Texas real estate

An important part of our job as Realtors is to help our clients negotiate for the best deal on a house. Your confidence and professionalism in this area will make your service memorable to your clients. Here are some strategies to help you guide your clients through the negotiation process.

1. Constantly re-establish trust.

Establishing trust between the parties is the most important strategy in any negotiation. Buyers and sellers know that the other party has interests that are in conflict with theirs. They begin with a certain amount of wariness of each other. It is valuable to establish rapport quickly. Show them that you and your clients will be reasonable to work with. Here are some ways for your clients to establish common ground:

Communicate that they have a common hobby, the same type of job, moved here from the same area, went to the same college, have similar children’s needs, or other relatedness.

Present evidence that your clients are qualified to buy the property.

If your buyer works for a well-known company, this may increase the seller’s trust.

Never delay your counteroffers. Show respect for the seller’s time.

Communicate that the buyer appreciates the home.

Begin the negotiation by establishing rapport. Then continue to reinforce it throughout the closing process. I have noticed that buyers are often reluctant to show that they like the house. They believe that an aura of disinterest will help their negotiation. I recall a transaction in which the buyers met the seller, and expressed how much they liked the house. During the negotiation the seller had multiple offers to choose from. Their offer was selected. The buyers’ encounter with the seller, and openness about how they felt, gave them an edge. Also, they were real people to the seller, while the other offers were just paper. The seller trusted them to close the deal.

2. Don’t get negative feelings involved.

While trust is the single most important factor in a negotiation, ego is the most destructive. Many times I have seen buyers include notes with their offers. They point out faults and deficiencies, and explain why the home is not worth the price. I guarantee that these buyers paid a premium. The point is, never run down the sellers’ home. This will bring their feelings to the table. And negative feelings are an unnecessary hurdle to have to overcome. If you have the opportunity, compliment the sellers’ house, decorating and gardens. Don’t forget that their children are always above average, and their pets are practically human. During the negotiation, anchor your offer price to market data.

3. Play on the Same Team.

It is important that you stay on the same team as your clients. A united front is a strong negotiating position. This may not be the way things really are. The wife may love the house, but the husband wants to negotiate the price. You may not approve of some of the terms of the offer. If you reveal a break in your ranks, the sellers will consider your position weaker.

4. Keep a Grain of Salt.

A healthy skepticism is a good thing in negotiation. Not everything you are told is true. How many times have you heard that the contract has to be in this quarter, or the price is going up? Does the 1% bonus for contract this week mean that you have to rush your offer in? Is the price really firm? Proposals such as these show you what is important to the seller. The seller may want close quickly and for full price, but, on the other hand, the seller may want to close, period. I can think of many times when I thought the buyer’s offer would never work, and yet, they got their terms.

5. Understand Special Needs.

A big part of negotiation is subtle. Little things make a big difference. Sometimes good deals go off track because of a difference in the style or personality of the parties. A misperception of the required tone can lead to a decline in trust. Some examples:

Slower Pace – The sellers were a couple in their 90′s. Since they did not leave the house, the buyers met them several times. The buyers took extra time to sit down and talk, and formed a strong bond.

Holy Ground – The sellers had a small grave for their dog on the property, which they were very sensitive about. The buyers realized this, and sent word that they would leave it in place.

For the Birds – The sellers had numerous bird feeders on the property. The buyers keyed in on this, and offered to continue feeding the birds.

Get a Grip – The sellers’ agent tended to give wrong information, did not handle details well, and was untrustworthy. In order to preserve the buyer’s trust, it was necessary to double check everything, handle paperwork, and watch deadlines.

6. Keep private things private.

Buyers may have some issues that should be kept private. They may have just sold their house, and need to act fast. They may need to start kids in school. They may be in the middle of a divorce. They may have an interest rate that is about to expire. Not one of these pieces of information will get them a better deal on a house. In fact, they all indicate that they are under pressure. Your buyers should be perceived as folks who are well qualified, who truly appreciate this home, and who can be trusted to close.

7. Get good information.

Here are some questions to ask before you and your clients compose an offer:

How is the market in general? How are other actives and recent sales priced?

How long has the home been on the market? Have there been price changes?

Did the house sell recently? What was the price?

