Texas real estate

Apartments in Houston are always modifying their specials and incentives. Many times clients call stating that in order to move to the apartment community, the community must offer some sort of rental incentive or discount off the monthly rent. Maybe six months ago that would be the case. Renters have become spoiled. The specials that have been available to most new renters have slowly started to disappear. Houston, Texas may have more apartment units than any other city in the United States. There is no zoning in the city which basically means developers and builders can build what they want where they want. And with Houston gaining more individuals in sheer numbers than any other city, developers have begun building apartments as fast as they can get the concrete poured. However, with the financial crisis on the forefront, new apartment construction may be put on hold.

Now in Houston we have a couple different rental conditions going on, and these dramatically affect specials. Rental rates have begun appreciating sharply within the last two years. However, rental rates have always been cheap compared to the rest of the nation. Price points of brand new Inner Loop apartments start above $1200. Newer apartments typically attempt to fill up their vacancies as quickly as possible. These new apartment communities do offer specials, usually offering 1 or 2 months free, and sometimes even provide the renter with a gift card too. Now as the price point of the newer properties has increased, many renters have decided to lease at a “B” or “C” property, or choose properties that are not in a high rental area.

Many of these “B” properties are now 100% full and in order to move into one of these, one must put his or her name on a waiting list. So these properties will never offer specials as they are completely full. So now the renter has two choices. The renter may pay more in order to get an incentive and live in a luxurious property, or they may live in a property this is 20-30 years old. Many renters have become very upset stating that everything is over-priced and not worth it. They have had it good so long they believe every property should give something away.

By: Andrew Reichek

Dripping Springs is a small city in Hays County which is located 21 miles west of Austin. In the census of 2000, Dripping Springs reported a population of 1,548 inhabitants and 554 households, and among them 418 families. The population density of it was 468.07 people per square mile at the time of the census, and the city currently has an area of 3.3 square miles, all of it land. 41% of the households in Dripping Springs have children under the age of 18 living at home, and 61% include married couples. The median income in the small city is roughly $47,000, and the populace is primarily White, with about 86% reporting Caucasian heritage, and various other ethnicities comprising the difference, including a Hispanic population of 18%, along with many citizens reporting mixed ancestry.

There are a slightly higher percentage of women than men in the city of Dripping Springs, and the average household size is 2.79 people, with families reporting roughly 3.24 members on average. In 2005, the population had expanded and the figure of 1,666 occupants was reported for the city of Dripping Springs.

Dripping Springs is located in the heart of the Texas Hill Country, and the city offers majestic views of the hill country, rolling hills, abundant foliage and wildlife, and clear water creeks, most with rock bottoms. The rural areas outside of the city limits are also highly populated, and with these residents included, the area claims over 20,000 inhabitants. The students of Dripping Springs attend schools in the Dripping Springs Independent School District, and there are many noteworthy attractions in or near the city, including Hamilton Pool, which is a scenic natural pool, grotto, and waterfall formed from the collapse of an underground river due to erosion thousands of years ago.

The park is now considered to be a nature preserve, and swimming is allowed when the water quality meets safe standards. Nature study, hiking and picnicking are permitted on the numerous trails and grounds alongside the pool and 45 foot waterfall year round, and the park is open from 9:00am to 5:30pm daily, although pets are prohibited at all times, even on leashes. The waters of Hamilton Pool eventually flow into the waters of the Pedernales River, and all of the Highland Lakes are reasonably close to Hamilton Pool and Dripping Springs, along with Canyon Lake and many other nearby lakes, creeks, and streams.

Two more nearby attractions are the Pound House Museum and the Westcave Preserve. The Pound House Museum is the oldest structure in Dripping Springs, and it was originally the home of Dr. Pound, the first doctor to practice in the area, and the home was built in 1855 and is located in Founder’s Park. The Westcave Preserve is a limestone grotto and natural terrarium, and the lush, green canyon is shaded by a canopy of cypress trees, and offers tours, birding, and programs for local school children.

HDr. Pound and his family came to the Dripping Springs area from Mississippi in 1854, along with the Moss and Wallace families, and descendants of the Pound family lived in the original Pound home, which is now the Pound House Museum, until 1893. Many early settlers to the area gravitated to it due to the abundance of trees and water, and the city wasn’t incorporated until 1981, when the residents feared being annexed by the city of Austin.

In 1998, Dripping Springs opened a community library, and the Dripping Springs Chamber of Commerce is currently active in preserving the historic elements of the community with library exhibits and other displays of memorabilia. An interesting bit of trivia about the city is the fact that cyclist Lance Armstrong was born and raised in the small community, and he is now one of the area’s most well-known and respected native sons.

