Annette's Blog

How's the Market?

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Sun, 07 Jun 2009 14:01:46 -0700

BRYAN, TX — The numbers don’t look fabulous. But what we see in the Brazos Valley is the effect of the fear in the market- from the stock market decline and horrible national news. Bryan-College Station is in an insulated community but we still see some of the affects of the national news. By insulated, I mean that BCS has A&M University and great growth. Add to that, the state of Texas has the number one economy in our country. Plus, even when the rest of the nation had huge increases in their real estate markets, we prospered and remained in the middle, not seeing gigantic increases in values. And now when the rest of the nation’s prices are adjusting and depreciating, we have remained in the middle, not seeing huge decreases in values. In fact, prices show that they are appreciating here… Item 2009 2008 Change # Listings in Inventory 1, 188 1, 351 -12.1% # Closed Sales 91 132 -31.1% Average Sales Price $172,928 $169,261 +2.2% # Volume $15,736,430 $22,342,476 -29.6% Days on Market 130 126 These numbers refer to Single Family home sales, comparing this year to last year. So what is going on right now? It depends! We are seeing the higher priced homes being reduced to get them sold. We are seeing the homes in the $120 - $150K in College Station that are in good condition and good areas, selling right away. Right now we have more buyers than we have good properties to sell. Financing is a little more of a struggle than it was a year ago BUT THERE IS MONEY AVAILABLE! Buyers need decent credit and they need a small down payment but that can come in the form of a gift until your $8,000 tax credit is received! Call if you need info on this gift from Barack. What am I always saying? Don’t listen to a reporter to obtain information on one the most important financial decisions of your life. Get a good lender and a great realtor for the facts! Happy May! Cindy Seaton, REALTOR

Downpayment Assistance for the City of College Station Texas!!

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Sun, 07 Jun 2009 13:58:34 -0700

DOWN PAYMENT ASSISTANCE PROGRAM INFORMATION SUMMARY Applicant's household income may not exceed 80% of the Area Median Household Income:

Household #	1	2	3	4	5	6	7	8
Max. Income	$31,450	$35,900	$40,400	$44,900	$48,500	$52,100	$55,700	$59,250

Application Fee: Applicants must pay a $20 application fee at the time of application or pre-application. Down Payment Assistance: Up to 10% of the sales price, or a $10,000 maximum (Up to $14,999 for households of 5 or more) on any home for sale in the City of College Station. The loan is deferred and non-interest bearing. The buyer signs a note and deed of trust with the city, and the note is paid back upon sale of the property, or if the buyer ceases to owner-occupy. Enhanced Down Payment Assistance: Up to 20% of the sales price, or a $14,999 maximum on any home for sale developed by The City of College Station Economic and Community Development Department or a certified non-profit partner with the same repayment terms as above. Ask for list of eligible properties. Homebuyers must contribute a minimum of 1.5% of the total sales price of the home at closing (including earnest money). Affordability shall be determined by ensuring the total PITI payment is not less than 20% but not more than 35% of the monthly income of the eligible homebuyer. The maximum total debt to income ratio is 45%. Average credit score of no less than 600. No bankruptcies, foreclosures, student loan delinquencies, child support delinquencies, tax delinquencies, or repossessions within the past two years. Minimum employment history in the same job, or in the case of professional, salaried employees, in the same field of employment for a minimum of six (6) months. Applicants may not have more than $20,000 in liquid assets, excluding retirement accounts and personal property. Applicants must be U.S. Citizens, U.S. Non-Citizen Nationals, or Qualified Aliens (Dept. of Homeland Security verification). Lenders must be licensed in the state of Texas and provide escrow services to buyers for insurance and property taxes. The mortgage interest rate may not exceed the local average mortgage rate by more than 1.5 points. The mortgage must be at least 15 years, have a fixed rate for the life of the loan, and be fully amortizing. The maximum home price shall not exceed the FHA 203(b) limit for the College Station area. ($200,160 maximum price) A maximum of 30% of the DAP subsidy may go towards closing costs or points. Homes constructed prior to 1978 must have passed a lead-based paint risk assessment by a State of Texas licensed Lead Risk Assessor. Eligibility and approval is not determined until the city reviews the sales contract, lender information, and inspects the home. Applicants are urged to complete the Down Payment Assistance application and approval process prior to making an offer to purchase. The Down Payment Assistance application and approval process normally takes three weeks. Delay in submitting required documentation will delay the closing date. Only Owner-Occupied or vacant homes may be purchased, unless the DAP participant is the tenant. Tenant-occupied homes may not be purchased. For homes in the College Station area...see our website at www.erabrazosvalley.com or e-mail me jamierroe@yahoo.com

There is Always Something Being Built Here!

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Sun, 07 Jun 2009 13:55:53 -0700

I can't remember the last time there wasn't some kind of construction going on here in College Station, and particularly at Texas A and M University. Physically the largest campus in the United States , you can be certain there is definitely room for expansion of older facilities or construction of the new ones! Construction cranes can currently be spotted all over the campus with the numerous projects that are underway. Classrooms, parking, departmental buildings, sports facilities , on campus housing..... these are just a few of the projects you are likely to spot if you happen to be on campus or in town. Today I heard a good presentation on the new Aggie Cemetery , "The Aggie Field Of Honor" which is owned and operated by the city of College Station. Yep....... old Ags can now not only retire near their favorite place on earth, they can be buried in a nice resting place with a permanent view of Kyle Field, the Aggie Football stadium .

Townhomes and Condominiums in College Station

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Sun, 07 Jun 2009 13:53:38 -0700

Condominiums and Townhomes are a great investment for the parent looking to buy a property for their College Student. HOA is responsible for the extierior and lawn matinance. Many of the Complexes have swimming pools and students enjoy the luxury of a pool on the premisis. Here is a list of many of the Condminiums and Townhomes in College Station. www.homesforsalecollegestation.com Cripple Creek Condos Wood Brook Condos Doubletree Condominiums Sutters Mill Condos Canyon Creek Town Homes Spring Creek Town Homes Fox Run Condos Gateway Villas River Oaks Waterwood Condominiums University Place Condos The Traditions Park Hudson Indian Lakes Cove of Nantucket

First Time Homebuyers! Get Your $8000 Piece of the Bailout!

