Random Thought Particles from a Real Estate Sales Manager in The Woodlands, Texas – Ken Brand, Prudential Gary Greene, Realtors

Banging around on the computer, working on Market Reports for The Woodlands TX, while I watch ESPN’s Super Bowl pre-game reports.  Can’t wait till kick-off.

Let me share this report and factual find.

The Real Estate Icons I work with are the VERY BEST listing agents in The Woodlands Area Market.  How do I know?  I know because when you parse all the numbers, you will see that on average we net our sellers 3% more than our closest competitor.  The average sales price in The Woodlands hovers around $340,000.  That just under $10,000 MORE for our sellers every time and $10,000 LESS for sellers who choose another brokerage firm

That’s a big deal right?  I think so.  I know our sellers do to.

Check It Out.

I’ll share a full pantry of detailed reports in the next couple days.  In the mean time, take a look at this By Price Range report.

We’re seeing growing buyer and seller activity.  Written contracts were 3 less than January 2009.   Active for-sale inventory is down 5.25%.  Inventory is currently at 776, last year, same time, 819.  No big deal, like I said, activity is beginning to pick up, buyers are setting viewing appointments and sellers are prepping their homes for sale.   Last week we had an Open House Blitz (our next one is scheduled for February 21st.), our agents reported anywhere from 3 to 27 people touring their Open House in a 2 hour period.  Total traffic count peaked at just under 200 people,

I’m thinking that the threat of higher mortgage rates, a time limit on the Homebuyer Tax Credit and expiration of leases, the next 120 will be brisk.  I believe this article from Business Week speaks loudly – If You Don’t Buy A Home Now, You’re Either Broke or Stupid.

Here’s what it looks like, you can download the .PDF version HERE.

If we can help you with anything real estate related, call me – Ken Brand 832-797-1779.

Thanks

Good News! Your Raise Is Effective As Soon As YOU Are.

No Brown-Nosing, glass ceilings, boot licking, politics, nepotism, seniority, annual performance reviews or begging for a raise.

In our real estate world, YOU are your own boss. That’s good news for hard persistent faithful smart committed motivated workers, bad news for slackers.

Why?

Because the real estate business is pure pay-for-performance. Want a raise?

“Your raise is effective as soon as you are.” Marilyn Eiland

3 Questions You Have To Ask Yourself:

1. When do you want it?
2. What do you need to do differently? Doing nothing is not an option.
3. When will you start? Today?

Stuck In Stupid

Intellectually, it’s seems simple. If we’ve created success in the past, in the present, if we do what we’ve always done, won’t we always get what we’ve always gotten? Nope!

Why?

Because in my world, and maybe yours, everything that surrounds me is changing. ReInvention, obsolesce, options, upgrades, choices, knowledge, value, creation, young-guns, expectations, cannibalism and Black Swans — boom, echo and ricochet — hourly. If I stand still and things around me are vibrating with change, my comfortable position will wobble out of orbit and any success I’m currently enjoying will inevitably vanish. It’s real estate entropy in action.

To create break away impact, the first thing I need to do is make sure I’m not “Stuck In Stupid”. In reality, if I always do what I’ve always done, I’ll get less and less and eventually nothing.

What To Do Now

There’s a constellation of small and large changes you can make and actions you take. The main thing is action. We have to start…TODAY.

Behold, 15 Anti-Stuck-In Stupid, simple and mostly free or inexpensive things you can immediately do to create the raise you deserve.

CLICK HERE to read the rest of the AgentGenius.com blog post.

Time is running out on both Homebuyer Tax Credits, check out our Open Houses this weekend, choose the one you like and we’ll take care of the rest.

There are few times in our lives when homes and the interest rates to buy them are “on sale”.  And now, an IRS Tax Credit that has been expanded to include current homeowners, as well as first-time homebuyers makes this “Window of Opportunity”  even greater for people considering buying a home.   The previous IRS Tax Credit was limited to First-Time Homebuyers with income limits of $75,000, however those have now been expanded to income limits of up to $225,000.

Most economists predict that inflation is in our future,so the best time to capitalize on rising prices is to purchase before the prices rise.  An IRS Tax Credit makes this a moment in time that spells O-P-P-O-R-T-U-N-I-T-Y for investing in a home.   And it expires April 30, 2010.

If buying a home is in your future, please log on to www.garygreene.com and select an agent to assist you in finding the home of your dreams. irstaxcreditparameters

For the most comprehensive information about the new IRS Tax Credit expansion and extension, PLEASE CLICK HERE FOR DETAILS

If you’d like to visit our January 31st, Sunday Open Houses…

You can download a copy of our full page Houston Chronicle Ad –  CLICK HERE..

