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.

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Homes are selling fast too.

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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

Is it safe for Locals In The Woodlands to make their move?

New Information and Thoughts About Listing Inventory and Local Would Be Sellers and Buyers In The Woodlands

Listing inventory  Selection is the best it’s been in seven months.  As of today there are 472 active For Sale listings in inventory in The Woodlands.  A little over a month ago on Sunday,June 16th, there were 403. In February there were only 373.  Selection is growing and that’s a good thing. Take a look at the picture below for the details (click on the pictures for a bigger version).

Listing Inventory The Woodlands July 21 2013

more market data

Listing Inventory Stats | The Woodlands| June 16 2013

 Now that the annual home buying summer surge has happened listing inventory the selection of homes is growing. This is good news for locals who wanted to sell and make a move, but didn’t.  The main worry, “What if we sell ours and can’t find another?”  During the summer surge this was a legitimate concern.  Things are changing for the better.

Now that the seasonal surge (see picture below) is slowing, selection is growing and the previously legitimate “what-if-we-don’t-find-something-we-like” worry is waning.   Now may be  a safer better time for locals to take advantage of a still strong seller’s market and the best selection of homes for sale in seven months.

2013 Listing Inventory Month to Month The Woodlands July kb

12013 Under Contract Month to Month The Woodlands JulyOne sure thing,  A  new surge of corporate transferees sweeping into town by the thousands to occupy new office towers and corporate headquarters will drive competition and prices up and inventory selection down.

If you’re a Woodlands local you have some new information to consider.  The window for success for selling and finding something you like is open for now.  But when all the out of town buyers sure into town, they’ll shut the window and lock the door.

If I can be helpful let me know – Ken Brand 832-797-1779.

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.

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

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Is it true that you will have to pay a 3.8% Sales Tax the next time you sell your home?

Is it true that there will a 3.8% tax on the sale of your property? Not exactly.

Here’s what the Texas Association of REALTORS has to say on the matter: 

A rumor about a 3.8% federal tax on all home sales has again hit the in-boxes of Texas consumers and real estate agents. So, is there such a tax for all home sales? No.

The facts are that individuals with incomes over $200,000 a year ($250,000 for married couples) will be subject to a 3.8% tax on profits of more than $250,000 ($500,000 for couples) from the sale of a primary residence. So, a husband and wife who make more than $250,000 a year and sell their home for a $510,000 profit would pay $380.


Cheers and thanks for reading.  If I can be helpful let me know – Ken Brand 832-797-1779.