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Fri, 17 Apr 2009 16:20:03 -0700

There is a silver lining to all of this Bailout Business (thank goodness!) and it applies all First Time Homebuyers! In the recent stimulus package, Congress, and President Obama wrote in a $8000 Tax Credit for First Time Homebuyer's who purchase a home between January 1, 2009 and December 1, 2009 (that's right, the actual law says DECEMBER ONE, so you need to close by November 30, 2009!) The actual Credit is $8,000 or 10% of the purchase price, whichever is less. It is a CREDIT. This is much different than a Tax Deduction. If your total tax liability came to $6,000, but you had $7,000 withheld from your payroll, you would normally receive a $1,000 refund. With this credit, your refund would total $8,000!! Now that's a DEAL! The definition of being a "first time home buyer" means that you have not owned a home in the past 3 years. You have to stay in the home for at least 3 years, or you have to pay this money back! This is an important difference from the $7500 credit offered by Congress last year. The $7500 credit had to be paid back over 15 years with no interest - the 2009 version, does not. It does state, however, that you must live in the property for 3 years. Additionally, there are income restrictions: To qualify, buyers must make less than $75,000 for singles or $150,000 for couples. (Higher-income buyers may receive a partial credit.) You can apply for this credit using ANY mortgage loan program! If you are a Veteran, use your 100% VA benefits! You can purchase using FHA, maybe you would like to purchase a foreclosed property and "fix it up" with a FHA 203K loan... or maybe you want to live in a more rural area of NC? Then get a USDA 100% home loan! The point is this - The Government is G-I-V-I-N-G you $8000! Don't waste this once in a lifetime opportunity to buy a home at ALL TIME LOW PRICES, get a loan with REALLY LOW interest rates and a $8000 gift back from the Government! The alignment of all of this is like Halley's Comet! Wow! If you are considering a purchase in NC, please call Steve and Eleanor Thorne, Meridian Residential in Cary, NC 919-459-1313

"Kiddie Condo" FHA loans aka Non-Occupant Co-Borrower Loans - What are they?

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Fri, 17 Apr 2009 16:12:06 -0700

Are you always looking for a great investment? Do you have any kids going to college or in college? Well, don't let the picture to your right scare you. Just that many of us can relate to the movie Animal House and John Belushi. That is not what college is about. But how about another way to help pay for your kids education? So, what is a Kiddie Condo loan? It's your basic FHA loan that allows for a non-occupant co-borrower to help someone to purchase a home. The co-borrowers that will not be living in the home must be a family member/relative. Why the term condo? Just that condos in many college area where very affordable. But in my opinion, which I will show later, a 3 or 4 bedroom house would be a much better investment. Especially for the fact that you can usually get into the home with little or no money out of pocket. Again, I will explain this below. As mentioned, college can be very expensive. I am going to use some basic numbers that won't apply in every college town or will be the same expense for a dorm room or an apartment. To find out more about these figures and a great way to invest your money while your kids are in college, please read : The secrets of "Kiddie Condo" FHA loans (opens in a new post) ____________________________________________________________________________________ For more information on FHA loans & FHA Mortgages, please go to this link. The FHA Expert For more information on how you can obtain your dream home, please click here : Mortgage Financing Options For important mortgage insight to watch for, please read : Consumers need to be aware of these Red Flags !!!!! Copyright © 2008 by Jeff Belonger

The First 24 Hours- Crucial Internet Strategy for Listings

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Thu, 09 Apr 2009 12:39:15 -0700

It is so important to have my game plan ready for marketing a property and giving it the best exposure possible as a new listing. Provided that the home is in "showing condition ready" those first 24 hours are crucial to get all marketing material ready and out for the public to consume. I take dozens of pictures before the listing is even ready to put on the MLS to ensure that I have MANY pictures for different sites that I post the listing on. I never rely on one shot of one room. I take MANY with different views and angles because you just don't know how they'll look until you get home and look at them. I also have my flyer and brochures made and already in the home for showing appointments. My booklet of property info is already in the home as well along with magnetic 'things to do' notepads an keychains and other odds and ends for guests to take with them. As soon as the property is up and running on our Honolulu MLS system I insert the pictures which are already sized for input. I already have my www.realestateshows.com show ready and slap that link directly into our virtual tour entry spot and wham! That's up and running within the first 10 minutes as well. My flyer with the tour (made from www.realestateshows.com) is up and running on my ActiveRain blog as well as all the spots that they have linked to the show when you click for submission (i.e. Google Base,Trulia, Zillow, Oodle, Hotpads, Vast, Geebo, Viewr and Clickapost) I download the property show from www.realestateshows.com and my husband burns them to cd with the pictures and my info right on it. I keep a few for handing out...and also put a few in the home for showing appointments and for the Open Houses. Enter the listing into our Century 21 site and Realtor.com and enhance the listings with slide shows, music, additional pictures and so forth. Trulia and Craigslist even get the property listing on their sites too. Why are those first 24 hours crucial? All the input I enter for one listing are getting exposure ....and Google Alerts me within a few hours. That means it's all over the internet and the consumer is viewing. You are also giving your client's property the best possible marketing tools on and off the internet with all the marketing material I've described here. The buyer who walks into the home will walk away with the cd and NOT forget the home...they can play it over and over. The other informational material will surely give them loads of info so they are well informed and can make a uniformed decision within those first few hours after viewing. Your listing will leave a lasting impression on the consumer...and you have given the property loads of exposure and given the seller reason to say you've done a 'phenomenal job' of marketing their property.

