Realtor ®-The Woodlands Real Estate

It has occurred to me recently that some consumers do not know why they should not have another Real Estate Agent show them homes.  There seem to be many different reasons why consumers do this, I will discuss a few:

• My Real Estate Agent is too busy
• I just drove by the home
• I don't want to lose it if I like it

I'm not going to lie or over inflate the reasons why you should reconsider doing this, I'm going to be straight forward from a Real Estate Agent's perspective and YOURS! All of these are equally important in one way or another, but I will start with you.

The Big "R"-Representation- This point probably deserves a post of its own but I will break it down.  If you decide to write an offer on the home you see with another agent, probably listing agent, this really is not in your best interest.

• If you notice what looks like termite damage, foundation damage, etc. while seeing this home and it concerns you-YOUR agent will not see it.  How can they help you negotiate?
• Pricing a home depends on many things such as updates, condition, location, size and sometimes floorplan. How can YOUR agent effectively help you negotiate?
• The listing agent Represents the seller.  If the listing agent shows you the house, everything said will possibly side with the seller, not you.  This could also pose a Representation problem between the listing agent and the seller.  Think about it as the Prosecuting Attorney also being the Defense Attorney. 

Negotiation- If the listing agent or seller shows you the home this could potentially take "the edge" off of your negotiating.  You may be focusing on the positive points of the home, which will make the seller's think you are going to offer close to asking price.  I know this could be a controversial point, but it's the truth.  Just because the home is nice and updated, doesn't mean it's worth what they are asking.  Your own representation sided to you is VERY important.

Now, for the agent's perspective-which a couple points deserve to be in both categories. 

Again, the Big "R"-Representation but from the agent's side.  If you are under a Representation Agreement with an agent but look with another agent, this could pose a break of agreement.  If another agent gives you advice and opinion the other agent has unknowingly stepped on toes so to speak. 

In Texas this is called "Interfering with Agency".  It's the same as if your home was listed with another broker and an agent tries to get the listing.  Although this would not affect you as much as the agent, I feel it is something you should be aware of.

It's our job!  I have run across clients that say "Our agent is so busy, they didn't have time to show me".  I just really don't get this one.  Again, I'm going to be brutally honest. If your agent doesn't have time to show you the house, are they going to take time to negotiate the contract properly, including repairs?  If an agent has agreed to work with you, it should be from beginning to end. 

Does this include New Construction? Absolutely!  The Salesperson at the Sales office for builders are just that.  They represent the Builder.  Again, think of it as the Prosecuting attorney being the Defense attorney.  If you sign a contract with a builder without your agent, you may miss out on some great negotiating or "freebies" in upgrades. 

The Knowledge to help you.  As an agent we need to know your likes and dislikes.  If you see a nice home but only if the family room was larger and the kitchen cabinets were a different color, your agent needs to know what that is.  We may know "the house" for you.  Having your agent there to see what you are referring to is very important. 

These are the main points and I hope they help.  Next time you want to call the listing agent to show you the home, I hope you will reconsider.  Don't think about it being in your agent's best interest, think about it being in yours'.  A good agent will want to do everything in their power to find you just the right home.  Even if that means seeing 30 homes before finding the right one.

If you have any questions about seeing too many, just ask your agent.  You might be surprised how they are willing to go above and beyond the call of duty to make sure you buy just the right home. 

Houston, TX has always been a popular place for people to move.  I have seen people come for work, for retirement, to be closer to family.  We get folks from all over the world.

However, I have been surprised at the number of people that do not want to live in the city.  Many transferees flock to the suburbs. 

My specialty is North Houston.  This is North Harris and South Montgomery Counties. 

Here you can find a neighborhood atmosphere on many different levels.  There is something for everyone's needs.

• Golf Course Communities
• Acreage Communities
• Master Planned Communities
• Waterfront Communities
• Communities with Parks and Trails
• Country Clubs
• Neighborhood Pools and Parks
• Custom Homes
• Gated Communities
• Age Qualified Communities
• Patio Homes
• Condos and Townhomes

Some neighborhoods are more established than others just as the price ranges vary. 

