Good Monday Morning Icon Reminders – December 8th, 2014

Congratulations and Thank You

Thanks to your extra efforts our team leads all brokers in netting our sellers more money via Sold Price To List Price Percentage, we lead the company November and  year-to-date sales success .

Click HERE to download the November Top Performers Report

SP to LP Percentage Nov 2014

Holiday Luncheon Fun

Home Sales Market REports – The Woodlands, Spring, Magnolia and 77389 (new).

Click HERE to download the Homes Sales Reports.  Please share everywhere.  Thanks.

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Thanks for all you do.  If I can be helpful – Ken Brand – 832-797-1779

Photos – Holiday Luncheon 2014 | BHGRE Gary Greene Team – The Woodlands and Magnolia Marketing Centers

Holiday Luncheon with the most amazing icon agents in the world.  Maybe the universe.

The Woodlands 2014 Homes Sales Report – BHGRE Gary Greene | November 2014

The Situation.

As our Houston economy bulls forward, construction cranes come down and thousands of new neighbors, family and friends in-tow, begin to pour to work, live and play in shiny new office buildings, hip restaurants and retail centers, we expect demand for housing to surge forward, pushing 2015 prices and opportunity upward.  There will be winners and losers.

Homes For Sale Listing Inventory = Supply 

Listing Inventory The Woodlands

As you can see from the MLS data above, inventory and selection for buyers began to improve in April. In addition to improved selection in the resale market, new home builders are opening neighborhoods and adding inventory/selection for buyers and competitive pressure for resale sellers.  2015 demand will out pace supply and  prices for both will continue to rise.

Sales Written = Demand

contracts written the woodlands 13 vs 14

Year-to-date sales trail last years ever so slightly, supply and demand factors continue to press home prices higher and keep The Woodlands real estate market padlocked in a strong seller’s-market mode.

Supply and Demand = Higher Home Prices

According to real estate economists a six-month supply of For Sale inventory represents a balanced market between sellers and buyers.   Over six months of inventory indicates a buyer’s market, below six months indicates a sellers market.  Look at what’s happening in The Woodlands by price range

Croped MSI

In-The-Know Sold Price Info For 2014 

Average Days On Market (DOM) for sold listings remains swift for well merchandised and professionally marketed properties.

 35 DOM in 2013

34 DOM in 2014

  Average Sold Price To List Price Percentage will remain high.

98% in 2013

98% to 2014  

Average Median and Sold Prices Continue To Vine Upward.  

Median and Avg Sold Price 2014

For Sellers.

Q.  When’s the best time to sell?

A. Choosing the best time to sell depends on factors unique to you.

If you’re selling to move-up to something more expensive, rising prices will lift the price of the home you want to buy higher than the home you’re currently living in.  If you’re moving up, waiting will cost you more.

The sooner you sell your less expensive property and buy the more expensive property the more you save on the home you’re buying and profit from rising prices.  To leverage this seller’s-market contact your trusted Gary Greene real estate Pro. You can count on us.

If you’re selling a more expensive property to move into something less expensive you have the luxury of time. Rising prices will push the price of your more expensive property higher than the less expensive property you will be buying. Rising home prices and time to find the perfect next home is your friend.

To discuss current market conditions in your specific neighborhood and to begin your search for the perfect next home, contact your Gary Greene Real Estate Pro. We put the know in knowledge.

Q. If I sell my home will I be able to find another?

A. There are multiple strategies that can make your move less stressful and more successful.  To discuss timing and get candid answers to all your questions contact your trusted Gary Greene Pro. We’ll take good care of you.

For Buyers.

Q.  Will prices continue to rise.

A.  Positive economic forces and supply and demand factors will continue to press home prices higher. The sooner you act the sooner you’ll save money and begin enjoying the benefits of appreciation.

 When selection is thin and other buyers are looking for what you’re looking for, you’ll want to know about fresh inventory first.  To keep from losing out and learn about new listings before the uninformed and slow-moving masses have your favorite Gary Greene Pro set you up with First-To-Know Instant Alerts.  We put the know in knowledge.  Really. 

