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

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on May 7, 2013

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.

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Less Blah Blah More Ah Ha in a Seller’s Market

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on February 16, 2013

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Helping Your Past Rental Clients Move From Less To WAY-MORE

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on January 30, 2013

Listen, I bet you helped plenty of people find a rental property in 2012. Many of the people you helped were well qualified to buy but didn’t or couldn’t because they were unable to sell their home or properties in other cities and states. Or they rented because they wanted to get the lay of the land.  You’re familiar with that story aren’t you?

Well, great news for everyone. Real Estate Markets across the country are heating up and properties that once languished are selling and closing.

All of this means that your past rental clients may now be in a position to buy and chomping at the bit to do so. They realize what you know, in most of our market areas they can buy what they would like for less than the rent they are paying now.

Here’s what I recommend, get on the phone and call them, see what’s up, find out how you can help them get into the market so they can enjoy the personal and financial benefits of owning instead of enriching their landlord.

Don’t eMail. Don’t mail a letter or a not. Go Pro.  Go In-Person.   In-Person person, by phone. Do it now. Thanks and all the best.

If you don’t see the Youtube video below - CLICK HERE.

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No BS Tips On How To Be A Successful Homebuyer In A Strong-Like-Bull Seller’s Market.

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on January 25, 2013

Strong Like Bull Sellers Market

Fact:  It’s a strong-like-bull seller’s market.

If you’re currently looking at homes online or in person then you know available listing inventory is at an all time low.   Qualified buyers can’t find what they’re looking for. This is a fact throughout The Woodlands Area, Montgomery County and  Houston in general.  You can read about what’s going on HERE and look at local home sales data HERE.

Months Supply Of Inventory | The Woodlands | December 2012Unsold Listing Inventory Month to Month December 2013 The Woodlands TX

Beginning in 2008 and up until a few moons ago it was a solid buyer’s market.  Buyer behavior included taking their sweet time, slow playing intrest, negotiating tough and dictating terms. Buyers had a broad smile and two hands on the steering wheel.  Today’s reality is 180° different.  Today’s market realities have shoved sellers into the driver’s seat.  While the reversal from buyer’s market to seller’s market has been swift, this transition is part of the natural boom-bust-boom cycle and nothing to fret about if you’re a buyer. Unless you behave like you’re in a buyer’s market instead of a seller’s market that is.  The good news is that this is the beginning of the next UP cycle. Prospective buyers who adjust their homebuying strategies to succeed in today’s seller’s market reality will find their dream home first, negotiate favorable|fair terms and move into their homes with the knowledge that they will participating in the new UP cycle.

Those that don’t, won’t.

A few (but important) tips on winning behaviors and realistic expectations in a seller’s market

Home Search, Selection and Inventory:  It’s thin.  When fresh inventory hits the market you’ll want to know about it pronto.  To keep from losing out, have your trusted real estate agent set you up with an email auto-notification based on your unique and specific requirements.  With our new Fusion MLS system when a listing agent enters their shiny new listing data, property photos and information into the MLS system and hits the This-New-Listing-Is-Officially-On-The-Market button, within a few heart beats you will receive an instant email alert.  It doesn’t matter if the new listing goes live at high noon, midnight or anytime in-between  you’ll know about cool, hot new listings that meet your personal criteria before the uninformed and slow-moving tortoise like masses.  Now that you know before your bidding against you home buying competitors everyone else, move swiftly. Stories about hot new listings hitting the market and attracting multiple showings and offers on the first or second day are not exaggerated.  Move fast and you’ll be moving in.  Congratulations!

We’re seeing more and more off the MLS radar inventory sold via jungle drums, 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.  We’re seeing many properties sell privately before they hit the MLS mass market.  Ask your trusted real estate agent to bang a drum, send emails to known top listing agents, put a ear to the ground, make some phone calls and see if they can learn about fresh soon-to-be-on-the-market listings before everyone else.

Expectations and Behaviors:  Put yourself in the shoes of a seller.  In a seller’s market what are they seeing,thinking and feeling?

Sellers are smiling, knowing it’s a seller driven market.  Understanding the mindset of the seller and their listing agent will help you and your agent successfully navigate your home buying experience, eliminate lost opportunity, buy at a fair price and move into your new home with a smile too.