There are many resorts, R.V. parks, bed and breakfast inns and restaurants in or near Dripping Springs, including restaurants such as the Canyon Grill, Bert’s Barbecue Roadhouse, the Cafe Lago, and the Salt Lick, as well as the Cypress Springs Ranch Bed and Breakfast, and the Exotic Sunset Bed and Breakfast in nearby Wimberley, among choices for lodging. Dripping Springs is frequently referred to as the Gateway to the Hill Country, and with its natural beauty, many attractions, and proximity to both San Antonio and Austin, it is a must-see community for those interested in rural, peaceful living.

By: Ki Gray

There are many ways to go about marketing your real estate business. The following are the top 5 ways that I have found to be essential to my marketing campaign. Take the time to create a campaign that includes elements from each of these proven methods.

Print advertising

Marketing is visual. People believe what they can see with their own eyes. Take some time to create a powerful print advertising campaign. Print advertising materials include flyers for listings, just-listed cards, business cards, letterhead and more. If you aren’t the creative type, then it might be worthwhile to hire a local advertising company to create materials for you. There are even local companies that will manage your print advertising campaigns for you, and mail out the media at intervals that you determine. Set it up once, and you’re done!

Social networking

Your friends are your warm market. I have read books that say that by the time you are 30 years old, you already know thousands of people. If you haven’t got into the social networking game already, it would behoove you to do so. Start a Facebook, LinkedIn, and Twitter account immediately and start building your social networking presence. Build a strong profile and start adding friends, and you’ll be amazed at how quickly you can build a database of potential clients. People like to see what other people they know are doing, and this is a great way to market yourself and show people what you have going on in your life and your business.

Internet marketing

Studies have shown that people are using the internet to search for real estate now more than ever. National real estate companies promising the latest and greatest ways to find homes are popping up left and right. Get your piece of the internet-marketing pie today! Create a website and showcase your skills and areas you work. This will greatly improve your company’s credibility and add as a powerful means to marketing yourself.

Organizations

Join an organization! Get to know people. If you are in the real estate business, you are in the people business! Think about your hobbies and what you enjoy doing, and find a local organization or charity to join. This is a great way to meet new people and build a database of clients.

Referrals

Referrals are a must for any successful real estate business. Take the time to market yourself to your current clients by asking for referrals as often as you can. It is much easier to earn a new client’s business when you have been referred to them by someone they trust. Treat your referrals with the highest of regards, and if you earn their business, you will also earn their referrals.

Take the time to create a marketing plan that includes Print Advertising, Social networking, internet marketing, organizations and referrals. Master the effective use of these 5 ways and watch your business grow!

By: Shannon Ensor

Starter families searching for property must take a look at the five best neighborhoods in San Antonio. For instance, Alamo Heights is a quaint quite suburb that offers vintage boutiques and high end gift shops. From bungalows to luxury estates, one will find a home in the neighborhood to suit their lifestyle and needs. According to real estate reports the average cost of a home is around $140,000 which will buy a four bedroom home and 3,000 square feet of land.

The average Alamo Heights homes sell for around $250,000, as purchasers basically pay for the name. This city has been turned into a shrine and offers a quiet place to relax. The Alameda is the first affiliate of the Smithsonian outside of Washington, D.C. It is found near Market Square, and offers live music every weekend. Through music and food is a great place to experience the city’s culture.

Then there is Helotes, which is home to acres of green lush land where people can be seen riding their horses. Helotes – meaning corn in Spanish – offers starter families tranquility from light pollution and street noise. There is an host of shops and restaurants which anchors the community, and has become a venue of strip malls and music venues. The prices of homes are double as opposed to city home prices and each home is completely unique which makes Helotes popular.

King William is now attracting young professionals looking for something different as opposed to ranches. Buyers are purchasing run down homes and bungalows built in the late 1800′s and restoring them to their original magnificence. Nearby public schools have dramatically improved and now include dual-language curriculums and new programs. King William homes were once purchased at bargain-basement prices, but those days are long gone. Home values have soared and the average cost of a home is around $650,000.

For the young families that cannot afford King William have opted for Mahncke Park and are refurbishing the run-down homes with wraparound porches. Unlike King William, it is a stone throw away from downtown. Mahncke Park offers homes and bungalows for under $200,000; but be aware these prices won’t last.

The Stone Oak, which is the fastest growing quadrant of the city, caters for middle and high income families which also have the opportunity send their children to the best public schools in the northeast district have purchased rows of conventional style homes. Large malls offering popular stores are surrounded by trendy bars, restaurants and beauty salons. Young members of the San Antonio Spurs can also be seen at the pubs and stores. An average home in Stone Oaks costs around $350,000 and residents forgo large lawns for more square footage.

