Realtor ®-The Woodlands Real Estate

Here on Active Rain and just about Every other Real Estate Related Network across the Nation, Real Estate Professionals- Including myself- Have written FACTS about our LOCAL Market.  We have stated time and time again how the Media is Simply incorrect in, Well, almost all of their coverage.

Houston TX, has decided to do something about it.  Our Market was #1 in 2006 for Residential Permits issued, and in 2007 our overall market was actually Really Good!  As of 2 Months ago there were only 2 Cities in the Nation with Inventory lower than us.

What did Houston do to Fight Back? 

Check out www.HoustonFacts.org  and find out.   :) Let's just say that you will find REAL and TRUE local statistics there.  Are there any other cities across the Nation doing this?

Being a homeowner brings a lot of Responsibility when it comes to home Maintenance.  We get in the Daily Rut of rush, rush, rush and take things for granted like Caulking in Bathrooms, Paint on walls...

Then comes time that we need to sell our home.  You invite a Real Estate Professional over to the home and one of the first questions asked is "Have you done any updates?"

Often times Homeowners think that Updating a home is expensive, quite the contrary.  Updating your home does not have to Break the Bank.

Let's take for example your Bathrooms.  You may have a Fiberglass Shower Enclosure.  Many people like to have Ceramic Tile, or Cultured Marble; but what REALLY makes the shower look Dated?  It's the Caulking and Fixtures.  Here is how you can Update your Bathroom the Cheapskate way:

• Tube of Caulk-  $5
• New Shower Faucet-  $24  (just the faucet itself, not inside)
• New Bathtub Spout-  $8
• New China Sink-  $34
• New Valves and Hoses under the Sink- $16
• Gallon of Low Voc Paint-  $30
• New Light Fixture- $20
• New Towel Bar-  $20
• New Sink Faucet- $30

All for a Grand Total of $187.00

Now let's look at your Bedrooms.  If you visit some of the Big Box stores on a regular basis, you can find some great deals on the Clearance shelves.  I recently found a Hunter Ceiling Fan WITH Light Kit for $39.97 !!!

So, if you Bargain Hunt- Here is how you can Update Your Bedroom for Cheap.

• Ceiling Fan- $50
• Low Voc Paint-  $30
• Updated Lamps-  $25
• New Curtain Rod-  $10

All for a Grand Total of $115

As a homeowner, if you maintain your home and do updates to it off an on throughout the year, Updating can be a BREEZE and NOT break the bank. 

Home Buyers are not Generally looking for a home with 10's of Thousands Dollars in Upgrades; They are just wanting a home that they can move in to with very little maintenance and not a whole lot to do.  A new coat of paint, caulking, light fixtures and Faucets can make an home look Brand Spankin' New.

Year after Year I hear from Sellers in The Woodlands and Spring area just North of Downtown Houston "I will wait until Springtime to list my home. We are thinking towards the end of April."

The Popular Belief for many years is that homes just DO NOT sell as well during the Winter and before May. 

Many Buyers and Sellers alike think that the time to sell is when School is out.  Parents do not want to take their kids out of school and so on.  The truth is, if you wait until the end of April or beginning of May to list your home, you may be missing out on MANY Prospective Buyers.

We have noticed in the past several years the 'Selling Season' start much earlier than usual.  In 2004 we noticed a Drastic pick up in sales in March, even earlier in the following 2 years, and last year...Well, here I have a chart to explain it.  The following chart is the 2007 Year at a Glance for a neighborhood in the area; Imperial Oaks.

This chart is broken down in to Average Days on Market, Average Price per Square Foot and Number of Homes Sold.  Every Dot on the Chart represents a different month; left to right starting with January 2007. 

This Chart tells us several things:

• From January to February, the number of homes sold jumped by nearly 10-A list month of November
• As we met April, the Days on Market dropped to well below 50- A list month of February
• Jump to May, when many believe homes start to sell it still shows an Avg. list month at the end of Feb.
• Homes listed in June averaged selling at the end of August and in September with little change in Price per square foot.

When Competing against many other homes in your neighborhood, it is imperative to stay ahead of the market and not chase it.  This comes in to play with Timing, Price, Marketing and so on.  Although we do not know that 2008 will follow the same trend as '07, with this chart in mind it is a good idea to List prior to April or May.

