More Spring in Big D!

Spring time is short in Dallas because it tends to get warm very quick, so I make sure
I take photos when things are at their peak bloom, you know they say that everything
is so green and colorful in Highland Park that they must fertilize with money. Could be!
If you would like to see some emerging flowers from Ohio, check Sadie's take on
Delaware, Toby Boyce is the photographer and works in real estate with the lovely
Sadie.




Highland Park Gazebo - lots of brides have their wedding portraits taken here.




My Azaleas in Plano

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16 Questions to Ask Yourself before Contacting a Realtor

Are you thinking about moving?

Being relocated?

Need to be closer to your family?

Don't have a clue about the area and need professional local advice?

Are you lurking on websites deciding when to contact a Realtor and what to say to them? 

Well, this post should help. The point where you should pull the trigger and contact someone by email or phone call, is when you know for sure you are moving.  There are many facets to determining your needs and your house criteria is one place to start.

So, Here are ten questions to ask yourself and have the answers handy when you are ready to contact a Realtor.

1. Geographical Boundaries/Areas
2. Time Frame
3. Price Range
   
4. Square Feet
5. Style (Traditional, Contemporary, Mediterranean)
   
6. Bedrooms
7. Living Areas
8. Garage (2 or 3 Cars)
9. Pool/Spa
10. One or Two Story
11. Age - Resale or New
    
12. Distance from Office
13. School System
14. Other Features
15. Have you seen any sub divisions you like?
16. Have you seen any sub divisions you dislike?

This is a great starting point for your house hunt.  Of course, things change according to the market and your preferences, so make sure you find a Realtor that will stick with you through the process.

Just in case you are not from the area, it is a good idea to find a Realtor that specializes in relocation, so they can give you an overview of different neighborhoods and spend the time necessary to help you with your move. We have all the relocation tools and answers at our fingertips to make the process go smoothly for you and your family.  We will even spend time to give you a private tour and an overview of our city if you are not familiar with the surroundings. So, whenever you are ready or have questions, just let us know.

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Daisey Grace....a real Texas name



This is for fun! Daisey Grace just moved
to Dallas (Park Cities) from Odessa.
She is about 8 weeks old and just got her
first trim!  Isn't she cute!
Her Mom works in Plano and she says the
commutes not too bad. Lots of fun in Dallas,
says this West Texas Girl, she has her feature
article from Park Cities Pets coming in
July, will keep you posted says Daisey G.
This is her press release from Plano!
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Gated Communities in West Plano



You will not find many gated communities in Plano. Why? The best answer I have come across with is in the development of Plano the desire for open spaces and friendly community took precedence. The city and police department are safe and well run and crime is under control here, that's what is good about an exurb.  Another answer I have heard from being in real estate is that the police department wants to have easy access if something does occur.  Makes sense to me.

So if you desire a gated community in West Plano, here are your choices and a brief description of each neighborhood:

• Cypress Point:  is one of two gated communities West of the Tollway along the Midway corridor, It is a small enclave of homes that back up to the Hills at Prestonwood golf course. The homes were built between 1994 and 1999 and contains around 75 homes, all in the Plano ISD Schools.  The custom homes were built by upscale builders and each are unique, no mansion here.  There is a neighborhood park, greenbelt, private lake with ducks and swans, it is gated a guarded and only has two access points both are on Midway. This community is probably one of the most secure in West Plano.  Homes prices range from $550K to around $650K.  Very close to all shopping, hospital, Arbor Hills Nature Preserve and less than a quarter mile from Barksdale elementary, an exemplary rated school.
  
  
• The Enclave of Willow Bend: is the only gated community in all of Willow Bend, it has some of the best golf course views of Gleneagles. Homes start at around $750K to the $1million +, again there are only around 64 homes in the development and it is gated and guarded, two entrances- one off Parker and  the other in the interior of Lakes of Willow Bend. Centennial is the elementary school and it is exemplary status. Homes tend to be larger here but still high end builders and lots of luxury.  Close by, but not in Willow Bend is Gleneagles gated communities.
  
  
• Cliffs of Gleneagles: is located off of Park which is the main access blvd. of West Plano, everything is centered around Park. Only 67 homes in this development and golf course locations are available. Homes are price similar to the enclave at Willow Bend. Sizes of lots will vary and also views of golf course and lake/pond sites. Centennial is also the elementary school here.
  
