So – so house or so – so subdivision?
Written by Jill Wente on December 29th, 2011 categories: Home Buyer Information | views
After searching for the perfect Spring Texas house to call home, you have finally narrowed your choices down to two houses. One house is a so – so house in a great subdivision and the other house is a great house in a so – so subdivision. Both houses have pluses and minuses and you would be perfectly happy living in either of them. Which one should you choose?
If you are making the decision purely from a future resale perspective, the best house to choose would be the one in the great subdivision. You can always change the condition of a Spring Texas house from being a so -so house to a great house. But you can’t, at least not by yourself, change a so – so subdivision into a great subdivision.
Which Spring Texas house will be the best for you? Ultimately it depends upon your lifestyle. But if you do choose the house in the so – so subdivision, know it’s not the best resale decision. But life is about more than just money.
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How accurate is the Zestimate?
Written by Jill Wente on December 26th, 2011 categories: Discover Spring Texas | views
A little over 2 years ago, I compared the sales prices of 10 Spring Texas homes to their Zestimates.
The results of the 2009 analysis were:
- 70% of the Zestimates were within 10% of the sales price.
- 80% of the Zestimates were higher than the sales price.
Since I am frequently asked about the Zestimate, I figured it was due time to perform another comparison. I chose 10 Spring Texas homes that sold within the last six months and compared their sales prices to the Zestimates.
The results of the 2011 analysis were:
- 70% of the Zestimates were within 10% of the sales price.
- 80% of the Zestimates were lower than the sales price.
What I found interesting was in 2009 the Zestimate was higher in 80% of the instances but in 2011 the Zestimate was lower in 80% of the instances.
If you were buying a house in 2009 in Spring Texas and you checked the Zestimate, you probably thought you were getting a deal. Today if you used the Zestimate to check the value of a Spring Texas house, you would think you are over paying.
The Zestimate is just that an estimate. Zillow does not send anybody out to view the interior and exterior of the homes to evaluate their condition. If you truly want to know the value (not an estimate / guesstimate) of a Spring Texas house, contact a Realtor. You can contact me at 281.804.8626 or my working partner (Rick Ratchford) at 281.300.3141.
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How Houston ranks
Written by Jill Wente on December 23rd, 2011 categories: Discover Spring Texas | views
2011 was a good year for Houston Texas as it found its way on to several lists including ….
- #1 in Job Growth for Texas Cities
- #1 on Most Affordable Cities for doing Business
- #1 in Fastest Growing Millionaire Cities
- #1 Best Shopping City in the U.S.
- #2 Best City for Young Adults
- #5 on Next Biggest Boom Towns in the U.S.
- #19 for Best Cities for Technology Jobs
- #19 on Builder Magazine’s Top 20 Healthiest Housing Markets
- #26 for Best Cities for Starting Over
When you thinking about relocating to Spring TX, Miami FL, Los Angeles CA, Houston TX, or any city in the U.S., two of the most important rankings are where does your new city rank on the list for job growth and the list for housing affordability. Because the two basic things you need to survive are 1) A job and 2) an affordable place to live.
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Fireworks stands will be OPEN for New Year’s
Written by Jill Wente on December 20th, 2011 categories: Events and Activities | views
Fireworks stands were closed for the July 4th weekend but they will be open for the Christmas selling season which runs from December 20th – January 2, 2012. Due to the historic drought conditions experienced by Spring Texas, the stands were closed for July 4th. Although Spring Texas is still in a drought, the Harris County Commissioner has decided the threat of potential fire from fireworks is not great enough to close the stands.
The fireworks business will NOT be back to usual though. The Harris County Commissioner has banned the sale of rockets with sticks attached to them (bottle rockets) and missiles with fins attached as he still considers these types of fireworks to be fire hazards. The partial ban accounts for 20% of the firework stands business so it will hurt but it’s better than not being open for business at all.
Fireworks are LEGAL in unincorporated areas of Harris County which includes Spring Texas. Due to a partial removal of the ban on the sale of fireworks, the Holidays will now come with a BANG!
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Spring Texas Real Estate: Market Report November 2011
Written by Jill Wente on December 18th, 2011 categories: Spring Texas Real Estate Market Reports | views
What’s going on with the Spring Texas Real Estate Market? Pending Sales record a whopping 57% increase and home sales record a smaller but significant 16% increase over same month last year. Active listings are down, homes prices are holding steady, and months of inventory is returning to a balanced market. Good time to be a home buyer? Absolutely! Good time to be a Spring Texas home seller? Getting better. 
Months of Inventory for the same month last year the months of inventory has decreased by 18%. Sales for the month were up and active listings were down. We are starting to experience a return to a balanced market with months of inventory at 6.1 months. We typically see a decrease in months of inventory during November and December as sellers wait until after the holidays to put their homes on the market. Hopefully, the months of inventory will stay around the 6 month level or less into 2012.