One of the most prominent communities is The Woodlands.  It was rated #1 in Texas and #3 Nationwide for Best Communities to live in.

There are many things to do including a phenomenal Mall, multiple Golf Courses, Miles of Hike and Bike Trails..you name it, it's here.

Outside of The Woodlands you will find the other communities on a smaller scale with less homes, Acreage Communities which many have Golf Courses as well, Gated Communities.  There are still parks and pools for the kids. Many have Schools on site. Many are still building New Construction.  These areas are considered to be Spring and Magnolia.

So, if you are considering a move to Houston, TX and want to know more about the North Houston area, please feel free to look through My Blogs or contact me for more information.

If you are looking for a more rural place to reside, we have that too!  Here is a sneak peek at one of Waterfront/Acreage areas.

As a Realtor in The Woodlands TX I get asked many questions regarding a Home's Value.  When I meet people, they are at various stages of fact finding and often go to the County Appraisal District Website to get their answers.

STOP! Don't go look there yet.  I am going to explain why it is NOT the place to start.

The County Appraisal Districts simply give the home a value based on a Drive By.  Actually, If a County Appraiser asked to see inside your home-you have EVERY right to say no.  They simply base the value on the approximate square footage of the home and area sales which I have often found to be incorrect. 

Typically, in Harris and Montgomery Counties the County Appraised Value of a home is MUCH less than a BANK Appraisal.  I have seen them be off as much as over $100,000.  Heck, I wouldn't complain.  The rate of square footage being incorrect with the County Site is also higher than to be expected.

Now, the Bank Appraisal.  This one is much more extensive.  The appraiser will come out and get the Accurate square footage of the property, take into consideration any upgrades and updates, location, the list is long.  When it comes to getting a Home Equity Loan or Mortgage the Appraiser uses recent sales (usually atleast 3) within the EXACT area of the house.  If it is in a neighborhood, it is usually within the same section, built around the same time, and comparable square footage.  They will also take in to consideration the condition of the home.

Where does the Appraiser get the recent sold data here?

If you guessed the MLS, that's right! 

So, next time you need to know an estimated value on a home for Real Estate purposes, don't go to the Appraisal District Website for value.  Just go there for estimated taxes.  The values between the two appraisers have different purposes.

Just give your neighborhood Realtor a call and they would be more than happy to gather the SOLD data for you. 

For information regarding taxes in Harris County or Montgomery County please feel free to use these links.

When you buy a house, does that make it a home?

It depends on how you look at it.  Colleen Kulikowski posted What Makes a House a Home and that really got me to thinking.  What does make a home?

Some houses are small, some are big.  Some houses are jazzed up, some need a little work.  However, I think it's what you put into the house that makes it your home.

Consider this for just a moment.  If you accepted a job offer in  The Woodlands, TX, purchased a house, and moved in a month before your spouse with minimal belongings, Would you feel at home?

I view multiple houses every week whether it be touring, showing or holding an Open House.  I get to see some beautiful houses-but I don't feel at home.

Now when I leave the office everyday and go to my modest house where my kids greet with a big smile, I feel at home.  I walk in to my home with my sofa, my television, my computer where I Blog on Active Rain and I feel at home.  As I walk my way into the kitchen to fix dinner, I feel at home.

When it is time for you to look at houses, you will see many.  Good floorplans, bad floorplans. Some will have big backyards, others won't.  But when you find the right one, I won't have to tell you.  You will know right away.  You will know in your heart that you will be proud to call this house your home.

Whenever you feel it is time to find the perfect home, rest assured I will understand what you mean.  I will be your tour guide and will be Opening Doors to Your Dreams.

Link to all What Makes a House a Home.

It seems like I just can't get away from the F word.

It's in newspapers, on television, talked about in the line at Starbucks.

What can we do to stop the F word?

For those of you that may be getting scared at this point, I'm talking about Foreclosures!

Foreclosures are on the rise in many places all over the nation.  How can we reduce the numbers and prevent more in the future.

