How To Price Your Listing So It Sells For Top Dollar and In A Timely Fashion from Ken Brand on Vimeo.

I’m sharing the why’s and what’s and how’s of creating a useful CMA (Competitive Market Analysis) for pricing your property. The goal is to sell it for the highest possible price, in your desired time frame.

Experience has shown that Qualified Home Buyers comparison shop. Typically, they will define a price range and an area or areas that they are interested in, the style and design, desired amenities, etc., and they go shopping, looking at pre-owned homes and New Homes.

After viewing all of the available homes that meet their criteria, a buyer will narrow their choices down to a short list of one or two homes.

In this day and age of Buyer Representation, the buyer’s representative will prepare a Competitive Market Analysis (CMA) to assist the buyer in the decision making process and offering price. At this point the buyer…having viewed all of the available homes (competition) will want to know..what similar homes have actually SOLD for, average number of Days on Market, Price Per Square Foot and List Price to Sales Price ratio.

This research is used to help determine their offering price and ultimately their own limits to what they feel a home should sell for relative to it’s competition.

Also, once the Buyer and Seller agree on a price and the buyer’s mortgage is being processed, the lender will send an appraiser out and they conduct the same research.

What we provide is the research on homes that a buyer interested in viewing your home may also consider and data the appraiser will also look at also.

By reviewing this market data we can select a price that will position your home competitively in the market place so we can meet your goals.

If there’s anything we can do for you, give me a call:  Ken Brand 832-797-1779

So you could get to know her a bit, I asked Lindsey to email me a short, informal bio. Here it is.  When you see her in the office, introduce your self and say “Hi”.

I was born and raised in the suburbs north of Houston by 2 fabulous parents, I lived in Atascocita first then moved to the Spring/ Klein area in high school. I’ve got two older brothers, one is a mortgage banker in San Antonio and the other lives in Austin and sells software to small banks to help them realize their bottom line. I played soccer from the earliest age I could sign up through high school, and I raised animals in FFA (yee-haw).

I graduated from high school a year early and went to Texas A&M where I majored in finance and real estate. While I was in school there I worked at Gander Mountain and took care of 60 horses for the Texas A&M Womens Equestrian Team. While I’m “single” on legal documents, I also have a boyfriend that I  met in at A&M almost 4 years ago.

I graduated from there last may and tried out working for a huge company, Maersk Line the largest containerized shipping company in the world, but I felt like I was going crazy there so I bit the bullet and started into real estate which is what I’ve wanted to do since high school.

My ultimate goal in real estate is to be able to give my future kids the opportunities I had growing up and to contribute to affording a home where I can have horses and space to myself and my family.

You can reach Lindsey @ 713-249-5509

I’m happy to report that real estate activity is beginning to heat up, as it always does this time of the year.  There are positive influencers that should assure increasing activity, at least until July or so.

Home Buyers – Read This

If you’re a buyer, and you find what you like, pull the trigger or you’ll lose out. The average number of days on the market for sold properties in the 70 to 80 day range.  The average for unsold properties is in the 110 days range.  The sweet one’s sell in a day or two, don’t lose out.

Mortgage interest rates are pygmy sized, dipping just below and just above 5%.  Come on!  That means a $300,000 mortgage will run around $1,500 per month in principal and interest.  Every expert agrees that after the government stops buying mortgage securities, rates will go up.  Simple question, do you want lower payments now or higher payments later?  Act now or pay more, I guess.  Don’t you think?

The Homebuyer Tax Credits will end in June. If you’re a qualified buyer, we’re talking free money.  Yes, FREE MONEY.  You can get FREE MONEY now, or wait and lock in a higher interest rate, higher monthly payments and get NO FREE MONEY.  Not sure if you qualify?  You can read about it HERE.

And lastly, as for reasons to buy now, I believe this article from Business Week speaks loudly – If You Don’t Buy A Home Now, You’re Either Broke or Stupid.

Home Seller’s – Read This

For Sale listing inventory is a bit lower than last year and sales activity is above last years at this time.  This means you have less competition (resale and new homes) and more buyers.  For the reasons I’ve shared above, possibilities for an agreeable sale are “right now”.

The key to a successful sale is masterful merchandising, bold internet broadcasting, competitive pricing and choosing the right Realtor Icon to coordinate and lead your campaign.  Take a look at the picture below.  As you can see, the sellers we represent sell their homes for alot more money that our competitors.  This doesn’t happen by accident.  We have a plan, we work our plan and good things happen.  You’ll find more helpful data/information in the collection below.

Homes prices have remained stable for the most part.  Real estate is hyper local in nature.  That means what’s happening in your specific neighborhood could be better or not that The Woodlands averages.  The good news for all of us, we don’t live in Phoenix or South Beach or LA.  The horror stories of plunging prices and rivers of foreclosures doesn’t apply to us.  Thankfully.