  
• Greens of Glenagles: is located off of Parker right across from Plano West High School. These are zero-lot line golf course lot homes. Around 74 homes in this development. You have gated access here but not guarded.  Prices range from $500K to $750K. Centennial is the elementary. Central location and low maintenance make these home desirable, just remember you will get no yard.
  
  
• Kingsgate: I saved the best for last! Kingsgate is our celebrity West Plano gated community. Michael Irvin lives here, the ex cowboy player. There are around 55 homes in this beautiful development and one of the highest points in West Plano, it is also in in zip code 75024.  The lots are at least an acre with gorgeous views of rolling terrain and beautiful sunsets, needless to say this is guarded and gated 24/7. Magnificent estates and lifestyles here. Lots are still available to build.  It is located just west of Shoal Creek off the Midway Corridor.
  

There are many wonderful neighborhoods in West Plano and the most expensive homes are not in gated communities, but if you desire more privacy and have safety concerns  this is what is available in zip code 75093 & 75024 that is gated.  It is a good idea to start house hunting ahead of your scheduled moved because the inventory is limited in these neighborhoods, but the lifestyle and homes are worth the wait. These neighborhoods have some of the prettiest golf and lake views in all West Plano. There are also some gated communities in Far North Dallas that are in the Plano ISD.

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Under the Umbrella



Yesterday we took a break from Real Estate and decided to visit The Shops at Legacy and see who else was out and about on a leisurely Sunday afternoon. Nice to see people relaxing, walking dogs and  taking the kids for a stroll.  We ended up at Cru's outdoor patio  to have a bite to eat.  What great people watching from all walks of life, it's amazing that just a few years ago this was vacant land.  For those of you who don't know what The Shops at Legacy is, well let me tell you it is not to be missed.  Definitely put this on your list to experience the spirit and culture of living in West Plano. The Shops is a vibrant urban center of restaurants, boutique retail, film center and living spaces built on Legacy Drive in the heart of West Plano.  It caters to an upscale lifestyle and is close to all corporate businesses. Great place to go and unwind anytime.  more on the Shops

Here are a few photos to enjoy from under the umbrella.



the sound of bubbling fountains...



plenty of unique shoping -  Barbwire is a high end western shop with
everything a Dallas girl could want, lots of boots and bling!



Martini Park is closed on Sunday and opens at 4:00 pm every day,
no lunch, just good old night time entertainment here.



Outdoor patio at Cru...



seeing friends....



OH! and the Best Kept Secret is that on Sunday afternoon at Cru all
bottles of wine are 30% off, nice with a cheese flight or dinner. Cheers!
Want to live close to the Shops??? Link below is:
new housing development that is close to the Shops at Legacy.

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Today is a beautiful day in West Plano, it has been overcast past fews days, so it's
nice to see our familiar blue skies.  This photo is of the prairie grasslands at Arbor
HillsNature Preserve, there will be an explosion of color the next few weeks.



Need a rest from your walk or running marathon? These man made benches out of
limestone are one of the many surprises you will find at Arbor Hills. Might want to bring
a cushion though...



Besides the concrete winding walking trails, there are many side and bike trails to
take a private detour.  Be sure and check back for more photos of living on the west
side. Remember, if you live in the Midway Corridor:  Hills at Prestonwood, Shoal
Creek, Cypress Creek, Cypress Point, Hills at Indian Creek Glen Hollow, Glen
Meadows, Wolf Creek to name a few, you are in walking distance to this well
deserved refuge.

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Why you need to move to Collin County


photo by Farol on Flickr

We've made the cut!  According to CNN Money, Texas has 5 counties in the top ten.  Houston and San Antonio are the other winners. In the immediate Dallas-Ft. Worth metroplex the top ranking counties are as follows:
Tarrant County is the Ft. Worth Area, Collin County is located just North of Dallas and is the wealthiest county in Texas and offers many towns and neighborhoods to live in.  It is also home to the corporate elite of the Dallas Area, many which are located in Plano.  Plano is also #11 in the top 100 cities to live in Texas, find out why here. The best things about Plano are:

We have felt an influx of people relocating to the metro area the past few years, Also, according to CNN Money, there was an increase of 37,925 that moved to Collin County from July 05 to July 06, and that number is a little bit more than moved to Dallas.  I have to confess to see all the growth and what has happened here the past 5 years is really exciting.  So, if your direction is Dallas Bound, these are the best counties to live in, and by the way I am partial to Plano, but I love Dallas too!  I have lived in both. The only thing I will say is that it does get a little warm in the summer, but that's why we have A/C and swimming pools.