When you find your dream home don’t drag your feet, hem or haw.  Hustle pays off.  In this market a tortoise won’t win the race. Be prepared to pull the trigger, be a Buffet bullet and submit your offer.

If held for a long period of time and purchased at low rates, Buffett says houses are even better than stocks. He advises buyers to take out a 30-year mortgage and refinance if rates go down. – Warren Buffet

It won’t happen every time, but anticipate competing offers and consider adjusting sweetening (without souring your satisfaction) your offer accordingly.  Values are risings, don’t wring your hands over a few thousand dollars.  Today’s insanely low mortgage rates make affordability a once in a life time gift.  For every thousand dollars you borrow on a thirty year mortgage your monthly payment will rise a measly five bucks or so.  That means if you and the seller are  ten thousand dollars apart from an agreed up price, you’re really not talking about ten thousand dollars, because you’re financing your purchase you’re really talking about fifty bucks more a month.  Come on now.  What’s the big deal.  If it’s the property for you and yours, make your move.  Remember, odds are, if  it’s an attractive enough property for you to be interested, no doubt other qualified buyers will be attracted too. Those other people are your competition!  Don’t let them drink your milkshake.   You will begin to build equity by owning now, not looking and waiting for deals and steals – they don’t exist.

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 prize.  When you find what you like, it’s fine to end the home search tour and put in an immediate offer. If you like it love it, buy own it. Plus, 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.

Terms Of Purchase:  To hone an edge and stand out in the sellers eyes consider sweetening the terms of your offer.

  • Larger down-payment.
  • Bigger earnest money deposit.
  • Short 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.
  • Flexible closing date.
  • Possible seller lease back.
  • 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.

Inspections and Repairs:   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 accept 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.  Or if you’re a DIY kinda person, go for it.  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, buy it own it.

The bottom line for buyers

Use these tips and you’ll successfully navigate today’s new strong-like-bull seller’s market realities with a smile and success.  Good luck, speed and grace.

If we can be helpful – Ken Brand 832-797-1779.

 

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Home Sales Real Estate Report for The Woodlands TX – February 2012

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on February 7, 2012

Here’s a collection of home sales reports that includes:

What’s the Average Sold Price of a home in The Woodlands TX?

What the Median Sold Price for homes in The Woodlands TX?

How long does it take to sell a home in The Woodlands TX?

What’s the Months Supply Of  Residential Real Estate Inventory in The Woodlands TX?

What’s the Average Sold Price To Listed Price Percentage in The Woodlands TX?

What’s the Average Price Per Square Foot for homes sold in The Woodlands TX?

The Woodlands Texas Real Estate Market Report / January 2012 / Prudential Gary Greene Realtors Research Forest Office

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The Woodlands Texas Real Estate Market Report Collection – January 2012

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on January 3, 2012

Can’t see the video – Click Here

The Woodlands Real Estate Market Reports / December 2011

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Months Supply of Residential Real Estate “For Sale” Inventory in The Woodlands TX, January 2012

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on January 3, 2012

The Woodlands Texas Real Estate Report

Months Supply Of “For Sale” Listing Inventory – January 2nd, 2012

 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 below.  To find out what’s happening in your neighborhood, contact us (281-367-353) and we can provide you with an up to the minute, on-target, Months Supply Of Inventory report. We don’t charge for this service, so give us a call and we’ll send you your free report – pronto.

January 2nd, 2012 – Months Supply Of For Sale Listing Inventory – The Woodlands TX PRICE RANGE.  .  .  .  .  .  MONTHS SUPPLY OF LISTING INVENTORY

