Plano Texas Real Estate Blog - Local Plano Real Estate.

Open Houses in 75093

The markets heating up and so is the weather.

Here's the customer open house list for 75093.
Info is directly from the MLS.

For Sunday 6-1

Subdivisions include:
Glenhollow, Steeplechase, Shepards Glen, Hills at Prestonwood,
Windhaven, Willow Bend North, Willow Bend Lakes, Lakeside
on Preston and Pebblebrook at Willow Bend.

[where:75093, open houses, real estate, west plano]

All MLS Foreclosures in West Plano

Friday's here and so are real estate foreclosures, list this week is for West
Plano zip codes 75093,75024 and 75025. Properties are REO (real estate
owned) and most are going to need some elbow grease before you can move
in.  Many have been vacant for a long time and an inspection is a must.

Here's the list.  And statistics are below, just to give you an idea of what you
are looking at.  Prices are getting better all the time.



As always, info deemed reliable but not guaranteed.  Have a great weekend!

[where:75093,75024,75025,foreclosures, Plano, tx]

Relax at Legacy Live

Legacy live is a free musical event with different bands and entertainers every weekend
at The Shops at Legacy...just take a stroll down Bishop.



The shops has started to scheduled events around the free concerts. Tomorrow is an
anniversary Open house at the Culinary Connection. Milan comes to Plano!  If that is
possible! Come and find out with Champagne and desserts-  begins at 5:00 PM on Bishop Rd.
Great place to socialize with the whole family and wind down from your hectic week.
All the kids that can dance like professionals is worth the trip.

[where:75024, Legacy Live, Shops at Legacy, Plano]

New Listings 75093

There are 21 new properties that have come on the market in the past week.

All are in zip code 75093 -  Neighborhoods include:

Willow Bend Estates, Preston Ridge, Bristol Pointe, Wentworth, Preston
Meadows,  Haversham, Old Shepard Place, Glenhollow Estates, Shepards
Glen, Greens of  Glenagles, Windhaven, Castlemere, Lakeside on Preston.

Prices are from 204.9K to 1.299 Mil

[where:75093, new listings, real estate, plano]

Meadows in West Plano - a little bit of heaven...

Part of the charm of living west of the Tollway in Plano - is the rolling terrain and Arbor
Hills Nature Preserve.  This time of year everything is almost in full bloom.
The photo above was taken on a morning walk and captures the meadows called
Blackland Prairie,  Why Blackland?  Because it grows in black clay.

[where:75093,75024, West Plano, Arbor Hills]

Signs of Life - Normandy Estates

Normandy Estates is a brand new residential development - the land was
cleared about a year ago but nothing has really happened except for a few lots
are up for sale.  Last week Rodman moved in and the streets are being laid.
This, no doubt, will be the new premier West Plano address -  Lots start at 500K
and they are in the West Plano Schools, just North of Shoal Creek, Hills at
Prestonwood and The Shops at Legacy.  You won't find a more beautiful location
than that!  Click here for more info on builders and site.




[where:75093,75024,new homes, real estate, plano, normandy estates]

The Open House List

If you're able to take the heat and humidity - Whew!

Houston, anyone???

Here's 11 FAB Open Houses for tomorrow in 75093.

Info is from the MLS that agents enter for public review,
but the way our MLS is set up it's very hard to find.

So this PDF file has a photo and data you can review and
decide - if it's a go see.

Neighborhoods are:

Preston Ridge, Wentworth, Parkbrooke, Glenhollow Estates,
Steeplechase, Windhaven, Creeks of Willow Bend, Preston
Lakes, Pebblebrook at Willow Bend and Meadows of Willow
Bend.

Plano Homes and Land wishes you a safe and wonderful
weekend.  And to all the military men and women, past and
present, who have given their lives for freedom and continue to fight
for justice in the world.  This is your day.  Thank - you!

Crank up the A/C - It's SUMMERTIME!

[where:75093, open houses, real estate, plano]

Foreclosure Finds in West Plano

I'm sure you're looking forward to a relaxing weekend!

If you have time over the holiday to look at some foreclosures...

Here's the list for zip codes: 75024 and 75025

17 properties for review in :

Kings Ridge, Townhomes at Shops at Legacy, Cross Creek, Villages
of Russell Creek, Estates of Forest Creek, Ridgeview Ranch and
Hickory Ridge.