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Sub Prime Stadium Renamed


There has been so much news on sub prime lenders, foreclosures and short sales lately that it could make your head swim.  You know when the Texas Rangers wanted to end their relationship with Ameriquest that everything had come full circle.  What goes around comes around!

So, here's a bit of Texas sports news that happened on Monday. The Texas Rangers severed their relationship with Ameriquest Mortgage, a sub prime lender that had been the title sponsor of the club since 2004.  The stadium had been called Ameriquest Field since then.

WOW, what bad press and branding can do. The stadium is now called "Rangers Ballpark in Arlington" ( the original name in 1994 was "The Ballpark in Arlington").  I guess it is better to have the brand back then to have a relationship with one of those lying, cheating, scum of the earth sub prime lenders that is financially strapped and under pressure. The original deal was a 30 year $75 million agreement, the Rangers had received $8 million. Guess Ameriquest needed out of it badly.  It is rare for a stadium to get out of these deals but as a spokesman for the Rangers said, "The market has changed". OH REALLY! 

I don't think anyone will miss Ameriquest's Liberty bell at "The Ballpark" where it once tolled for liberty and justice for all.  Anybody wanta buy a souvenir?  Good Move Texas Rangers!

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Dusk at Shops at Legacy

    Last Friday evening my sister & I took a stroll down Bishop street which is the main drag at the Shops at Legacy, photo is of the chic Jasper's restaurant that serves backyard barbecue cuisine, try the blue cheese potato chips with truffle oil. Yummm! The video clip below is at dusk and the purple awnings are Cru, the she she wine and cheese bar, try a flight or two with a classic cheese plate and ginger creme brulee for desert. Double Yummm! Both places are excellent for people watching and just relaxing casually. These town homes for sale are located in walking distance to all things wonderful at the Shops at Legacy.

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Three Amigos are wired sculpture horses that are found at Austin Ranch in
Denton County, right west of Plano, 75024.  They represent our culture of big
skies and open spaces with roaming horses that still exist today. Although these
are wire we really do have horses, cows and other exotics that roam the parcels
of land that are still vacant.

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Foreclosures and your mortgage

The Dallas area has always been a foreclosure market, in fact we consistently rank among the nations highest.  A recent article in the Dallas Morning News, reports that home foreclosures are up 18% from a year ago. Dallas County was up 11% with 1597 homes set for auction and Collin County up 40% with 456 homes set for April auction. There are a lot of reasons for the foreclosures: sub prime loans, 100% financing, job loss, divorce and a thing called life.  There has always been a sub prime market and always will be.  The problem with the last few years is that lenders made it easy to borrow money. Right now, lenders have tightened their lending practices for everyone because of the defaults prevalent all over the country.

What does that mean to you if you are in the market for buying a home?  Go ahead and get pre-qualified or pre-approved for a mortgage.  This should be the first step before you even go out and start looking for a home.  It surprises me that most people do this after they find a home only to find out they can't afford what they want or can't get the exact loan they want. Remember, you are living with the house and the loan, both are equally important.

Also, find a mortgage broker or lender that will actually service the loan. Escrow is the most complained about aspect of the real estate process, that is closing your home.  A good broker or lender will explain and walk you through the process in a professional manner, no surprises on fees and other miscellaneous charges at the closing table.  Just like getting to know your real estate agent, it is a good idea to physically meet the person that is helping you get the loan.  The loan you get should not just be about the interest rate it should be about the whole package.

Now with your pre qualification or pre approval letter you are in a perfect position to buy that foreclosure, pre foreclosure or short sale or whatever the market bears. Just remember the process for finding and buying a foreclosure is much different than just a resale or new home.  It will take more time and you probably will be putting more money into a distressed property. A Real Estate Owned property (REO) which is a lender or bank owned do not work on the weekends and usually will try and bid the property up with multiple offers, you really need to know what the home is worth.