Just like everything else in Real Estate, Disclosure and Educating your clients can prevent many mishaps. 

As a Real Estate Professional, there are a few things that I recommend to my buyers to help make sure they have a great future.

• Make sure the lender has included Principal and Interest in their estimated payment
• Make sure my clients get an estimate on utility bills for the home that they would like to put an offer on
• Make sure my clients get an estimated payment with the appropriate Property Tax Rate and Homeowners Insurance included

If you are considering buying a home, sit down and go through all of your finances to see what exactly you can handle. In the end, you are the only one who knows.

Don't start with price, start with what you need.  Generally, clients come in and say they want to look between a certain price point.  Try starting with square footage or number of bedrooms.  You might find something for less that will save you all the way around.  Bigger isn't always better.

Take into consideration that the market fluctuates.  If you get a job transfer next year, will you be set to move?

Take into consideration that the job market changes.  If you had to change jobs, would you be set until you find another one?

Take into consideration everything.  

Buy a home and Live the American Dream of homeownership! 

But most importantly, use you Realtor to guide you to make a great decision! 

We would all like to see one less F word.

So, I just decided to sit back and watch all of the comments regarding 60 Minutes yesterday since the whole   thing was just wearing me out.  After a while I thought to myself, E-Real Estate. Why Not.

However,  I wanted to put that into perspective today.  Just WHAT EXACTLY do we do, and can it be done online.

NO, I don't think so.

I am going to share one of my files that I have right now as an example.

The Story-My clients are/were searching for a retirement home.  As I've mentioned before Houston is a HUGE area.  I have shown them, well, I lost count but I've been with them since last summer.

My Incomplete File-How large of a Hard Drive would I need to hold all of this?  Oh, and how much would this cost in fax and printer ink, paper, file folders?

• Over 400 pages of copies including Offers, Disclosures, Title Commitment, MLS Listings, Deed Restrictions, Inspections, Surveys, etc.
• Over 100 Emails. Countless! I have them spread over 3 Email accounts just to hold all of them and this doesn't include Listing Emails.
• Closing Documents and HUD Statements because they have bought
• Listing Papers because their current home is now listed including Floorplans, List of Upgrades, MLS Information
• Photos-over 100 by now and still more to come

Did They Need a Realtor-The short answer YES!  They continued with me because of my knowledge for the area and knowledge on contracts, negotiating, etc.  People still need the personal touch.

The Time I Used-Countless but here are some things we all do.

• Trips on Holidays and Weekends over 100 miles to show property
• Trips to the Title Company because something is not going right
• Trips to the Title Company Attorney because it got worst
• Trips to the Lender because they lost their mind
• Trips to open the door for an inspector or appraiser
• Trips to open the door for contractors to get bids on Repairs
• Cell Phone Usage?
• Negotiating, and again, and again
• Putting together Advertisements
• Placing Listings Online
• Yes, this file is incomplete as I have their home listed

Well, I can not imagine leaving my clients LOST in Cyberspace.  I, in my heart, do not believe that this transaction could have been done online.

I know that I have left out a lot of my work in this list.  But you know what?

I LOVED getting out on Holidays and Weekends to show my clients property even if I have lost count.

I LOVED having to visit with attorneys about issues.

I LOVE every time I look at my file that is nearly too heavy for me to carry!

Why? Why do I enjoy what could be perceived as a Negative if it were allowed?

Two Words.

My Clients! My clients are now Happy and have their Dream Retirement Home!

What do you think?  Could this have been done Online? 

I love to talk about what I have to offer my clients.  I am proud to be considered ad Realtor and proud to help  my clients on a daily basis, even on Holidays and Weekends.

Here is a list of things that I do for my clients that contribute to getting a SOLD sign in the yard.  Someone call Guiness as this may very well be the longest BLOG in History.