Absorption Rate: What it is, and Why you Should Know it

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 08 Apr 2009 12:32:04 -0700

by Rich Schiffer, Weichert, Realtors Before I began my career in Real Estate, I had often heard the terms "sellers market" and "buyers market" but I had never stopped to think at all about what these terms really meant. Now that I am engaged in this career, and am being looked to as an expert by my clients, I thought I should boil this down in a way that would make it easy to explain to the consumer. In addition, a recent conversation with Jeff Bellonger tipped me to the fact that this simple concept may be misunderstood by other professionals in the industry also, so this article goes out to everyone who ever wanted to know, and to those who never realized they didn't know about this fundamental measure of market conditions. ABSORPTION RATE is the mathematical representation of the relationship between supply and demand. The total amount of available product is divided by the total amount of product sold in the previous month. The resulting number represents the number of months it would take, at that same pace, to sell the entire inventory of product. "Normal Market" conditions exist when the Absorption Rate is between 5 and 6 months. "Sellers Market" conditions exist when the Absorption Rate is lower. (1-4 months) "Buyers Market" conditions exist when the Absorption Rate is higher. (7+ months) Here is a (fictitious) example: Anytown, USA has 252 homes currently on the market. In the past month, 78 homes sold 252 / 78 = 3.23 This would be a Sellers Market, but is approaching "normal" conditions. CAUTION SHOULD BE TAKEN however. Don't think that Absorption Rate is all you need to look at to determine the condition of the market. In fact, many people misuse or misunderstand the application of this important ratio, and overlook several important factors: To have real meaning to you in your practice, or in understanding the market you are buying or selling homes in, you need to look at not the overall conditions, but the local, price-range specific conditions. The ratio reflects a general condition. That is, it is not specific. Specific property features, condition, and price will do more to determine how fast it will actually sell than any mathematical formula will. I recommend calculating the Absorption Rates in your specific areas, but broken down into several geographic areas and price-range specific categories. Calculate based on County-wide figures, Calculate based on School District figures, and Calculate based on Municipality figures. This will help you identify such things as which School Districts are "sought after" and which Municipalities are "highly desired." (I often see those terms used in MLS descriptions, and I wonder what objective criteria if any were used, or if the listing agent just liked the sound of them.) If districts or municipalities have lower Absorption Rates than the County-wide rate, then that is an objective measure that those areas are in higher demand than others. You should analyze the absorption rates in several price ranges: (for example:) Under 300K (total number of homes actively listed under 300K divided by the under 300K sales in the previous month) 300K to 500K 500K to 800K 800K to 1M 1M+ Use ranges that are significant in your market, or significant to your client. Failure to look at the local data, can result in an unclear picture of the market. You may inadvertently render poor advice to a client, because your information is too broad in scope, and not specific to their situation. Telling a buyer that they are in a strong Buyers Market, with an Absorption Rate of 10.6 will ill prepare them for the reality of negotiating the purchase of a 200K home in Anytown, USA, if the Absorption Rate in that price range is actually 1.5. HOW IS KNOWING ABSORPTION RATES VALUABLE? FOR SELLERSKnowing the market conditions can help you determine the appropriate asking price for your home, based on your need for a timely sale. If the Absorption Rate in the 300K to 500K is 4.2, while 500K to 800K is 17.4, and you were considering pricing around 510K, you might want to reconsider and price at 499K instead if you need a faster sale. If you can afford to have your home on the market for a year or more, then pricing it at the 510K would be fine. FOR BUYERSKnowing the market conditions in the specific areas you are looking to buy in will prepare you for negotiating. It the Absorption rate in Springfield is 3.1, while in Shelbyville it is 15.2, and you want to negotiate a lower than asking price, you can see that in Shelbyville that may be more likely than in Springfield. FOR AGENTSKnowing your market conditions will help serve your clients as you evaluate pricing, negotiate offers, etc.If your client is looking for that negotiating edge, you will be able to show them where to find it. By demonstrating your knowledge of the market with prospective clients, you will also be able to attract more business. It is very valuable when dealing with unrepresented sellers (FSBOs) since they often lack the access to the very data that is used to calculate the information, they may tend to overprice their property, and simply hope for the best. Show them your expertise, and you can win their business, too. This article can be found at http://activerain.com/blogsview/86836/Absorption-Rate-What-it Permission is granted to reprint the above article. Reprint permission does not apply to individual comments that may follow: In a separate post, I will discuss the correlation between Market Absorption Rate, and Market Value. Stay Tuned.

More To Pricing Than Price Per Square Feet

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 08 Apr 2009 11:58:01 -0700

You are thinking about purchasing real estate in your favorite community. You studied the neighborhood. You like the amenities it has to offer. You like the house, floorplan and all. There will be some minor changes and updates you'd like to make to the house. But in the grand scheme of things, it is pretty much THE house you could see your family enjoy in. You work with a real estate agent in the area. Since you are ready to put in an offer on the house, you want to see what has sold in the area, for how much and in what time frame. You ask your agent to provide you with important information so that you can make an intelligent and educated offer on the property. Your real estate agent pull up the market activity. You saw the numbers. You have some information to digest, but is it the right information you could make a reasonable judgment on? So many times, a buyer ask for a price per square foot. They multiple that number with the square feet of the house. They come up with a number. The answer is No, No, No. That is NOT how you come up with a number of how much the property is worth: Here are more than just square feet you need to consider: What structural features are in the property? Does it have a media room complete with media equipment? Does it have a gameroom? Two or three car garage? Surely a house with 3-bedrooms is valued differently with a house with 4-bedrooms and a study. What features are offered in the house? Is it fully decked out with top of the line custom cabinetry, stainless steel appliances, granite countertops, double convection ovens? Is it hand-scraped hardwood floor? Complete outdoor living package with pool and spa? Or is the house with laminate flooring, laminate countertops and worn-out carpets?You would hope the these two houses (even if it is the same floorplan) would not sell for the same price. But if you had asked your Realtor(R) for just how much this neighborhood has been selling - $100/ square feet does not mean anything. Is the house located on a "premium" lot? Does it backs up to the lake? Does it overlook the 4th fairways? Can you see the entire city skyline from the roof top? Or is it just a regular boxy interior lot?So, again, just the price per square feet cannot adequately compare one property to another. What is the age of the house? If a community is large and one house is built in 1995 and another is built in 2007, again, the price per square feet information would not be accurate if you simply just ask for the community information. How did the house sell? Is it a cash transaction or is it a foreclosure? Did the house take a reasonable time to sell on the market? Did the seller contribute to closing costs? This is definitely important information that is not readily available on paper (especially on the CMA report). A real estate agent must have access to this information and of course, the listing agent must first provide this information as he/she closes out the transaction. So, don't you think there are much more consideration than to just ask for an average price per square feet in a particular neighborhood? There are so many factors that lead to a complete detailed market analysis to the pricing. It is much more than just taking an average of how much the houses sold for in the last 6 months. Turn this situation around, say 5 years later, when you are ready to sell, would you (as the seller) take your house that backs up to the creek, with a complete deck and landscaping around it sell for the same price per square feet than your neighbor across the street is a regular interior lot with laminate flooring? Would you price it more just because your house is bigger than your neighbors? There is more to evaluating to price per square feet. I hesitate to give out this information, say $125 per square feet for this neighborhood because it serves no purpose. It is different when you ask for a complete market activity in the past 6 months, but then again, you are looking at solely numbers which you cannot get many other feature/ property information with that analysis. A complete market evaluation does take several hours to prepare. It is not simply comps you pick and choose, then find out the average of what SOLD in the neighborhood. I have studied far too long and hard to just give out this information blindly. Now, my shameless plug: I proudly serve and sell real estate in the northern suburb cities of the Dallas metroplex. If you are thinking about purchasing or selling your home in neighborhoods of Frisco, Plano, Dallas, McKinney, Allen, Little Elm, Prosper, Celina, Richardson, Dallas M-Streets, Dallas White Rock Lake area and other surrounding areas and more importantly, want to work with a local area expert, contact me immediately. It is a competitive market, hence it is important that you choose to work with the realtor who knows these communities like none other. I employ a systematic market approach in selling your home - an intentionally unique proposal that most real estate agents do not use. If you care to be on your way to a successful closing, contact me immediately to see how different my proposition will be. Much to your success. Note: All contents are original. Consider subscribing to my blog for fresh business ideas, often creative and unique. It is my intentions to bring you effective blog contents that will could make you feel that it was worth your time to subscribe. ************************************************************* Contact: Loreena Yeo Realtor®/ Broker of 3:16 team REALTY loreena@loreenayeo.com Copyright © 2008 by Loreena Yeo (3:16 team REALTY). More To Pricing Than Price Per Square Feet.