If you are considering Selling your Home within the next 6 months and would like some Information specific to Your Home and Your Neighborhood, please feel free to contact me for a Market Report to help you. 

***All Statistics were gathered through HAR MLS.

©All charts and content Copyright to Stephanie Edwards-Musa, The Woodlands TX Real Estate 2007

Stephanie Edwards-Musa
Prudential Gary Greene, Realtors (R)
9000 Forest Crossing
The Woodlands, TX 77381
Direct Line:  281-635-9444

Auburn Lakes is a Golf Course Community in Spring TX; one that I like to call one of the area's best kept secrets.  With a Community Center, Golf Course and Country Club, and Gorgeous Landscaped Lakes with Fountains you drive in to a breathtaking Community.

There are several sections still being built-One of those is the Estates section with many of the same Custom Builders as Carlton Woods starting about $500K all the way up to $1 Million.  In other sections you will find Lennar and Imperial for example that are building below $300,000. 

The Courts at Auburn Lakes is a section of Custom Patio Homes built by Cannon Custom Homes.

November and December were not too active in Auburn Lakes.  Many of the homes availabe are currently under construction in all price ranges. 

If you would like more information about Comparable pricing for your specific home, a current list of homes available or to view homes available in and around the Auburn Lakes Community, please feel free to contact me at any time by phone or email.  Happy New Year!

For more posts on Auburn Lakes, view the following links:

• Welcome Home to Auburn Lakes
• Previous Auburn Lakes Market Reports

***All Statistics were gathered through HAR MLS. Active and Pending Properties were compiled as of 1/3/08.

©All charts and content Copyright to Stephanie Edwards-Musa, The Woodlands TX Real Estate 2007

     Stephanie Edwards-Musa
     Prudential Gary Greene, Realtors (R)
     9000 Forest Crossing
     The Woodlands, TX 77381
     Direct Line:  281-635-9444

Well, we have approached our Second Season of the year in Houston which also means that it is a New Year!  It's January 2008!

Houston and its' Suburbs have maintained quite well this year in comparison to many parts of the Nation.  More specifically, Imperial Oaks continues to attract many buyers and keep several Move Up Sellers.

Imperial Oaks opened their new section, The Falls, this year.  A Beautiful setting around Nature where you will find Ponds, Walking Trails, a Dog Park, Fitness Center and anything else you can imagine.

 As usual, I will start out with a couple of properties currently available in the Community.

This first one, although you may never know by looking at it, is a Foreclosure.  It has New Paint, New Carpet, and some amazing Curb Appeal.  With 4 Bedrooms, 2 1/2 Bathrooms, 2 Car Garage and Both Formals there is plenty of room here.

This home on Nanton was built in 1992 and totals 2868 sq. ft. according to the appraisal district.  A Breathtaking Stairway invites you inside, the Master Bath invites you to relax with either the Separate Tub and Shower, and the backyard is an excellent size for a picnic!

This home is currently listed for $174,900.

This next home is an immaculate David Weekley only 3 years young.  It has over 3000 sq. ft. and all of the rooms one could ask for including a Game Room and Media Room. 

A other few items you will find here are a HUGE Master Closet, Separate Tub and Shower and a TRUE Greenbelt Behind the home...after the large backyard of course.

Nestled in Imperial Oaks Park 7 near the new Elementary School, this home is currently listed for $209,900.

Now for the Market Update for November and December.  As usual for this time of year, there were less sale but a couple of handfuls none the less!  There were definitely folks moving before Christmas!  All of the Active and Pending Properties are current as on 1/3/2008.

If you would like to see the Year at a Glance, use the chart below.  It tracks the numbers of homes sold, average Days on Market and Average Price per Square Foot by month for 2007.

If you would like more information about Comparable pricing for your specific home, a current list of homes available or to view homes available in and around the Imperial Oaks Community, please feel free to contact me at any time by phone or email.  Happy New Year!

For more posts on Imperial Oaks, view the following links:

•·         The Falls at Imperial Oaks

•·         Previous Imperial Oaks Market Reports

***All data compiled through HAR MLS.  Both listings shown are not listed by me and are posted with permission by the listing agents and broker.