What is Needed to List a Property:

• Research information-Neighborhood and Area Statistics, Days on Market, Recent Sold Properties, What are buyers looking for
• Prepare All Paperwork-Listing Agreements, Disclosures, other Addenda
• Help to Stage the home-or hire a stager if needed 
• Take Photos-Photos are a must on the internet
• Install signs and lock boxes
• Enter All Information to MLS- Including photos, descriptions that sell, PDF files of all Disclosures and papers that buyers and agents will want to see PRIOR to making an offer
• Enter information on multiple websites
• Make copies of paperwork for my clients
• Set up for showings-Showing instructions will be a necessity for showings

   What is Needed to Service a Listing:                                                   

• Assist in showings
• Submit Listings for Advertisement
• Make Brochures and flyers
• Create Postcards-Mailing Just Listed postcards to areas with potential buyers
• Call Past Clients and Sphere-and agents that I know may know someone in the price range  
• Email area agents-who might have buyers in the price range
• Conduct Realtor Tour-Offer lunch to bring a crowd
• Show Property to Buyers
• Resolve Problems and Challenges-There may be other information we need prior to selling the property
• Contact Lenders-Certain listings qualify for certain mortgages that open the home up to more buyers
• Answer Ad Calls-from potential buyers
• Answer Sign Calls-from potential buyers
• Answer Emails-from interested buyers
• Open Houses-To attract Buyers
• Update Listings on Internet
• Update Photos on Internet
• Call Sellers Weekly-Communication on what is happening is VERY important
• Call for Feedback on Showings
• Pre-Qualify Buyers-It is important to know if their loan is legitimate

  What is Needed when we receive an Offer and Executed Contract:

• Negotiate Offers-and try not to scare away buyers and negotiate the best and highest sales price for your property
• Research Information-Yes, this comes up a lot
• Resolve Problems and Challenges-this come up a lot too
• Complete Necessary Paperwork-and make sure that all contracts and addenda are filled out properly
• Open Title- which includes getting the paperwork and copies to all parties (lender, title company, buyer,   seller, brokers)
• Meet with Appraisers
• Meet with Inspectors                                                                                              
• Review and Negotiate Repairs
• Review and Negotiate Appraised Value if needed
• Review Title Commitment
• Contact Lenders to make sure everything is going as needed
• Contact title company to make sure everything is going as needed
• Attend Closing

Any one of these steps has possible pitfalls that all parties need to be aware of.  It takes a true Professional to understand what it takes to take a contract from beginning to end with out falling out of contract or having unsatisfied clients.

It takes a true Professional to take the time each transaction needs to make it successful.

It takes a true Professional to make our clients Dream A Reality!

Today is Mother's Day where Mom's all over the world get to Celebrate and get recognized for all of their hard work and determination.  I am taking the day to relax and take a break from all of the day to day commotion.

I am not just celebrating Mother's Day today but it is also my One Month Anniversary on Active Rain.  My, My How time flies.  

This has been an amazing month filled with Excitement and Learning.  Not only have I learned what a BLOG was but I have had the opportunity to meet some amazing people that have given me some great ideas on how to grow my business. 

I have been inspired by the GREEN People here and I know it's not the beer!  I was able to get my EcoBroker Designation this month and can't wait to get this side of my business going!

Active Rain has grown by several thousand people over the last month and it shows what a great, reputable and informative site it is.  There have been some great contests and amazing posts that encourage all of us to be better Bloggers.

 To Celebrate my One Month Anniversary I wanted to share some of my favorite posts that I have done and helped me improve over the last month.

Positive Spin On Negative Thinking-This was my second post and first feature. I had a great time writing this because it came from the heart and showed that people actually do read what we write!

Fun Things To Do In The Woodlands- This was one of my first Localism Posts but I figured out how to Embed a Video into it.  I felt like I climbed Mount Everest!  My daughter took some of these pictures and did great!

Just Curious...Would You Quit? - I was surprised at the reaction on this one. I was bored one night with an empty house so I posted it out of curiosity.  Some of the comments were awesome and showed how great most Real Estate Agents are!  I was so proud to bring out such a positive reaction from AR.

Diary Of A New Agent- I explained the events of a First Year Agent.  It reminds of being new on AR. 