Q.  What about Pocket Listings and Private Sales?

When inventory is drum-tight a surprising number of off-the-MLS-radar properties are  sold via jungle drums, whisper campaigns and agent grape vines.  Savvy listing agents prepping a new listing for market and always-on selling-agents are exchanging phone calls, texts and eMails , sharing details about upcoming, but-not-on-MLS-yet listing inventory.  As a result, prime properties sell privately. If you’d like to know about  prime off-the-MLS properties For Sale before the mass market ask your in-the-know Gary Greene Pro to plug you into the Pocket Listing and Private Sale insider network.    

Q.  When I find my dream home how do I write a winning offer.

A.  Shine in the eyes of the seller by strengthening your offer with favorable terms such as:

  • Larger down-payment.
  • Bigger earnest money deposit.
  • More Option Money.
  • Short deadline trigger times and exit clauses for things like the Option Period and days for Third Party Financing approval.
  • Provide the seller with written mortgage pre-approval.
  • If you’re financing is certain, eliminate financing contingencies.
  • A Flexible closing date.
  • A 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 buyer’s offer over the other.

To successfully navigate today’s turbulent seller’s-market realities with a smile and success contact your trusted Gary Greene Pro today.  Thank you.

The Woodlands Home-Sales Market Snap Shot – August 25th, 2014

The Swell Is Big, But Ridable

2014-08-17 08.13.15

A Smidge Fewer Sales.

January – August 2014 = 2,037 Homes Under Contract <-8%>

January – August 2013 = 2,222 Homes Under Contract

Sales in The Woodlands TX

2014 will go into The Woodlands real estate history books as the 2nd best year for total number of home sales.   2015 will go down in history at the best year ever for number of  home sales and new record high sold prices.  Why?  Because all those construction cranes dotting the skyline will come down, ginormous buildings with millions of square feet of office space will open for business and thousands of people not-here-now will fill them.  More bees needing new hives means more home sales. Low supply and high demand means higher prices.

Selection Improves. But Not For Long.

For Sale inventory in all price ranges has improved.  Toady’s current inventory of 666 homes is up a staggering 67% compared to last years shockingly low inventory of only 388 homes For Sale.

If you’re thinking of buying, strike now.  When all the new neighbors arrive to begin work in 2015, inventory will plunge and home prices will power higher.  Why pay more when you can pay less – act now!

The Woodlands Listing Inventory

More Juicy Listing Stats for the Data Geeks – 9/25/2014

Average List Price = $786,413 |  Average  List Price Per Square Foot = $207

Median List Price = $500,000 | Median List Price Per Square Foot = $150.84

Lease Expensive Home For Sale  in The Woodlands Today = $153,108

Most Expensive Home For Sale in The Woodlands Today = $16,800,000

What About Home Prices?

I paddled into the Houston Association Of REALTORS MLS stats and compared 2013 Closed Homes Sales to 2014 Closed  Home Sales.

2014 Total Closed Sales = 531 <-10%> | 2013 Total Closed Sales = 590

2014 Average Sold Price = $426,654 <+17%> | 2013 Average Sold Price = $364,400

2014 Median Sold Price = $343,000 <+8%> | 2013 Median Sold Price = $317,305

2014 Average Days On Market = 30 Days | 2013 Average Days On Market = 27 Days

List Price To Sold Price % = 98% for 2014 and 2013

What do you think prices will do in 2015?  Bamboo.

In Conclusion

As under construction buildings open for biz and queen bees, king bees and worker bees begin making honey, they’ll move themselves, families, partners and pets into new digs.  Buyer competition will keen, inventory will tighten and prices will climb like vines.

 If you’re a buyer, act now if you can.  Selection is better and prices will go higher.

 If you’re a seller moving up in price, act now. Selection is better now and prices are on the rise.

If you’re a seller and you’re buying down in price, 2015 is your year.  Wait and maximize your profits.

If you need expert advice on what’s happening in your specific neighborhood and the best course of action for you and yours, let us know.

Ken Brand 832-797-1779

More Lifestyle Stuff for The Woodlands and Houston

Click HERE to read and enjoy this issue of LIVE URBAN, LIVE SUBURBAN, LIVE WELL magazine.

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Property Inspector Information, Inspectors and Inspection Report Do’s and Don’ts

Click HERE to download the Inspector Information as seen below.

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Property Inspections Do's and Don'ts

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