David Raesz with Keller Williams Realty in Contract negotiations- who wins September 29, 2010

Everyday contracts are negotiated and in the end- it all comes down to a win win ending. When either party feels that they are being taken advantage of is when all starts to fall apart.

Several rules in negotiations is to not go back too many times. The more it gets negotiated it all comes down to the dollar and not the property. It moves from emotional to just the dollar. Don’t pit the two parties on dislikes but what is the common goal. Focus on results. Make sure everything is in writing and so nothing gets taken out of context. When giving up something leave something in return. Don’t ever bloat of a good thing. this is when it comes back and bites you hard.

Remember, when you ego gets in the way is when all is going south and not for the winter. This is when flexibility becomes a important part of the game and you need some in order for all to win.

David Raesz with Keller Williams Realty has been negotiating contracts for over 24 years and has successfully sold more than 1,500+ homes for families in the greater area.

If your wanting to find that almost perfect home to negotiate a win- win go online to www.YourKeyToResults.com and start your home search. This is all properties that are for sale in Kyle, Buda, Austin, Dripping Springs, Barton Skyway, Mopac, Oak Hill, Lake Travis, and the 78738 Westlkae community.

Homes for Sale decrease in Austin Texas

The number of homes for sale inven otry decreased in the last 3 weeks from a high of 13,853 to now only 12,898 but this is still up from January 1, 2010 with 30% more homes on the market.

Pending contracts are down 21.87% from August of last year. Sold sales in last month compared to 2009 decreased by 18.9%. The amazing factor is that sold prices from last year increased 10.42% to $261,006 and this does take into account the higher end homes that are now selling with a much lower sales price. Austin Texas and surrounding communities is feeling a much deeper pain with fewer sales, home owners that have to sell before they buy their next home and fewer buyers that cannot qualify.

Everyone talks about jobs in Austin Texas and many of those jobs are entry level and do not support the price range of homes that are above $275,000 in our local housing market for homes for sale.

Many of the MLS Multiple Listings Service areas that are south of the river including Lake Travis, Lakeway, Eanes and Westlake, Oak Hill, Dripping Springs, South and Southwest Austin, Oak Hill, Buda, Kyle, Circle C and others have seen a increase in months of inventory. What this also means is that all for these areas are now above 5 months of absorption which becomes a buyers market. It is established that at any time the market is below 5 months is considered a sellers market- now it has climbed as high as 24 months in the 78669 zip code- Spicewood Texas! That is in the Lake Travis school district.

To learn more about these areas and how your home would fit on the market to sell today call 512-794-6635 and get the facts about your market and not on Wall Street! You can go online and sign up for Market Snapshot which will keep you up to date on recent home sales and this is real time MLS at www.YourKeyToResults.com  or go to www.Move2AustinTexas.com

What has happened to NAR and Keller Williams Realty

The National Association of Realtors NAR has had a drop in membership of 3.5% and Keller Williams Realty has had a increase in 8.5% in membership. Keller Williams Realty is setting the trend and pace for much larger opportunity.

Steve Murray is quoted at Mega Camp that there is a huge wave of Shadow Listings that are to come on the market in the next few months. These are homes that have not been foreclosed on that the owner is not paying the mortgage and are soon to go to the courthouse steps. He said we are about to see the largest buyers market in the history of our lives. I think this is something that Texas saw in the mid to late 1980′s of foreclosures as a buyers market. These are deferred foreclosures and Steve said that the majority will be located in Arizona, Florida, Nevada, and California. I also believe that we will have our UN-Fair share right here in Austin Texas and surrounding communities.

Each day I find more and more families that are not working and struggling to make ends meet. This is a very tough market and defining moment when the stresss mounts this fall and many find themselves too far behind and can’t catch up.

Call 512-794-6635 for questions you have about our local real estate market for Homes for Sale.

Short Sales & Foreclosures- what is new news!

The second quarter of 2010 there are 4.57% of the homes in the United States in foreclosure. The number of homes in default that are late in making the payment after 30 days is 9.4% . The total number of homes that are distressed properties are 6,216,650 and a total of 3,830,000 are predicted to make a sale. These numbers are staggering considering unemployment remains at 9.5% and an election is coming in the next 60 days.