By: Ashlee Pannell

Every so often, real estate transactions can go bad. This often results in one party demanding the other specifically perform pursuant to the real estate contract.

Specific Performance Demands In Real Estate Transactions

Once a seller and buyer agree on a price for a property, a real estate contract is signed. The contract contains provisions each must comply with, provisions that are legally binding. If problems arise during escrow, particularly if things turn nasty, one party may look to legal remedies to force the other party to do something.

Specific performance is a legal demand that a party perform some act. Although the theory can be applied to many situations, it is often seen in real estate transactions. This is because courts have determined that property is unique, and specific performance is often more valuable than monetary damages.

In the case of real estate, specific performance demands often involve the conveyance of title. Having met the conditions of the contract, the buyer demands the seller convey title to them. Why would sellers not do this automatically? Situations can include seller remorse, basic flakiness or the realization the seller accepted far too low an offer compared to what the market would produce.

Specific performance demands are a two sided situation. Courts often are reluctant to grant them because human nature is such that the defendant will often poison a situation by damaging the property or screwing up title. This does not mean the seller is off the hook.

While courts are hesitant to grant specific performance demands, they are not hesitant to enforce real estate contracts. Depending upon the laws in your state, the court may grant something called a lis pendens. The lis pendens represents the equivalent of the monetary damages suffered by the buyer. More importantly, it is recorded against the deed of the seller’s property. This effectively forces the seller to pay the buyer if the seller ever hopes to sell the property. When a title insurance company reviews title for any subsequent sale, it will notify the new purchaser of the lis pendens and refuse to issue title insurance. With no title insurance, the seller is going to have an extremely hard time moving the property. In fact, it will be nearly impossible as it is difficult to imagine any buyer that would want to get involved in the dispute.

While there can be sniping in real estate transactions, most go fairly smoothly. When they fall apart, specific performance and lis pendens can become dominant issues.

By: Raynor James

Austin, Texas is becoming one of the nation’s most popular places to build a custom home. There’s the culture, the lifestyle, the weather, and of course … the affordability.

When building a custom home in Austin — or anywhere else, for that matter — there are no hard and fast rules that apply across the board. The very nature of a custom home means it is different from others, so the building process often varies from home to home.

With that being said, there are certain steps you can follow to ensure your home building process is a smooth one:

1. Determine Your Budget

Having a custom home built may be the biggest financial decision you ever make. So before you start talking to builders or looking at lots, you need to determine your budget.

Start by adding up your monthly expenditures. Leave housing out of the equation for now — just focus on food, shopping, lifestyle, car payments, insurance, investments, etc. Compare these figures to your monthly income to see how much of a house you might realistically afford.

If you currently own a home, this calculation will be much easier. You simply have to ask yourself, “How much more could I comfortably pay each month for a larger mortgage?”

2. Determine Your Location

When choosing a location for your new home, start with the obvious questions. Is it close to work, school and shopping? Are there major roadways, railroads or other noise-producers nearby? What are the taxes like? How are the school systems? (Quality of schools is important whether or not you have children, because it affects your property values.)

Once you’ve answered the obvious questions, move on to the less-obvious ones: What kind of development is planned for the foreseeable future? Will that beautiful meadow across the street be a parking lot in two years? As of this writing, there’s a lot of development and expansion happening in Austin, Texas, so be sure you get a long-range picture of your preferred location.

3. Make a List of Builders

Once you’ve decided what part of town you want to live in, you can begin making a list of builders who work in the area. You might start by using the search engines, or by visiting some of the online directories of home builders, such as Reals.com, AmericanBuilders.com or BuildingOnline.com.

Once you have a list of some of the top builders in your chosen area, start your fact-finding mission. Request brochures, visit model homes, surf their websites. Do whatever you can to gather information on each builder’s reputation, expertise, price range, floor plans and other important criteria.

4. Decide On a Builder

Choosing your custom home builder is a major step. But if you’ve completed the previous step and conducted some thorough research, you’ll have a much easier decision to make.

Once you’ve established that a builder has a good reputation and a genuine commitment to your happiness, you need to ask the big question: “Does this builder create the kind of home I can see myself in? Does it feel right to me?” Take your time answering these questions and making your ultimate decision.

5. Choose Your Lot

Before you can start looking at floor plans for your new dream home, you need to choose a lot. Floor plans are often dependent on the lot you choose, so the lot usually has to be decided on first.