[where: foreclosures, plano, tx, 75024,75025]

Year Trends for 75093

Take a look at inventory levels from last year, May 1st was around
325 units.  This year you can see how inventory has been rising to
about 350 units, climbing but still lower.  That might explain why
some sellers are surprised their home sold quickly. Even though
the market is down, pockets exist in each locale.  If inventory is lower -
then homes in great locations still create demand.



Are prices going lower? That's a question I get often.  Price per sq. ft.
in 75093 was $145. last May 1st. Today it's 90 day average is $140.
$5. difference is not bad, but you can see that prices adjust over time
and value in 75093 remains strong.  You get a lot for your money!
Spread the word. Prices will go up and down - nothing drastic here.

[where:75093, plano, market trends]

The Waters Fine in Allen

Sometimes, when you start your house hunt, you think you want a specific area
but you end up somewhere else.  The photo above is a beautiful neighborhood
just north of Twin Creeks in Allen, called Watters Crossing.  You might want
to live in Plano or Frisco, but Allen is an option too.  Plenty of good values with
newer homes.  $250,000 range. This is a private lake for residents and you can
fish too.  The HOA is very reasonable - under $400.00 a year, something to
consider.  Watters Crossing is a peace of heaven in Allen.

[where:75013, Allen, Watters Crossing]

75093 New Listings

Time to get moving?

If it is or you know someone who is in the market,
Here's the list for this week.

34 New listings in 75093 in the past 7 days.

A few of them might not be brand new, but when
a seller takes a price reduction sometimes the listing agent
will give the property a new MLS number. And sometimes
they will re-list it to make it look fresh without taking a price
adjustment, the way to tell is by original price vs current list
price and cumulative days on market.

Happy Hunting!

[where:75093, West Plano, New Listings]

Open Houses for this Sunday in West Plano

Check out these beautiful properties in 75093.

16 gorgeous homes with photo, info and times of the open house.
Info is from the MLS and is deemed reliable but not guaranteed.

Enjoy the tour and the weather, it's about time for some sun!

[where:75093, Plano, Open Houses]

Foreclosures for 75093,75024 and 75025

Check this out!  Friday's list is here. All West Plano.

24 Properties for your review...

There are a few new ones that have come on the market,
prices are 144K to 2.9M....neighborhoods include:

Villages of Russell Creek, Fountain Creek, Kings Ridge,
Cross Creek, Estates of Forest Creek, Hills at Prestonwood,
Townhomes at Legacy, Indian creek, Windhaven, Cypress Creek,
Greens of Gleneagles, Meadows on Gleneagles and Ridgeview Ranch
are some listed. (yes, one at Shops at Legacy)

Buying a foreclosure today is much different from two years ago - It's
harder and longer - be prepared to be patient, it could be worth it.
And know today's market value.  Enjoy the weekend!

[where:75093, 75024,75025, foreclosures]

Can You Guess the Builder on this Promotion?

Everyday I get millions of blast emails, well, not quite that many, but way
too many to read. Don't most people know they only have an opening rate of 5%?

Anyway, I do pay attention to all the builders promos all over the city and
watch the additional incentives to bring in a "live" buyer. Who? YOU!

Buy a New Home Now and The Drive is on the House.  What?
They keep giving more and more away, this time a $25. gas card***.
Free gas is good.

What all all the asterisks?

The first asterisk is you have to pre-qualify with their lender, the second doesn't
say in the ad, but I'm sure you need to buy a house...before they pay for the
gas.  The third asterisk is for the special financing you get that expires in days.
Wonder what the rate is?

Oh, you also get a refrigerator or blinds or washer and dryer.
Be Brave, ask for all three.
Or wait until they are actually giving the houses away.  Starts with an "L".

Seriously, you can make good buys on new homes now, just be careful of the
add ons and gimmicks. Realtors® too.  And make sure you love the house!

Hint: the builder is in the ad, but hard to read.
[where:75093, new homes, builders promotions]

Mortgage News - Loan Adjustments

Just as real estate is a day in day out business,
so is the mortgage business.  After all - you are
probably going to have to get some money - somewhere.

It's good to stay aware of changes in the mortgage industry,
Fannie Mae will make adjustments May 31.

Long story short, if a borrower has a credit score under
720 they will be affected by the price adjustments on
conventional loans.

You will need a better credit score to qualify for the best
rates. Period.  Make sure you talk to your lender if your
in the process of doing a loan or definitely get pre
approved before hand.