Price per Square Foot - How to compare

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 08 Apr 2009 11:54:33 -0700

I have been touring many new homes lately and thought it was time to dust off and update one of my old columns about buying homes by the square foot. The price per square foot is a good rule of thumb to compare several homes you may be previewing. Once you see a difference in the price per square foot - you need to determine WHY there is a difference and if the difference in the price per square foot is justified. When you want to look at square footage, be sure to look at the following: The air-conditioned square footage. The ratio of square footage that you own versus the square footage of the project. The extras that the price per square foot does not take into consideration. The upgrades within the unit. The air-conditioned footage. This is pretty simple. This calculation does not include the balconies, porches, or garage. When you are comparing buildings, make sure you compare price per square foot on similar size homes at the same levels and with similar views. It is a good idea to compare the mid-priced unit in one offering with the mid price unit in the other. Also keep in mind that if one home has one kitchen and two baths but has half the floor space as another home with the same type kitchen and two baths - the smaller unit is going to be more money per square foot. Kitchens and baths are more expensive. Therefore smaller units may have a lower price point, but be more expensive per square foot. The ratio of square footage that you own versus the square footage of the entire project. It stands to reason that if there is a large number of square feet that the developer cannot sell, (Hallways, elevators, stairs, and amenities like boat ramps, tennis courts, exercise rooms, boat storage) the price that he must charge for SELLABLE space will be higher. A low ratio of sellable space to the space built makes for a more inefficient design. The extras. Is there golf? Work out rooms? Gates? Water; Etc. How much land does the community sit on? Is it tightly packed? If you compare one condo on the golf course with one on the river, you will not get a fair comparison. The quality upgrades. The standard features are built to a certain level of finish. One standard might call for solid surface counter tops another might call for granite or mica. We call this the finishes. Make sure you compare counter tops, appliances, grade of windows, flooring, crown molding, closet build outs, and other built ins. Find out what the standard finish is before you compare. Today I would like to spend more time on these quality upgrades of the construction, the site work and materials used and give you some things to look for beyond square footage price. I have seen too many projects today that have sacrificed quality in order to meet certain price points. Then the developer decorates a model in such a way that you spend more time looking at the high end furnishings rather than the home itself. By the way, I think it is flat out wrong for a buyer settle for lower quality just to meet a price point. I would rather see you sacrifice size. Remember that quality endures. Quality is an investment that will pay dividends What follows if a partial check list of items to CONSIDER when looking at a new home or condominium. To help you, have your agent make a checklist for you when comparing homes. Outside Driveway/Parking. Is there enough outside parking for guests? Garage. Wide enough for cars? Extra Storage? Setback. How far are you from your neighbor? Drainage. If possible visit during a rain. Are there gutters on the roof? Soffets. Are they wood, aluminum, or wire with stucco? Roof. Tile or asphalt? Doors and Windows. Impact or not? Shutters of not? Doorways covered from rain? Tinted? Screens? How easy to clean? Landscaping. Irrigated? Lighting. Is it where you will need it? Garbage receptacles. Are they hidden? Convenient? Hose Bibs. Where you need them? Location of Air Conditioning Compressor. (Consider noise and appearance). Walkways. Width, type, landscaping. Inside Some of these items you will not be able to see - but are important none the less. Insulation. Are any interior walls insulated for sound? What about drain chases? Plumbing. Are there shutoffs where you need them? Compare quality of fixtures. Under mount sinks? Paint quality. Lower quality homes are spray painted all one color. Doors. Hollow or solid? Did they paint the hinges? Closets. Finished interior, plastic clad wire or wood? Lighted or not? Trim. Look at the quality of the wood. Is the trim actually wood or a composite? (Composites may swell in humidity). Lower quality homes have little or no trim. Design. Poorly designed homes make poor use of the square footage you pay for. Look for efficient layouts; good traffic flow, and property placed doors and closets. Where will you place your furniture? Will it fit? Lighting. Look over the counters and work areas.. Look for overhead, switched lighting or at least plates where you can add your own in all the living areas. Cabinets. Look carefully at the drawers and sides of exposed cabinets. Look for high cabinets in high ceiling rooms. Make sure the finishes match. Flooring. Tile is all wet areas or vinyl? Look in less obvious places for quality: in closets, behind doors, in the utility room. You may think because you are purchasing new, there is no need for a home inspection, but I would encourage you to have a qualified home inspector prepare a review of your new home purchase. He can provide you with a punch out list that you can give the builder. Price per square foot is just a starting point and a basis for further investigation. A good real estate agent can help you make your comparisons. © Copyright 2008 Gregg A. Fous All Right Reserved The website contains copyrighted information and graphics. No portion of this intellectual property may be duplicated, reproduced, or distributed without express written permission of Gregg A. Fous. Any unauthorized use, reproduction, or distribution is expressly forbidden and may result in civil liability.

Price per square foot and other useless ratios

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 08 Apr 2009 11:52:08 -0700

I am amused every time I hear someone cite or ask about price per square foot when talking about a home. Some builders use it as an approximate way of estimating a job. Some Realtors use it as a way of determining values and quality of construction. But let's face it, it's just a ratio - and a made-up one at that. Divide the selling price or the list price by the size, and you get price per square foot. Ah, but is that total square footage including the garage, porches, decks, and balconies? Is it just the area under roof? Is it just the area that is cooled and heated? Is it measured from the outside of the exterior walls or the inside? Even once you have the ratio, it is subject to the way it is calculated and direct comparisons between homes and neighborhoods are impossible with knowing that they are calculated exactly the same. Then there's the fact that a basic box (4 walls and a roof) costs less to build than one with several interior wall and angles. Corian or granite costs more to build than Formica - even for the exact same space. We might as well concern ourselves with how much our shoes cost per square inch or how much per pound or kilogram our cars are. They are just ratios - and not worth that much in determining whether someone should buy it or not. ----- For more information on my coaching services or sales tips visit my website stevehoffacker.com or my blog homesalesinsights.com.

Why Does a First Time Home Owner Buy a House?

