Dallas Real Estate and Short Sale Blog: December 2011

Located in the shadow of the Baylor Medical Center at Lake Forest and US 380, this never-lived-in DR Horton home is ready for tenants. There are 4 bedrooms, 2.1 baths, and 2168 square feet of living space per the builder's plan. Click on any photo for a larger view.

The open kitchen has plenty of storage space, dark cabinets, black appliances and decorative lighting.

The large living has soaring ceilings and a wall of windows overlooking the fenced backyard and patio. The home is wired for a flat-panel television above the wood-burning fire place. The staircase has oak handrails and cast iron balusters.

The master suite sits at the rear of the house. The master bath has a jetted tub, separate shower, dual vanities, and a walk-in closet.

Imagine yourself sitting on the balcony in the morning enjoying a hot cup of coffee enjoying the view of the greenbelt.

The home is within walking distance to the new McKinney Baylor Medical Center.

Current status, pricing, details, photos and a virtual tour

Please contact us at 214-227-6626 for more information or to schedule a private showing of this home.

Photos and Video: Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/30/mckinney-tx-home-for-lease-2232-canyon-point/

Allen Texas, located just north of Dallas, is a great little city and a wonderful place to live. The city continues to grow with plenty of developement--both residential and commercial.

The Allen housing market has been relatively stable. This month we'll take a look at Median Sales Price, Days on Market, and Months Supply of Housing.

Median Sales Price

The Median Sales Price, which had been on the rise for almost a year, retreated some over the past few months. It appears to have stabilkized over the past month. Allen started the year at $196,475 and is now at $201,000. While .5 percent is not a huge increase, it is stable.

Days on Market

Days on Market has been on the rise for the past year yet remains below 90 days and below 2009 and 2010 levels. Allen started at 77 days on market and has risen to 82 days on market.

Months Supply of Housing

The Months Supply of Housing is very good at 4.4 months of inventory currently on the market. The National Association of REALTORS® suggests that a 6-month supply of housing is a balanced market. Supplies over 6 months indicate a buyer's market and supplies less than 6 months indicate a seller market. Our experience is that homes that show well and are priced right continue to sell.

Recent Sales in Allen Texas | Homes for Sale in Allen Texas

Please contact us at 214-227-6626 if you have any questions or want more information.

Source: NTREIS on December 29, 2011 | Photo: Copyright 2011 Tom Branch

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/30/allen-tx-market-report-november-2011/

I found this question in my site logs this morning.

In Texas only active salespersons and brokers can be paid or receive any form of compensation. Compensation is defined as anything of value including commissions and referral fees.

That's where a Limited Function Referral Only (LFRO) brokerage such as Referral Agents of Texas comes in.

Our salespersons are active agents with the Texas Real Estate Commission. The only difference between our agents and other agents is that our agents cannot practice real estate because of the Independent Contractor Agreement. The only thing they can do is to refer out business. In return, they do not have to pay dues to NAR, TAR or the local association; no MLS fees; and no keycard rental.

See our Frequently Asked Questions for more information on LFROs.

Photo: Licensed from iStockPhoto

Originally posted at http://www.referralagentsoftexas.com/2011/12/28/can-an-inactive-texas-agent-receive-a-commission/

As 2011 gives way to 2012, it's time to take a look at the housing market in Plano, Texas, ZIP Code 75025.

75025 is the north, central part of the city of Plano. It looks like a large letter L with State Highway 121 on the north, Coit Road on the west, Legacy on south. The south leg runs all the way to US 75, then north to Hedgcoxe, West to Custer, and north to meet with State Highway 121 again.

2011 appears to have been a very stable year for the area. Let's look at three charts: median sales price, average days on market, and new listings. You can click on any of the graphs for larger views.

Median Sales Price

The graphs are broken out into four price ranges. It's been a flat year in the market for the lower three price ranges. Homes above $290k saw a 10.3 percent decrease in value. Overall home prices are down about 4.1 percent from this time in 2010.

Average Days On Market

This chart really helps you to understand why the median sales price was down for home above $290k. The average days on market for these homes spiked to almost 330 days in the spring of 2011. The good news is the market was finally able to absorb the inventory and the days on market settled back down.

New Listings

The decrease in new listings has been one of the primary reasons the housing market in 75025 has remained relatively stable. While demand is down, the supply of new listings is down as well. The lack of an over-supply of housing has been a good thing for homeowners.

We have access to data for the entire Dallas Fort Worth Metroplex. Please contact us at 214-705-2470 if you have questions or need additional information.

Source: NTREIS on December 27, 2011

Originally posted at: http://www.thebranchteam.com/wordpress/2011/12/27/plano-tx-75025-market-report-nov-2011/

I was talking with one of my new home builder sales consultants today. She related how several agents have been in with potential buyers and have commented that since the property has been listed for 120 days the builder should be willing to give the buyer a “huge” discount.

While I don’t really think that even applies to resale listings, it clearly does not apply to new home listings.

This particular property was listed while it was under construction and will not be completed until January 2012. The listing is correct in the MLS and we even have a comment in the property description letting potential buyers know that the property will not be ready until January.