Is there a time deadline that must be met? Would a pre or post lease be desirable?

What is the appraisal district value? The taxes? The HOA dues?

Is a disclosure available? A property inspection? A survey?

Are there any offers expected, or on the table now?

Price is just one consideration in the negotiation for a home. Other terms, such as financing, close date, repairs, or possession date may be just as important. Negotiating for a house requires skill in giving and taking information, and in communicating to the seller that your clients are the best buyers for their property.

By: Roselind Hejl

Looking for a simple, inexpensive upgrade to give your property a selling edge?

Try some lovely landscaping.

It doesn’t matter whether you are planning to sell this year or five years from now,
beautiful landscaping will give you very high returns on your investment now and
later. And, with landscaping, the value usually increases with time and a little TLC. For
return on investment, landscaping rivals kitchen and bathroom remodeling, experts say,
but a simple landscape upgrade can be done for much less than either of those
interior upgrades.

According to Realtor Magazine, a minor kitchen remodel averages about $15,000 and
returns than 98 percent of the cost. Landscaping done well can return 100 percent to
200 percent of an investment and can be accomplished for an average of $5,000,
according to Money Magazine.

Sources differ on the value beautiful landscaping adds to a home. However, estimates
range from a 10 percent to 20 percent increase in value. This Old House magazine
April 2003)puts the value at 20 percent. Smart Money magazine (March 2003) reports
that if you spend 5 percent of the value of your home on landscaping, you increase
the value by 15 percent.

Experts generally agree that landscaping should be modest. Complicated garden
designs and vegetation that requires a lot of tending won’t increase most home
values. Of course, landscaping alone won’t help sell a home in poor condition, but
it will lift a home’s profile among similar properties.

Don’t confuse landscaping with simple exterior curb appeal. Nearly any property
can be made more appealing by keeping the lawns trimmed and mowed, removing lawn
ornaments, and judiciously placing flowers. Landscaping involves more permanent
elements, such as ornamental and shade trees, flower beds, and water features.

If you decide to improve your home’s landscaping, consider getting professional
advice from a landscape architect or designer. Even if you do the actual
installation yourself, getting professional advice can prevent some common
landscaping errors that actually decrease the value of your home. One typical error
is planting pine trees too close to the home. The trees may look nice when they are
small, but 20 years later an enormous pine tree can dwarf a home. Planting the right
trees can make or break your landscape.

By: Milton B. Yates

The Dallas Texas real estate market has improved significantly in recent years, after a lengthy recession caused by over-speculation and the Savings and Loan crisis. Currently the median price for real estate in Dallas Texas is $159,900, but estates in the area are priced as high as $22 million. Dallas and the surrounding area is the home of many major sports teams, corporate headquarters and numerous billionaires. The area has much to offer culturally and economically.

Trying to find the perfect home in the Dallas Texas real estate classifieds can be a major chore. Today, there are thousands of properties for sale. With more than 50 residential neighborhoods within Dallas and more in the surrounding cities, knowledge of the area is of utmost importance. It will be very helpful to choose a Dallas Texas real estate agent that has lived in the area for a while and is familiar with what the different communities have to offer.

If you are interested in buying Dallas Texas real estate, RE/MAX, an industry leader, recommends that you make a list of your ten most important factors and take the list to your Realtor, once you choose one. There are numerous factors that may be important to you.

Typically, one of the most important factors is location. Consider where you work, how far you are willing to commute and if rail transport is desirable. DART, the Dallas Area Rapid Transit authority, is one of the most ridden light rail systems in the country, but does not cover all areas of the city and it’s suburbs.

If you have children, proximity of schools and daycare will be important to you, as well as parks and recreation. The Dallas Independent School District is one of the largest districts in the country. In 2006, the School for the Talented and Gifted (commonly referred to as TAG), located on East Eighth Street, was ranked #1 among public high schools by Newsweek. TAG is only one of six magnet schools in Dallas.

As for recreation, the city of Dallas maintains and operates over 400 parks, including the 260 acre Fair Park, which hosts the annual State Fair of Texas, the largest state fair in the United States. The Dallas Zoo is just south of downtown in the Oak Cliff area. White Rock Lake in the Lakewood and Lake Highlands communities is popular for fishing and sailing. Bachman Lake in north Dallas is regularly stocked with catfish and encircled by a 3.3 mile hiking trail. In all, the city is criss-crossed by over 60 miles of biking and hiking trails.