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Tue, 07 Apr 2009 10:51:08 -0700

What makes that first time home owner finally take the leap to buy a house? Is it the responsibility of the maintenance? Is it wanting to plant their own flowers in their own garden? Is it because they want to buy a lawn mower and sweat in the heat of mowing every weekend? There are many reasons why someone takes that leap, and below is a list of some common triggers that I often hear that helps them make their important decision. Writing the rent check month after month- Instead of paying your own mortgage, you realize you're paying someone else's mortgage in addition to putting some extra into your landlord's pocket. Running from you Car in the Rain- Your apartment complex doesn't have covered parking so every time it rains, you sit in your car gathering everything up in your arms so you can take that mad dash out of the rain... and then you drop your books in a puddle. Tired of Walking up Three Flights of Stairs- Everytime you need to take the trash out or check your mail, you have to make the long trip up and down three flights of stairs, and you're just wishing you had curbside trash pickup and your mailbox was in front of your house. You're Tired of the drab Walls- You want to paint the walls something that matches your personality, but you can't afford to lose your security deposit if the landlord doesn't agree with the choice. Landlord not Returning Calls- Your toilet is overflowing or the AC is broken on the hottest day of the summer, and you can't get your landlord to return your calls to let you know how to go about fixing things. If you get things fixed without approval, you might be out extra money if it costs too much. Are you renting and not sure if you're ready to make that leap? Have the above things happened to you that have made you stop and think about your situation? Give me a call or shoot me an email and let me know how I can help make you comfortable about buying and getting out of the renting cycle. Together, we can find the missing piece you're looking for to make the leap. **Are You Packed Yet?** Donna Harris, REALTOR®RE/MAX Austin Skylinewww.DonnaHomes.comDonna@DonnaHomes.com Austin, TX and the surrounding areas of Lakeway, Bee Cave, Westlake Hills, Cedar Park, Round Rock, Spicewood, Circle-C, Steiner Ranch, and everywhere in between... Whether you're buying or selling, I'll be with you through the entire process.

USDA - A Legitimate 100% Loan Program - From and Underwriter's Perspective

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Tue, 07 Apr 2009 10:46:16 -0700

By invitation, I am re-posting this on the AR USDA Group page. Thanks for the invite! With the tightening of lender guidelines and the shrinking of pocketbooks across America, USDA is growing in popularity among middle to low-income families and individuals. However, very few Mortgage Professionals know how valuable this program is and, even more importantly, don't know how to structure the loan for a fast and smooth review. Because program literature and copy written material often provides "Program Highlights" and don't get into the nitty-gritty, I called my local USDA contact and asked for a copy of the underwriting guidelines. He was happy to oblige, and I have (while trying to be more in depth than program fliers and handouts, but not dictate the underwriting guidelines - 24 pages of SMALL font that will bore you to tears) provided you with information I think you will find valuable. AvailabilityUSDA loans are not available in all areas. CLICK HERE to see if they are available where you are. Term30 year amortization, fixed rate = no exceptions. Primary residences only. Interest RateSchedule provided by investors. Limited to Fannie Mae 90-day yield for 30 yr conventional fixed rate loans (plus 0.6% or 60 bps) or the lender's posted VA rate with no discount - whichever is HIGHER. Mortgage InsuranceNone - 2% guarantee fee (see below) Guarantee Fee2% - the maximum loan-to-value for purchase loans can exceed the appraised value to include the amount of the guarantee fee. This applies only to loans for which the guarantee fee is being financed. Loan Purposes Existing or new homes, modular, manufactured (only new units), townhomes, condos. If the townhome or condo has a PUD, it is automatically acceptable for the program. Take out/end loan including construction-to-perm. Property repairs/improvements - must be completed before the final guarantee is issued. All typical buyer closing costs, including the one time RD guarantee fee. Minimum or Maximum loan amountNone Payment ShockDo not allow additional risk layering with very strong documented compensating factors when the new PITI is double or more than their existing housing expense, or where there is no history of housing expense. Credit Criteria No foreclosure in past 36 months. No bankruptcy discharged within 36 months. No more than one-payment 30 days past due in last 12 months. No accounts converted to collections within past 12 months. No tax liens or delinquent government debts (including student loans). No judgments outstanding in past 12 months. No outstanding collections. No two or more late rent payments within 24 months. No debts written off or charged off within the past 36 months. Chapter 13 Bankruptcies will be handled on a case-by-case basis. Exceptions to Credit Requirements The circumstances were of a temporary nature, were beyond the applicant's control and have been removed. The adverse action or delinquency was the result of a justifiable dispute because of defective goods or services. Streamlined Underwriting and Additional Compensating FactorsPrimary wage earning is 660 or above AND co-applicant (if any) is 620 or above: Payment Shock - may use credit scores with no further documentation Ratio/Credit Waiver - may use credit scores with no further documentation Rental History - may use credit scores with no further documentation Non-Federal Outstanding Collection accounts - may use credit scores with no further documentation Credit scores between 620 and 659 Credit scores CANNOT be used as compensating factor. Adverse credit must be addressed and documented with compensating factors other than credit scores alone. Credit scores under 620 Requires full underwriting analysis. Non-traditional CreditAllowed Debt-to-Income29% front/ 41% back Income LimitsThe adjusted gross annual household income must not exceed the limits posted for your state. However, I have included the income limitations for Idaho as an example to you. The numbers below are for all counties in Idaho except Blaine County: 1 person - $49,5502 person - $56,6003 person - $63,7004 person - $70,7505 person - $76,4006 person - $82,0507 person - $87,7508 person - $93,400 *revised 3/19/2008 Homebuyer educationRequired for first time homebuyers I hope you have found this to be helpful. If you wish to get a copy of the comprehensive guidelines, please visit the USDA website. Happy originating!

USDA Rural Home Loans have many advantages over FHA or Conventional financing

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Tue, 07 Apr 2009 10:30:43 -0700

USDA Rural Home Loans offer many advantages over either FHA Mortgage Loans or Conventional Home Loans. Here is a brief summary of advantages of the USDA Rural Home Loan. Read the full story Paul Dunn - (520)225-0380Tucson's #1 FHA Mortgage Loan OriginatorArizona USDA Rural Home Loans Apply for a USDA Rural Home Loan or an FHA Home Loan NOW!

The difference between a Pre-Approval and a Pre-Qualification letter.

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Tue, 07 Apr 2009 09:57:37 -0700

