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Screen Shot 2014-01-31 at 6.58.01 AMIf we can be helpful – - -> Ken Brand 832-797-1779

 

What 2014 Homebuyers Need-To-Know to WIN in a Sizziling Seller’s Market like The Woodlands, Texas

2013 Record Breaking Home Sales in The Woodlands TX

2013 will go down as the most sizzling Seller’s Market on record.  2014 will trump 2013 with new record breaking activity, challenge and triumph.

The prepared buyer will WIN. We’d like to help you WIN.

Here’s the situation.

Real estate economists tell us that six months supply of available For Sale Listing Inventory  represents a balanced real estate market.  Take a look at the Months Supply Of Inventory picture below.

The Woodlands Month Supply Of Inventory on December 28th, 2013

Homes are selling fast too.

Screen Shot 2013-12-28 at 1.59.27 PM

Here’s Six Tips For Finding the best property for you and yours  in a sizzling Seller’s Market.

Tip #1:  First-To-Know Lighting Alerts 

When selection is thin and swift selling, being the First-To-Know about hot new inventory is an advantage for you.

Here’s how First-To-Know Lighting Alerts work.  Tell us everything you’re looking for in your new home (style, design, location, amenities, schools, etc.). We condense your needs into a concise Buyer-Needs profile (protecting your identity and private information) and program our software to math your buyer-needs to fire off an instant alert heart beats after if appears on the Multiple Listing Service (MLS).

Your instant alerts include photos and detailed property information sent directly to your email inbox.  The service is free.  To get your personalized First-To-Know Lighting Alerts delivered directly to your email box contact your favorite Gary Green Pro at 281-367-3531.

 Tip #2:  Pocket Listings and Private Sales

We’re seeing off-the-MLS-radar properties selling via Pocket Listing whisper campaigns and real estate agent grapevine networks. Knowing about private off-MLS listing inventory is an advantage for you.

Here’s how Pocket Listings work.  Prior to mass marketing via the MLS, Pocket Listings are privately promoted by the listing agent to a network of select agents via email broadcast, text message, phone calls and personal conversations.  When a match is made private viewing appointments are conveniently coordinated , offers are negotiated, contracts are signed, escrow opened and everyone proceeds smiling to closing.  Welcome to the neighborhood.:-)

Also, we exchange Pocket Listing, Private Sale and Coming Soon properties via our Better Homes And Gardens Real Estate Gary Greene company wide online bulletin board, which connects over eight hundred pro real estate agents throughout the Greater Houston Area.

Using First-To-Know- Lightning Alerts and plugging yourself into the Coming Soon and Pocket Listings property information network will help you find out about hot new listings inventory before your less informed and unconnected home buying competitors.

If you’d like more information about how to tap into the Pocket Listing agent network contact your favorite Gary Greene agent directly or call them at the office: 281-367-3531.

Tip #3: Buyer-Needs Network Strategy

This strategy is sort of like the Pocket Listing Strategy for sellers, except it works for Buyers.  Do you see a pattern developing?  One of the keys to your success is tapping into a pool of available inventory that is unknown to the disconnected.

Here’s how the Buyer-Needs Network Strategy works.  Tell us everything you’re looking for in your new home (style, design, location, amenities, schools, etc.). We condense your needs into a concise Buyer-Needs profile (protecting your identity and private information) and broadcast your Buyer-Needs request to top performing listing agents who may have Pocket Listing inventory, private sale opportunities and ”Coming Soon” listings that match what you’re looking for. Buyer-Needs are broadcast via eMail, text message, phone calls, personal conversations. Also, we exchange Buyer-Needs via our Better Homes And Gardens Real Estate Gary Greene company wide online bulletin board, which connects over eight hundred pro real estate agents throughout the Greater Houston Area.

Using the Lightning Alert and Buyer-Needs Network Strategies will help you find out about hot new listings inventory before your less informed and unconnected home buying competitors. To discuss how to get started and tap into insider information, contact your trusted Gary Greene agent directly or call them at the office: 281-367-3531.