©All charts and content Copyright to Stephanie Edwards-Musa, The Woodlands TX Real Estate 2007

     Stephanie Edwards-Musa
     Prudential Gary Greene, Realtors (R)
     9000 Forest Crossing
     The Woodlands, TX 77381
     Direct Line:  281-635-9444

Well, in less than 24 Hours it will be a New Year.  It is speculated Nationwide what 2008 will bring to the Real Estate Market.  I thought it would be appropriate to start the New Year with a New Series.

Contrary to Popular Belief-

I will focus on Common Misconceptions of many things related to Real Estate in General.   The Market, Real Estate Agents, etc.   I am starting with one debate that is HOT with many Buyers and Sellers.  Who Actually Makes the Market Value?

As Real Estate Agents, we get the Tip of Arguments, Anger, Excitement, Happiness; we have the amazing role of working with folks during their emotional time of Buying and Selling.  Sometimes Both at the same time.

I wanted to start with this one because it is almost January 1st.  This, in Houston, is the time that many homeowners and families start deciding whether or not they will be moving this year.  The Dream Begins. 

When Selling a home, it is Vital to Price your home properly from the Beginning.  The way you price your home will be one of the sole factors of how long your home is on the market and how many showings you get.  Contrary to Popular Belief, the Agent does not make the Suggested List Price, nor the Sale Price.  You, the Consumer do.  I have made a couple of charts to help explain this. 

The chart to the left is what I call a Pricing Timeline.  To the left you have Price, on the bottom is Days on Market.  They relate to each other almost as Husband and Wife.  The lower you price your home according to your Area and Market Comparables, the quicker your home will sell. 

As you go along, more Days on Market, the Price Rises.  This line could go on indefinitely. 

Now, where you price your home in comparison to your Market and Area Comparables is a different and not as easy story.  There are many variables that start the pricing. 

However, for example, Well Below Comps would be the 0 Days on Market and Well Above Comps would be 'And So On'.   This is where your Local Real Estate Professional will come in to help you Price your Home.

The next question that comes up when Selling is "Well, the Buyer will want a lower price.  So can't I price it Higher to Negotiate Down?"

Well, yes and no.  When your Local Real Estate Professional does Comparables for you, we can tell how close to List Price homes Generally sell.  My listings Generally sell within 98-99% of List Price.  Until an offer comes in, Refer to the Chart Above.

The Chart to the Right is what I call the Balance between Buyers and Sellers.  I also like to call it my Human Nature Chart.

When Selling anything we own, Human Nature makes us want Absolute Top Dollar for our object.  In this case a house.  That same Human Nature, when Buying, wants the Best Deal and Lowest Price Possible.  There is Nothing wrong with that.

Because of this, you see that the Sellers line starts way up high, the Buyers line way down low.  Where the line intersects is the 'Sweet Spot'.  This is where the Buyer and Seller Actually agree on Price.  This is the Dollar Amount that the Buyer And Seller, (You, The Consumer)  agree on what a Fair Market Sale Price is for your Home. 

Now, how much Higher than the 'Sweet Spot' can you price your home?  Why will you not get as many showings at a Higher List Price?  This will be the next in my Series.  Contrary to Popular Belief,  NO Marketing can SELL a GROSSLY Overpriced Home.  When the Seller and Real Estate Professional work together as a TEAM, Your Home will sell for the Highest Price Possible in the Shortest Amount of Time.  Together we can have Great Success in the Sale of your Home in 2008!

Until then,  Feel Free to contact me if you have questions about Specific Pricing Strategies on Your Specific Home.

©All charts and content Copyright to Stephanie Edwards-Musa, The Woodlands TX Real Estate 2007

     Stephanie Edwards-Musa
     Prudential Gary Greene, Realtors (R)
     9000 Forest Crossing
     The Woodlands, TX 77381
     Direct Line:  281-635-9444

Those of you that know me, you know that I believe that the topics of Green go much further than Global Warming.  It seems that the term Global Warming tends to make many people oppose the idea of Going Green, being better stewards of the Earth, etc.

The truth is, we can take the term Global Warming completely out of the picture. It really is time to consider change.

(Before you scroll down to comment or debate, please keep reading)  I was searching online yesterday for a completely unrelated issue and came across a GEM of a website.  It is put out by The Weather Channel and I thought I would share.