I pull up foreclosure activity on the MLS every week for 75093 and 75024 and 25 homes came up in prime neighborhoods, all 10-30% below appraisal value. Some are a very good buy and some you should not even look it. Knowing the neighborhood and where to find these buys are extremely important.  Don't assume anything.  The number of foreclosures have more than doubled within the past year and there are good deals to be made.  With the interests staying low (and I believe they will) make sure you get your mortgage qualification done first then go find your deal. In case you would like some help, we have done many foreclosures and can make this whole process a professional and profitable experience.

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Life in Plano

What's it like?  Well, besides the kind of plain name, I would say you can
live an absolutely outrageous lifestyle here.  As little as three years ago I would
have called Plano a suburb, 20 miles north of Dallas, now I would call it an exurb with
the same amenities as a downtown city. Plano is home to many US corporations
that all reside on their Legacy campus.  Because of this, Plano is very transient
and very diverse. Perfect family life, great shopping and dining makes this a
residential destination that is close to the Dallas pulse. If you are different and
strive for authenticity and want your own space, then Plano could be for you.
It is luxury redefined.  You can live in a $100,000 condo or a Multi Million Dollar
Mansion and still enjoy the great schools and all that Plano has to offer.

You can also read a post on "What is Plano really like?" for a little more
insider scoop about the area.  This morning on my walk I took a short video so
you can see a bit of the topography in West Plano. So, here is Arbor Hills Nature
Preserve, to show you one of the open green spaces that we enjoy and a
link to a previous post on Arbor Hills .  Shops at Legacy will be the next video
(I am going there tonight) this is a solo handmade piece....



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Backyard Video

This week we had an out of town client inquire about one of the many listings on this site.  As you know, not all listings have photos or tours (or really bad photos) that do not represent the property.  So, I went out and took a video of the back yard of this town home in Plano. Now its homemade and not real polished but it does get the point across. ( just wish the sun was out)  This is just one of many of the online services we offer.  If you are out of town or local we can easily post a video, photos and info of a particular property and give you your own private property page that you can share with your family and friends.  You know everyone likes to participate in the house hunt!  Thanks to Wellcomemat for giving me the product to work with.


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This is Carolina Jasmine and the fragrance is intoxicating. It is a beautiful evergreen
that does well in the Texas climate, you can see it all over the city climbing over
fences and arbors and it officially ushers in Spring.  Even if we have a freeze it will
come back and bloom. This is a great one to add to your garden, it stays green all
year round.



Our bloom season is short here, because the winter was colder this year, I think the
colors seem brighter, this is a purple leaf plum, another great tree to add to your
landscape.  It is going to be 78 degrees today and a great day to house hunt!

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Get to know the Neighborhoods of West Plano
North

South

I am going to do a series on all West Plano neighborhoods with lots of info and inside
scoop so you can keep posted on all things West Plano if or when you are going to
move here.

This is a map of the community of Hills at Prestonwood and Indian Creek.  Both
are located in the prestigious Hills of Prestonwood Golf Course in Plano, TX 75093.
These neighborhoods are quite and located on the rolling terrain of West Plano.
To get your bearings they are around 1/2 mile west of the tollway and 20 miles
north of downtown Dallas. Homes were built in late the 80's through the 90's.
 
Right on the other side of Parker is Arbor Hills Nature Preserve, all in walking
distance.  If you desire a little more space and quite then Willow Bend then this
is a great alternative. (more for your money too.)
more about Prestonwood

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This is an interesting find, a tree that looks like a bulb and has bulbs growing in it.
It is like a pregnant tree trunk giving birth....
Great idea for unusual places to plant bulbs or flowers.
Next few weeks I will be posting more photos of springtime in Dallas.

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West Plano Zip Codes

For anyone thinking of relocating to Plano or that live here and don't know the
zip code boundaries this map will be helpful.  This shows you the zip codes of
the City of Plano and boundaries by major streets.

