Dallas Real Estate and Short Sale Blog: Texas: Allen

Finally! Ashton Woods has broken ground in The Preserve in Allen. I was out visiting the site over the weekend and found the two model homes are well on their way to being completed. I also noted the lake is filled and the fountain is operating.

There are two model homes under construction near the west side enterance. While I did not speak to the sales staff, I suspect they will be open in late March 2012.

I understand that presales have been going well with about 12 homes already under contract.

Photos Copyright 2012 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2012/01/24/groundbreaking-at-the-preserve-in-allen/

Over the past couple of months we've seen lots of first-time homebuyers entering the market. They are enthusiastic, pre-approved, and ready to buy a home. The problem is a general lack of good homes under $150k.

Gina and I are currently working with four first-time home buyers looking in the Allen Texas area and we have only been able to find one of them a home. Don't get us wrong, there are homes on the market in this price range, but the vast majority of them are foreclosures, short sales, or are in poor condition.

If you are a home buyer, you need to move quickly when you find a home to view. You simply cannot wait because the good homes are moving quickly. Homebuyers can click here to sign up for home alerts on The Branch Team website. This free service sends you an alert as new homes come on the market that meet your needs.

If you are considering selling your home this may be a great time to list it as homes that show well and are priced right are going quickly. Further, plenty of qualified buyers and low inventories present an opportunity to sell quickly. While prices are down in some areas, Collin County and DFW in general have weathered the storm well. Click here to read "Internet Marketing - The New Curb Appeal" and click here to read "Are You Show Ready?"

Please feel free to contact us at 214-705-2470 if you have questions or need help buying or selling a home.

Photo licensed from iStockPhoto

Originally posted at http://www.thebranchteam.com/wordpress/2012/01/21/first-time-homebuyers-are-finding-few-homes/

I was out speaking with some buyers yesterday and they were talking about living in Allen in a home on a golf course. Allen has lots to offer but the only golf course within the city is Twin Creeks.

Located in west Allen, Twin Creeks is a wonderful master planned community. The 18 Hole championship course was designed by golf legend Arnold Palmer who wrote, "The Golf Club at Twin Creeks could be one of the best courses in the State of Texas, and the most peaceful 18-hole course I have ever designed. The golf course is of a traditional nature and is very much in harmony with the natural landscape.”

According to the course website:

The Golf Club at Twin Creeks offers an award-winning golf course that winds its way around two natural, free-flowing, tree-lined creeks. Known for its "peaceful" setting and as one of the most naturally preserved golf courses in the state, Twin Creeks has become a favorite of Collin County.

Click here to see all Golf Course Homes in Twin Creeks Allen TX

Click here to see all Homes For Sale in Twin Creeks Allen TX

Have questions or need more information? Contact us at 214-227-6626.

Photo: Copyright 2007 Realty Revolution LLC

Originally posted at http://www.thebranchteam.com/wordpress/2012/01/19/golf-course-homes-in-allen-texas/

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/

Welcome to Allen! Our residents enjoy a wholesome community atmosphere with something for everyone. The City boasts an award-winning park system featuring neighborhood and community parks, hike and bike trails, and greenbelts. City facilities include a 27-hole public golf course, a large fitness and aquatic center, a recreation center, youth center and extreme sports park, a senior recreation center and a 54,000 square feet public library.

Allen ISD offers a diversified curriculum with 13 elementary schools, three middle schools, a freshman center and a high school. The high school campus (582,000 square feet) features an on-site Collin County Community College campus.

Leases and rental homes are readily available with prices ranging from $850 to $4000+ a month.

Homes For Lease in Allen Texas

For more information or to schedule a showing, contact us at 214-227-6626.

Photo: Copyright Imaged2Sell

Originally posted at: http://www.thebranchteam.com/wordpress/2011/12/08/homes-for-lease-allen-tx/

Another happy home buyer in Allen, TX. This 4 bedroom, 3.1 bath, 2641 square foot foreclosed home with a pool was recently purchased by our clients. We were able to negotiate a sales price that was 85% of appraisal district value and get the bank to pay almost all of the buyer's closing costs!

Distressed properties can be a good value but you have to do the research and plenty of extra due diligence since they are almost always sold "as is" and without a sellers disclosure (foreclosures are exempt from disclosure in Texas).

