iTexas Realty Co. Blog

They Don't Build 'Em Like They Used To - Is an Older Home Right For You?!

iTexas Realty Co. — Fri, 06 Jan 2012 01:32:14 -0500

They don't build 'em like they used to!

But, that's OK with me. Although Steve and I have owned homes built in the 1800's, the 1900's and 2000's, older homes aren't for everyone. I know that there is something romantic about dreaming of living in an older home, but believe me, if your finances are fixed, sometimes it's not good to have a fixer-upper - even one that doesn't appear to be one at first glance.

Let's consider what you get with a typical 40 year-old home in San Antonio:

40 year old plumbing.
40 year old electrical system
Single-paned windows
Original insulation
Out-dated floor plans (no game room and a formal living room)
Original features

Of course, you also may get:

More established neighborhoods
Mature trees and shrubbery
Closer to older employment centers
Larger lot sizes
Original features

You may have noticed that "original features" made the list twice. In older homes, the architecture and lot size are two of the most desired items and a reason to pursue your love of older homes.

As a Buyer, it's important for you to evaluate the cost of any updates and replacements that you would desire if you purchased an older home. In a newer home, you could probably forgo those and there are a lot of newer homes in San Antonio.

Just a couple more thoughts: Buyers often think they will earn "sweat equity", by renovating an older home, but that isn't necessarily the case. Generally, Buyers pay out of pocket for those remodeling costs and that can strain a budget. Even if you have the help of family "in the trade", there will be costs.

Besides, remodeling can put a real strain on your relationship and don't you want to be romancing instead of managing remodeling? Don't let the dream of "sweat equity", turn into splitting the equity with your credit card company getting the lion's share! After all, you could be out having fun on the Riverwalk!

If an older home is truly for you, call Steve. He used to serve on a city Historical Preservation Committee. He knows all KINDS of obscure stuff and is a great resource for ideas and replacement/renovation cost options. Steve can show you some great San Antonio areas like Alamo Heights, Terrell Hills and Olmos Park where you can find homes n beautiful neighborhoods with some charming features .

*Image used with permission of gifanimations.com

Sara Woolford & Steve Golson in friendly San Antonio, Texas

If you are planning to Buy or Sell a home or land in San Antonio or the Texas Hill Country, we'd be happy to get you moved on with your life! You can go to our blog, website, Facebook page or just, call to Chat: 210-492-6683

www.iTexasRealty.com info@iTexasRealty.com

2012 Early Forecast

iTexas Realty Co. — Thu, 05 Jan 2012 20:10:07 -0500

Dramatic Savings, Clearance, Overstocked, Reduced Rates! It's practically Buy 1, Get 1 free!

So, treat yourself, you deserve it, and Don't miss out.

This is the message that is going to Buyers across the country. Some of them are getting excited and planning a purchase.

The Pending Home Sales Index, which is a strong forward indicator of soon-to-be-closed sales, is at the highest level since April of 2010. We love to see trending activity: The fourth week of December had more on-line home-searching activity than the third week. Here at our office we have had more phone inquiries, more internet inquiries, and more calls on our 888 number for automated home information. Combined with the historically low interest rates, 2012 could shape up to be a better year than last.

Stock market analysts advise us not to time the market, but I'm thinking of a different type of "market timing". The timing involved in planning your purchase.

For Sellers: Last year we saw early Buyers, with the summer Buyers dramatically tapering off in July. We are advising those want to get sold this year, to get listed In January or early in February as opposed to late February or early-to-mid March.

For Buyers: More homes coming on the market early may give you a better selection of homes. Additionally, if the market improves substantially in the Spring, Summer and Fall, Buyers may be paying more and that may trickle into 2013 as well. It's too early to tell, but we do advise you to put your plan together, even if your purchase isn't for a year or more, due to job changes or past credit issues. Speaking of credit issues, it's rarely too early to get to work on those and start improving your score. It's a great feeling to have great credit, so if you don't have it now, it's time to get started!

If you're ready to discuss the possibilities or find out abut recent sales (comparables), in a neighborhood; contact us by phone, e-mail or text Sara at 210-823-5501 or Steve at 210-488-4826, and start making a plan by getting the information that you need.