The reasons for this are sometimes obvious and other times not. Obviously, a longer home will require a longer lot. But there may be other considerations at work. For example, maybe the developer wants to stagger one-story homes and two-story homes throughout the community for overall appeal.

These considerations will vary from builder to builder. For now, just realize that the floor plan will usually depend on the lot you choose. So remember to ask plenty of questions about this along the way.

6. Pick a Floor Plan

One of the great things about a custom home is that it’s, well … custom. Sometimes a custom home builder will offer basic floor plans that you can modify as you wish. Other times, the floor plans are created “from scratch” in coordination with an architect. Either way, you have an opportunity to build a home around your present and future needs.

This step of the process will involve many questions. How much space do you need? How many rooms? One story or two? Any special features, like a wraparound deck? This can often be the most exciting part of the home building process, because it involves turning your vision into a reality.

7. Negotiate the Contract

Be sure to get a written contract signed by the builder and the architect / designer (if there’s an architect involved). A contract for new home construction should describe the project in detail, and it should include a listing of all the features to be included in the home. Ask for a contract amendment if the project changes later on, and make sure you get all of your questions answered before signing.

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By: BR Cornett

When you are considering purchasing a property; either for investment or personal use you will need to hire a real estate appraiser. If you are financing the purchase through your credit union or another financial institution will most likely be required to hire a real estate appraiser to perform an appraisal on the property. This is because your Credit Union wants to ensure that your dream home doesn’t become a nightmare and that the purchase they are financing is really worth the amount loaned.

In the best case scenarios the appraisal is returned indicating that the fair market value of the home meets or exceeds the sales price. The problem comes in when the appraisal indicates that the fair market value of the home is less than the sales price. In the latter case, the prospective buyer would either need to drop the deal or renegotiate the sales price with the seller.

As you can see, it is critically important that you find a reputable and competent real estate appraiser. That one appraisal can easily make or break a deal. Even if you are not financing the purchase through a lending institution it is still worth the effort to insure that the property you are investing in is really worth the amount of the purchase. If you should hire a less than competent real estate appraiser you find out the hard way later on that the property you purchased was not really worth the amount that you paid.

Real estate appraisers perform an evaluation of a property and then provide a written evaluation after consulting standardized checklists and comparing the property in question to county land value sources and sales information on nearby similar properties. The estimation of replacement costs is also taken into consideration. Finally, real estate appraisers must be able to verify legal land descriptions. As you can see, there is quite a bit of work involved in performing a competent real estate appraisal and it is important that each step be performed accurately.

You real estate agent will most likely be able to suggest a real estate appraiser but this does not necessarily mean this is the right person for the job; it merely means this is the person they most often work with. To get the job done right you need to find a real estate appraiser who is able to perform a completely objective evaluation.

Look for someone who has been formally trained and who possess a license with the state real estate commission to perform such appraisals. Also look for someone who possesses adequate experience in performing real estate appraisals and who is knowledgeable about the local real estate market. Some states require real estate appraisers to have experience as a real estate agent and to hold a current real estate license; even if your state is not one of these it may be a good idea to look for someone with these qualities anyway because they probably have their finger on the pulse of the local real estate market.

Like real estate agents, appraisers commonly specialize in certain types of real estate. Some specialize in commercial properties while others work only in residential properties. Some appraisers even specialize in only high end or luxury properties. Many consumers find it beneficial to select a real estate appraiser who specializes in the specific type of property they wish to have appraised. Finally, don’t forget to ask for references and/or recommendations from any real estate appraiser you consider.

By: Nicole Soltau

Determine the niche market you are likely to be in. Generally we would like to do it all: Foreclosures, absentee proprietors, probate, tax liens, abandoned properties, lease alternatives etc. But, a profitable and genuine real estate investor would like to generate profits from one aspect and concentrate on it before diversifying.

When people hear in tele-seminars and webinars on quick revenue, they also want to cash in on the opportunity. Then, they research and acquire all information about a program they identified on the web and try to explore the vistas, but most often burning their fingers badly as they lack the experience and expertise in the real world of real estate. The issue is that almost everyone is trying to find the secret ingredient and sadly, no such recipe exists.

As far as the business is concerned, you really shouldn’t do everything. Instead you must do a single or two things properly. So, possibly you function with foreclosures and inside of the probate method for your real estate investing. You grow to be the specialist in each of these places.

You understand a single market place and the way to negotiate and conquer objections, remedy difficulties. This 4 step process may help you achieve your goals:

Select your market: foreclosures, probate, absentee proprietors, MLS, farming neighborhoods, tax liens, abandoned properties, code violations, and so forth. Which ever field you chose research well and see if you have requisite aptitude in it. if you choose something randomly chances are you will quickly lose interest in it and give up. Therefore, choose wisely.