The Earth is Changing.  It has changed and will continue.  Do we need to Debate Global Warming?  Not really and I will explain by topic.  The links are for videos; each video is less than 3 minutes long but the message they put out are absolutely amazing.  

Melting Glaciers:    How does this affect us?  Is it really an issue right now?  This is one of the hot topics.  Check out how the Glaciers have changed.

• Alaska Ice Sheets-  The quote in my title came from this video.
• The New Tourist Attraction

Garbage:  Recycling is getting a little more common.  How else does throwing garbage everywhere hurt us?

• What's That Smell?
• Cleaning up after 3.5 Million

Both of these topics are one that we either do not want to hear about, or that many do not believe in.  When you see how things are changing,  it sort of puts everything in to perspective.  Does it make sense to pull together, all differences in thoughts aside, and consider how to fix/change all of this?

Now, for those of you wanting to know HOW IN THE WORLD this is Related to Real Estate....Stay Tuned.  :)

For December, Dena Stevens recommended that the Eco All Star Group do an amazing Challenge.  It is our GREEN Dream Home checklist, if money were no object.  What 5 features would one choose for their home?  This is all in Celebration of Brad Pitt's Pink Project in New Orleans.

If you follow Green Building, you know that this could very well be a difficult task.  There are literally hundreds, if not thousands, of Green features one could choose from.  However, here is my list of 5.

Let's drift off to La La Land.  :) 

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I just invented a Battery for Solar Panels that can hold enough energy for a Year's worth of power for a 2000 sq ft home.  It takes about one month to be fully charged and throughout the year, the panels can make enough power to supply 12 surrounding homes while keeping the battery full.  This was a solution for average homes to be able to live off of the Grid for only 1% more construction cost.

I then sold the idea, and now I'm retired.  ( told you it was La La Land. )

I purchased 1500 acres of land in West Texas to serve as Preservation and I am about to start construction on a 2000 sq ft home.  During this process I am going to try and minimize the impact on the land.  To start I decided to raise the home about 17 feet off of the ground to find use for the land underneath.  Here is a list of the 5 Features.

1)  SIP's-  Because the home is raised, I decided to go with Structural Insulated Panels.  This way the home could be insulated on all 6 sides.  ( four sides, top and bottom ) 

2)  Solar-  Off the Grid!  I am NOT going to depend on getting Electricity from a Local Utility company.  Also, there is a Wrap Around porch for part of the home.  On one segment of the porch I decided to implement Hit Panels to allow the growth of plants underneath AND store electricity for other items on the property. 

3)  Pervious Concrete-  I mentioned that I want to minimize the impact on the land.  For drive ways and walking paths I am using a Pervious Concrete.  This allows water to go through (like a sponge).  The concrete can be near trees and not damage them.

4)  Rain Water Capture-  There are 4 Rain Water Capture systems sporadically around the property.  1 is Potable for home use and the other 3 are Non-Potable for Property use.  They are connected to 3 Ponds that gather water for Wildlife and watering the grounds such as the Edible Garden.  The ponds also serve as a Reserve water for times of drought.

5)  Geo Thermal-  Since money was no object, I decided to go GeoThermal.  How this will work with the home raised, I have no idea.  :)  But money was no object.

And there it is-  5 items from my DREAM GREEN home.  Darn the bad luck, back to reality.  :) 

If you have a chance, check out the link to Brad Pitt's site for his Pink Project and make a donation.  You can donate as little as $5.  They are building 150 homes and as of right now only 10 are sponsored.  This is a fantastic cause!  Each home will have Photovoltaic Panels and will be of Sustainable Design for Affordable Living.  They have joined with Architects Worldwide to make this happen.

Next I am going to write about the 5 Features I would choose for NO additional construction cost.  Stay tuned!

As the year comes to an end, we are still seeing and feeling the Over Corrected Mortgage issue around the Nation.  However, sometime in February when the Banks' Auditors decide how much money they have really lost or even made, will it start to come around?

Possible, but I think it will be more interesting to follow how Gas Prices affect our Real Estate Market in the next 2 years. 

Living in a Huge Metropolitan area like Houston, Employees have multiple areas in town to consider when buying a home.  Often times with families and affordability, many will choose to be in the Suburbs.  One can buy in the 'Burbs and still have not too long of a drive to work.

