Fort Worth Real Estate Online

 It is the time of year when several of the major New Home Builders in the Fort Worth/Dallas area see the end of their Fiscal Year approaching... and let the word out that they will pretty much do just about anything to squeeze in "one more closing" before their fiscal time-clock runs out.

What will they do ?  Well, it all depends.  First, it depends on how many completed homes the builder has "sitting" at that time.  It also varies depending on the specific model or floorplan.  They may only have one or two of a floorplan that sells well, so in that case... they are less likely to negotiate, although many things are still possible.  They may replace carpet with tile, replace carpet with hardwood, upgrade appliances, or include a washer, dryer and refrigerator at no cost.

If the floorplan you happen to like is one that the builder has a pretty good "overstock" on... even more may be possible.

What kinds of things do Home Builders NOT like to negotiate on?  Pricing is probably the touchiest item for a builder when a buyer wants to negotiate.  And... there's a reason or that.  Let's say a home is listed for a certain price, perhaps $225,900.  The buyer wants the builder to drop the price, for example's sake, by $20,000.  Even if the builder were inclined to accept the buyer's offer, the main reason they would prefer to negotiate making other types of concessions is that reducing the price on any particular floorplan makes it all that much more difficult to get an appraisal for the NEXT home of that floorplan that sells.

So... if a buyer really insists on "making an offer"... the builder is much more inclined to include free options, appliance upgrades, install hardwood or ceramic tile at no charge, install Corian-type counter-tops at no-charge, pay closing costs and pre-paids, pay for an interest rate buy-down, give down payment assistance (such as paying the FHA 3% downpayment for the buyer), or other such concessions rather than lowering the price.

Also... sometimes some Realtors are hesitant to bring clients to New Home Builders... because the builders usually have their "own" contracts rather than use a standard Realtor contract.  But remember... you are much more likely to be in the "driver's seat" if your agent happens to have extensive experience working with New Home Builders.

This is the time New Home Builders are most anxious to reduce their "standing inventory."  I have seen this for the past eight years that I have been a Realtor in Tarrant County, and for the Nine previous years when I worked for several National New Home Builders here in Tarrant County.

It is unusual for a Realtor to also have had experience working for New Home Builders.  With that in mind, I give my "buyers" a real edge in their negotiations when purchasing their New Home from a Builder. 

It is such a great feeling for me to have helped so many families in the past accomplish what they had thought was the impossible.  Home Ownership... The American Dream.  This is one of the better times for me to make their New Home Dreams Come True.  It's Time for the "End Of The Fiscal Year" party to start.

Mr and Ms Home Seller have decided to sell their home.  They have a fairly good idea of what they think their home is worth.  After doing their own homework online with some of the automated pricing web sites, The Sellers, being very sensible sellers, schedule appointments with three local Listing Agents who've been hanging stuff on their front doorknob for years.

Each Agent comes prepared with a "Competitive Market Analysis" (called a CMA). It is on fancy paper, and two of the three even have "professionally done" flip charts as part of their presentations. Each of the three Listing Agents recommends a specific sales price.

Amazingly, a couple of the Listing Agents have come up with prices that are lower than the Sellers expected. Although they back up their recommendations with recent sales data of comparable homes, The Sellers remain convinced their house is worth more than these agents tell them it is.

When the third Listing Agent arrives, The Sellers find his pricing numbers are much more in line with the Listing Price they had hoped for, or maybe even higher. Suddenly, they are two very happy and very excited home sellers, already counting their money.

Which Listing Agent Should The Sellers Choose ?

If they're like many people, they pick Listing Agent Number Three. They feel that this is an agent who seems willing to listen to their input and work with them. This is an agent who cares about putting the most money in the Seller's pockets. This is an agent who is willing to start out at The Seller's price, and if they need to drop their price later, they can do that easily, right ? After all, everyone else does it.

The truth is... that The Sellers may have just met a Listing Agent using an unfair listing practice called "buying a listing."  He "bought" the listing by suggesting that The Sellers might be able to get a much higher sales price than the other agents CMA's recommended. Most likely, he is quite doubtful that their home will actually sell at that price. The intention from the beginning is to eventually talk The Sellers into lowering their price.