Do you know the difference, as a consumer or even as a realtor? It can be deceiving when shopping for a home, because you might think that you are fully approved, but you aren't. Why doe this matter? There are several reasons why. Pre-Qualification Letter Just a standard letter by the lender stating that they have either verified your information over the phone or from your originals. The loan officer will review the information, anything from credit, to income, and with regards to assets. They then will place you in a certain program and go over the details with you. Usually to put an offer on a house, the realtor would want a pre-qual letter to accompany the offer that they will give the seller's agent. It will usually have a specified loan amount that you are qualified up to in regards to purchasing of your home. This paper doesn't always have the weight that one might think. There are many reasons why to this. There have been some loan officers known to not even check your credit. Some lenders just put anything down to get you comfortable, thinking that it's easy as 1-2-3. Some consumers who thought were pre-qualified actually weren't, because the loan officer didn't really know how to qualify. Meaning, they didn't know how to read the credit, came up with the wrong income, etc etc. These mistakes could put you into a new loan program that might have a higher rate. Worst of all, that you wouldn't be qualified period. Now, don't get me wrong. I am not saying that this happens often, but that it has happened in the past. Here is a good blog written by Herb Hamilton : Choosing the Right Lender My 22 questions and the Answers to the Questions. This can help some consumers on how to shop for a lender and what to look for. Pre-Approval Letter H Above is a copy of a Pre-Approval letter, better known as a Commitment Letter or a Loan Approval Letter. This type of letter and or approval is very important for several reasons. All of your information has been verified and approved by an underwriter. The only time that this might need to be updated is if there is a change in your income or if the approval has expired. Depending on the type of mortgage program, your credit is good for 45 to 90 days and would be listed on the commitment letter. With this approval, you might have a better chance at getting your offer accepted. Why? Because this would supersede any pre-qual letter. I have seen a few clients actually get a lower offer accepted because of this type of approval. This is a more powerful tool than anything else offered. Basically, this form states that you are fully approved. Everything except for an appraisal, which would state "subject to an appraisal" and possibly in regards to title insurance also. This commitment letter would show you what is still need to finalize the approval. As a consumer, you want to be careful on how you shop for your lender. It's recommended to speak to friends, family, and co-workers for a referral of someone that they have used and trusted in the past. Sometimes your realtor has a few trusted lenders that they have worked with over the past several years. If you trust the realtor, this might be your best option. One last thing to always keep in mind. When interviewing your loan officer, a very good one would ask you about your goals. He/she would want to give you different options and always be looking out for your best interest. Not just giving you what you want or think might be best for you. Just because your friend received a certain type of mortgage, doesn't mean it might be best suited for you. Remember, there is a Big Difference in regards to the different types of letters. Another must read: Are you really approved for that mortgage? If you ever have any questions or would like to be pre-approved or qualified, please don't hesitate to contact me. Jeffrey J. Belonger Branch Manager 888-835-1663 Jbelonger@ihmci.com ____________________________________________________________________________________ For more information on FHA loans, please go to this link. The FHA Expert For more information on how you can obtain your dream home, please click here : Mortgage Financing Options For important mortgage insight to watch for, please read : Consumers need to be aware of these Red Flags !!!!! Copyright © 2007 by Jeff Belonger

Beautiful 3/2 Townhome in College Station, Texas

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Fri, 09 Jan 2009 13:24:57 -0800

Description and Features

Beautiful, well maintained 3 bed 2 bath town home in excellent condition. Located in south College Station. Bright & open with 9 ft ceilings and crown moldings. 2" blinds on windows. Built-in entertainment center. Tile everywhere but bedrooms. Large master bedroom. Other 2 bedrooms have private vanities & sinks & share only tub & toilet. Rear entry 2 car garage. HOA takes care of front lawns, sprinklers, and sprinkler water. Washer,dryer and refrigerator convey. Easy commute to A&M.

Bedrooms:	3
Bathrooms:	2
Parking Spaces:	2
Square Feet:	1368
Lot Size:	3584
Year Built:	2003
Floors:	1
MLS #:	52843

Location

Click to view map: 213 Hartford Dr College Station TX 77845

Links

http://annettethompson.comListing Website

College Station and Bryan, Texas Most Expensive Home Sales

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Fri, 05 Sep 2008 14:00:20 -0700

Are you wondering about College Station and Bryan, Texas real estate and pondering what has sold recently? Here's some information about the most expensive home sales in in Bryan and College Station school districts in the past 90 days. Overall, there were 82 sales of homes over $300,000 between June 1, 2008 and September 5, 2008. MOST EXPENSIVE SALES SINCE JUNE 1, 2008 College Station and Bryan Homes: Paint Trail, College Station, TX 77845 -- Sold on June 27th for over 1 million.4/4.5 home built in 2003 with 4332 sq ft in the main house. This property has it all, lg country kitchen, great room with oversized fireplace, butler's pantry w/wet bar, utility room & craft room combination, lg covered patio with kitchen area. 2nd house 1000 sq ft log cabin with logs from Canada. 6800 sq ft barn with 1800 sq ft heated / cooled. Barn has full bath and tack room, feed room. The barn adjoins covered working pens. There is a 2 acre lake and much more. There are 39 acres total. 4915 Whistling Straits Loop, College Station, TX 77845 -- Sold on June 4th for $929,900.4/5.5 home built in 2008 with 4209 sq ft. Gorgeous family home in Pebble Creek subdivision! Huge kitchen with island. Plantation shutters. Outdoor features include inground pool, hot tub full outdoor bath, double-sided fireplace, complete outdoor kitchen with granite countertops, spanish cedar cabinets, wine chiller, ice machine, gas grill with burners. Beautiful quality built custom cabinets and trim, large closets, 3 double-sided fireplaces plus one more in the family room, large walk-in wet bar, extensive wood and tile floor. 3 car garage and 3 car carport. 3097 Chaco Canyon Dr, College Station, TX 77845 -- Sold on August 8th for $808,500.4/4 home built in 2005 with 4000 sq ft. Stunning home on the lake at Indian Lakes. Situated on 2.17 acres wth an incredible view of the lake from most rooms in the house. This home has a long list of amenities that include hand scraped hard wood floors, plantation shutters, two separate laundry rooms, two renii hot water heaters, two dishwashers, huge pantry, two separate offices, six burner cook top, central vacuum system, large outside workshop, dual sided fireplace. Spend your afternoons on your dock on the lake. 6008 Augusta Cr, College Station, TX 77845 -- Sold on July 17th for $790,000.4/4 home built in 2001 with 4118 sq ft. Custom Christian home on 9th Fairway Pebble Creek Country Club. Kitchen offers wonderful builtins & breakfast area; kitchen has frameless bay window overlooking pond on golf course. Refrigerator is built in w/cabinets and same wood front to blend in. Exterior of home offers Austin stone, windows & doors are Pella, roof is metal standing seam white, w/wonderful landscaping & great lighting. Enjoy peaceful, cool evenings on back porch w/ceiling fans. Electonic filters on HVAC, great dust retardents. 1423 Andover Ct, College Station, TX 77845 -- Sold on August 20th for $788,250.5/4.5 home built in 2002 with 4782 sq ft. Great home for entertaining. Two landscaped acres with 5 bedrooms, 4.5 baths limestone. Large heated pool and hot tub, outdoor kitchen with TV, shower and extra decking. Circle drive, wrap around back porc. Whole house audio system, all bedrooms wired for internet, CCTV in all bedrooms. Granite countertops in kitchen with Viking range, Jenn-Aire stainless steel side by side fridge. Marble top master bath, sprinkler system. SEE AVAILABLE HOMES IN BRYAN COLLEGE STATION Contact Annette Thompson, REALTOR at (979) 224-2327. If you are interested in purchasing a property in the Bryan or College Station area, contact Annette today.

Questions to Ask Before Buying a Home - (Please Not Again!)

