Click HERE to download the .PDF explaining Seller’s Disclosure requirements
Click a link below for Important Phone Numbers
If we can be helpful – Ken Brand 832-797-1779
Sales Down. Inventory UP. Selection UP. Home Values UP.
Sales Catch A Breath.
300 reported sales for May 2014. 360 reported sales for May 2013. While down from last years May frenzy, overall sales activity remains solid and positive.
Prime properties marketed properly still attract multiple offer competition resulting in list or over list sales prices. In May one in three properties SOLD in seven days or less, one in ten SOLD in one day or less. Unprepared or poorly marketed properties are taking longer to sell.
Rising values may have some impact on fewer sales. The least expensive home for sale in The Woodlands today is $149,000 and the most expensive is $16,800,000.
Prices Are Up.
Corporate relocation, traditional action, construction and other unstoppable economic factors will continue to press activity, opportunity and prices skyward. The only bad news is delaying a move upward in price will be expensive.
The Best Selection in 21 Months
Inventory is improving. More selection is a positive.
Thoughts For Sellers
It’s a opportune market for today’s sellers. In fact anyone can sell almost any property these days. But getting a your property SOLD and getting it sold for the Highest Possible Price and the Most Favorable terms is the goal. This is the market to leverage your opportunity. There is a difference. Take look.
Sold Price To List Price Percentage All Price Ranges.
Sold Price To List Price Percentage – Above $500,000.
Sold Price To List Price Percentage – Above $1,000,000.
If we can be helpful let us know – Ken Brand – 832-797-1779
Thoughts For Buyers.
Here are 3 tips for finding the best property for you and yours.
TIP #1: FIRST-TO-KNOW LIGHTNING 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 Lightning 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 match your buyer-needs to fire off an instant alert heartbeats after it 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 Lightning Alerts delivered directly to your email box contact your favorite Gary Greene 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 nine-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 bulle- tin 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.
Here are 5 Tips On How To Write a Winning Offer.
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 #1: 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 is.
- Thousands of qualified homebuyers moving to the area.
TIP #2: 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 #3: DON’T GO FOR THE STEAL! SEAL YOUR 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 #4: 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 #5: 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 improve- ment people who can get the job done for you fast and afford- ably. 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 success- fully 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.
Selection of Homes in The Woodlands Hits Nineteen Month High
As we enter the Spring|Summer selling season the selection of homes to choose from is the best it’s been in nineteen months. While selection is great, sales are brisk and it remains a strong seller’s market below $1,000,000.
Other Listing Inventory Tidbits
Average List Price = $829,997
Median List Price = $522,500
Average Days On Market = 59 Days
Average Price Per Square Foot = $214.63
Strong Sales Trail 2013 Sales By A Cat’s Whisker
It’s busy. May should be the busiest month of the year.
Sold Homes Tidbits
April 2014 Average Sold Price = $445,371
April 2013 Average Sold Price = $403,002
April 2014 Median Sold Price = $332,500
April 2013 Median Sold Price = $306,865
April 2014 Average Days On Market = 34 Days
April 2013 Average Days On Market = 38 Days
April 2014 Sold Price To List Price % = 98%
April 2013 Sold Price To List Price % = 98%
April 2014 Average Price Per Square Foot = $152.26
April 2013 Average Price Per Square Foot = $130.24
What’s It Mean?
If you’re thinking about moving UP or sideways act now. Property values will continue to rise. Mortgage interest rates are expected to rise. The long you wait the more it will cost you.
If you’re moving down in price, wait as long as you want, your higher priced property will appreciate at a faster rate than a lower priced property.
If you’re buyer NOW, read this.
If we can be helpful let me know – Ken Brand 832-797-1779
Good Monday Morning Icon Reminders – April 7th, 2014 | BHGRE Gary Greene, The Woodlands and Magnolia Marketing Centers
Congratulations on your World Class performance in April. As you can see below, your success leads the company.
While collective March sales in the MLS were actually down about 2% compared to last year, your collective success was up over 36% Outperforming the market is a indisputable indicator that your success is not market dependent, it’s earned by doing the extra things that your clients recognize and appreciate. Thanks for all you do.
List For Your Life Rock-Paper-Scissors Tournament
We’re going to have a fun time with our Rock-Paper-Scissors Tournament and someone will walk away smiling with thousands in cash. It only takes one listing to enter and Roshambo your way to cool cash.
Credibility + Visibility = Profitability
Show what you know. Share these reports with your friends, neighbors, relatives, prospects, suspects and everyone your know.
Here are reports for April 2014. In them you’ll find a month-by-month two year accounting of Sales Per Month, Listing Inventory By Month, Average Sold and Median Home Prices, Average Price Per Square Foot and Months Supply Of Inventory. Take a look.
It’s a Screaming Seller’s Market. Learn all there is to know about our Highest and Best Seller’s Market Marketing Plan, First-To-Know Lighting Alerts, Buyer-Needs Network, Pocket Listings and Coming Soon Strategies.
Click HERE to register.
Thanks everyone for all you do. If I can be helpful – Ken Brand 832-797-1779
PS. A closing thought.