[where:75093, home mortgage, new rates, credit scores]

12 Insider Things About Plano

It's the little things that are good to know before you relocate from a different part of the country.

Here are are few things to know about Plano before you move here:

• Plano is located 20 miles North of Dallas, it's an easier commute compared to other areas.
• There are lots of Trucks and SUV - still, even with gas prices up, that could change though...
• Far East and Far West Plano is rolling terrain, pretty topography - 200 year old trees and horses.
  
• There are few gated communities.
• West Plano neighborhoods were built early 80's through the late 90's, homes are older but quality is well known, there are a few new home communities. Luxury Homes abound.
  
• Great Schools and a Great Place to raise a family, folks move here for this reason. Affordable.
  
• The wind blows a lot - all year.
• Turbulent weather from April through May.
  
• Really hot in July and August, in fact, it's good to plan your vacation then and if you're here - do activities in the morning, A/C all day long...
  
• Lots of water fountains, seeing the water helps cool you off psychologically.
• Even though Kent Rathburn (Iron Chef winner) is a Dallas Chef - Jaspers is his restaurant  in Plano at The Shops at Legacy, so technically a Plano celebrity too.
  
• Plano is becoming the new epicenter of North Texas, centrally located and close to airport.
  

As far as real estate goes, you will get 4 times more for your money here, then California, give or take a little.
You will be very surprised. These are general observations...there are more...

[where:75093, Plano Scoop, things to know]

New Listings Every Monday -5-12

37 New Listings for your review in 75093.

Only been on the market for 7 days or less.

135K to 1.5M, includes all single family residences
including condos.

Neighborhoods include:

Hills at Prestonwood, Lakeside on Preston, Willow Bend Polo,
Gleneagles, Enclave of Willow Bend just to name a few.

[where:75093, New Listings]

Open Houses for Sunday

Happy Mother's Day!

For some reason there were only 2 Open Houses
in 75093.  So, I expanded the list to include Frisco,
75034.  Mom's must be entertaining at home.

7 properties for your review in a handy PDF file.

If you are interested in the Park Cities and Vicinities,
there are 22 open houses here. Just in case Mom
wants to go for a drive.  Enjoy!

[where:75093, 75034, 75205,75225, open houses]

Foreclosures in 75093,75024,75025

It's Friday and that means foreclosures,  I'll be glad
when there aren't so many.

List this week is for 75093,75024,75025.

27 properties for your review in some great neighborhoods.

One thing about foreclosures is you need to know the real value of a home.
Many lenders still have properties priced too high. 
Others have come down in order to sell.

You should be buying a foreclosures at 20%-30% off market value.

Many new homes were targeted by lenders and others because you could
bump the appraisal value up, that is all over the country and that's why
there are a lot of foreclosures in Kings Ridge.

Enjoy the great weather and Happy Mothers Day!

[where:75093, 75024,75025, West Plano, foreclosures]

April Real Estate Stats for Plano

Big numbers for April came out today from NTREIS (North Texas Real Estate Information
System) that's the official name for the MLS.

The big picture is Dallas sales were down 11% from last year, dollar volume down 12%
and pending sales down 26%.

Not so tragic, compared to past 4 month but the pending sales are the future sales that
are in escrow to close, so you can figure that May is going to be off too.

Let's look at Plano - much better shape...Area 20 is Plano.




What's important to look at: Dollar Volume up 3% over last year, Average Price up 18%
and Median Price up 12%.

Even though sales were down 12% - the value of real estate has increased in the eyes
of the buyer!

This supports the theory as real estate has increased south of LBJ for the last 4 years,
appreciation will continue North as your dollar will buy more house in Plano, plus
Plano ISD is a major attraction.  This is happening in a down market!





Pending sales are down a disturbing 35% - New Listings are down -23% and Active
Listings down 13% - Months supply is 4.8, which is one of the lowest inventory levels in
the metro area.

To wrap this up, Plano prices are perceived of value and with inventories being lower,
sellers in great neighborhoods and schools could be in demand.

You see real estate is micro in any market, if your house is in good condition and
updated and you're ready to move, this could be the best time to sell.  Words of Wisdom
and factual opinion of course.

Plano Homes and Land is rolling out a new online marketing plan, if your interested,
It's a different real estate model for selling your home - Net List 1% - that's very cost
efficient for you.  To find out more click here.  a little bit of shameless promotion...