Asking prices for Dallas Texas real estate cover a wide range. There is something for almost anyone in any price range.

Architectural style may be important to you. You may want a townhouse, a condominium, a large backyard, a 3 car garage, etc. All of these things and others can help narrow down your search. Real estate in Dallas Texas covers an area of over 300 square miles. It would be exhausting and frustrating to look at everything the market has to offer. You want to look at homes that suit your needs and desires and those of your family.

If you are selling real estate in Dallas Texas, you should make a list of your home’s attributes, some of which may be easily overlooked. You may have newly renovated baths or kitchens, new appliances, vaulted ceilings or any number of other features that may be appealing to a prospective buyer.

Whether you are buying or selling Dallas Texas real estate, the first step is to find the right Realtor. The process of finding a home can be simplified by someone who asks you the right questions and knows the area. The sometimes lengthy process of selling a home can be shortened by a Realtor who targets the right buyers. Not all real estate agents are Realtors, some work only part-time, some are new to the industry and inexperienced.

By: Russell Cantwell

Prosper Texas is a growing community located north of Frisco, north of Dallas. This city is home to many beautiful luxury estates and homes with ranch land and acreage. Many of the homes in Prosper have equestrian facilities, acreage and are million dollar estates and properties. Prosper Texas real estate is booming as nearby Frisco becomes a popular entertainment destination for citizens of north Dallas.

Prosper Texas is a prestigious far North Dallas suburb approximately 36 miles north of Dallas. Being situated between McKinney and Denton on Highway 380 and bisected by Preston Road and the Dallas North Tollway, Prosper offers exceptional access to the DFW Metroplex. Prosper is located in both Denton and Collin Counties and has a population 5250 as of the 2008 census.

Prosper offers…

Vibrant community for young professionals to raise their families; Median age is 31.21 years with per capita income of over $36K. Highly-rated 3A School District, A TEA “Recognized” District. Master-Planned Neighborhoods with diverse housing; The average home price in Prosper is $385,000

Some of the luxurious Prosper neighborhoods include Gentle Creek Estates, Twelve Oaks, Deer Run, Saddle Creek, Amberwood Farms, Greenspoint, Lakes of La Cima, Lakes of Prosper, Varrado Ranch, Whispering Meadows, Whispering Farms, Eagle Country Estates, Preston Meadow, Highland Meadows, Quail Lakes and Willow Ridge.

The first settlers arrived in this area in 1846 for the black fertile prairie soil of North Texas where cotton was “King”. Between 1850 and 1902, two settlements existed. One community, two miles south of the present town, was called Rock Hill. The second community, one mile north, was called Richland. The development of these small communities was expedited in 1876 when County Courts ordered small tracks of land to be established for quick sale. These tracts, each approximately 160 acres in size, were sold for $3.50 per acre. Dr. A. T. Bryant of McKinney purchased one of the tracts, which later became the geographic nucleus for the Town of Prosper.

The establishment of the St. Louis & San Francisco Railroad in March of 1902 created the change that forced the communities of Rock Hill and Richland to merge forming the Town of Prosper. For years, Prosper was the central stop for the railroad between Dallas and Sherman. When community officials applied for a Post Office with the name “Richland”, they were informed that city name was already taken. Postmaster B.J. Naugle asked for an alternative name and J.C. Slaughter suggested the name Prosper, because crops that year had been very prosperous.

The Town of Prosper was incorporated in 1914 with a commission form of government and a population of 500. U.N. Clary was Mayor and served in that position for the next 49 years.

From the mule drawn wagon and horse drawn buggy, the automobile evolved. Thus began the evolution of people moving in and out of the rural community. Surviving the war and the depression, the mechanization of farming provided the next big impact on Prosper’s population.

In 1980, the introduction of light industry, combined with the growth of the Metroplex, led to a comeback for Prosper. Today Prosper is the home to more than 100 businesses and hundreds of new families.