Decide your approach of communication: telemarketing, mass media marketing. direct mail, emails, blogs, and forums. Set your real estate advertising and marketing price range: Find out the amount you might be shelling out per campaign. A campaign just isn’t a month to month price range. You could shell out $100 a single month and $500 the subsequent just as a result of what advertising and marketing techniques you might be making use of.

Put into action your program – and follow it! once you are committed to real estate business through advertising and marketing you need to be serious or else you will be throwing funds out the front door and not really earning profits in real estate! Patience pays, just keep in mind that advertising and marketing is definitely an investment into your real estate enterprise and continual investment will definitely yield continual stream of revenue.

By: Ashlee Pannell

The amenities of city life are wonderful, but obviously, city life is not for everyone. And for Texans and those wishing to relocate to Texas that are country dwellers, they are finding very attractive areas in Dallas. Although Dallas is a big city within minutes or miles from Dallas, you can find remote areas and neighborhoods where horses are still seen carting carriages down the street as they pass children with vegetable stands. It is a big city that offers a style of living for everyone in the state- and country dwellers are no exception.

Country Living, Dallas, Texas

Celina: Celina is located in Collin County and is a wonderful area for families and those that enjoy country dwelling. The Celina is a family oriented community with many simple pleasures such as southern charm, picnicking, camping, horseback riding, fishing, hiking and boating on one of their many nearby lakes, Lad Dallas, Lewisville Lake, and Roberts Lake. The town still engages in events such as bird watching, old time rodeos and cattle drives as well as many other cultural events.

Northwest Dallas: Northwest Dallas features many small towns with wonderful hospitality and charm that are rich in family oriented activities and community involvement. Rolling green hills and open wide space with great values are all part of the appeal of Northwest Dallas which is a vibrant area where residents enjoy stock shows, cattle drives, rodeos, horseback riding, camping and more.

Irving: Irving is a warm community atmosphere with much involvement and the amenities of modern living while maintaining the simple pleasures of life. Irving offers many ranch and horse communities and also houses the largest equestrian sculpture in the world, The Mustangs of Las Colinas. Homes begin in the $100,000s and go up.

Denton: Denton County has many ranch and horse homes and land available for custom development. Denton County possesses a natural beauty with many community highlights such as universities lush parks, entertainment and restaurants as is a popular area among families as well as the retired.

Southlake: Southlake is a charming small town featuring ranch style living. Community involvement is strong with many family oriented activities and a lower than state average crime rate. The area is considered a wonderful investment and a great place to raise children with homes beginning in the $100,000s.

There are many areas throughout Dallas and its surrounding areas that provide residents with a wonderful life style in the riches of beautiful nature and wonderful community.

By: Ashlee Pannell

San Antonio is the eighth biggest city in the United States and the home of 1.1 million people. Situated in the state of Texas, the city has plenty to offer to tourists – you will never get bored here! There are lots of things to see and something for everyone. If you have a week to spend in lively, colorful San Antonio, you can easily find something different to do every day.

You will find African-Americans, Native Americans and Old Mexican and Wild West culture still remaining. San Antonio has no less than five original Spanish Colonial Missions, if you are interested in history. The San Antonio de Valero Mission (known as The Alamo) is a fortress and former mission that is famous for being the scene of the Battle of the Alamo in 1836. You will also find La Villita in San Antonio, which is one of the first settlements of the Spanish military, who settled there with their families.

Nearly twenty-two million tourists visit San Antonio, the gateway to Southern Texas, each year, proving its great popularity. Even though it is a big city and still growing, San Antonio keeps its history and traditions alive and takes great pride in its status as one of the most popular and interesting tourist spots in the United States.

The Paseo del R?o is another interesting site to visit in San Antonio. Spanish for “The River Walk”, the Paseo del R?o is a path of flagstone and cobblestone that passes by the San Antonio River and goes via the city center. You will find boutiques, parks, hotels, nightclubs, high-rise offices and cafes on the path, which is nearly two and a half miles long. You can choose between a morning stroll on the River Walk or time it for the evening to see a colorful bazaar of people and a beautiful sunset. If you enjoy theme parks, you might like to visit Sea World San Antonio or the Six Flags Fiesta Texas. The San Antonio Spurs of the NBA are also based here if sports is more your thing.

San Antonio boasts several interesting museums in addition to everything else. If you are not a history fanatic, there is the Public Library or San Antonio Zoo to consider. You will definitely be spoiled for choice if you like lively nightlife. There are many bars, restaurants and nightclubs to choose from and the Texans sure know how to party!

By: Gabriel J. Adams