My One Month Anniversary also reminds me of some of the other great posts that I have read since I've been  here.  Here were some that really got me.  In one way or another all of these helped me.  Some of the agents know me, some don't, but I appreciate all of their posts!

Adding Google Search To Your AR Blog by Cheryl Johnson-I thought this was an Awesome Idea! As you can tell I still haven't figured it out but it's bookmarked so I can figure it out one day!

I don't want to deal with your assistant!!!!By Mana Tulberg-I deal with this ALL the time and it is just so annoying. Thanks Mana for posting this!

The Gold Star Challenge by JaneAnne Narrin-It was at this point I realized there was more I could learn...just by trying.

Spammin In The Rain By Karen Rice-This was a lot of fun commenting on but also reminded everyone to keep your etiquette while on AR

The Miliani Family of Angels By Sally Cheeseman-What a great story! 

Like A Dark Cloud... By Jeff Turner-This post brought to mind that there are people on the other side of the computer screen.  What a great story!  Congratulations on the girls!

So, on my One Month Anniversay I just wanted to say Thank You to everyone who has helped me on my AR adventure and share with everyone the posts that have made an incredible impact on me. 

Happy Mother's Day to all Mom's!  I am going to go on a Picnic now that my Daughter has prepared for us!  My Mother's Day present.  I am still trying to convince her that doing laundry would be a great present...no luck yet!    

As I sit here I am stunned. Earlier I received the following email message. 

I know my previous message got lost but maybe this one won't. We have been trying to help the following situation: 

• Lawerence and his wife are elderly, blind and have limited means
• Together they make $11,000 plus food stamps
• They currently live in Government Funded Apartments that are in horrible condition
• Lease ends June 30th and no leases will be renewed
• They have no family and rely on each other

Lawerence and his wife are looking to purchase a small home to spend the later years of their life together in safety and peace.  No one person seems to be able to explain how to help them.  It seems this couple do not make enough to qualify for low income programs and they have $300 a month for mortgage with no reserves.

 Our office has contacted the following resources and we have gotten no where: 

• HUD
• Lighthouse of Houston
• National Homeowners Alliance
• Urban Homesteading
• Habitat for Humanity
• HACH Loan to Purchase for low income

My question to Active Rain is have you experienced this before?  Are there any resources that we have left out at the Federal Level?  Does anyone in Texas know of a program that could benefit this couple?

It's quite possible that there is nothing we can do to help these people but I don't want to leave any stone unturned.

2007 has already been an amazing year in making strides on Environmental Issues.  Environmental Conservation and Awareness is becoming Top Of Mind even to people who have rejected the ideas in the past.

I read an article this morning that really gives great insight as to what our future, not so distant, holds for us. I must say, if I had to hand out an award, it would be to this guy!  I will highlight the main points and share the article at the end.

The first line says "Could pond scum solve the world's energy and warming crises?" 

It discusses how Professor Fu with the University of Hawaii has developed strains of Cyanobacteria (found in pond scum) that grow on carbon dioxide in the atmosphere.  The KICKER-it produces ETHANOL as a waste product! Professor Fu has tried many things but seems to think the best is the GOOD 'OL NATURAL SUNLIGHT! 

This has to be THE BEST IDEA I've heard yet to turn waste into something we can actually use.  He is working with different strains of algae to see which one will produce the most Ethanol.  Until now, producing Ethanol has been somewhat debated because it dumps out just as much carbon as is used to make it.  Which is still better than coal.

Professor Fu's idea-All you need is sunlight, CO2 and a little pond scum which will reduce greenhouse gases.

The article goes on to explain the process which I couldn't even begin to explain. (I must have been asleep that day in BioTechnology and Engineering class) You will just have to read the article.  He explains that his idea would utilize the gases emitted from Power Plants and other CO2 Producers to produce Ethanol with less money and faster than other methods currently being looked into.

What do you think my ECO All-Star Friends? I think Professor Fu deserves the Gold Star for the day!     

Thank You Sally for sharing this article with me.  All of this information came from the Honolulu Advertiser.  It is a must read for the day...Fascinating Stuff!