To learn more about Prosper Texas real estate [http://www.tiffanysharkey.com/] at Tiffanysharkey.com

By: Jenna Ryan

1) Irving School District is made up of 33000 students right in the heart of Dallas Fort Worth. $31 million dollars were awarded to the graduating seniors from the four area high schools in Irving; MacArthur, Nimitz, The Academy of Irving and Irving High School.

The School District’ libraries are nationally recognized as “Best in the Nation” (1991,2000) and features the Library Solution automated system that contains over 750,000 items.

Students in grades 9 through 12 are given laptop computers for use at home and school during the school year. $49.8 million in bond funds were approved by Irving voters for instructional technology in November 2007.

2) Irving Parks. There are currently 43 parks with over 2000 acres of land maintained by the City of Irving Parks and Recreation Department. Activities available include picnicking, hiking/biking trails, sports of all kinds, fishing, swimming, recreation centers, canoeing and boating. Read more at Irving Parks.

3) Irving Police Department. Irving police arrive on the scene within six minutes from the time a call is placed. Irving police care…

4) Irving Chamber Of Commerce. The Chamber is very active and full of great people. They are wild about their city and will make you feel at home. An active Chamber helps bring new business to the area and helps the community continue to grow. They help business’ and the community network together for the good of both.

5) The City is constantly looking for ways to improve and bring business to the area which will help keep the homeowners tax rate down.

6) Many new and revised ordinance regulations have been approved by City Council to further strengthen the city’s efforts to provide a safer, more visually appealing community. A huge push to continually improve the city’s image.

7) Up to Date, visionary library. The Irving Public Library offers a new service to help patrons find that next good book to read. BookNews, the new reader’s advisory service, provides access to free electronic newsletters about a variety of books via the library’s Web site or through e-mail.

Location

9) Location

10) LOCATION

This is a great, growing city to work in and to live in. Did I mention LOCATION??

By: Pat O'Reilly

While much of the country suffers through a difficult housing market, the Gulf Coast City of Port Aransas is in the center of a very active real estate market. Both retirees looking for a beachfront community (one that isn’t synonymous with “steel and glass high-rise”) and investors looking for a winning investment in a difficult national housing market are discovering Port Aransas.

The town of Port Aransas (Port A as the locals call it) is the center of the Mustang Island community. Mustang Island is an 18 mile barrier island running parallel to mainland Texas north of Padre Island, with Corpus Christi Bay to the West and the Gulf of Mexico to the East. The northern end of the island is connected to the mainland by a ferry system run by the Texas Department of Transportation. The trip is free of charge and takes only three minutes to cross to the mainland. On the southern end, the JFK Causeway connects the island with mainland Corpus Christi.

Because of this, Port Aransas is as accessible as it is beautiful. With a life of its own and a lot of character, this peaceful beach community has miles and miles of unspoiled beaches lapped by gentle waves. Port Aransas is an area of immense natural beauty that (combined with the opportunity for a sound real estate investment) is becoming especially popular with Baby Boomers. The island is perfect for people looking for a laid back coastal lifestyle different from the one offered by tall-and-glittering condominiums elsewhere in the U.S. To many, Port Aransas is the kind of place described in a Jimmy Buffett song.

The Port Aransas Housing Market

In general, Texas housing markets are some of the most undervalued markets in the nation. Because of this, the state has been able to avoid “the popping of the great real estate bubble” which has been occurring in growing communities all over the country. Texas homes have resisted the downward trend in pricing suffered by other U.S. states-instead, many coastal Texas communities are showing strong and steady growth.

Port Aransas is one of the strongest of these communities – the active Port Aransas market boasts some of the best value in coastal property in the U.S. While much of the Gulf Coast is dotted with towering condos, Port Aransas is an attractive option for those looking for a quieter retirement (or just a sound investment) in a beachfront home or condo. It’s also an affordable option, as lot and housing prices here aren’t inflated they way they have been in popular beachfront communities in Florida.

Why is Port Aransas a growing community? Part of the reason is that Mustang Island boasts a large portion of the total Texas coastline available for development. Of the 375 miles that make up the Texas coast, 293 miles are unavailable for development, 56 miles are fully developed, and 26 are available for development. Many of those 26 miles lie on Mustang Island. According to Ann Vaughan of the Chamber of Commerce, the area of Port Aransas is “absolutely exploding.”