This web site features neighborhoods in 75093, 75023, 75024 and 75025. These are considered West Plano.  You can take a look at our map page for more information.
Basically, the dividing line between east and west Plano is Coit, however the lines for
schools vary.  For example in 75093 and 75024 sometimes you will get Lewisville or
Frisco schools which are also excellent school systems. If you would like a little broader
scope of what real estate is available for sale you can search most Plano listings on this page.  Search All Homes in West Plano

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Out doing Real Estate today I came across this sign in Highland Park.  It was on about an acre, on one of the most desirable streets, Lakeside Drive that overlooks a public lake and peaceful sanctuary.  Usually a sign like this says: NO TRESPASSING! Dogs will eat you alive or something that makes you want to go on the property, just to see.  This is so civil and  appropriate I will respect those wishes.  Welcome to the neighborhood! How refreshing.

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MLS Market Summary for Dallas Neighborhoods - Feb. 07 Results

Another round of declines for the 9th consecutive straight month. At least it is a single digit drop  and not a 30 - 40% decrease.  This real estate news is usually on the front page of the business section on the 8th day of every month, today it was located on the back page, beside Horton: 2007 won't be pretty. Average prices are up 5%, contracts to close on areas covered here are very healthy.

Headlines are headlines, the real glut of the decline is in homes priced under $200,000.  This really effects the first time home buyer and if you have bad credit it is much more difficult to secure a loan than it was 6 months ago. Sub Prime lenders are showing themselves to the door. Please note that January and February are generally slower months.

The upper end market, homes of $1M or more has had a 27% increase in the first two months of 2007 for resales.  That is huge and goes to show that every segment of the market has a life of its own.

Overall North Texas Market:

Month-to Date Sales Closed by Area for: February 2007 - Single Family - Part I

Far North Dallas- north of LBJ
Sales down 9% from year ago, Dollar volume down 4% from year ago, Average price up 6% from year ago.

North Dallas-south of LBJ (Preston hollow)
Sales up 43% from year ago, Dollar volume up 69% from year ago, Average price up 18% from year ago.

Park Cities Area
Sales up 4% from year ago, Dollar volume up 38% from year ago, Average price up 34% from year ago.

Plano Area
Sales down 12% from year ago, Dollar volume down 10% from year ago, Average price up 2% from year ago.

Lakewood-M Street Area
Sales down 6% from year ago, Dollar volume down 4% from year ago, Average price up 1% year ago.

Uptown-Oak lawn- Condos & Town homes
Sales up 18% from year ago, Dollar volume down 7% year ago, Average price down 21% year ago.

North Dallas-south of LBJ (Preston hollow)
Price per sq ft up 11% from year ago, Sold to list price down 1% from year ago, Days on market up 23% from year ago.

Park Cities Area
Price per sq ft up 30% from year ago, Sold to list price flat from year ago, Days on market up 30% from year ago.

Plano Area
Price per sq ft up 1% from year ago, Sold to list price flat from year ago, Days on market up 7% from year ago.

Lakewood-M Street Area
Price per sq ft up 3% from year ago, Sold to list price up 1% from year ago, Days on market up 1% from year ago.

Uptown-Oak lawn- Condos & Town homes
Price per sq ft up 2% from year ago, Sold to list price flat from year ago, Days on market up 16% from year ago.

Year-to Date Sales Closed by Area for: February 2007 - Single Family - Part III

North Dallas-south of LBJ (Preston hollow)
Pending sales up 5% from year ago, New listings down 14% from year ago, Active listings down 1% from year ago, Months Inventory up 10% year ago.

Park Cities Area
Pending sales up 7% from year ago, New listings up 23% from year ago, Active listings up 28% from year ago, Months Inventory up 38% year ago.

Plano Area
Pending sales down 8% from year ago, New listings up 2% from year ago, Active listings up 8% from year ago, Months Inventory up 17% year ago.

Lakewood-M Street Area
Pending sales up 11% from year ago, New listings up 3% from year ago, Active listings up 1% from year ago, Months Inventory up 5% year ago.

Uptown-Oak lawn- Condos & Town homes
Pending sales down 10% from year ago, New listings up 8% from year ago, Active listings up 10% from year ago, Months Inventory up 6% year ago.