Why do some Listing Agents "buy" listings ?

There are basically two reasons. A well-meaning and hard working agent can feel pressure from homeowners who have an inflated idea of their home's value. On the other hand, there are some agents who engage in this unfair sales practice routinely.

Which makes more sense ?  Which Listing Agent should the Sellers choose ?

It depends on whether The Sellers just want "to list" their home... or if they really want "to sell" their home.

Finally... another picture of one of the awesome townhouses that will soon be hidden away behind this entry wall.  This new Townhouse neighborhood will be pouring slabs for its first seven buildings during the next few weeks.

So... you ask... what wonderful homes are going to be behind this entry wall?  Will they be just another bunch of average, run-of-the-mill townhouses ?  Another cookie-cutter "project" like most townhouse "projects" look.  Well... look for yourself !

This gorgeous picture is another of the eight different "front elevations" that will dot this gorgeous upcoming Carrollton neighborhood.  The above building shows what very much appears like about a five-thousand square foot single family home... except that it isn't ! 

Above we have a "three townhouse" building.  No more than three townhouse residences per building... instead of the typical six or eight or ten townhouses per building that are usually constructed.

The townhouse on the above left is of course an end unit, and features a covered front porch.  The dwelling in the center is the only interior unit in the building, and features a brick and stone entry, with a second-floor front balcony.  The unit on the right is the other "end unit"... this one with a side-entry front door.

Pricing for these gorgeous homes starts in the $190's to the $230's.  Each townhouse is rear entry, of course, and each home has a two-car garage... not just a one-car.

If you want to live in Carrollton, Texas, and thought you could not afford a luxury town home... Surprise, Surprise ! 

And... if you're ready to go from "just looking" to "Let's Get Serious"... call the New Home Hotline at either (972) 951-4350  or (817) 929-3400.  Karen Anne Stone of New Home Hunters DFW will gladly arrange for your very own personal tour of these magnificent townhouses.

What a great home to come home to on a rainy day... or on any day !  This brick and stone two-story home has four or five bedrooms, three and a half baths, formal living and dining, huge gourmet kitchen with awesome breakfast/morning room with wrap-around windows.

The work island in the kitchen is oversized, and has a hard-surface counter top.  Just the right size for an army of cooks and cook-wannabee's to work around preparing holiday meals, or Cowboy party feasts.

The master bedroom suite is down stairs, and is larger than oversized. 

The master bath walk-in is incredible, and the matching vanities are fit for a king and queen.

Upstairs are three over-sized bedrooms, a game room, and a separate media room, and two full baths.  The game room has a catwalk that overlooks the family room below.  By the way... my cat, Mollie T... just loves the "catwalk."  :)

The front covered porch with its curved-brickwork and roof-line reminds many of some of the architectural designs of some of the two-story homes in the Dallas M-Streets area.  The home is priced at $228,900 and has 3209 Sq Ft.

If you are ready to go from "Just Looking" to "Let's Get Serious," call the New Home Hotline at (817) 929-3400.  Karen Anne Stone will be pleased to give you your very own personal tour of this home.  By the way... it is available in the areas of Burleson, Hulen, Keller, Midlothian and Weatherford.  Call Karen Today !

Brand New Hulen Area Neighborhood features homes with "rear entry" garages.  If you thought those were only available in Frisco and Plano, and only above $250,000... you need to call Karen Anne Stone.

This three bedroom, two and one-half bath Two Story with its Brick and Stone exterior looks like it should be much more expensive than $167,490... a price which includes the optional Brick and Stone exterior.  If the more stately Full Brick Front is more your taste, the price is $159,990.

Many Realtors "brag" about something called "Street-Scape" when describing homes like the one above.  Here is why.  Landscaping is a plus when it adds to the beauty seen when viewing your home from the street.  "Street-Scape" boosts the whole idea of "drive-up appeal" up several notches when the view of your home from the street is not cluttered up with cars, pick-up trucks and open garage doors showing all your "stuff."