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Fri, 05 Sep 2008 12:34:13 -0700

When the above title is used it's usually if not always questions to ask a Realtor, Loan Officer, Inspector, etc. All designed so that during the home buying process the buyer will become well informed and can feel good about the home purchase. However what isn't usually asked are questions they (ie. Buyers/You) should ask themselves/yourself before buying a home. Knowing where you are financially, where you want to be, and how you want to end up should always be the bases on buying a home. The goal is to prevent yourself from living House Poor. Many of those who have big homes, nice cars etc are still struggling to make ends meet they just simply have nicer toys to play with. So, ask yourself these questions before buying a home - 1. Why are you buying a home? Is this a desire or need?(I desire to have a Toyota FJ Cruiser, I need a Toyota Prius.) 2. How long might you live in the home? (Do you need a 30 yr fixed or will a 7/1 ARM work just fine?) 3. Do you know your current credit standing or does your credit report contain harmful information or errors? 4. Which is more important a low rate or low payment? (Should you choose interest only -higher rate/lower payment- or fixed - low rate/higher payment.) 5. In regards to rate are you open to paying points and origination if it meets your rate/payment objective? (Is buying down the rate worth the cost?) 6. In regards to the loan itself what is important?( To determine max purchase price, or target total closing cost, down payment? Is NO PMI a concern? Do you need to qualify for a new home prior to, or without the sale of your existing home?) 7. Do you plan on making principal reduction payments either monthly, quarterly, annually in addition to your schedule monthly payments? 7. In regards to finanical goals, will the purchase of the home help or hinder your goals? (Do you want to live on one or a fixed income? Save for yours or your child's education? Do you need to maximize your retirement savings or investment contributions?) 8. Do you know the total tax and insurance cost of the area of the home you wish to purchase? 9. Do you prefer to manage your own taxes and insurance or would an escrow acct be more appropriate? (Do you have the discipline to save for your taxes and insurance if an escorw acct isn't required?) 10. How will the purchase of the home affect your total debt structure? (Are you overbuying and keeping your debt to income just under required needs?) 11. After all the above is answered, again ask yourself; is this home purchase a desire or need?(If a desire can you comfortably afford the home and if a need does the purchase make sense and fit into your short and long-term financial goals?) By answering these basics questions you will then be able to prepare a financing approach that is most appropriate for your specific needs which then can be integrated into your overall financial plan. Thanks for reading copywrite(C)2008 Paul M. Johnson

Reasons to use a buyer's agent instead of the sellers' agent

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Fri, 05 Sep 2008 12:29:29 -0700

The reasons may be obvious to some but many buyer's still prefer to buy directly from a sellers' agent thinking they are going to get a bet deal. Well maybe the little video clip will help you understand tha facts...who do you think the sellers' agent represents? Click play and find out.

why to retire in Costa Rica

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 03 Sep 2008 14:05:03 -0700

Costa Rica a Retirement Paradise . You might like to consider retiring in Costa Rica. This is one country that will offer you many, many advantages both in the normal course and as a retired person. Traditionally, the country has been politically stable and has a democratic form of government. During the difficulties posed by the Cold War, there were a number of global organizations that considered Costa Rica a safe haven to operate from. The main focus at the time was extending aid to Latin America. Costa Rica, situated at the southern end of Central America, covers an area of more than 51,000 kilometers and has a population of about 3.2 million. The country is known for its natural beauty, with different kinds of vegetation and wonderful beaches, where you will surely love to spend a great deal of time. The diversity of Costa Rica’s natural beauty is such that whether you are looking for beaches, forests, mountains, national parks or volcanoes, believe it or not, you can find them all in this amazing country! Costa Rica has an equable climate, with temperatures varying between 68°F and 78°F, rather reminiscent of spring. Most of the time, you’ll be able to get by with just light clothing. There’s a dry season from December to April, when temperatures are quite high – pleasant in the valleys, warmer in the lower coastal regions. During the dry season, days are sunny and nights are cool. During the rainy season, which continues from May to October, you’ll see overcast skies and heavy rain most of the time. Around the end of July and the beginning of August, the weather begins to resemble spring. Costa Rica is only a 3-hour flight from many locations in the southern part of the United States. There are also several direct flights to locations in Europe and South America from Costa Rica. If you need more information please fell free to contact us at . info@realtyworldcostarica.com or you can also call us at: +506-2430-7215. +506-2430-7216.

Live-in Maid for $200

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 03 Sep 2008 14:02:14 -0700

Living in Costa Rica has numerous advantages. The sheer variety of activities available for enjoyment and the spectacular sights you can visit throughout the country make life here a constant adventure. If you add this to the availability of modern conveniences, many large malls to choose from, excellent cultural activities, an exciting nightlife and superb medical services at very reasonable prices, then you can begin to understand why so many people have chosen to live, work, and retire in Costa Rica. One of the aspects I enjoy most about life in Costa Rica is the excellent cost of living here which allows your dollar to stretch much further, allowing for services and luxuries that would be much too expensive to afford in the U.S., Canada, or Europe. I will give you a glimpse of the cost of living in this article, so you too can compare what these costs are with those of your own place of residence. The cost of living in San Jose (the capital of Costa Rica) is among the lowest of any in Latin America. The costs are overall about 30% less compared to those of North America, especially in terms of the cost of service for telephone, electricity, water, and domestic/maintenance services, as well as the cost of frequenting restaurants and movies. If you add this to the Costa Rica's mild weather, which eliminates the need for cooling and heating, you would really appreciate the cost savings you could have! Fulltime live-in maid (Sundays off) - $200 per month Ticket to see a movie in a modern theater - $5 Minimum price to see a cultural event at the National Theater - $8 Ticket to see a First Division Soccer Team Match - $12 An excellent steak dinner in a good restaurant - less than $20 Basic commercial phone service - $8 per month Basic cable TV service - $27 Cable internet home service (1 Meg download/256k upload) - $39 Men's haircut & shampoo at luxury barbershops - $15 Men's haircut at local barbershop - $9 La Nacion, Costa Rica's leading daily newspaper - $0.38 A bottle of Coca Cola - $0.53 A pound of beans - $0.41 A bottle of Imperial beer - $0.67 A pack of local cigarettes - $0.95 Bus ride from downtown San Jose to Escazu - $0.60 Bus ride from San Jose to Jaco Beach (60 miles) - $2.40 Suzuki ATV-Ozark LT-f250 - $5,195 (out the door) Suzuki ATV-Z400 - $8,100 (out the door) Harley Davidson XL 883 Sportster - $9,664 Harley Davidson XL 883C Sportser Custom - $11,436 2007 Honda CR-V 4x2 SUV - $33,000 2007 KIA Rio Hatchback 1400cc with extras - $15,600 2007 Toyota Prado (6 cyl) Diesel 4x4 - $37,600 (fully loaded) While some imported manufactured items such as appliances, TV's, computers, and vehicles are more expensive, they are usually one time expenses. However, your daily and recurring expenses are much cheaper here and you can also enjoy a higher standard of living in Costa Rica, a country that has most of the comforts of living found in North America and Europe. When you can have a full-time maid for $200 and a driver for $400, your lifestyle experiences a significant transformation and you can also enjoy luxuries you could otherwise not afford to pay for back in your home country. Taking everything into consideration such as the great year-round climate, the friendly people of Costa Rica, political stability, a relatively low crime rate, and a truly peaceful country which has no military, it's a wonder you are not living here already!