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Wishing Everyone a Merry Christmas and Celebrating it All!

iTexas Realty Co. — Wed, 14 Dec 2011 09:16:37 -0500

I noticed something disappointing this year - in none of the stores, does anyone wish you a Merry Christmas - or even Happy Holidays. I suppose that it is one of those crazy corporate trends that sweeps our nation from time to time.

Of course, not everyone celebrates Christmas, and that's a part of life, but this year ESPECIALLY, I want to add special Christmas cheer to the little things everyday!

I am doing this by wishing EVERYONE a Merry Christmas!!!

And if you want to wish me Happy Holidays, Happy Hanukah or Happy Kwanza, Thank You and may you and your family be Blessed!

Merry Christmas!!!

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

I Met the Godfather of Real Estate!

iTexas Realty Co. — Thu, 10 Nov 2011 12:22:15 -0500

After three showings, Steve and I received a silly offer on one of our listings. This doesn't upset me as silly offers are a part of our business. Even here in San Antonio Texas, one of the strongest markets with not much price decline in the under $200,000 homes (when compared to the rest of the country), we see Buyers experimenting with "low-ball" offers. Their rationale:

"It doesn't hurt to ask"

Oops, they forgot a word: "NICELY"

IT DOESN'T HURT TO ASK NICELY!

Of course, however they ask, their Realtor® should put their offer in the best possible light and present it TACTFULLY as the Buyers goal is to purchase the property, not actually ANNOY the Sellers (Realtors® aren't often annoyed by graceless demands, we just roll our eyes an move on. Ok - sometimes we blog about it first...)

When negotiating, I discourage (sometimes one HAS to use them), the following terms:

"best offer"

"final offer"

and avoid like the plague:

"Buyer will not"

"Buyer refuses"

"Seller must"

I am all for candor, but it's not hard to be gracious and since the Buyer and the Seller must agree, the fewer roadblocks put up the more opportunity there will be for that agreement to be signed, executed, and an escrow opened.

Enter the Godfather: who acted as if the offer couldn't be refused.

The correspondence that we received regarding the offer was rude, as well as full of demands and ultimatums. Having spoken with their agent on the phone, I suspect that neither the demands, nor the demanding tone of the offer were representative of the Buyer; but that demanding tone did reflect negatively on that Buyer and their offers were rejected three times.

Buyers (and sometimes their Agents), need to consider that the Seller has the home on the market because they WANT to sell, not necessarily because they HAVE to sell.

Not every Seller is desperate.

Not every Seller needs to move.

Here in San Antonio, it's not unusual for the Seller to own the home free and clear. THAT'S RIGHT, NO MORTGAGE PAYMENTS - a rarity in other cities, and it's not unusual for the Seller to wait for what they consider a fair offer. If you can't negotiate using the expertise of your Realtor®, your future may not include living in that beautiful home....

By the way, the Godfather of real estate is a woman. Who knew?

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

The Appraisal Still Matters

iTexas Realty Co. — Sun, 04 Apr 2010 23:59:38 -0400

This evening I was reviewing listings that came on over the holiday weekend, looking for a house for one of our Buyers and there it was:

4 BEDROOMS - CHECK

BUILT AFTER 2000 - CHECK!

BIG YARD - CHECK!

POOL - CHECK!

BACKS TO A GREENBELT - CHECK

GRANITE COUNTER TOPS - CHECK

and the price was in the range DOUBLE-CHECK!!!

It's important to double-check as pricing by Seller has become less in line with the market on homes recently. I start searching the comparable sales and there they are: 2 pending sales, same square footage, smaller lot, but no pool. Sure enough, they point to the new listing as being over=priced. A quick check of the listing history shows that the home sold back in 2007 for slightly less the current list price. It appears that they may have over-paid for it back then. UGH!

I do feel for Sellers whose property values are not the same as they were 3 years ago, but that's real estate. I wonder how much flexibility the Sellers have to accept a price more in line with the market?

Even for a dream home, the appraisal value matters.

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Wickedly Wordless Wednesday!

iTexas Realty Co. — Wed, 02 Jun 2010 23:59:39 -0400

I just love those things that you see while innocently driving along the highway!

Here, for our friends is a fun photo that I took a few days ago. I hope that you enjoy it as much as I did -even if you don't need instructions!