Sale Prices – YTD sale prices for Spring Texas homes are stable. The average price for the year over year is less but it could have more to do with more lower priced homes been sold as the median home price is holding steady.
Quantity of Sales – Pending sales were a whopping 57% higher and closed sales increased 16% over November 2010. The increase is attributable to sales activity in 2010 being impacted by home buyers tax credits which pushed demand into the first six months of 2010. YTD sales volume is up 3% over last year and is projected to continue to increase through the end of 2011.
Single family home rentals – YTD rentals are up 23%. The increase in rental activity is being fueled by the stricter lending requirements that are keeping would be buyers from being able to buy. Would be relocating buyers are waiting until their existing house sells before buying and thus are increasing the demand for single family home rentals. Landlords
Bottom line for Sellers: YTD sales prices are holding steady and months of inventory is down as a balanced market returns. If you held off putting your Spring Texas home on the market because buyers clearly had the upper hand, your waiting is over and it’s time to list your home.
Bottom line for Buyers: 30-year fixed interest rates are still near historical lows in the low 4% range. Months of inventory is decreasing with buyers losing the negotiating power they have been enjoying all year long. If you don’t have the money saved for a down payment, ask your relatives for a gift. Don’t miss out on locking in 30-year interest rates at these ridiculously low levels.
Want more numbers? Check out past Spring Texas real estate market reports.
The data represented is from the Real Estate Center at Texas A&M University and the Houston Association of Realtors MLS for single family existing homes in Area 13. Area 13 covers a large geographic area stretching from I45 to Hwy 249 to Beltway 8 to Spring Cypress. Not all subdivisions are faring the same. If you are interested in selling your Spring Texas home, give me a call at 281.804.8626 281.804.8626 to schedule an appointment.
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Understanding the Property Tax System
Written by Jill Wente on December 17th, 2011 categories: Property Taxes | views
In Spring Texas, our property tax system is comprised of four stages: 1. Appraising the taxable property, 2. Reviewing and equalizing the appraised values, 3. Adopting the tax rates and 4. Collecting the taxes.
Appraising the taxable property – Residential properties in Harris County are appraised as of January 1st of the tax year. An appraised value and a market value is determined for your home. Between January 1 – April 30th, the Harris County appraisal district also processes applications for exemptions with the most common exemption being the Homestead Exemption. You will be notified via mail of the tax assessed value of your home. But you can also go onto the Harris County website of www.hcad.org to view the tax assessed value.
Reviewing and equalizing the appraised values – If you believe the tax assessed value of your Spring Texas home is not correct, you have either 30 days from your date of notice or June 1st whichever is later to file a protest. The Harris County Appraisal Review Board begins hearing protests around May 15th.
Adopting the tax rates – Around September or October, the elected officials of the taxing units (County, MUD, and school districts) adopt the tax rates for the current year.
Collecting the taxes – You will receive a separate property tax bill from Harris County, your school district either Conroe, Klein, or Spring, and your M.U.D. Property tax bills begin showing up in mailboxes around the November time frame. You have until January 31st of the next following year to pay the real estate taxes. On February 1st, all unpaid taxes are considered delinquent and penalty and interest charges are applied.
Read also:
- Top 3 things you need to know about Spring Texas real estate taxes
- How to protest your Spring Texas real estate taxes
- Differences between tax assessed value and appraised value?
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Ringing in 2012
Written by Jill Wente on December 16th, 2011 categories: Events and Activities | views
How will be you be ringing in 2012 in Spring Texas? No plans yet for New Year’s Eve. Are you in need of some ideas?
If you haven’t decided how to ring in 2012 in Spring Texas, here’s some ideas:
Concert – For the 10th year in row, the Houston Symphony will be presenting a New Year’s performance at the Centrum. This year’s concert will be a celebration of the art of dance via classical selections. The performance begins at 8 pm and tickets range in price from $30 to $60. The Centrum is located at 6823 Cypresswood Spring TX.
Dinner and music – Celebrate New Year’s Eve with the Level One Band as they play tribute to The Temptations & Supremes at Dosey Doe. The party starts at 7 pm. Ticket prices range from $88 to $118 and include dinner of salad, choice of entree, dessert and beverage. Dosey Doe is located at 25911 I-45 Spring TX.
Dinner and music - Spend the evening at the Crescent Moon Wine Bar and enjoy a three course meal, music by Last Soul Clan, and champagne toast at midnight. Cost is $75 per person. Reservations are required. The Crescent Moon Wine Bar is located at 440 Rayford Road #115 Spring TX.
Music – Celebrate the New Year by listening to ole blue eyes, Frank Sinatra at the Tomball Jet Center. The party starts at 8 pm with Paul Salos (A America’s Got Talent Top 6 Finalist) belting out Frank’s hits. He will be accompanied by an 8 piece big band. Dance the night away against a back drop of WWII B-17 Bombers. Cost is $45. Drinks will be available at a cash bar.