$000,000 – $200,000 . . . . . . . . . . . . . . . . . . . .   2.2

$200,001 – $300,000 . . . . . . . . . . . . . . . . . . . .   3.8

$300,001 – $400,000 . . . . . . . . . . . . . . . . . . . .   3.7

$400,001 – $500,000 . . . . . . . . . . . . . . . . . . . .   3.3

$500,001 – $600,000 . . . . . . . . . . . . . . . . . . . .   3.4

$600,001 – $700,000 . . . . . . . . . . . . . . . . . . . .   4.6

$700,001 – $800,000 . . . . . . . . . . . . . . . . . . . .   9.2

$800,001 – $900,000 . . . . . . . . . . . . . . . . . . . .   7.7

$900,001 – $1,000,000 . . . . . . . . . . . . . . . . . . .  8.9

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

Is it a Buyer’s Market or a Seller’s Market? According to real estate economists, 6 months supply of For Sale Inventory represents a balanced market.  A higher number means it’s leaning towards a buyer’s market, less than six months, would indicate a seller’s market. During the winter selling season (November to January), listing inventory ebbs to its lowest point.  Mid January, inventory and selection begin to swell, beginning in February buyer activity and sales begin to heat up.  If you’re thinking of selling, keep in mind the key to salability and competitive positioning is merchandising (staging), marketing and pricing.  Correctly tweak and amplify these three factors and you’ll be one of the successful sellers attracting a qualified buyer.  Ignore one, two, or three of these salability factors and the property will languish, even in a strong market. Keep in mind, this snapshot provides a broad and general overview, what is happening in your neighborhood could very well be different.  As I shared earlier, if you’d like a free and up to the minute Market Analysis for your property and neighborhood just let me know – Ken Brand 832-797-1779.

Here’s a report month by month. . .

Thanks.

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How Mortgage Rates in the Awesome-LOW 4% Range Makes Your Purchase Power More Muscular Than EVER!

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on August 16, 2011

When you hear and read about LOWER Than Low Mortgage Interest Rates, this is what the experts are talking about.

This is a 5 year chart for 15 Year Mortgages looks like.

How does an Awesome-LOW mortgage rate effect your monthly mortgage payment?

It’s one thing to read about historically low mortgage rates.  It’s a breath taking to understand how an Awesome-Low mortgage rate impacts a monthly payment.  Let’s take a look at some examples.

30 Year Fixed Rate @ 4.25% = $4.92 per $1,000 dollars borrowed OR $492 per $100,000 borrowed. *

Think about how muscular your purchase power is with today’s Awesome-LOW mortgage rates:

$100,00 is $492 per month.

$200,00 is $984 per month.

$400,000 is only $1,968 per month.

In The Woodlands market area you’d pay (depending on location, square footage and condition) around $1,000 to rent a home valued at $100,000.  You’d pay around $2,000 for a property valued at $200,000 and over $3,000 for a home valued above $400,000.

  • If you’re renting and you have the ability to buy, and you don’t, you’re throwing your money away.  Don’t rent and enrich your landlord, enrich yourself – own.
  • If you have a mortgage above 5.5%, you might save yourself hundreds of dollars a month by refinancing at todays crazy low mortgage rates.  Refinance now.
  • If you’re thinking of moving UP, now is the time take advantage of the muscular purchase power these Awesome-Low mortgage rates provide you. Move now.
  • If you’re thinking of downsizing and you wait, as mortgage rates rise, you’ll only pay more for a smaller place. Move now.
  • If you’re have more than 16 years left on your current mortgage, refinancing with a 15 -Year mortgage might save you money every month and over $100,000 in the long run. Consider a 15-year mortgage refinance.
  • If you’re a seller, today’s mortgage rates makes the pool of qualified buyers larger than it will be when mortgage rates are higher.  Which means a faster sale and Top Dollar.
  • Don’t regret inaction and paying more – act now.

We’re all feeling the glarmy about the anemic economic, whipsaw stock market and sea-saw savings and 401K plans.  The one bright light opportunity that delivers long-term and locked in financial benefit is locking in and taking advantage of Awesome-LOW mortgage rates.

If you’ve been waiting, now’s the time.  Give me a call at 832-797-1779 if I can be helpful.  If you’d like a no-obligation and supremely confidential conversation about a variety of mortgage plans, current rates, loan qualifications, purchase power analysis, Dana Snider, our Gibraltar Mortgage Service Home Mortgage Counselor would be happy to answer your questions.  You can reach her at 832-217-4087.

*Mortgage rates can fluctuate daily, they could dip lower or float higher as you read this.  The figures above reflect Principal and Interest only.  When buying home your total monthly payment would include Principal, Interest, Property Taxes and Insurance.

___________________________________

Thanks for reading.

 

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Feet On The Street Real Estate Report for The Woodlands TX – May 5th, 2011

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / May 5, 2011 Read the full article →

Are Home-Sellers Selling and Home-Buyers Buying in The Woodlands, TX.? April 16th, 2011

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / April 16, 2011 Read the full article →

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