--Sara (laughing it up) in San Antonio

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Moth Orchids- Speechless Sunday

iTexas Realty Co. — Sun, 27 Jun 2010 23:57:34 -0400

I am certain that if I live to be 100 years old, there will never be enough orchids to satisfy me. Their grace and beauty, shapes and colors make them an old favorite. I first tried growing them when I lived in the San Francisco Bay area. Of course, the weather there is perfect - if you can just find a window with some sun.

More and more lately, I'm thinking of trying to grow them, but here in San Antonio. Wish me luck!

--Sara

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

My Revenge Fantasy Becomes Fun Reality

iTexas Realty Co. — Fri, 02 Jul 2010 09:56:05 -0400

There is very little revenge in real estate and we happily make do without it 364 days of the year; but after having my time royally wasted by a rude agent and her penny pinching Buyers who were trying to buy my personal residence which has a gorgeous view of the 13 acre Hornbeak Preserve and Camp Bullis

I had a Glorious Moment

An Epiphany

A Stroke of Genius

A Flash of Impatience

I stopped being a Realtor for a moment. Instead, I became a home-owner who isn't desperate accept an unacceptable offer:

Steve and I declined the offer which re-iterated 4 dictatorial and downright mulish points of the Buyer (usually when Buyers do this we act as if they are 6, and try our best to ignore the silliness and move on with the offer), and I wrote and e-mail responding to them.

Yes, I told the Buyer what Steve and I, the Sellers wouldn't do.

How Apropos

How Delightful

How Deliciously Low

How Personally Satisfying!

We'd love to sell, but we can easily afford not to accept their offer. We have another offer (which we made no secret of), and I believe that Buyer will come up a bit to a more reasonable number and THEIR agent is polite and nice! We'd rather sell to their side. If not, we get a lot of showings and there will likely be another offer.

Besides, we need to spend our time helping our own Buyers and Sellers!

And as to the rude Realtor in this scenario?

She'll be spending her 4th of July weekend looking for another house that her Buyer will like as well.

We wish her a the best of luck!

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

SELLERS: It's not easy!

iTexas Realty Co. — Wed, 09 Nov 2011 12:52:06 -0500

We DO apologize, but there are times when getting your home shown is something like cookie-making. sometimes you can't tell that there will be nutty things until you bite.

Like the other day; we got a showing request for one of our high-end listings- (the Sellers require us to open the home for other agents, and be there to close it at the end of the showing). We're glad to do this as it's a very special property (sometimes these homes are not even on the MLS), and we have an opportunity to explain it's features, etc.

Anyway---a Buyer's Agent (a known agent from a reputable firm) called Saturday in the late afternoon to request a two-hour showing window on Sunday. Trying to shorten the time the Seller would have to vacate their cool, comfortable home in the middle of the hot San Antonio summer's afternoon, we called her office to request a one-hour showing and asked that she call back to confirm.

5 phone calls later, messages left at their office AND on her cell phone on Saturday AND Sunday- the showing window came and went. On a Sunday afternoon, we stayed in the area all day to communicate with the Seller IN CASE we finally heard anything, eventually we called it quits at 5:30pm.

So... at 5:45, we got another show request, this time through the Central Showing Service, asking if they Buyer's Agent could show the Luxury home "RIGHT NOW". This home is in a guard-gated luxury home community that is 40 minutes from our office. We again asked that a message be relayed: "can we show you the home tomorrow? And "would you please call us to confirm?"

FINALLY! at 6 pm on Sunday, the Buyer's agent called to say she had no messages, "must have been brain dead", and would call again at the end of the week. No apology.

To our nice Sellers: We DO apologize.

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Gorgeous San Antonio home listed at $167,450. SOLD!

iTexas Realty Co. — Sun, 27 Mar 2011 22:00:11 -0400

I'm sorry to see that you missed out! Homes in this price range in North Central San Antonio are hard to find - but, we can get you one if you call us to get started with the search. Don't you have better things to do than search endlessly for your dream home? You could let us take yo straight there.

Knowing the right neighborhoods to fit you and your lifestyle is the key!