Don't Forget, Foreclosures are posted on Friday.

[where:75093, 75024,75025, Plano, market update]

Check out FHA Home Loan Now

Real estate is one process and finding the money is another.
One thing I do on this site is provide educational information about
real estate and the processes to help you with the complicated
decisions that are involved.

If you're not familiar with FHA homes loans you can find out here.
This is another alternative for conventional loans and they have
recently raised the loan limits and it's good for first time home buyers.
(they have money to lend)

Refinancing is available too.

The link is always on the right hand sidebar of this site.

[where:75093, Plano, FHA, Mortgages]

Inventory, New Listings and Days on Market

Stats come out on the the 8th of each month for the previous month. That's tomorrow -
but let's look at these charts today to get a bearing on what's happened in the last
year.  So here's some Altos charts regarding the market in Plano for single family homes
and all zip codes from an historical point of view.



You can see from this chart when the market started changing - last Sept. but
you have to take into consideration that's typically when the market slows down too.
Inventory is around 400 units off from last June, that's substantial.  Even when the
selection of homes is lower it does make pristine homes more valuable, even in a
buyers market.



New listings are down more than 50% - so if your targeting a certain neighborhood
your choices could be limited.  This is good for every seller, less competition...



It's going to take about a month longer to sell your home from last year.   In this
market if you have a great house under 350K, excellent schools and location don't
be surprised if it's sells within a week - that's where the action is in Plano.  Just
because the market is soft doesn't mean you have to sell it for less, this is a micro
market in the big picture, but you still need to be in an acceptable price range for the
buyer.  Inventories are low and that gives an advantage to the sellers.  Condition,
location and neighborhood are key for this formula to work.

[where:75093, Plano, market update]

Buying Online is Efficient and Private

It's becoming more the norm that people are buying homes online.

Here's a note from a seller we just received:

Dear Mr. Smith,

"Thank you for bringing me a very good buyer.
Hope we have the chance to work again in the near future."

Thanks Shelia

This particular buyer bought in two weeks!  Now that's unusually fast
but it does happen.

Most online buyers are either immediate or 3-6 months out.
Usually buyers search for homes, call or email from Plano Homes and Land.

There are many ways to start your hunt.  Some buyers will ask to see properties
that they have selected.  Sometimes we set up a separate search from
the MLS to specially target needs.

With the MLS TAX mapping capabilities we can edit out bad locations without
even going to see the properties, see more in photo above - you can also get the
Solds and Pendings on the Microsoft Virtual Earth. Then take a google street
view for a close in look.

When buyers contact us they have been qualified and know what their price range
is.  Most times we email detailed info back and forth like tax info, many disclosures,
take more photos or videos.  And actually preview a property to see if the info is
correct or just a lot of marketing talk. That happens too!

Anyway it all saves time - more than likely we meet at the properties selected and
go from there. When it gets down to finally making a decision, you decide the price
strategy and we discuss, then we do electronic signatures by email, it's very private
and secure and very green - the less paper the better, everything is stored digitally
for you to access any time.

This is how it works with local buyers, with relocation, we take tours of your selected
neighborhoods and schools so you get a feel for the area.

With everything being online it's made it more efficient for the client and Realtor®.
It's more direct and better for the seller too.  The Internet is working in ways brokers,
and agents don't even realize. Very quietly...

[where:75093, Plano, buying online]

New Listings 75093

Lots of good eye candy this week.

These listings are the freshest in West Plano,
from the last 7 days.

There are 25 brand new properties, prices are
from 159.9K to 5.4 Mil.  Most are in the community
of Willow Bend. Here's the list.

Subdivisions include:

Willow Bend Country, Creeks of Willow Bend, Willow Bend Lakes,
King Court of Willow Bend, Lakeside on Preston, Willow Bend North,
Shepards Glen, Parkbrooke and more...

[where:75093, Plano, New Listings]

Forget about the car and just walk...

With gas prices here to stay wouldn't it be nice not to have to drive!
So here's a new tech tool that rates how walkable your neighborhood is.

Dallas is a lot like LA, it's very spread out, so NO car is really NOT an option.

But if you live at The Shops at Legacy and work at EDS, you really don't
need a car.  Take a look at walk score, it's fun, not always right but gives
you an idea of what the available amenities and life styles are offered in
any U.S. neighborhood.  Something else to bookmark.

