar with their community, their features, the prices and features of their competition, transaction processes, and their sales contracts. However, they do not always have general real estate industry knowledge (IE. general financing and insurance options) that is essential to protecting the best interest of a buyer.
For example: I had a buyer purchasing a home in a new subdivision that allowed USDA financing. The buyer, and the subdivision, were both pre-qualified for a USDA loan. The sales contract language centered around the assumed financing of a VA or HUD loan. This was a problem because a USDA loan does not fall under the categories of HUD or VA loans. Her contract did not provide any protection for a USDA loan in the event that she, or the property, did not meet underwriting guidelines and appraisal conditions. In short, this means that with the way the contract was written, she would lose her $500 earnest money (deposit) if the home did not appraise, or if she/the house did not meet final approval for the loan.
I called this issue to the attention of the sales representative, who did not know that protection for USDA loans were not covered in the contract, and suggested that proper USDA wording be added to the sales contract in order to protect the buyer's $500 deposit.
Problem solved and buyer protected! This would not have happened if I had not been there to review the sales contract before she signed.
...................................................................
Before you visit the office of a new home builder, seek the counsel of a Realtor...or better yet...call ME! I would love to visit with you about your home purchasing options. :)
Valerie Tolbirt
Keller Williams Realty
830-609-8877
ValerieTolbirt@yahoo.com
March 2011 Statistics - Residential Homes in New Braunfels
Here is a quick look at how the New Braunfels real estate market finished up in March.
This information only represents homes in New Braunfels, it does not include lots, acreage, to-be-built homes, condos, multi-family, or commercial property.
March inventory statistics:
Are you interested in selling your home? I specialize in selling homes new to the market and ones that have been listed before. Contact me for a market analysis and consultation. 830-609-8877 or [email protected].
Please note: This information only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
Cozy and Affordable New Braunfels Home - Available for Under $130,000!
1712 Logans Pass
New Braunfels, TX 78130
The cozy home welcomes your with comfort and quality. This home boats recent vinyl flooring, polished wood stair steps, cheerful paint colors, chair railing in the bedrooms, and crown molding in the living areas. The 12 x 24 ft covered back porch will provide cool shade for hot summer days and the backyard is great for privacy, BBQ's, and outdoor entertainment.
This home is in a great New Braunfels ISD location. It is seconds from County Line Rd, and minutes from IH 35 and all of the New Braunfels area attractions.
Take a video tour without leaving your house!
Just for Fun...How Many Homes Are Under Contract In New Braunfels?
Currently there are 687 homes available in New Braunfels. 21% (144) of these home are under contract(various stages of purchase). These homes range in sq footage, lot size, New Braunfels location, features, etc.
The most expensive home "under contract" is located in Vintage Oaks and has a list price of $549,000. The least expensive home being purchased, located in Unicorn Heights, is priced at $62,731. The average list price for homes under contract is $212,306.
Please note: This information only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
For Sale: 797 San Gabriel, New Braunfels, TX, $189,999
Low Cost Ways to Spruce Up Your Home's Exterior
Make your home more appealing for yourself and potential buyers with these quick and easy tips:
Source: http://www.realtor.org/
Just For Fun...The Most Expensive Home Available in New Braunfels
The most expensive home listed for sale in New Braunfels is..... (drum roll)
3196 TX 46
New Braunfels, TX 78130
Available for: $2,500,000
What makes this home special???
Please note: The Most Expensive Home in New Braunfels only includes single family residential properties. It does not include multi-family, ranches, land, commercial, or resort properties. Data provided by Central Texas MLS is deemed reliable but not guaranteed. Data does not reflect properties sold or listed exclusively through by owners or builders who have not listed in the MLS. Data does not necessarily reflect Keller Williams listings and sales.
Where Are All The Buyers At??
I decided to jump start my New Braunfels Real Estate blog with answers to the question that most property sellers in New Braunfels are asking...."where are all the buyers at?"
If you are a seller, in New Braunfels, there is no doubt that you have recently experienced frustration with selling your home....tons of showings and no offers, offers that are way too low, buyers that back out of contracts, and financing that falls apart. Chances are good...your home has also been on the market for months. There more properties available than there are good, solid, qualified buyers. Buyers are taking their time, seeing tons of properties, and choosing the ones that are priced the best, have the best features, in the best locations, with the most updates. Its a buyers market and buyers are not stretching their budgets; they are being conservative and purchasing below their qualification price range.
Centralized Showings is a company that most real estate offices and Realtors employ to schedule showings for their listings. This company also collects, and makes available, data on the showings that are set up through their company. Through their services, we are able to zero in on which price ranges have the most buyer traffic.
This data was collected for showings that occurred between January 1-28, 2011, in the New Braunfels zip codes of 78130 and 78132.
$30,000 - $250,000 Range:
$250,000 - $500,000 Range:
So what does this mean? This means that the most active price range for properties priced under $250,000 is $130,000-$150,000 and the most trafficked price range in the upper tier is $280,000 - $300,000.
Where does your property stand??
I hope you find this information helpful and I look forward to bringing you more information in the future!
Note: Showing data is collected from Centralized Showings and does not necessarily reflect showings scheduled by Keller Williams, on Keller Williams listings. This data does not include real estate companies and agents that do not use Centralized Showings, and does not include builder properties and properties for sale by owner.