Rancho Mirage

SAN ANTONIO, TX

Neat as a pin! North Central home lives big. Minutes from upscale shopping, restaurants, and conveniences. Exemplary NEISD Schools, Neighborhood pool

4BR/2+1BA Single Family House

$167,450

Year Built 1992 Sq Footage 2,107 Bedrooms 4 Bathrooms 2 full, 1 partial Floors 2 Parking 2 Car garage Lot Size .12 acres HOA/Maint $33 per month

Description

North Central. Great NEISD Schools. 4/2 ½. Park-like backyard on a private, shady, corner lot with mature trees and a fountain for patio entertaining. Open floor plan with a formal dining room, spacious family room with fireplace; charming, sunny breakfast room, lots of laminate & tile flooring, 4th bedroom open for play/expanded living. Huge master bedroom with double walk-in closets. Neat as a pin and move-in ready!

Property Features

Central A/C Central heat Fireplace Walk-in closet Tile floor Family room Dining room Breakfast nook Dishwasher Refrigerator Stove/Oven Microwave Basement Laundry area - inside Balcony, Deck, or Patio Yard

Community Features

Swimming pool(s) Playground

Other Special Features

Great NEISD Schools Open plan Private, shady backyard with a fountain Corner Lot Mature trees Big formal dining room Spacious family room with fireplace Charming, sunny breakfast room Lots of laminate and tile flooring 4th bedroom open for play/ expanded living Huge master bedroom with double walk-in closets

Additional Photos

Photo 1

Photo 2

Photo 3

Photo 4

Photo 3

Contact Info

Steve Golson iTexas Realty (210) 492-6683 For sale by agent/broker

Equal Opportunity Housing

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

How Long Has it Been on the Market?

iTexas Realty Co. — Tue, 08 Nov 2011 20:19:12 -0500

Does it REALLY matter to you? In THIS market? Do you REALLY think it indicates SOMETHING? WHAT?

Let's think about it:

Does the length on the market indicate anything other than, perhaps, it was a very cool (or hot) (or cold or wet) Spring, Summer, Fall, Winter, and home sales were 'off' for a while? Maybe the property was not available for showings due to an illness or med school finals? Maybe the Seller decided to replace some old flooring, or finally pained three pink bedrooms a pretty cream color?

Do you ever know for sure?

Why you even care?

The home we find that is PERFECT for you, is no less perfect if it has not sold yet.

Maybe it's been waiting just for YOU!

If the home has been on the market over 60 days do you think the seller is more desperate for you to make your 'low-ball' offer?

Not likely. After 60 days of vacuuming, cleaning, and 'fluffing' every day, the Seller may be a little more anxious, but usually not in a mood to let you have an extra $xx,xxx of their money!

In fact, an unreasonably LOW offer is more likely to get rejected and result in a MORE stubborn Seller because you've offended them. (We hear about this from our Sellers all the time, so we aren't imagining it!)

Let's find the right home for you.

Then, if we can negotiate a price that's good for you, and the Seller agrees to sell it to you -it'll still be JUST Right!

-Steve

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

When is too Late?

iTexas Realty Co. — Tue, 08 Nov 2011 20:14:50 -0500

Too late to add a Tile Roof to your new home? When we work with our happy home buyers in the construction of their new homes there are deadlines and time-lines and construction schedules to consider. In the case of wanting and having a nice tile roof on your new home, the right time to decide is BEFORE you sign a contract- in the planning stage before the home plan has been drawn and submitted for plan approval.

Usually we will be working with a custom builder who is offering a design that includes a tile roof, but not always- it may be an option you can add on.

A Tile roof is heavy- so the whole home has to be engineered to support the additional weight- and that will affect the building cost. So- plan ahead, budget for it, and that beautiful Spanish / Mediterranean Tile Roof can be yours!

Want more information about having your next home Custom-Built?

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Northwest San Antonio, Northside Schools 4/3 + 1/2 $205,000. Easy Commute to Lackland AFB

iTexas Realty Co. — Sun, 27 Mar 2011 20:05:26 -0400

Sara Woolford & Steve Golson | iTexas Realty | (210) 492-6683

5722 Palmetto Way, San Antonio, TX

Short Sale. Almost all single story. 3 bedrooms & 2 1/2 baths down. EZ commute to Lackland.