"Days on Market” is not a public field within our MLS so it appears that some agents are simply searching by days on market, looking for “deals.” I would hope buyers agents would do a little research before coming out to the new home builder and demanding discounts!

My advice is to read the remarks in the MLS and don’t assume that higher days on market means a distressed seller willing to take a loss. This builder’s homes are selling fine and he rarely has any “spec” homes lying around.

High days on market does not equal a huge price reduction.

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/22/high-days-on-market-equals-a-huge-price-reduction/

CB JENI Homes, the builder of The Enclaves at Willow Crest, has announced a price increase on all townhomes effective January 1, 2012. The base price of all floorplans will go up by $3,000.

Home currently under contract will not be impacted and any contracts executed prior to January 1st will also receive the old pricing.

See all Townhomes for Sale in The Enclave at Willow Crest.

Contact us at 214-227-6626 for more information on builder incentives or to schedule private showings.

Photo Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/22/price-increase-at-the-enclaves-at-willow-crest/

A rare opportunity! This single-level custom home with pool and spa has 4 bedrooms, 3 bathrooms, 2916 square feet of living space (per tax) and a three-car garage. This home sits on a quiet cul-de-sac in sought-after Estates of Forest Creek. Click on photos for larger views.

The main living room is light and bright. Plantation shutters cover the wall of windows that let in plenty of natural light. The centerpiece of the room is the wood-burning fireplace with gas logs.

The gourmet kitchen is a cook's delight. Notice the Brazilian cherry hardwood floors (this flooring continues through most of the main living areas of the home). There is plenty of storage space and the granite countertops compliment the custom cabinets. There is a smooth cook top, double ovens, dishwasher, microwave, and a trash compactor.

The master suite is located at the back of the home and split away from the secondary bedrooms and the guest suite. The room has Brazilian cherry flooring, plantation shutters, and a double trey ceiling. The suite overlooks the backyard pool and there is access to the pool & spa area.

The oversized master bathroom has everything! There are dual vanities, double-sized shower, jetted tub, and a huge walk-in closet. A skylight lets in natural light.

Imagine yourself enjoy sunmer afternoons relaxing in the pool or slipping into the spa and letting the swirling water wash away a hard day at work. The covered back patio is perfect for entertaining.

More details, current pricing, photos, virtual tour, and status

Video Tour

Please contact us at 214-227-6626 for more information or to schedule private showings.

Source: NTREIS | Photos and Video Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/22/plano-tx-home-for-sale-3925-sagamore-hill/

Fantastic single-level new construction townhome for sale in Craig Ranch, McKinney, TX. The Natalie model has 2 bedrooms, 2.5 baths, and 1807 square feet of living space according to the builder's plan. Note the photos are of a Natalie but not the actual unit which is currently under construction. Click on any photo for a larger view.

Gourmet island kitchen has loads of storage space, granite counters, custom backsplash, stainless steel appliances, and a large pantry.

The oversized living area has a wall of windows to let in the light and a gas fireplace. Flooring options include carpet, ceramic tile, or hardwoods.

The Natalie offers an additonal room which could be used as a formal dining room, a formal living room, or an office.

Imagine yourself enjoying your morning coffee on the covered porch or entertaining guests in the fenced back yard.

Current Pricing, Floor Plans, and Additional Photos

See All Town Homes For Sale in McKinney TX

Contact us at 214-227-6626 to schedule showings or for more information on this McKinney TX townhome.

Photos and Video: Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/18/mckinney-tx-townhome-for-sale-5612-rowlett-creek/

Wow! This 3 bedroom, 2 bath Carrollton Texas home has 1418 square feet of living space and sits on a huge lot. The carpet is brand new (installed in December 2011) and the home has been freshly painted. Click on images for larger views.

The clean, bright and open kitchen has lots of cabinet space, an electric range, and recent dishwasher.

The large living room has plenty of room for larger furniture.

The master bedroom sits in the rear of the home and is split away from the other bedrooms.

The main bath services the two secondary bedrooms and guests.

Imagine yourself entertaining on the open patio while your guests enjoy the large fenced backyard.

See current status, details, more photos, and pricing.

Contact us at 214-227-6626 to schedule showings or for more information on this Carrollton TX home.

Photos and Video: Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/14/carrollton-tx-home-for-sale-1208-noble/

December 13, 2011 - Plano TX

Another successful ActiveRain MeetUp!

While attendance was way down over last time, I expected that given the time of year. We had a good mix of experienced 'rainers and new or returning bloggers along with a couple of gentlemen who were not yet members.

This smaller group allowed for more interaction among attendees.

Many thanks to Cara Pelerose with Capital Title for being our sponsor and picking up the entire cost of the event! We also want to thank Sambuca 360 for allowing us to use their VIP area.

I have to thank Mike and Loreena Yeo for allowing me to use their camera. I was out working on a sale prior to the MeetUp and did not get a chance to go back by the office to pick one up. Other attendees included Brenda Kinsey and Carie Shapiro.

Let it rain!