The Owner's Suite is downstairs, and features an oversized garden tub, a stall shower, double vanities, and a very spacious walk-in closet.  The Gourmet Kitchen is spacious, and features hard-surface counter tops, hand-stained cabinetry, and a separage breakfast room.  The serving bar opens into the Family Room.  Off the front foyer is the Formal Dining Room on one side, and a formal "Sitting Room" which could easily be a study.

Upstairs you'll find two additional bedrooms and a gameroom/loft, which overlooks the Family Room below.  Very impressive. 

If looking at your Neighbors Cars in their Driveway makes You a Little Crazy... You Need To See This Home !

If you are ready to go from "Just Looking" to "Let's Get Serious"... please call Karen Anne Stone at (817) 929-3400... and the "Call The Movers."

Recently I wrote a post telling the horrible story of another American in service to his country in Iraq... being electrocuted while taking a shower in the shower facilities at his own base in Iraq.  This is a short update on that post... relating some comments that appeared in today's USA Today newspaper.

The following disclosure came after former Halliburton subsidiary KBR Inc. Chief Executive William Utt met with Sen. Bob Casey, D-Pa., on Capitol Hill Friday to discuss allegations that soldiers died from electrocutions caused by faulty wiring at U.S. facilities run by the contractor.

Casey said there have also been dozens of injuries and hundreds of fires from faulty electrical work and that there have been reports of problems with people being shocked as recently as three weeks ago.But Casey and Rep. Jason Altmire, D.-Pa., who also attended the meeting with KBR officials, said it remains unclear whether it is the military or the contractor that bears responsibility.

"It leads to hundreds and hundreds of questions that Congress must ask," Casey said.

Houston-based KBR has said it has not found a link between electrical work it did and the electrocutions. The company holds a multi-billion dollar contract to provide basic services at thousands of buildings in Iraq.

In a statement, Utt reiterated that the company is not responsible for the deaths, and that it "remains committed to fully cooperating with the government on this issue." He also told Casey that a February 2007 change in the company's contract limited its duties for performing electrical maintenance and repairs.

At a hearing earlier this month, former KBR electricians said KBR employees with little electrical experience supervised work done by subcontractors and foreign electricians who could not speak English. Company electricians who raised doubts about the work were allegedly fired.

It is now the end of the week during which Barack Obama spent touring many European capitals, and surveying the "on the ground" situation with General Petreas... both in Iraq and Afghanistan.

The news reports... on almost all of the cable channels... Fox and MSNBC both included... are totally wallpapered with comments and counter-comments between Senator McCain, Senator Obama's camp, and "pundits" of all sizes, shapes and alliances.  They center on "the trip." 

Not one single word has been spoken or heard about our servicemen and women losing their lives while taking an "expletive deleted" shower on the bases which they currently call home.

Once again... what in the world is wrong with this picture ?  Why is this NOT four-square in the center of the news ?

Having been a Realtor for what seems like several hundred years, the great majority of my time has always been spent in prospecting, working my referral base, showing homes, listing homes, networking, and doing all the typical things... engaging in all the "normal" activities... that Realtors fill our days with.

All of these activities are done when we work "IN" our business... doing the things listed above... plus processing everything... and all the other details from contract to closing.

But these times we find ourselves in are not typical times.  Nor are they the times of 2004 and 2005.  What this means to me is that if I am following my typical work habits from three and four years ago... and continuing to not get the results I received then... perhaps doing something different is in order.

That is where "remodeling time" comes into play.  There is a phrase that goes something like... "insanity is doing the same thing over and over... but expecting different results."  Yes... for many... myself included... these times have more than their share of insanity.

But Remodeling Time is time we spend working ON our business.  Remodel Time is a block of time that we spend uninterrupted... planning new steps to "grow" our business.  (For some very strange reason, my last Lamaze class many years ago just came to mind... but that's another post topic for another time.) 

Remodeling Time is a time to organize, to strategize, and to create new business systems, and then to plan on how to effectively implement them.

There are those who suggests a block of three hours a week be devoted to remodeling.  We are to "seclude" our selves... almost like a jury is sequestered during a trial while they are deliberating.  In effect, we, too, are "deliberating"... creating new systems and putting new plans in place.

