Selling Smart

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

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on February 13, 2012

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.

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

 

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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

View more presentations from Ken Brand

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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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Attention Home Sellers in The Woodlands TX – Don’t Mischose and Lose Thousands of Dollars.

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / on January 2, 2012

Home Sellers:  Why lose money?

Everyone has a good story.  For example, some might tell you that they’re better than everyone else, or cheaper.  But deeds speak louder and sweeter than words.

Check out this graphic.  If you’re thinking of selling, and money is important to you, give one of our Top Performers a call.  Interview them.  If you like what you hear, hire them.  You’ll net thousands more.

 

Doing the MATH

As you can see from the chart below Average and Median Sold Prices in The Woodlands TX have been super stable for two years.  Also, with an Average Sold Price of around $350,000 the difference between what you’ll stash in your pocket after closing can amount to anywhere from $8,000 to $15,000.  If you’d like to know about how we net our sellers more money, give me a call at 832-797-1779 and I’ll fill you in.

Thanks and Happy New Year.  Cheers.

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From a client perspective, what should I expect out of my real estate agent today? How do I establish a relationship of trust with him or her?

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

I was so thankful to have the cool people at DailyBrink.com ask some interesting questions relating to my book Less Blah Blah More Ah Ha.  Here’s one of them.

From a client perspective, what should I expect out of my real estate agent today? How do I establish a relationship of trust with him or her?

This is a hard question to answer because expectations from person-to-person may vary. Here’s five things to look for:

1. A Communicator: Someone who listens more than they talk. And when they do talk, it’s mostly to ask questions. Communication, updates, and followups should happen with frequency.

2. A Market Data Savant: The agent should know or be able to find out everything there is to know about your market and understand what it means to you.

3. A Merchandising Maven: If you’re a seller, your agent should be knowledgable and offer consultation on merchandising and staging strategies that position the property competitively and enhance the perceived value in the eyes of the buyer and showing agents.

4. A Marketing Tornado: The quality and number of property photos, the copywriting, print and internet broadcast promotion all have tangible impact on how the property is received in the market place.

5. A Cool Cat: It really helps if your real estate agent is a cool cucumber under pressure. Which means they know how to negotiate, communicate, relate, and solve problems when other people are freaking out. All transactions have flare-ups and unexpected surprises, and having a responsive, thoughtful, responsible, and proactive agent managing the transaction is a wonderful thing.

Here’s  the questions I answered at DailyBrink.com – Click HERE to read the whole article.

You’ve said that the way real estates agents are taught how to sell is “lame, rude, and unsmart in today’s culture.” Could you elaborate on that?

What would your ultimate advice for new agents in this market be, especially at such a particular moment in time?

You’re incredibly savvy when it comes to your social media, with a lot of activity on Facebook and Twitter. What does this have to do with the real estate world?

You’re incredibly savvy when it comes to your social media, with a lot of activity on Facebook and Twitter. What does this have to do with the real estate world?

It seems like you’re on a mission to help people. Is that partly because Ken Brand sounds like the name of a superhero?

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Cheers and thanks for reading.  Ken Brand 832-797-1779

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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.

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Thanks for reading.

 

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As a real estate agent, what is the best way to tell a client they are priced too high and need to reduce it?

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / August 15, 2011 Read the full article →

Sold Price to Original List Price in The Woodlands TX – January – August 2011

by Ken Brand, Sales Manager - Better Homes and Gardens Real Estate Gary Greene / The Woodlands TX / August 8, 2011 Read the full article →

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