Communities on Mustang Island

Port Aransas has always been a mecca for those looking for a beach or fishing escape. It has now become a popular destination for second home buyers from Houston, Dallas, Austin, San Antonio and beyond. There are many planned communities built and being built all over Mustang Island. These communities range from modest condominiums and town homes to entire planned communities complete with marinas, golf courses, parks, shopping and restaurants.

Cinnamon Shore

Cinnamon Shore is a 64-acre planned community which began construction in the spring of 2007. Upon completion, this master planned community will feature about 240 single-family homes, 275 housing units, and 1,100 feet of coast line. The development is designed around the idea of beautiful architecture and pedestrian friendly streets, as well as having only a minimal impact on the environment around it.

Royal Sands

Established in 2003, Royal Sands is a 32 acre Mustang Island beachfront community consisting of 90 home sites. The development features family and adult pools, birding ponds, protected dune areas and a beach walk over. Royal Sands provides onsite management, security and maintenance support for vacation rentals.

Newport Beach and Golf

The Newport Beach and Golf master planned community is planned around the concept of a European port city. At the heart of this community will be the Town Center Marina, surrounded by residential villages with luxury homes, hotels, shops, a marina, and waterfront cafes. Weaving through the community is the Newport Dunes Arnold Palmer Golf Course.

The Palmilla

The waterfront Palmilla resort will be situated on 30 acres of land and will consist of 94 home sites. The community will feature a mile of bulkhead walkways, floating boat docks and a resort style pool. Construction should begin in the spring of 2009.

Tortuga Dunes

Tortuga Dunes is a $100 million community on 137 acres of Mustang Island land with 1,000 feet of beach. This community and the architecture of the homes are based upon a Caribbean feel, full of meandering pathways, tropical trees, and wooden shutters. It will have a simple but eclectic design, with gated access, walking trails, and beach views.

Village Walk

Village Walk, located in the heart of Port Aransas, consists of 98 homes and opened for occupancy in 2007. This community is made up of coastal cottage style homes, with gated access, gulf views, pools and extensive landscaping, all only two minutes from the beach.

Mercer Village

Located in “Old Town” Port A, the Mercer Village condos are conveniently located and within walking distance to the harbor, shops and restaurants. Twelve cottages will surround a private pool and tropical palapa. Construction will begin summer 2008.

Researching Area Real Estate

The real estate market on Mustang Island is ever changing. For updated information or to search the MLS network for current real estate listings, visit http://www.TexasIslandProperties.com. To further refine an MLS search to Mustang Island and Port Aransas, enter Nueces as the county and 78373 for the zip code.

By: Keith McMullin

Real estate experts predict that the demand for housing in Houston, Texas, which has surged recently, will continue to rise in the foreseeable future. This means that for real estate agents and brokers; Houston can become a very lucrative place where they could practice their profession. However, this also means that real estate agents or brokers who want to work in Houston should expect that they will face stiff competition from other real estate professionals who also want to get in on the action. Given this, it is then very important that real estate agents enroll in a very good real estate school, which can provide them with the tools and skills they need to be successful in Houston.

Finding the right real estate school in Houston

Finding the right real estate school in a place like Houston, Texas, which has a very healthy real estate market can be a bit of a challenge given that there is a large number of real estate schools that have ?sprouted? in the area. However, there are still some steps that realtors can take to gain access to the right real estate school in Houston. Some of these include asking the right questions and looking for certain things from the real estate schools that realtors are considering. One of the most important things that realtors should look for is the course outline of the school, as it can help them assess the relevance of the courses that the school provides. In relation to this, realtors should also look at the reference materials that schools are using, as much as possible; realtors should pick a school that uses books that were written by some of the most notable real estate authors like Gaines, Coleman, and Crawford.

As to some very important questions that realtors should ask real estate schools, one example is to ask the school on how long it takes to finish the course. Other important questions include asking about the support that the school would provide their students with regard to the licensing process and on the continuing education programs that the school provides its alumni.

To be able to succeed in Houston, realtors need to gain access to the right real estate school that can provide them with the skills, which can help them do so. However, given the large number of real estate schools in Houston, picking a school can be a bit difficult. The good news is that there are some steps that realtors can take to help them pick the right school for them, which include asking the right questions and looking for certain things from schools.

By: Ken Marlborough