Where to "Beat The Heat" All Over the Great State of Texas!

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 03 Sep 2008 13:38:20 -0700

OK so I must confess - I have a HORRIBLE sweet tooth that takes over especially in the summer heat here in Texas. So as I read through the other entries I saw: pools, rivers, lakes... Yea yea yea... OK so everyone likes the water, but where do we go in Texas after a LONG HOT DAY to really cool down? To get ice cream, of course! And there is no better place to get ice cream than a Marble Slab Creamery! What's that you say? You don't know of one near you? Well just CHECK OUT THIS LIST to see locations all over our fine home state. OK now I know I will have wars with Ben & Jerry's lovers, but those guys are radicals! Who wants to eat radical ice cream? And with flavors like these, how can you complain?

Sweet CreamVanillaVanilla BeanFrench VanillaVanilla CinnamonButter PecanStrawberryCoffeeCheesecakeAmarettoRumPeanut ButterPeanut Butter BananaFudgeChocolate Swiss

Chocolate MintChocolate RumChocolate AmarettoChocolate Peanut ButterDouble Dark ChocolateBirthday CakeMapleMangoHoneyCaramelApple 'n' SpiceBubblegumPumpkinPralineBanana

Banana RumLemon CustardCoconutRaspberryEgg NogBlack WalnutPeppermintPeachPiña ColadaMochaKey LimeCinnamonBlueberryPistachioCotton CandyWhite ChocolateBlack Cherry

Grab a scoop or two of one of these tempting tastes and put it in a dipped waffle cone and the cool breezes start to sweep over you with waves of tasty flavor in every bite! Remember they mix your ice cream with the mixin's on a frozen marble slab and man does it taste GREAT! So if you really want to escape the Texas heat, my recommendation is Marble Slab Creamery. Hurry on over and get a lip on one of these great culinary creations! They are only limited by your creativity and your appetite!

Pick Me Up Videos

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Wed, 03 Sep 2008 06:42:58 -0700

Having a tough day? Watch one of these pick me up videos!

Top 10 Red Flags for Home Buyers

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Sun, 31 Aug 2008 06:31:30 -0700

Normally the average home buyer is looking at 12- 14 homes over a 8 week period before they make a buying decision. Since ordering a Home Inspection on each one would be cost prohibitive, FrontDoor.com, a new real estate site operated by HGTV, provides this list of 10 things to look for in a pre-inspection that will help identify potential problems. FrontDoor.com's Top 10 Red Flags for Home Buyers 1) Mass Exodus from the Neighborhood Don't let a home's curb appeal keep you from glancing down the street. Are there several other homes for sale? Are nearby businesses boarded up or vandalized? Get the scoop from the neighbors. If everyone else wants to leave the street, maybe you should, too - before you're stuck with a bad investment. 2) Mediocre Maintenance Three layers of roofing and gutters with plants growing in them are signs the owners aren't big on maintaining their home. What else did they neglect? 3) Foundation Failures Check out the yard grading. If the yard slopes towards the house, it could cause water to run down the foundation walls or into the basement, which will be costly to repair. Scour the foundation for damage. Bulges or cracks bigger than 1/3 inch can mean the house has serious structural issues. 4) Bad Smells - Inside or Outside Take a big whiff of the air inside and outside the house. Do you smell anything funky? If you can't smell anything but the huge baskets of potpourri all over the house, this could be a red flag. 5) Faulty or Old Wiring While you're probably not an electrician, make sure all the switches and outlets in the house function properly. Flickering lights, circuits that don't work and warm or hot outlets or faceplates are all symptoms of wiring problems. 6) Fresh Paint... on One Wall New paint can really spruce up drab walls, but it can also hide bigger problems, like water damage, mildew or mold. If the room smells strange or if you see stains or saggy walls or ceilings, have an inspector look for mold and leaks. 7) Locked Doors and Blockades Ask about any rooms that are "off limits" during your home tour, and arrange to see them later if you're interested in the house. 8) Foggy or Non-Functioning Windows Check for water in between double-paned windows and make sure all the windows are functional. 9) Structural Walls or Floors have been Removed Sure you love the open floor plan, but was the house always open or did the homeowners renovate? If they removed a load-bearing wall without adjusting the framing, it can shift weight to other parts of the house. Hire a structural engineer if you think any renovations are questionable. 10) Bugs! No one wants a house with a pest problem - be it roaches, mice or worst of all, termites. Be on the lookout for unwelcome creatures as you tour the house. Even if no foes pop out while you're there, consider a separate termite inspection if you're thinking of purchasing the property. The Bottom Line Always get a professional inspection for the house you choose to buy. Skipping a home inspection is not a good way to cut costs. You'll end up paying more in the long run when problems arise. For more information, visit http://www.frontdoor.com. Visit us at http://www.theroyalmove.com for more Real Estate tips and News.

Texas A&M posts another record enrollment

Annette Thompson, College Station Real Estate (Texas Real Estate Services) — Sun, 31 Aug 2008 06:29:31 -0700

Dear readers,According to Texas A&M University officials, record fall semester enrollment has neared 48,000 students. Preliminary data released from the University this week puts fall enrollment at 47,925, again making Texas A&M the sixth largest university in the United States.Texas A&M is also boasting one of the largest freshman classes in the nation at 8,127 students. Graduate students also increased in numbers to 8,967, which is up by 272. There are 503 students pursuing their doctor of veterinary medicine through the College of Veterinary Medicine & Biomedical Sciences.As always, these numbers are a boon to the local economy. Bryan/College Station real estate sales posted its best July in history this year.WELCOME STUDENTS!Here are the numbers as reported in The Eagle. The complete article can be found at www.TheEagle.com. Texas A&M Fall 2008 enrollment data: * 47,925 total students enrolled for fall 2008 -- a 1,383 student increase when compared to fall 2007 * 8,967 graduate students, a 272-student increase from last year * 8,127 freshmen, including 1,322 Hispanic students and 305 black students. Of the freshmen, 585 were enrolled through a cooperative program with Blinn College. Ethnic breakdown * 5,848 Hispanic students, which is 566 more than last year * 1,553 black students, which is 140 more than last year *preliminary first-day registration numbersWELCOME STUDENTS! Don't forget, Midnight Yell Friday night and Aggie Football this weekend!Blue Skies,Sam Whitewww.SamWhiteProperties.com