When will you see a change in your market or better yet on your street? The number of homes in the greater Austin Multiple Listing Service MLS dropped over 800 in the last 2 weeks. These are homes the seller said lets lease and wait for a better market.

There are still pockets and communities that are on fire while others are holding a bakset of fruit that is spoiling. It is my estimate that the majority of Austin Texas will see a flat market for the next 2 years and sales will remain very low. For instance, Spicewood Springs  that is in the Lake Travis school district and the 78669 zip code has 122 homes for sale and 12 pending sales at this time along with only 5 that sold and closed in August. There was 9 in July and 11 in June and this leaves a 24 month inventory of absorption.

The Dripping Springs community has 269 homes for sale and 48 pending sales and only 30 sold in August and 25 in July. There is still 9 months of inventory left and it seems that all sellers are very anxious to just have a buyer walk through their home.

If your considering a move call me for a report that will get you more money and in less time than to just have your home sit on the market and have no activity at all. Our direct line is 512-794-6635 and a Short Sale is far less damaging to your credit than a foreclosure or deed in lieu of. Most homes that get foreclosure never even went on the market. Don’t make a mistake that will loom over you for 10 years.

What is a great Home for Sale in Kyle Texas

The number of homes for sale in the greater Austin Multiple Listing Service MLS is now up to 13,488 which is an increase of 34%  from where we started in January 2010. Kyle now has 246 homes for sale and 63 pending sales and only 27 sold in August. That leaves a 9 month inventory of homes for sale in Kyle Texas!

For the past few months July had 22, June had 57, May had 42, and April had 63 total sales. April was the peak of homes sold in Kyle Texas this year. This was fast forward with the first time home buyer credit which also ended in April. Are homes still selling- yes they are!

It goes to the Tale of 2 Markets- Best Price & Condition. Always! Always! Always! Today’s buyer is looking for opportunity and what is the best buy on the market- wouldn’t you!

A home that just went to market is 231 Fall Creek Drive in Springbranch. It is a 1 story built in 2003 with 1,704 square feet of all open kitchen dining and great room combination. With high ceilings, lots of windows, all bright and open and the best part is all hard tile laid in diagionally! This house rocks with easy maintanance for the floors and 3 sides brick exterior. There is a privacy fence backyard, 2 car front garage, and a large covered front porch. The kitchen has a very open feel with lots of counter space and a breakfast dining combination.

Looking for value- it is priced at $150,000 and only $88 price per square foot. The home at 231 Fall Creek Drive in Springlake is move in ready condition. The community schools are Tobias elementary, Laura B Wallace middle, and Lehman high school in the Kyle independant school district, KISD. The downtown of Kyle is only 5 minutes away and quick easy access to IH35 to get to Austin, San Marcos, or San Antonio.

To get more on this home go online to www.YourKeyToResults.com or www.Move2AustinTexas.com and see all the extra photos and details.

Finding homes for sale before they go on the MLS

Buyers are always looking for the best buys on the market and the top 10 to 15% always sell the fastest. In fact Austin was ranked as the second fastest homes for sale market in the United States with Sunnyvale California being first.

What that means is that when a home is in tip top shape and is priced correctly you have a huge opportunity to get your home sold faster than any other city in the entire United States. What this is really saying is you have to be in the best condition and priced competitively to attract the fewer buyers that are in the market to make a move. Price and Condition is the Tale of 2 Markets!

We have just listed 2 homes that will be coming on the market, one this Friday located in Dripping Springs at 600 O’Neil that sits on 10 pristine hill country acres in a very private setting. The better part is that it is built green with total energy efficient structure and tons of upgrades and has had a huge price reduction from 2 years ago with another real estate agent.  Dripping Springs currently has 269 homes for sale listed in the Austin Multiple Listing  and reporting that there are 48 homes pending contract and 30 sold in August and 25 in July with about 9 months of inventory.

Our other home that will come on the market on November 1 is                     145 Maplewood with 4 bedrooms and is a 2 story with 2,423 square feet and has had a major price reduction to be very aggressively priced to beat all neighborhood competition.