However, we are all not so lucky to have a car like the one above that can get over 100 Miles to the Gallon.  Gas Prices keep going up and we are all feeling the pain at the Pump.  Driving 40 Miles to work could get Extremely Costly.

So, how will this affect the Suburbs in Cities across the Nation?  Will people choose to move closer to the City?  Will Employers choose to move OUT to the Suburbs creating more jobs?  Who knows!

When I opened the Houston Chronicle this morning I had a small Glimpse of what we could be seeing a lot more often in my Area.  The article talks about how 3 fairly sized companies are moving and building in Tomball. (A Suburb in the Houston Area)  Each Company is going to relocate their employees and create more jobs as soon the Facilities are ready. 

Now, nothing in the Article obviously stated anything about Gas Prices but the Cost of Land seemed to be an issue.  These 3 Companies found the same as many others, the cost of land is cheaper. 

I can't wait to see what Companies will follow the footsteps of these 3.  Who will be next, or will it go the other way?  What are you seeing in your area?  Have Gas Prices affected Sales in the 'Burbs where you are?

There have read many posts on Active Rain about why Builders should go Green. I believe a lot of it is educating..not just builders, but everyone.  What is Green all about?  How does it benefit the average home buyer?  How do I go Green if I know nothing about it? 

Here is something that I wrote recently that explains why and how I believe Builders can make an effort to GO Green.

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The Building Industry has changed time and time again over the years.  New building techniques make the old obsolete, new products improve the performance of the home, styles change faster than some change their light bulbs.  But what is the "green" that everyone is hyping?  Is it just another fad or style that will change quicker than the name of the bank next door?  Quite the contrary.  Green Homes are really designed for the consumer or homeowner.

Every buyer that I encounter has different wants and needs.  Each one has their own lifestyle to take into consideration while searching for the perfect home.  Although it is not common yet in Houston  for someone to call saying that they want a ‘Green Home', each one is looking for Green Features whether they know it or not.   Other buyers know that Green is the Responsible thing to do.

As the cost of Gas and Electricity continue to rise, consumers are looking for Energy Efficient homes.  Building Green is about envelopes of the homes being tighter, using more Energy Star appliances, using a higher SEER Rating on HVAC systems all to reduce the costs of Utilities for the consumer.  Building Green simply adds to the Efficiency of the home with the products used and the design.  A Green Home could give someone the ability to build a McMansion without being McBroke with their monthly bills.  One item that is often left behind is Lot Placement.  Simply placing the home on the lot the right way using a Passive Solar Design can reduce Energy Bills significantly.

Consumers are starting to look more and more at Healthier Environments both outdoors and in.  Consumers with Allergies and Asthma are looking for ways to live a more comfortable lifestyle at home.  True Green Building Products not only promote a Healthier Environment for the Earth, but the Indoor Environment as well.  Low VOC paints, carpets, cabinets, sealants, etc. help reduce contaminants inside the home and not necessarily raise the cost of the home.  When you add the tighter envelope, healthier HVAC systems, whole house HEPA filters if desired, Efficient/Tighter Windows and Lot Placement to the picture, you have a much healthier home as well.  Local Schools have jumped on board by building to LEED specifications for a healthier environment for children.  Imagine what it could do to homes?

Green is Stylish.  Stylish ways that don't go out of style.  The majority of consumers love windows, just put them in places that are effective for heat gain/loss.  More and more consumers want trees, why not design around them as natural shade for efficiency.   How about countertops?  Those hip new glass countertops-they are recycled.   How about Garage Doors?  There are even Carriage Style Recycled Garage Doors available in Houston with a great R-Value. 

If you wanted to take this a step further, you could consider a Renewable Energy Source such as Solar or GeoThermal depending on your homeowner.  You could consider Rain Water Capture for those clients that do not want a high maintenance yard. 

The beauty of a Green Home is that there are so many features and designs to choose from that the consumer asks for everyday.  With so many options available, one can build a Green Home for very close to the same price.  Take a look at your current specifications and supplies.  Take a look at the local GHBA Green Building Standards or even the USGBC LEED Specifications.  I would bet that cost wise, there is a lot of room for Green.