A word about average dollar per sq ft as of Feb.07

Far North Dallas - $115
North Dallas - $209 -avg $ dropped around $45. from last month
Park Cities - $349
Plano - $96
Lakewood - $130
Oak lawn Condo-Town homes - $180.00

Thoughts - All stats are for resales, new construction will vary. Inventories are picking up, foreclosures and new construction are plentiful under the 200K. Higher end construction is sitting longer but moving. It is a buyers market in some locations and sellers in others. This should be an interesting spring, pending sales (contracts waiting to close) are up in all areas except condos and town homes in Oak lawn and they are down 10%.  All areas covered here are healthy and adjusting a bit.

Source is from North Texas Real Estate Information Systems. (MLS)

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Bradford Pears



Well, it's a beautiful day in Dallas today and about 78 degrees, bright and clear, had to snap this one on the way to one of our listings. These beautiful trees are Bradford Pears and they only bloom like this for about 2 weeks and then it is just a normal tree that does well in the Texas heat. It does have trunk issues and no pears to eat.  It is named Bradford Pear because it is shaped like one, kind of.

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Why Home Appreciation in Plano, TX is low?



This was a recent search on our web site that deserves further discussion.  Appreciation in Plano is not low, it is normal, around 4% a year.   It depends on where you are coming from and what you expect the appreciation of a home to be.  Now if you are coming from California, Florida or the east coast which just went through the incredible ride of instant wealth on double digit increases year after year, then you will probably be disappointed in our 4%. When you think about Dallas, being the last Southwest city to explode, then maybe 4% is what it is now but could be much greater in a year or two. 

As a Realtor, I am going to stay in my West Plano Home for a bit longer, because the high appreciation seen in neighborhoods 20 miles south of us, Park Cities, Preston Hollow, North Dallas has not caught up with us yet and I see it happening next. That is some good free advice.  Exactly when, that I can't tell you but as long as your are in real estate and working the market you will know.

Food for thought, if you are going to buy a new home you are already going to be paying 25% to 30% more because it is new and the cost of building has gone up so in wood, cement and transportation.  If you buy a resale in an excellent neighborhood with great schools that might need some updating, I say go for it, if you are looking for more appreciation than 4% in less than 5 years.

Here are a couple of examples of large appreciation gains in Dallas the past few years.

• In 2004,  I sold my brother a condo-loft in uptown, 1999 McKinney,  I love the building and they were selling the last few remaining units, only 61 units in the building (it is nice and quite)  The office on a very high floor that had extra upgrades was for sale and OH...we made a sweet deal.  Three years later with the gentrification of uptown and downtown, I could put his condo on the market for $200K more than what he purchased it for.  YES! right now, 3 months from now, I don't know...but that is the real estate market.

• In 2002, we sold a couple a new Tudor home in the Park Cities, it was built in 1932 taken down to the studs and totally updated on the inside but kept its charm outside, it was also located on one of the best interior streets in University Park.  Less than two years later they moved back to Houston and we sold it ( in 2 weeks) and they broke even, which was good because they had put a 60K pool and landscaping in which is hard to get your money back in that period of time.  The next year, the Park Cites started seeing appreciation rates of 25% for the next 3 years, each year, so if they had stayed they would be sitting on a very tidy profit in 2007.

The community of Preston Hollow just North of Plano has gone through the same pattern, only now the lot prices are so high that new homes start at $1.2 million.  North Dallas has also gone through this and guess what, Plano is still affordable and you get newer and new homes of high quality that have a lot of appreciation to go in the coming years, Plano is next for some nice appreciation gains (In my opinion).  Just remember, there are always good and great buys in any market, you have to know real estate and have the knowledge to make the right deal.

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Plano, Frisco, etc. Stats for Q4 2006

What you are finding in Collin County is that even sales from a year ago vary greatly by zip code.  Average prices are up and holding. 75093 which is West Plano, sales were down almost 18% from the same quarter a year ago, however average prices are up 7.62%.  The job market is promising for the whole DFW metroplex.  As the spring activity starts to pick up it will be interesting to see what happens with inventory, in 75093, new listings were down in Plano 18% in January, if the inventory does not pick up buyers will need to be prepared to make immediate offers on good houses that are priced correctly.  You should see some price adjusting if homes have been on the market longer than 30 days. February sales stats will be out next week....and I will post here.  Information is from the North Texas Real Estate Information System.