Very low mortgage rates and the Homebuyer Tax Credit are currently spurring buyer activity.  It’s expected that rates will rise about the time the Tax Credit expires.  Selling a home in July will be less certain that it is today.  If you’re going to move, do it now, while the doing is good.

Real Estate Agents – Read This

The next 120 days will present the best opportunities for success in 2010.  When mortgage rise and the Homebuyer Tax Credit expires, it’s likely qualified buyer activity in general will slow.  Now is the time to touch base with your past clients, prospects and suspects.  What I’m saying is, if ever there was a time to sprint and work smarter and harder than ever, this is it my friends.  You’re selling and buying clients need to know that now is the time to ACT (see above).

If you’re working hard and getting nowhere or your broker is not providing you and your clients with the tools, support or bold broadcasting you need to succeed, give me a call – Ken Brand 832-797-1779.  Maybe we can help each other.

Everyone – Read This

Take a look at these market statistics, they confirm what I’m sharing above.  Our market is healthy and opportunity exists for those willing to grab it.

“Baskets Full of Fun” Family Picnic and Home Tour Set for March 27, 28 and April 3“Baskets Full of Fun” is the theme for a free family picnic and home tour in the new Tupelo neighborhoods in The Woodlands’ Village of Creekside Park. This family-oriented event is set for Saturday and Sunday, March 27 and 28, and Saturday, April 3, 2010 from 10 am – 6 pm each day. Guests will have the opportunity to tour 11 furnished and decorated model homes by nine popular homebuilders including Chesmar, Gracepoint, Partners in Building, J. Patrick Homes, Plantation, Ryland, Toll Brothers, Trendmaker and Village Builders. New home prices in Tupelo range from the $240’s to $850’s. “Free shuttles will be available to take families to tour the 11 model homes,” saidSusan Vreeland-Wendt, Director of Marketing for The Woodlands Development Company. “At each stop, our guests will receive something special for their ‘basket’, including food coupons, gifts and everything they need for a family picnic of fried chicken with all the fixings in brand-new Tupelo Park. For every basket redeemed at the park, The Woodlands Development Company will donate $5 to Interfaith of The Woodlands Food Pantry.” In addition, those who purchase a new home in the Village of Creekside Park between March 27 and July 30, 2010 and close by September 30, 2010 will receive a free one-year family membership to the South Montgomery County YMCA. The YMCA has two branches open in The Woodlands with a third branch in the Village of Creekside Park opening in June. The new YMCA will feature both indoor and outdoor activities for all ages, including a 15-acre day camp with lodge, tee-pee village and tree houses, Alpine Tower with ropes course, outdoor theater with stage, and a family outdoor adventure. YMCA members will have privileges at all three branches in The Woodlands. Featured Tupelo neighborhoods include Tupelo Glen, Tupelo Trail, Tupelo Green, Tupelo Woods and Tupelo Park. Ten-acre Tupelo Park features a pavilion, playgrounds, lighted tennis and basketball courts, picnic area, and terraced lake connected to 72-acre Lake Paloma, a scenic waterway that runs through the center of the village. Those participating in the home tour will also be invited to take a self-guided tour of other neighborhoods in Creekside Park, including Timarron, Jagged Ridge, Paloma Point and Wilde Creek. Prices range from the $180’s – $900’s, and homebuilders include Beazer, Chesmar, Darling, Gracepoint, Highland, Pulte and Trendmaker. For more information about the “Baskets Full of Fun” Family Picnic and Springtime Home Tour in Creekside Park, visit The Woodlands Homefinder Center or call 281-719-6333. Custom Open Houses Highlights Homes in Player Course NeighborhoodsFive custom residences will be open for touring this weekend in the neighborhoods of Kirkpatrick Glen, Player Crest and Silvermont in the Village of Sterling Ridge. The homes are located on or near the Gary Player Signaturegolf course. Here are the details: 23 Silvermont Leigh Custom Homes 4 bedrooms, 4 ½ baths, 3-car garage On the Gary Player Signature golf course $50,000 pool allowance Mediterranean stucco Master bedroom, guest suite, kitchen, breakfast and dining room all have golf course and forest views. $859,700 Open Saturday, March 13, 1 – 4 pm 43 Silvermont Leigh Custom Homes 4 bedrooms, 5 baths, 3-car garage On the Gary Player Signature golf course $50,000 pool allowance Mediterranean style on a secluded golf course lot Open concept plan; private casita and master bedroom open onto a courtyard $878,600 Open Saturday and Sunday, March 13 & 14, 1 – 4 pm 14 E. Loftwood Tommy Bailey Homes 5 bedrooms, 5 ½ baths, 3-car garage with shop area $80,000 pool allowance French Country style, stucco and stone Thermador appliance package $999,000 Open Saturday and Sunday, March 13 & 14, 1 – 4 pm 19 E. Loftwood T.D. Cox Homes 5 bedrooms, 5 ½ baths, 3-car garage On the Gary Player Signature golf course Mediterranean style, stucco and stone Media room down, tankless hot water heaters $1,048,000 Open Sunday, March 14, 2 – 5 pm 7 Parwood Court Keith Morgan Custom Homes 5 bedrooms, 5 full and 2 half baths, 3-car garage $50,000 pool allowance Tuscan style stone and stucco, 1/2-acre lot $1,149,000 Open Sunday, March 14, 1 – 4 pm For more information about these homes and other available custom homes in The Woodlands, call Robyn Brand The Woodlands Custom Homes at 281-367-4550 or visit www.thewoodlandscustomhomesonline.com. New Brochures and Useful Information Available at The Homefinder CenterThe newest edition of the “Guide to New Homes” featuring a simple map to all model homes and sales centers, along with price ranges and contact information, is now available at The Woodlands Homefinder Center. While you’re visiting, you can also pick up copies of the Spanish translations of the Creekside Park brochure and Image brochures (both full-size and rack-size). Stop by for a good cup of coffee and some great resource materials, and don’t forget to bring your clients to the Homefinder Center before touring new homes in The Woodlands!