Shops at Legacy is the starting point on this walk score.
[where:75093, Plano, Shops at Legacy]

Horses, Highways, Houses and Shiny New Buildings

If you wonder what Plano is like, here's a typical site in West Plano.  Still open land, this is at
Corporate and the tollway on JCPenney property.  Beautiful horses and their foals, about 25
horses and 10 babies, I think we kind of take this for granted.  In the distance is the Dallas
North Tollway and Shops of Legacy - a stones throw away.  Just so you know there are
lots of SUV's and pick up trucks too but most the cowboys are in Ft. Worth.

[where:75093, Plano, Shops at Legacy]

Open Houses Sunday - 75093

Here's the Customer Open House list for Sunday May 4th.

14 properties in West Plano include the subdivisions of:

Windhaven, Hills at Prestonwood, Preston Ridge, Willow Bend
Estates, Willow Bend Lakes, Creeks of Willow Bend, Lakeside on
Preston and the gated Cliffs of Gleneagles.

Times and locations are available with a photo, brief description and
stats about each property.  All info is deemed reliable but not guaranteed.

Enjoy the nice cool weather and your open house tour!

[where:75093, Open Houses]

Foreclosures in West Plano

Friday again!

And Fridays are for Foreclosures.

List for this week is West Plano Zip Codes 75093 and 75024.

This report has the cumulative days on market - you can see
there are new ones as well as properties that have been on the
market - a long time.  Like 387 days...

You can base your offer on this info but be sure to check the house
out thoroughly - it's probably going to need a lot of work.

There are 24 properties in this PDF file and neighborhoods
include:

Willow Bend, Shops at Legacy, Hills at Prestonwood,
Cypress Creek, King Ridge, Indian Creek, Shoal Creek
and more...

DallasHomesCenter has lists on Fridays as well for various zip codes
inside the loop.  And due to the market and the amount of foreclosures
watch for luxury neighborhoods in Frisco to be available in the near future.

Have a great weekend and remember all info is deemed reliable but not
guaranteed.

[where:75093, 75024, Foreclosures]

The Truth about Home Searches and Real Estate Online

Got your attention...read on...

Let me ask you a question?

When you go look for real estate online - where do you go?

Might be Realtor.com. Zillow, Trulia, Remax or many
other brokers site.

The truth is if you are looking at a national site nobody
has all the listings, except the brokers who are actually
licensed to buy and sell real estate.

Even then you are probably going to get their listings
first, before you see other brokers listings.
Might be wrong on that but just a hunch.

Now I love all the new web 2.0 technology,
like demographic info, mapping, Zestimates etc.

What I'm talking about is just really being able to get the best
and most information about a property with the fewest clicks.

For example, Trulia only has one photo then you are redirected
to the broker or agent site.  But the community info, street
views and walk the neighborhood are awesome.

Realtor.com used to be the only game in town, even they
don't have all the listings because some MLS's have decided
not to pay their ridiculous fees, some have withdrawn.

That's another reason why you don't see all the photos on
Realtor.com any more.  They used to upload 6 photos for free.
Now they want to charge the Realtor to show more.

Seems backward to me, since now with web 2.0 you can
get all your listings syndicated by a feed anyway.
And having only to enter your listing once on the MLS.
That's the way it should be.

Just this week two clients have sent me leads from Realtor.com
and 10 of the 25 listings were not even active status any more.
Most national sites are not as current as your local real estate
site.  Of course, the most accurate info is directly from the MLS
because as soon as a listing changes a status- it's immediate.

Where am I going with this?

Your local real estate brokers and agents are going to have the
most updated info for a specific location once you target where
you're going to buy.

From a sellers point of view,  your listing gets so buried in all the
hundreds of sites, Can it really help sell your home?

All these sites want is to use your listing for content so consumers
can click on an ad or two.  The only way to stand out and have direct
access to the buyer client is have your own site or page for your
property address, and tons of info and photos.  Like this

Did you know you can have 99 photos on the MLS...probably not.
Most agents probably don't know it.  Also, if you're a serious buyer any
agent or Realtor can give you a direct feed to your local MLS.

If I wasn't a Realtor and going to list my home I would charge
the broker for the listing because they use your property as content
to make deals with all the national brands and sites that aren't brokers.

It would be funny to go on a listing appointment and have the seller
ask the broker or Realtor to pay for the listing.  Just a thought....

[where:75093, Plano, Real Estate Online]