To preview Prudential Gary Greene, Realtor Open Houses City Wide – CLICK HERE

Thank you to The Woodlands Development Company for sharing the updates:

Toll Brothers Celebrating Grand Opening with Special Events for Realtors and the Public Toll Brothers, the nation’s leading builder of luxury homes, has announced the grand opening of its stunning new model home, the St. Michael Provincial, in Tupelo Woods, a new neighborhood located in The Woodlands’ Village of Creekside Park. Realtors are invited to a special Grand Opening Preview this Friday evening, January 29, from 5:30 – 8:30 pm. There will be food and fun, $750 in giveaways, and the grand prize of a getaway trip for two to Las Vegas! Free valet parking will add that special luxurious touch to this elegant evening preview. To RSVP, e-mail creeksidepark@tollbrothers.com or call 281-255-0299. The public Grand Opening celebration takes place Saturday, January 30 and Sunday, January 31. New home buyers are invited to tour the professionally decorated model, and meet, greet and learn design tips from the interior designers on Saturday, January 30 from 1 – 5 pm. Home buyers can also take advantage of introductory pricing. When completed, Toll Brothers’ enclave in Tupelo Woods will feature 30 luxurious single-family homes. The home collection showcases six elegant floor plans ranging from 3,200 to over 4,000 square feet and priced from the mid-$400’s. With hundreds of options available, each home can be personalized to reflect the homeowner’s individual taste and lifestyle. For more information about Toll Brother’s homes in Tupelo Woods, contact Amy Stansbury, Sales Manager, at 281-357-8777. Tupelo Woods is nestled in a serene area surrounded by mature trees, and features close proximity to walking trails, the new Creekside Forest Elementary School, Rob Fleming Park and Aquatic Center, the site of the newYMCA scheduled to open in mid-2010, and the 1,700-acre George Mitchell Nature Preserve. Toll Brothers is also open for pre-construction sales in the neighborhood of Player Vista in the Village of Sterling Ridge. This extraordinary neighborhood is located on the Gary Player Signature golf course. The Village of Sterling Ridge encompasses a wide range of conveniences including nearby shopping, abundant indoor and outdoor recreation and nearby public and private schools. For information about Toll Brothers’ homes in Sterling Ridge, call Prudential Gary Greene, Realtors 281-367-3531. For general information about Toll Brothers, visit www.tollbrothers.com/Texas. Two Elegant Custom Homes Open for Touring This WeekendTwo custom homes bordering the Gary Player Signature golf course in the Village of Sterling Ridge will be open for touring this weekend. Here are the details: 74 Silvermont Leigh Custom Homes 4 bedrooms, 4 ½ baths, 3-car garage 4,284 square feet $778,800 Open Saturday, January 30 and Sunday, January 31, 1 – 4 pm 31 E. Black Knight Keith Morgan Custom Homes 5 bedrooms, 5 ½ baths, 3-car garage 5,512 square feet $997,000 Open Sunday, January 31 from 1 – 4 pm For more information about these homes and other available custom homes in The Woodlands, call Robyn Brand @  The Woodlands Custom Homes at 281-367-4550 and visit www.thewoodlandscustomhomesonline.com. 2010 Tax Information Now Available at The Woodlands Homefinder CenterStop by The Woodlands Homefinder Center for a copy of the 2010 tax information for all areas of The Woodlands. With the transition from the Community Associations of The Woodlands to The Woodlands Township, the tax structure has also changed. Keep apprised of the latest tax information by picking up your personal copy today! New Models Now Open in Jagged RidgeChesmar Homes and Gracepoint Homes are offering new homes in the neighborhood of Jagged Ridge in the Village of Creekside Park. These single-family homes are priced from the $210’s to the $250’s. Pictured is Chesmar’s model, The Tremar, which includes 2,391 square feet and is priced from $232,990. Featured in the two-story design are three first floor bedrooms, game room up with full bath, three bathrooms, two-car attached garage, large family room adjacent to open kitchen and breakfast room, and formal dining room. The master bath features a separate tub and shower and his and her closets. Six beautiful home plans are available from Chesmar Homes in Jagged Ridge, ranging in size from 2,123 – 2,343 square feet. Brick, and brick and stone elevations are offered on all plans and a full GE appliance package is standard including front-load washer and dryer. All homes are Energy Star Certified, Certified Green and carry theEnvironments for Living™ usage and comfort guarantee. Gracepoint Homes offers seven designs in this neighborhood. Sizes range from approximately 2,174 to 2,699 square feet and include up to four bedrooms and up to three baths (many with half baths). A brick or brick and stone elevation is featured. All homes are Energy Star Certified and comply with the guidelines set by the Environments for Living® program. The Village of Creekside Park encompasses vast areas of parklands, totaling 1,850 acres including the 1,700-acreGeorge Mitchell Nature Preserve, named in honor of The Woodlands’ founder George Mitchell; the 20-acreFleming Park including the Rob Fleming