You can learn about our upcoming inventory before it ever hits the market to the public and real estate agents by going online www.YourKeyToResults.com  and viewing our featured home list.

The inventory for homes for sale in Kyle is 246 listed in the Multiple Listing Service for Austin Texas and there is 63 pending contracts and 27 sold in August and 22 in July.

To view any of these homes before the market finds them and take advantage of a Pre- Sale price contact us at 512-794-6635 or email us at Raesz@kw.com today.

Foreclosures or Traditional Resale- what’s the advantage!

Check out the FNMA Homepath website–     http://www.homepath.com/

 You can search for homes for sale  in Williamson & Travis.  There are a lot of available properties, especially in Williamson. These are all FNMA-owned homes which makes them eligible for the HomePath mortgage program.

 As a buyer you can put as little as 3% down on the loan and there is no PMI!This is a HUGE savings for home buyers.  The better part is that the entire 3% can come as a gift from family

Now for the Investor who can buy with as little as 10% down  And that Condos do not have to be FNMA approved either.

 There is also no appraisal thats required!

If your looking to Steal this Home in 2010 and tired of looking at the same old Craigs List for a bargain this is a great way to funnel your energy and take advantage of a market we haven’t seen in over 10 years.  You do have to realize that these homes are foreclosures and have cosmetics or repairs that will need to be done by the buyer- not the seller. To get to the other best homes a Buyers Agent should know of the 3 to 5 best buys in the communities they work. We keep a list of those properties and you can contact our team to get your list. Call us at 512-794-6635 or go online and browse the entire MLS Austin Multiple Listing Service at www.YourKeyToResults.com  or  www.Move2AustinTexas.com today!

What are the prices for land doing in Central Texas?

In the Dripping Springs Texas school district DSISD  there is a lot that is a half acre that can be bought today for only $28,000. The land prices from there up to $100,000 are seriously dropping their prices and readjusting for a new improved price with one lot being on the market for over 1,500+ days. These type of lots that are less than 10 acres are seeing a huge hit in both price and days on the market.

The once upon a time small custom builder no longer can either get financing nor wants to risk their last dollar to build a home when so many are sitting on the market unsold. This has caused an esculation of the number of lots available. Today there are  157 active listings with the highest $562,500 for 25 acres.  Most are ranging from 1-3 acres. So what are the builders doing besides sitting on their hands? Waiting or going to get remodel jobs to just stay afloat!

Would this be a great time now- like today to build that dream home. Say yes! When you can go and basically steal a lot for rock bottom price and then find a reputable builder that wants to feed his family and give him a JOB to build you a home and then keep his sub contractors afloat with a JOB your not only helping yourself to a great low price and your also putting many folks in the community back to work. You can now find the best of the best that is needing a job and also help spur the economy and also get one heck of a great price on a new home.

Today there are only 2 lots that are under contract and only 2 that have sold this month. A seller that is sitting on a lot and you bring them an offer would be very foolish to not make sure  YOUR Offer makes it to the closing table- would you not agree?

Now this is just Dripping Springs Texas land for sale. Go to Briarcliff Texas in the Lake Travis communityand Lake Travis School District LTISD. You can buy a lot for only $10,500 and there are 48 for sale that goes up to $197,000 which is waterfront- but that is the exception. Most are in the $20 to $30,000 range. What a bargain! Today there are only 2 pending sales and 3 that have sold this month. Do you think you can find some opportunity here!

Go down south towards Buda and Kyle Texas HCISD- what would you expect to find. Starting out you can buy a lot for only $23,000 and then it jumps up to $425,000 and there are 94 lots to view. CAn’t put a mobile home on that expensive of a lot but you can on the lower price! There is 2 pending sales and only 1 sold for $75,000 that started out for $99,900 list price. That is a drop of only 25%   What a Steal of a Deal.

So why would you be still waiting to go and build a home- your home the way you wanted! When there is opportunity with low and lower prices for dirt, builders that need to work and would most likely work for less, suppliers that have supplies that are being marked down with sales going on, and interest rates that makes you feel your stealing candy from a kid!