4BR/3+1BA Single Family House

offered at $205,000

Year Built 2008 Sq Footage 3,289 Bedrooms 4 Bathrooms 3 full, 1 partial Floors 2 Parking 2 Car garage Lot Size .15 acres HOA/Maint $20 per month

DESCRIPTION

Short Sale. Minutes from new shopping, dining and Christus Hosp. EZ commute to LAFB. Move-in ready 4/3 1/2 has MBR + 2 bdrms PLUS study down. Gameroom + in-law/teen suite w/ full bath up. Open plan has large family room overlooking backyard, island kitchen with lots of cabinets, big, sunny breakfast room, tile in all wet areas & high ceilings. NISD. New elementary in '11 is 2 blocks away! Neighborhood Amenities: Jr. Olympic pool, beach-entry baby pool, courts, playground and park.

see additional photos below

PROPERTY FEATURES

- Central A/C - Central heat - High/Vaulted ceiling - Walk-in closet - Tile floor - Family room - Bonus/Rec room - Office/Den - Dining room - Breakfast nook - Dishwasher - Refrigerator - Microwave - Laundry area - inside - Balcony, Deck, or Patio - Yard

COMMUNITY FEATURES

- Swimming pool(s) - Playground

ADDITIONAL PHOTOS

Welcome Home!

Entry

Big Family Room

Kitchen & Breakfast Rooms

Loft

Flat Backyard w/ Patio

Contact info:

Sara Woolford & Steve Golson

iTexas Realty

(210) 492-6683

For sale by agent/broker

Equal Opportunity Housing

Posted: Aug 17, 2011, 10:42am PDT

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Woods of Shavano Home for Sale in San Antonio Texas, 78249

iTexas Realty Co. — Mon, 01 Aug 2011 20:22:47 -0400

Sara Woolford & Steve Golson | iTexas Realty | (210) 492-6683

4407 Walnut Woods, San Antonio, TX

Tons of house for the $! Med Center. San Antonio 78249. Near shops, schools, La Cantera, UTSA , Valero, USAA, & dining!

4BR/2BA Single Family House

offered at $181,706

Year Built 1977 Sq Footage 2,353 Bedrooms 4 Bathrooms 2 full, 0 partial Floors 1 Parking 2 Car garage Lot Size .21 acres HOA/Maint $0 per month

DESCRIPTION

Great Cul-de-Sac location; near shopping, USAA, UTSA, Med Ctr, Clark HS. ALL Tile; High Ceilings. Formal D/R. Study w/ Built-ins & Storage. Stacked Stone 4 sides..Stacked Stone floor-to-ceiling Fireplace. French Doors from Fam Rm & Master to Extensive Decks. Voluntary HOA has Pool, Tennis.

see additional photos below

PROPERTY FEATURES

- Central A/C - Central heat - Fireplace - High/Vaulted ceiling - Walk-in closet - Tile floor - Family room - Office/Den - Dining room - Dishwasher - Stove/Oven - Laundry area - inside - Balcony, Deck, or Patio - Yard

COMMUNITY FEATURES

- Swimming pool(s)

ADDITIONAL PHOTOS

4407 Walnut Woods

Contact info:

Sara Woolford & Steve Golson

iTexas Realty

(210) 492-6683

For sale by agent/broker

Equal Opportunity Housing

Posted: Nov 4, 2011, 3:37pm PDT

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com

Reduced!!! 4/3.5. 3 years old and Convenient to Lackland AFB

iTexas Realty Co. — Mon, 08 Aug 2011 14:14:02 -0400

Sara Woolford & Steve Golson | iTexas Realty | (210) 492-6683

5722 Palmetto Way, San Antonio, TX

Get 100% FINANCING with USDA! APPROVED Short Sale. Almost all single story. 3 bedrooms & 2 1/2 baths down. EZ commute

4BR/3+1BA Single Family House

offered at $203,500

Year Built 2008 Sq Footage 3,289 Bedrooms 4 Bathrooms 3 full, 1 partial Floors 2 Parking 2 Car garage Lot Size .15 acres HOA/Maint $20 per month

DESCRIPTION

see additional photos below

PROPERTY FEATURES

COMMUNITY FEATURES

- Swimming pool(s) - Playground

ADDITIONAL PHOTOS

Welcome Home!

Entry

Big Family Room

Kitchen & Breakfast Rooms

Loft

Flat Backyard w/ Patio

Contact info:

Sara Woolford & Steve Golson

iTexas Realty

(210) 492-6683

For sale by agent/broker

Equal Opportunity Housing

Posted: Jan 5, 2012, 2:21pm PST

Sara Woolford & Steve Golson in friendly San Antonio, Texas

www.iTexasRealty.com info@iTexasRealty.com