Five Tips On How to write a winning offers in sizzling seller’s market.

Congratulations.  Now that you’ve found the best property for you and yours, you’ve won half the battle.  The next challenge to be conquered is submitting a winning offer.  We’ve helped thousands of buyers win in multiple offers and other competitive situations.  As a result, we know what works and what flops.  Here’s a list of proven tips to help you and yours write a winning offer.

Tip One: Understand The Market.  See What The Seller Is Seeing:

Low inventory.

Rising prices.

Multiple offers.

Fast sales.

Construction cranes everywhere.

Daily news about how awesome the local real estate market economy.

Thousands of qualified homebuyers moving to the area.

Tip Two:  Move Fast. 

When you find your dream home don’t hem-haw. Be a bullet.  Squeeze the trigger and submit your offer swiftly before competing buyers snatches it from your grasp.

Tip Three:  Don’t Go For The Steal!   Seal The Deal.

Full price and over list price offers are common in this seller’s market. Don’t be embarrassed to offer full price or more when necessary. Keep in mind; your mortgage company will complete a property value appraisal. If the property doesn’t appraise for the contract price you can always bail or renegotiate.

Tip Four:  Stand Out. 

Sweeten the terms of your offer without paying more. Here’s how:

Offer a larger down payment

Make a bigger earnest money deposit.

Amp up the Option Fee

Shorten trigger point deadlines and exit clauses for things like the Option Period and days for financing approval

Provide the seller with written mortgage pre-approval from your lender

Include a flexible and seller friendly closing date

Consider a possible seller lease back

Share a personal letter to the seller sharing a little bit about yourself and your situation sometimes helps the seller choose one bidding buyers offer over the other.

Tip Five:  Repair Realities.  

After your contract is executed you’ll have an opportunity to have the property inspected.  Because you’re not buying a brand new home it’s common to turn up a long or short list of items that aren’t perfect.  Understand that in a seller’s market a seller is less inclined to pay for the repair of cosmetic items.  Have your agent get a bid on the inspection items you’d like to have completed.  If the seller won’t pay for them don’t get angry or take your eyes off your prize, your real estate agent will have the names and numbers of reputable repair and home improvement people who can get the job done for you fast and affordably.   Don’t lose out because the seller won’t make the property perfect or spend a few hundred dollars in cosmetic type repairs.  If you like it, own it.

The bottom line for buyers.

Use these tips and you’ll successfully navigate seller’s market realities with a smile and success.  Good luck, speed and grace.  If we can be helpful contact one of our Pro agents directly or call 281-367-3531.

Note:  Market data provided by Houston Association Of Realtors, Multiple Listings Service.

2014 Property Tax Rates for The Woodlands Texas

Here’s a handy chart for detailing property tax rates in The Woodlands Texas.

Click HERE to download the .pdf.

The Woodlands Real Estate Property Tax Rates for 2014

 

 

If you’re interested in homes sales information for The Woodlands – CLICK HERE.

 

If we can be helpful give me call or shoot me a text @ 832-797-1779.

Top Tips for writing a winning offer in Seller’s Real Estate Market. | The Woodlands TX

It’s no secret!  It’s a muscle bound Seller’s Market.

Real estate economists tell us that six months supply of available For Sale Listing Inventory represents a balanced real estate market.  The smaller the Months Supply Of Inventory the more muscular the Seller’s Market.  Take a look at the Months Supply Of Inventory picture below.

Screen Shot 2013-09-25 at 12.45.42 PM

Homes are selling fast too.

Screen Shot 2013-09-25 at 1.38.25 PM

What Successful Buyers Need To Know About Home Shopping In A Seller’s Market?