I have chosen to take this strategy one step further.  Instead of three hours once a week, I have set aside from 10:00am to 1:00pm each Monday to Remodel about a third of my business.  Each Monday I spend this time... separated from everyone including my cat Mollie T... and work ON my business.  I also set up a schedule of definite steps to do each Thursday during the same 10:00am to 1:00pm time slot to start setting up the framework for implementing my new strategies.

At first this all felt really weird to me.  Spending time just thinking and planning... all by myself... instead of being "out there"... "doing stuff."  But the more I do it... the more I am finding that the time I am spending each week working ON my business... and in a very real sense... Remodeling my business...  the more optimistic I become about finishing the second half of this year in the best possible way !

There's a new kid in town.  Actually, the kid isn't a kid... it's a new RE/MAX office.  It's RE/MAX Trinity.

And... it isn't totally new... but about sixteen months old. 

Jaci Coan is the Broker/Owner of RE/MAX Trinity, and heads a group of approximately thirty agents who all think she is just about the coolest thing on wheels.

At the recent RE/MAX of Texas state convention, RE/MAX Trinity was the proud recipient of the Rookie Office Of The Year award for all of Texas.  This award pretty much typifies the professionalism and team spirit shown by both the staff and Realtor/agents of RE/MAX Trinity.

The RE/MAX Trinity office is located in the newly beautified Montgomery Plaza Building on the near west side of Fort Worth... in the Arts and Museum area known as the "Cultural District."  The entire first floor of the building is all a combination of retail, restaurants, hair salons, clothing stores, and of course, RE/MAX Trinity.

Floors two and three of Montgomery Plaza are indoor parking, and all of the floors from the fourth and above are absolutely lovely condominiums.  The next time you are in the area... please stop by and visit.  We'd all (myself included) would love to meet you.

Looking for a New Home in the Fort Worth/ Dallas market area can reall wear a guy or gal out.

So... what is the answer ?  What can a tired out, worn out, pooped out home buyer (or puppy) do to find just the right new home ?

All that schlepping around, chasing down blind alleys and trying to figure out all those deceiving ads.  I mean... it's enough to make you "dog tired !" 

Surprisingly, the answer is not all that difficult to figure out... IF you know the right person. 

And... that person is Karen Anne Stone and her Team at New Home Hunters DFW.

Karen Anne makes sure she is on the trail of every new New Home neighborhood that pops up in the Dallas/Fort Worth area.  Sometimes she even knows about these "secret marketing plans and areas" even before the New Home Salespeople know about them.

So... if you are Dog-Tired of Dreaming about your new home, or if your "dreams" are turning into night mares... call Karen Anne Stone of New Home Hunters DFW.  If you are ready to go from "Just Lookin" to "Let's Get Serious... call Karen Anne at (817) 929-3400 or (469) 713-9725.  If you prefer... you may reach Ms Stone at KarenAnneStone@gmail.com .  Email Karen Anne Today !

Can You Find This Wall ?  Others are looking for it, too.  Why ?  Yes... why is a great question !  It's because... on the other side of this wall... is going to be one of the coolest Townhouse Neighborhoods that Carrollton has ever seen.

Right now... what is behind this wall is a super-secret.  It's a secret, and will stay that way... unless you give ME a call... and ask me about it.  Right now, it's "mum's the word..." but... call me... talk me into telling... and I just might.

Actually... behind this wall is going to be an absolutely gorgeous Townhouse Community of about two hundred Townhouses.  Twelve different floor plans, and each building of Townhouses will have both a traditional brick exterior, and another exterior that features stone... similar to that which is on "the wall !"

If you have been roaming around the general Carrollton area... bumping into walls and posts... while looking for a Townhouse that tickles your fancy, and lights up your imagination... maybe your time has come.  If you are ready to go from "Just Looking" to "Let's Get Serious"... call Karen Anne Stone of New Home Hunters DFW at the Homes Hotline at (469) 713-9725.  Or... Karen Anne can be reached at KarenAnneStone@gmail.com .