Go get your UN-Fair advantage and seize the market of the moment. Today is the day to get with a Real Estate agent that knows how and where and can take action to get the job done. The Raesz Team has been helping families for over 24 years build their Almost Perfect Home of their dreams and can help you today. Go online and learn more at www.Move2AustinTexas.com and see how much you can build that home you and your family has been waiting for.

What does the Days on Market do for my Home For Sale?

Interesting enough the Days on Market DOM in the Austin Multiple Listing Service MLS has a direct impact in how the market perceives your property value as well as how agents interpret the WoW Factor of your home sale.

When a home first hits the MLS and is offered for sale is when your home is worth the most amount of dollars any qualified buyer would be willing to pay. This is the critical stage of time on the market! It must present itself to be the next Bride to speak up and say Take Me! The first 7 to 14 days is so critical. After that the consumer begins to wonder what is wrong with the home and why hasn’t someone else found enough value to make an offer to purchase. Also, what does the rest of the market know that they should be told. When a buyer comes to the property there are 2 thoughts running in their head, First, what does the seller disclosure say about the home and Second, How many DAYS has this property been on the market for sale for the rest of the market to buy. The second part is asking how flexible is the seller going to be in negotiating an offer on this property!

What the seller has done is let their equity run out of the hole in their pocket and no way to recover the past value. When there is only 1 buyer considering the purchase and it is not 90-100 days on the market the buyer realizes what their offer is is now Market Value. It puts the seller in a very vulnerable position and hurts both the Listing Agent and Seller in any negotiations. This has a high impact when the Days on Market and Months of Absorption continue to increase. Especially in the Austin Multiple Listing Service community. Many areas have seen significant increases in the last 30 days.

Months of Absorption is calculated by the number of homes availabel for sale divided by the number of homes that sold in the last full month. The National Association of Realtors NAR and Texas A & M have done studies and report that any less than 5 months is considered a Sellers Market and greater than 5 is a Buyers Market. It may seem too long to have a property on the market for 5 months, I Agree! In our current market climate 5 months on the market is a overpriced listing and a seller that has little to no motivation to get sold.

If your home has been sitting for more than 30 days and with no traffic or offers presented this is the time to have that  tough love tough talk with your realtor about a price improvement. If your unsure give me a call about positioning in the market and the Tale of 2 Markets. Learn more online at www.Move2AustinTexas.com

First Time Home Buyers Stack Up!

Some interesting facts about the First Time Home Buyer you may not of known. The Texas Realtor magazine reported that 9 out of 10 thought they were prepared for the expenses in regards to their home purchase found out they underestimated the cost. 76% relied on their realtor to help them understand the process compared to 46% repeat buyers. I would always recommend consulting with your agent since so much continues to change and change quick.

56% cut their luxury items and vacations and sacrificed to get enough money together to make the home purchase happen. 63% said it was not difficult to navigate the process of the home loan. That was probably one of the most important aspects to buying your first home. There was 4% that was rejected by 2 or more lenders in their loan process. This is in part with the local economy and jobs and of course credit issues. 25% financed their loan with conventional financing instead of VA. This requires more down payment and there was probably more sacrifices to save more money. Then 58% did use FHA which requires about 3-5% down payment and includes Mortgage Insurance. The market continues to Shift and the best advice is start with a Exclusive Buyers agent that brings 3 important issues to you.

First is Market Knowledge- they get out and preview and show a lot of homes and do not wait for you to show up and begin the learning process of what is on the market and what makes a good buy. Second is strong negotiation skills- they know the contract and understand how to negotiate an offer for the best terms and price. There is so much more to filling in a contract and asking you what you want to offer. The agent learns the motivation of the seller and their agent to get the property sold. Get into curiosity and out of judgement. Third, Perspective. What the market conditions are doing, where they have been, and what other service providers share in education and skill. When your ready to make a large purchase seek the advice of experience, professional knowledge, and hire a Excluse Buyers Agent that sells a lot of homes. It will begin with a interview and having direct questions on why the buyer should hire you as a agent. Learn more on this at www.Move2AustinTexas.com and also begin your home search online at www.YourKeyToResults.com today!