When selection is thin and selling fast you’ll want to know about hot new listings before the masses. To keep from losing out have your trusted real estate agent set you up with an instant-email-alert tailored to match your unique and specific requirements.  When a listing agent enters their brand new listing  into the MLS system for public display, and it matches your requirements, within heartbeats photos and detailed property is sent directly to your email inbox.  It doesn’t matter if the new listing goes live at high noon, midnight or anytime in-between, automagically you’ll know about new listings that meet your personal criteria before the uninformed and slow-moving masses

 What about Pocket Listings and Private Sales?

We’re seeing more frequent off the MLS radar properties sold via Pocket Listing whisper campaigns and real estate agent grape vines.  Savvy listing agents prepping a new listing for market and always-on selling agents are exchanging phone calls, texts and emails about upcoming inventory.  Many properties sell privately before they hit the MLS mass market.  Ask your trusted real estate agent to send emails to well connected top listing agents, put a ear to the ground and make phone calls to see if they can learn about fresh soon-to-be-on-the-market listings before everyone else.

Our real estate Pros are securely connected and experienced in how to maximize Pocket Listing and Private Sale opportunities.  Give your favorite Gary Greene Pro a call directly or 281-367-3531 for details, pros and cons.

 How to write a winning offers in seller’s market.

Our team of Pros have sold over a thousand homes this year.  We know what works and what flops.  Here’s a list of proven tips to help you and yours write a winning offer.

Tip One:  See what the seller is seeing:

  1. Low inventory. Rising prices. Multiple offers.  Fast sales. Fewer seller repairs and smaller seller contributions.
  2.  Construction cranes everywhere.
  3. Daily news about how awesome the local real estate market economy.
  4. Thousands of qualified homebuyers are moving to the area in 2014.

Tip Two: When you find your dream home don’t drag your feet or hem-haw. Be a bullet, squeeze the trigger and submit your offer swiftly.

Tip Four:  Don’t be embarrassed, too prideful or penny wise and pound foolish to offer full price.  In this market we are seeing offers submitted at or slightly above list price.  These committed buyers usually walk away with the prize.  When you find what you like, it’s fine to end the home search tour and submit in an immediate offer before a compositing buyer snatches it up. If you love it, own it. Keep in the mind the mortgage company will complete a property value appraisal. If the property doesn’t appraise for the contract price you can always bail or renegotiate.

Tip Five: To stand out in the sellers eyes consider sweetening the terms of your offer.

  1. Larger down payment
  2. Bigger earnest money deposit
  3. Larger Option Fee
  4. Short trigger point deadlines and exit clauses for things like the Option Period and days for financing approval
  5. Provide the seller with written mortgage pre-approval from your lender
  6. Flexible closing date
  7. Possible seller lease back
  8. A personal letter to the seller sharing a little bit about yourself and your situation sometimes helps the seller choose one bidding buyers offer over the other.

Tip six:  After your contract is executed you’ll have an opportunity to have the property inspected.  Because you’re not buying a brand new home it’s common to turn up a long or short list of items that aren’t perfect.  Understand that in a seller’s market a seller is less inclined to pay for the repair of cosmetic items.  Have your agent get a bid on the inspection items you’d like to have completed.  If the seller won’t pay for them don’t get angry or take your eyes off your prize, your real estate agent will have the names and numbers of reputable repair and home improvement people who can get the job done for you fast and affordably.   Don’t lose out because the seller won’t make the property perfect or spend a few hundred dollars in cosmetic type repairs.  If you like it, own it.

The bottom line for buyers.

Use these tips and you’ll successfully navigate today’s strong-like-bull seller’s market realities with a smile and success.  Good luck, speed and grace.  If we can be helpful contact one of our Pro agents directly or call 281-367-3531.

I’m thinking of selling, what about me?

Good news!  You’re in the right place and the right time.  But you can still lose money if you don’t play your cards right and take advantage of today’s Seller’s Market by using some savvy strategy. We have a Seller’s Market Marketing Plan that is designed to leverage the market for maximum profits and the most favorable terms.  For details call your favorite Gary Greene agent directly or 281-367-351.