Show – On New Year’s Eve at 4 pm and 9 pm, “The Rhythm of Magic”, A Las Vegas Variety Show, will be performed at The Texas Repertory Theatre Company. All tickets are $45 with complementary champagne being provided. The Texas Repertory Theatre is located at 14243 Stuebner Airline Road.
Nite of Lights – You still have time to view the Christmas lights in Prestonwood Forest. Their popular Nite of Lights event continues through Jan. 1st. On New Year’s Eve, the lights will on from 6 pm to 11 pm.
Some of these events are quite popular and sell out quickly so make your reservations early.
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Exxon Mobil’s plan for its new Houston campus
Written by Jill Wente on December 14th, 2011 categories: Discover Spring Texas | views
Exxon Mobil’s new campus is currently under construction in Northwest Houston. The campus is projected to be ready for employees in early 2014 with the transition to be completed by the middel of 2015. Exxon Mobil’s new campus will have a huge positive impact on the local economies and residential real estate markets of Spring Texas and the Woodlands.
To learn more about the Exxon Mobil’s plan for their new campus in Northwest Houston watch the video below.
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What to do if your house hasn’t sold
Written by Jill Wente on December 12th, 2011 categories: Home Seller Information | views
Your house has been on the Spring Texas real estate market for months. You have had a few lookers and you may have even had an offer although it was insultingly low. You still want to sell your home so what now?
Evaluate the real estate market
Schedule a meeting with your Spring Texas Realtor to evaluate the market. Determine if any of the homes you were competing against for buyers sold? If none of your competition sold, then maybe it’s time to take your house off the market until demand increases.
If the houses you were competing against for buyers sold, why did they sell? Was it due to marketing? Was it due to pricing? Was it due to condition?
Evaulate the marketing
Put yourself in the buyers shoes. Go to Realtor.com and HAR.com and search for Spring Texas homes for sale. Did you find your home’s listing? How does it look compared to the other homes for sale? Does your competition have more photos? Are the photos of your competition of a higher caliber? Does your home have a video? Read the advertising description of your competition and then read the advertising description for your house. Which house would you want to make an appointment to view?
Google your address. How many websites can you find referencing your home? Does one of the websites belong to your Realtor? If you can’t find your home by Googling its address, how are buyers going to find your home?
Evaluate pricing
What price per square foot did the competing homes sell for? Do the competing homes have the same level of amenities as yours? Have you priced your home to sell or have you priced it to stay?
Evaluate condition
Does your home looked lived in or does it look like a product that you are wanting to sell? What has been the feedback from potential buyers? Does your carpet need replaced? Does your house need a deep cleaning? Are the walls banged up and need a fresh coat of paint? Some relatively inexpensive changes to your house could get you that “SOLD” sign.
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Best place to view Christmas lights
Written by Jill Wente on December 9th, 2011 categories: Events and Activities | views
Prestonwood Forest (A.K.A. “Christmas Lights Neighborhood”) is once again holding their ”Nite of Lites” festival. A long standing tradition of over 36 years, the Nite of Lites has the residents of Prestonwood Forest going all out for the holidays as they decorate their homes to the max.
Local newspapers and television stations, Southern Living , FOX News, and the Travel Channel have all written stories about or done programs on the Christmas lights adorning the homes in Prestonwood Forest. This year HGTV may be added to the long list of media outlets that have produced segments on the Nite of Lites festival.
Just about every home in the Prestonwood Forest subdivision of 750 homes gets involved in the Nite of Lites event. With almost every block in the subdivision choosing a different holiday theme. One of the themes is based on “The Night Before Christmas” in which each home on the block displays a page of the story.
Judges hand out awards for the “Best House”, “Best Block”, “Runner-up Block”, “Best Mailbox”, “Best Door”, “Best Lamp Post”, and a new category making its debut this year of “Best Culdesac”. The 2011 winners have been announced and each pin on the map represents an award winner. Start your tour of the Nite of Lites at where the gingerbread house is located on the map. If you need a closer view of the location of Prestonwood Forest, just click on the map.
View Prestonwood Forest in a larger map
The 2011 Nite of Lites begins on Saturday, December 10th and continues through January 1st. The homes lights are on Monday – Thursday 6 pm to 10 pm and Friday – Sunday 6 pm to 11 pm. The Northwest Houston subdivision of Prestonwood Forest is located just South of Cypresswood about 2 miles East of HWY 249.
The residents of Prestonwood Forest take their Nite of Lites event serious. So serious ….. that when a resident sells their home the Christmas decorations are included.
If you are interested in moving into Prestonwood Forest and participating in next year’s Nite of Lite’s festival, give us a call at 281.300.3141 or 281.804.8626. We would be happy to help you buy a home in Prestonwood Forest.
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