Aquatic Center, named for the late Rob Fleming, Texas Parks and Wildlife naturalist and artist; and 72-acre Lake Paloma, a scenic waterway through the center of the village. This summer, the South Montgomery County YMCA plans to open an Outdoor Education Facility in the Village of Creekside Park. Public schools in Creekside Park are part of the Tomball Independent School District. Tomball ISD has committed to three school sites in the new village. The first school, Creekside Forest Elementary, is an elementary campus serving students in grades K-6 that opened for the 2009-2010 school year. For more information about new homes in Jagged Ridge, call Prudential Gary Greene, Realtors – 281-367-3531 Market Street Revels in Early Success of AVIA Boutique HotelWhat kind of impact can a high-end, boutique hotel have on a lifestyle shopping and entertainment destination? At Market Street-The Woodlands®, the answer is plenty. Less than two weeks after Market Street welcomed its newest anchor tenant, the sophisticated, 70-room AVIA hotel, Market Street’s fashion tenants and restaurants immediately noticed an increase in customer traffic and sales, particularly on weekends. While guests at the posh hotel vary from couples enjoying weekend getaways to individual U.S. business travelers and families traveling from Mexico, they all have one trait in common – they enjoy shopping! “We’ve definitely seen an increase in customer traffic, particularly on Saturdays, since the hotel opened,” noted Kristen Dougherty, General Manager of the Baby Gap and Gap Kids in Market Street. “Our launch at Market Street has been very successful so far,” said Kendra Smith, Manager of Tattu Denim, a purveyor of premium, custom jeans for men and women that opened in Market Street just before the AVIA hotel opened. “Our sales are up 10-15 percent since AVIA opened,” noted Frank Barnard, President of Flatbread Ventures, LLC, owners of Pizza by Marco. “The hotel certainly has brought an exciting element to the area.” Each of AVIA’s guestrooms and suites features an elegant, contemporary design with custom lighting, 42-inch flat screen TV, MP3 docking stations, wired/wireless Internet and an in-room laptop safe. The property’s second-floor Terrace is a comfortable outdoor space with an infinity pool, outdoor seating and a fire pit overlooking Market Street. Besides its immediate impact on Market Street’s existing tenants, the presence of the new, boutique hotel has led to an avalanche of new lease deals at the 500,000-square-foot, open-air shopping and entertainment destination. Market Street is well over 90 percent leased with occupancy levels at their highest point since the award-winning project opened in 2004. Market Street currently houses 90 tenants, including 18 restaurants. New tenants at Market Street include 1252 Tapas Bar, Stadia Sports Grill & Bar and fashion tenants LMD Boutique and Langford Market. Other newcomers include Charming Charlie, All About Feet, the home furnishings and accessories store Belle Maison, and Red Mango, serving all-natural frozen yogurts. For more information about Market Street-The Woodlands, visit www.marketstreet-thewoodlands.com. For information about AVIA hotel, log on to www.aviahotels.com. The Woodlands Resort is Set for Valentine’s Day with Special Packages and a Love Photo ContestMake your reservations today for a special Valentine’s Package at The Woodlands Resort. This Valentine’s Day Weekend, February 12 -14, you can enjoy cozying up with your sweetheart in deluxe guestroom accommodations while sipping champagne and indulging in chocolate dipped strawberries. Included in the package are custom his and her monogrammed robes as part of The Resort’s Take the Robe Home Romance Package, starting at $269 per night. Throw on your plush robes and enjoy breakfast in your guestroom the next morning. To add to your experience, make reservations for a romantic dinner in The Woodlands Dining Room overlooking Lake Harrison on Saturday, February 13 or Sunday, February 14. You can also treat your sweetheart to a lavish Champagne Brunch on Sunday, February 14 in The Woodlands Dining Room. The cost is $29 for adults and $15 for children 6-12 years. For reservations, call 281-367-1100. Custom monogrammed robes are available if booked by February 7, otherwise guests will receive “His” and “Her” monogrammed robes. The Woodlands Resort has also launched a Love Photo Contest, begging the question “What is love?” Participants are being asked to submit images revealing what love looks like to them. Perhaps it’s a tender hug between a brother and sister, or a loving couple celebrating 50 years of marriage. One winner will receive an Enchanted Romance getaway at The Woodlands Resort just in time for Valentine’s Day. The package includes deluxe accommodations in Fairway Pines, breakfast in bed for two from room service, champagne and chocolate dipped strawberries, turndown service and access to the fitness center, sauna and steam room. The photo contest runs now through February 8. To enter, simply e-mail your photo with a description of 200 words or less to Contests@WoodlandsResort.com. Type “Photo Contest” in the subject line. One entry per person. Please include contact name, phone number and address in the e-mail.