PS.  If you’d like to take a look at our collections of Real Estate Market Report data for The Woodlands - CLICK HERE

What’s the real estate inventory story for The Woodlands TX?

The Woodlands Texas Months-Supply-Of-Inventory Real Estate Report

Months Supply Of “For Sale” Listing Inventory – May 7th, 2013

Q. Is it a Seller’s Market?  A. Yes.

According to real estate economists a six-month supply of For Sale Inventory represents a balanced market.  Over six months of For Sale Inventory indicates a buyer’s market.  Less than six months of inventory in considered a seller’s market.  As we can see from these inventory numbers below we are locked into a Hercules strong seller’s market  Here’s a break down by price.

PRICE RANGE.  .  .  .  .  . .  .  .  .  .  .  .  .  .  MONTHS SUPPLY OF LISTING INVENTORY

 

$000,000 – $200,000 . . . . . . . . . . . . . . . . . . . .   .08

$200,001 – $300,000 . . . . . . . . . . . . . . . . . . . .   2.2

$300,001 – $400,000 . . . . . . . . . . . . . . . . . . . .   1.8

$400,001 – $500,000 . . . . . . . . . . . . . . . . . . . .   2.3

$500,001 – $600,000 . . . . . . . . . . . . . . . . . . . .   2.3

$600,001 – $700,000 . . . . . . . . . . . . . . . . . . . .   3.8

$700,001 – $800,000 . . . . . . . . . . . . . . . . . . . .   3.8

$800,001 – $900,000 . . . . . . . . . . . . . . . . . . . .   4.3

$900,001 – $1,000,000 . . . . . . . . . . . . . . . . . . .  5.3

$1,000,001+ . . . . . . . . . . . . . . . . . . . . . . . . . . . 13.5

What does this mean?

For buyers: When you find something you love, don’t hesitate to submit an offer.  If you snooze you lose out.

For Sellers:  In this muscular seller’s market getting a property SOLD is an entry level, minimum expectation.  Striving to SELL your property for the highest-possible-price with the very-best-terms is the richer and more profitable result you can expect using our HIGHEST AND BEST Seller’s-Market Marketing Plan.  Why settle for a mediocre market-driven result when a savvy strategy driven plan can leverage market conditions to maximize your profits and amplify your success.

As we can see in chart above, inventory is wafer thin.  Qualified buyers lurk unfulfilled, frustrated, and anxiously running in place as they wait for fresh listing inventory to appear on the market.  Our HIGHEST-AND-BEST marketing strategy creates a frenzy of interest, a queue of competing qualified buyers and multiple offer possibilities, all leading  to the HIGHEST-AND-BEST price, terms and profits for your property.  We will help you leverage and maximize this amazing seller’s-market opportunity.

Our strategy is simple, logical and powerful. The mojo of maximized profits and favorable terms lie in our partnership of preparation with you, and our crisp  execution of marketing details, actions and events.  On your behalf our HIGHEST-AND-BEST marketing plan taps into and leverages the natural laws of supply, demand and human nature, merchandising and staging, digital, print, photographic and copywriting promotion, massive internet syndication, mobilizing the poised-to-pounce local real estate agent nation, a Public-Reveal Open House and trustworthy timing, coordination and execution

If you’re making a move let’s talk about our Thirteen Point Plan for sweet success and your HIGHEST AND BEST result. If it’s for you, away we go.  If it’s not for you, no worries, you’ll be all the wiser and some of the ideas we share will help you no matter who you choose.  If we can be helpful let me know – Ken Brand 832-797-1779.

Closing thoughts.

While mulling over these inventory numbers, keep in mind these figures represent big averages across The Woodlands.  Real estate is hyper local in nature and market conditions for your specific property, in your specific neighborhood may be different that the big average you see above.  To find out what’s happening in your neighborhood, contact us and we’ll provide you with an up to the minute, on-target Months Supply of Inventory report.  Give us a call and we’ll send you your free report – pronto.