Looking to purchase a foreclosure? Contact us at 214-705-2470 for a current list.

Photo: Copyright 2011 Tom Branch

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/04/another-happy-allen-tx-foreclosure-buyer/

This 4 bedroom, 3 and 1 half bath, 3186 square foot, Highland home is ready for new owners. Lots of space including a study, formal dining and game room. Located in Reid Farm, this home offers easy access to shopping, restaurants, and entertainment. Click on any of the photos for a larger view.

Imagine yourself cooking or entertaining in the gourmet island kitchen. All of the upper cabinets has glass doors for an elegant look. The island also hosts a breakfast bar. Lots of storage space!

The large family room has built-ins and a wood burning fireplace. The wall of windows overlooks lush backyard.

The oversized master suite has plenty of room for a king-size bed with room to spare. The bow-window overlooks the backyard while the French Doors lead to the master bath.

The master bath has dual vanities, a garden tub perfect for soaking. and a separate shower. There is a large walk-in closet and a linen closet.

The upstairs game room has hardwood floors and easily accommodates a standard-size pool table. Notice the overhead shelving that encompasses the room, and the windows that overlook the back yard.

The fenced back yard offers plenty of privacy and the patio is perfect for enjoying your morning coffee or entertaining guests.

Video Tour

View the Virtual Tour of 1631 Wood Creek in Allen TX.

Homes for Sale in Reid Farm Allen TX.

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

Source: NTREIS | Photos and Video: Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2011/12/01/allen-tx-home-for-sale-1631-wood-creek/

As property managers for about a dozen homes in the North Dallas area, we are often asked what has to be repaired and who pays for the repair. It’s not just our tenants who ask, but our homeowners as well. The answer to the question is found in the Texas Property Code and the lease between the parties.

The Texas Property Code, paragraph 92.052 outlines the owner’s requirement to make repairs. Basically, the tenant notifies the owner of the need for a repair, the tenant must be current on all rental payments, and the condition materially affects the physical health or safety of an ordinary tenant. Further, unless the condition was caused by normal wear and tear, the landlord does not have to repair damage caused by the tenant, their family or guests.

The Texas Association of REALTORS® Residential Lease goes into greater detail in paragraph 18. The owner will pay the entire cost of repairing the heat, air conditioning, hot water heater, or water penetration into the home from structural defects unless the damage was caused by the tenant.

It also states that the owner will not pay to repair any items damaged by the tenant, water stoppages caused by foreign objects, or items that are cosmetic in nature.

In some of the older versions of the lease, there was a requirement for the tenant to pay a deductible for repairs to the property. The Texas Association of REALTORS® deleted that paragraph as it was inappropriately applied to all requested repairs. Some property managers are putting that verbiage into the Special Provisions of the lease but it should not be applied to all repairs.

It's also important to note that not all owners use the Texas Association of REALTORS® Residential Lease but the repair process, what will/will not be repaired, and who pays should be in the lease. When in doubt you should seek proper legal advice.

Homes for Lease in the DFW Metroplex

Have a question or need more information? Contact us at 214-705-2470.

Originally posted at http://www.thebranchteam.com/wordpress/2011/11/28/who-pays-for-repairs-to-texas-rental-homes/.

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. Click on any chart for a larger view.

Median Sales Price

The Median Sales Price, which had been on the rise for almost a year, retreated some over the past few months. I expect that will recover some now that several new home developments have been completed and are beginning to sell.

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.

Months Supply of Housing

The Months Supply of Housing is very good at 4.5 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's 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 November 16, 2011 | Photo: Copyright 2011 Tom Branch

                 Click Image for PDF Version

We met with Steve Vieregge, Community Sales Manager for The Preserve, on Friday to follow-up on the development.The Preserve is on-schedule and the builder should break ground on the model homes on lots 31 and 32 (block C) in November. If the winter weather cooperates, the models should be ready by April 2012.

They have already pre-sold a number of new homes and the first new residents should move into their homes in April as well.

We were also able to get better copies of the seven models being offered. The single-level models are Waterville, Merion, and the Sawgrass. While the basic plans are single-level, there is an option to add space on a second level. The two-level models are Muirfield, Turnberry, Pinehurst, and the Augusta.

Read more about The Preserve in Allen.

Image and floor plans used with permission.

Originally Posted at The Preserve in Allen - Floor Plans and Plat << The Branch Team