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Q4 - Dallas County - 2006

Well, finally... this has come out, 4th quarter results are in, you would think with technology that it almost wouldn't take a whole quarter to release 4th quarter results. Anyway, the job outlook is positive for Dallas.

The one thing I will say is there has been a lot of speculation new home building in Dallas, at all price points.
There are over 12,000 unsold new homes in the market - a record.
An article in the Dallas Morning News today sites that it won't stop new starts. However you need to know the market at each price point to know what is going on. The glut is in the $111,000 to $300,000 range - a whopping 6,386 units, get a Realtor and make the best deal you have ever made in your life! 

• $301,000 to $500,000  - 1776 units
• $500,000 to $1 million - 542 units
• $1 million & up - 109 units
  

What's interesting is that the higher end speculation is in very desirable areas but the location in those areas could be less then desirable for resale at the price you pay for new construction.  Also, each builders situation is different and some will be able to sit longer on a price than others.  You really need to know the neighborhoods and the quality of each builder.  There have been many start up builders in the high end market that are not quality and have cut corners, beware.   I will post Collin county results  which includes Plano and  Frisco next post.  Please note that this is not all Dallas zip codes, but a good part of the central core of Dallas, Uptown, Park Cities, Preston Hollow, North Dallas, Far North Dallas. These reports are for resale homes in Dallas County from the North Texas Real Estate Information System.







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"Do I need a Yard Sign to sell my home?"



I really do understand when somebody wants to sell their home but wants their privacy too. It is announcing to the world you have decided to make a life changing move. If you are a private person in the first place than the yard sign is a very public announcement, but you need to look at it from the business side and not the emotional side.  The yard sign is as important as finding your home on the internet and much more important than print advertising of tiny pictures of Realtor heads and one line blips. 

Homeowners question the sale sign because it lets everyone know what they are doing and then the noisy neighbors want a look see.   Actually, the sign can help you maintain your privacy while allowing the Realtor to answer questions to a prospective buyer.  An open house is the tool that will invade your privacy and let anyone in, even people that are not qualified. The yard sign is effective for selling your home for these reasons:

1. Referral Leads - The sign will attract people who live or work in the neighborhood.  Your neighbors are actually great referrals because they like to live in the community and probably have great things to say about it.  They actually might know someone who will buy your home! Others who drive by might know someone interested in buying.  Beside another Realtor showing your home from the MLS listings, the sign is a major lead generator for friends, fellow workers or acquaintances that drive by your home, if there is not a sign out front they would never know it was for sale.  You just never know where your buyer will come from.
   
   
2. Pre-Qualified Buyer - If a prospect buyer calls from the sale sign, this indeed could be an excellent potential buyer. Since they are in front of the house they have already approved the location and curb appeal of the home, this is huge! Because location and neighborhood are the most crucial factor in real estate this is already a positive for this inquiring prospect.  If they are making a phone call it is a very good sign and the reason they are calling is because of the sign. Then a Realtor can actually qualify the buyer to see if they are serious or just looking......that protects your privacy.
   

Now everyone has different tastes but the sign evoked an emotional response to make a phone call.  The buyer obviously likes the location which is rule one in real estate and the other is the emotional tug that has to happen for someone to want to preview it and consider to purchase.  This is the main reason why sale signs are important and more productive than other sources of advertising. According to the National Association of Realtors 63% of buyers relied on yard signs in their search, 80% used the internet and 85% used the services of a Realtor. That is why we spend most of our marketing dollars online to promote selling your home, but the yard sign is extremely important for that "drive by buyer."  Stats are from 2006, NAR Profile of Home buyers and seller.

The yard sign is not the only tool your Realtor should provide in selling your home, but just one of the many facets of marketing your home for sale effectively to the public. Make sure you discuss this strategy before opting for a "no sign".  Even as a Realtor, the sign helps to easily identify a property you are looking to show, that is also how for sale by owners get Realtors and other interested buyers to preview.  The sign definitely gives you an edge in marketing your property. To be honest, I am a very private person but because I do real estate day in and out I witness the power of the yard sign and its potential buying power so I would get over it and proudly display the proverbial, "yard sign" and if your house is a great house and priced correctly it won't be up long.

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