Anadarko Petroleum Corp. in The Woodlands was ranked #4 among the Top 25 Campaigns of the United Way of Greater Houston, with a total 2008 gift of $1,468,097. Two worthwhile local charities – The Montgomery County Women’s Center and The Community Clinic – were the beneficiaries of a Black Tie Dinner And Auction Fundraiser hosted by Fleming’s Prime Steakhouse & Wine Bar in The Woodlands recently. The event raised $215,000 for the charities. Winners of the Drum Major Award presented at the 22nd Annual Dr. Martin Luther King, Jr. Celebration on January 18 were Don and Barbara Gebert and Jimmie and Elsa Dotson. Both couples are very involved in volunteering for many organizations in the local community.

The Woodlands TX Township Town Hall Meeting Recap

In Texas, when buying real estate, there are couple of predetermined contractual triggers for a buyer to Terminate the Residential Contract.  The most common of the two is this paragraph:

Paragraph 23. provides an unrestricted buyer right to terminate.  Unrestricted means for ANY reason.  The buyer is not required to justify or explain why they are terminating.

Generally, buyers use the Option Period to have the property inspected, address any concerns and to negotiate any repair items.  Request to make changes or amend the original terms of the contract can using the TREC Amendment To The Contract.  The seller is not obligated to agree to amend the terms of the contract.  If the seller does not agree to the buyers requested amendment(s), the buyer has the unrestricted right to terminate.  The key to a successful termination is using the proper form, TREC Notice of Buyer’s Termination. (The Option Period does not give the seller the right to terminate the contract.)

The following is a snippet from the Texas Association of REALTORS® eNewletter.

Termination of contracts

After completing inspections on one of my listings, the buyer requested the seller repair several items shown on the inspection report. The seller refused to do any of the repairs. During the option period, I received a Release of Earnest Money form (TAR 1904) signed by the buyer and his agent showing the earnest money being returned to the buyer. No Notice of Buyer’s Termination of Contract form (TAR 1902) has been received by the seller or the listing agent. Does the Release of Earnest Money form satisfy the buyer’s notice of termination requirements under Paragraph 23 of the contract? Paragraph 21 of the TREC contract requires that all notices from one party to another must be in writing. TREC has promulgated the Notice of Buyer’s Termination of Contract form for use when a licensee is helping a buyer provide the appropriate notice to the seller of the exercise of his termination option. While a buyer can use any form of written notice to terminate the contract, a buyer’s agent asked to help the buyer give the appropriate notice should use the promulgated form. When the appropriate box of the form has been checked, the TREC Notice of Buyer’s Termination of Contract form makes it clear that the buyer intends to and is giving the appropriate notice to the seller of his election to terminate the contract under the provisions of Paragraph 23. While one might believe that the buyer has made the decision to terminate the contract under his termination option by sending the seller or his agent a signed Release of Earnest Money form, showing the earnest money being released to the buyer and indicating a release of all rights or liabilities under the contract, a court might not agree that this writing satisfied the buyer’s notice requirements under Paragraphs 21 and 23 of the contract. The preferred practice would be for a buyer’s agent to have a buyer who intends to exercise his termination option under the provisions of Paragraph 23 use the TREC Notice of Buyer’s Termination of Contract form and send the signed form to the seller at the address specified in Paragraph 21 or by facsimile as specified in that paragraph. The Release of Earnest Money form could be signed and included with the notice form to facilitate the execution of that form by the seller.

Practice Note: This same procedure of sending both the TREC notice and the release of earnest money form to the seller can be used when the buyer is giving notice to the seller of the termination of the contract under any paragraph of the contract or any contract addendum.

If you have any other contract related questions, fire away.  We’re here to help.

Ken Brand- 832-797-1779 / Prudential Gary Greene, Realtors – The Woodlands TX