The Woodlands Resort is offering a special $149 rate to families traveling to The Woodlands from Mexico duringSemana Santa, a celebration of Easter March 26 through April 11, and Mexico’s second most important holiday of the year. The rate includes deluxe guestroom accommodations and breakfast for two. For information, call 866-361-5674 or visit www.woodlandsresort.com. The 8th Annual Spring Home & Garden Show is coming to The Woodlands Waterway Marriott Hotel & Convention Center Saturday and Sunday, March 27 & 28. Hours are 9 am – 7 pm Saturday and 10 am – 6 pm Sunday. Admission is $9 for adults, $7 for seniors and free for children 12 and under. For more information, visitwww.woodlandsshows.com. According to the latest demographics compiled by The Woodlands Development Company, the population of The Woodlands is 92,348 and there are 1,650 employers and 45,380 employees in the community. The editors of The Woodlands Real Estate Report are taking a vacation during Spring Break. The next issue will be sent out on Thursday, March 25. Have a relaxing, fun and safe Spring Break!

Thank you to The Woodlands Development Company for all info packed updates.

The Woodlands Development Company shared this demographic data with us and I’m sharing it with you.

Here’s a few interesting tidbits.

Population of The Woodlands TX = 92,348

Households with children = 45%

How many children are there in The Woodlands = 23,837

What’s the Median Income in The Woodlands TX = $116,732

What’s the Median Age of The Woodlands resident = 35Years

What’s the Average Square Footage of a home sold in 2009 = 3,068 Square Feet.

Take A LOOK

Months Supply Of “For Sale” Listing Inventory – March 5^th, 2010

Buyers or Sellers  – Who Rules According To Months Supply Of Inventory?

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 buyers market, less of course would be a sellers market.

Here’s the thing, these numbers represent big averages across The Woodlands.  Real estate is hyper local in nature. Market conditions for your specific property, in your specific neighborhood may be different that the big average you see below.  To find out, contact a Realtor Icon and have them run an up to the minute, on-target market report for you.

March 5^th, 2009 – Months Supply Of For Sale Listing Inventory – The Woodlands TX

PRICE RANGE .  .  .  .  .  .  MONTHS SUPPLY OF LISTING INVENTORY

$000,000 – $200,000 . . . . . . . . . . . . . . . . . . . .   2.8

$200,001 – $300,000 . . . . . . . . . . . . . . . . . . . .   3.9

$300,001 – $400,000 . . . . . . . . . . . . . . . . . . . .   5.6

$400,001 – $500,000 . . . . . . . . . . . . . . . . . . . .   5.6

$500,001 – $600,000 . . . . . . . . . . . . . . . . . . . .   6.9

$600,001 – $700,000 . . . . . . . . . . . . . . . . . . . .   6.6

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

$800,001 – $900,000 . . . . . . . . . . . . . . . . . . . .   7.8

$900,001 – $1,000,000 . . . . . . . . . . . . . . . . . .   12.5

$1,000,001+ . . . . . . . . . . . . . . . . . . . . . . . . . .    18.6

What’s It Mean?

6 months supply represents a balanced market.  A higher number means it’s leaning towards a buyers market, less of course would be a sellers market. Things that affect salability and competitive positioning of the property include, marketing, merchandising/staging/presentation and pricing. Tweak and amplify those three factors and you’ll be one of the successful sellers attracting a qualified buyer.   Ignore one; two or three of the salability factors and the property will languish.  Before you pick a list price for your property, watch this video.

Keep in mind; while this snapshot provides a more refined picture, what is happening in your neighborhood could very well be different. (Months Supply Of For Sale Inventory is how long it would take for the current For Sale inventory to sell if no new inventory came on the market and the velocity of sales remained the same.)

If you have questions or would like talk about values and trends in your specific neighborhood, give me a call – Ken Brand 832-797-1779

Want To Look At What’s On The Market Today?

I have a simple to search for homes tool that’s powered by Google.  Click Here and off you go.