Texas Hill Country Blog

THE MARKET JITTERS
June 3, 2010

In traditional real estate times, the May market is usually a slow month for sales.  It is the end of the school year and everyone has plenty to do, some are anticipating family vacations, then there is Memorial Day holiday plans.There are no traditional markets any more.  You can watch all the financial news stations, and listen to experts with years of experience with an overabundance of data, and they are confused about what is going on also.After the great sales years of the 2000’s and then the downturn since 2008, sales patterns in the local real estate market have also changed.  Like the securities experts, the local REALTOR has a tool box that is full of data, yet no real patterns seem to develop.  We can give you details and information on what is selling, what is currently on the market and for how long, but to try and figure out the buying public is now out the window.  There are always buyers who need to buy and those who try to buy in a good market.  Even with lower prices, low interest rates, and  motivated sellers, the real estate market has ‘jitters’ too. 

With this in mind, try to be a realistic buyer in the real estate market of today.  Always work with a local real estate professional who knows the community and understands the data.  Shop hard, but stay focused on what you really want so you don’t waste your time looking at the wrong properties, listen to your REALTOR.

A part of being a realistic buyer is knowing that if property is priced at $295,000, you won’t buy it for $195,000 if it is priced right to begin with.  The local markets haven’t dropped that much.  In some cases, we are seeing stable and even higher sales prices.  Not all, just some.  

And don’t just shop the internet; try taking an old-fashioned approach of getting in your car and driving the streets.   Watch for price reductions, days on market, and other tell-tale signs that an opportunity may be right in front of you.  Don’t get mad at the market; work in the market. Always ask questions, look at plenty of properties, work with an informed agent, which will usually figure out quickly what you are looking for, and they will call you when new listings come on the market.  Buying and selling real estate is a business for REALTORS, but it is a long-term if not lifetime commitment for most.  Seek good sound advice.  We can help especially in a market with ‘jitters’.  We’re here every day working the business of real estate.

Sherman D. Durst

ARE YOU A TIRE KICKER OR A REAL BUYER?

In today’s real estate world, the REALTOR wears two hats: 1) Representing You, the Seller or 2) Representing You, the Buyer.  If we represent you as a Buyer, you will sign a written agreement, called Buyer’s Representation Agreement.  With this agreement you will become a client not a customer.Even with the technology of today, working with an informed local real estate agent that represents you, will be one of the most important parts of your buying process.  Your REALTOR will put the wants and needs of you, the Buyer, first and foremost.  All of your information is kept confidential and all the information about the property and the Sellers is given to you, the Buyer.It is the duty of the Buyer’s Agent to educate the Buyer and give them advice with facts which can include comparing competing properties to help the Buyer best understand their options, showing all properties that fit the Buyers needs, assist in negotiating price, provide price counseling, negotiate the earnest money agreement, help find legal counsel, aid in financing options, and support the Buyer in many other areas, all to the Buyer’s best interest.If you consider yourself just a tire-kicker/customer, then there is no obligation for Buyer’s Agency.  The agent is assumed to be representing the Seller, until you the Buyer, employ them to represent you.  Did you know the Agent is working to get the Seller the best price?  Without the Buyer’s Representation Agreement, the Agent can not give opinions, only facts, allowing you to draw your own conclusions.  The Agent will in fact protect the Seller, since you are only a customer, and not a client.Whether you are selling or buying, always work with an informed local REALTOR, whom you have employed to work for you, so that you are in fact their client.Since 1965 Fredericksburg Realty had been providing timely, experienced, and knowledgeable advice to Buyers and Sellers.  You don’t stay in business for forty-five years unless you are doing things right and taking care of your clients.

McDonalds
April 22, 2010

Like most, we do crave an occasional McDonalds now and then.  My favorite is the Double Cheeseburger but the Big Mac is a close second, must be the picture more then anything!!

Our McDonalds in Fredericksburg has always been consistent and quick, the food usually warm and fresh, just the way we expect it.

But my last couple of visits have not been good at all and the last visit was worth writing about.   

I did order the #1 (Big Mac combo) at the drive-in and on my way back to the office I ate some of the fries.  They were tasteless and slightly warm but knowing I shouldn’t eat them all anyway, it wasn’t hard to put them down.  When I arrived at the office I took out my Big Mac and immediately noticed the meat was extremely small and after  taking a couple of bites I noticed there was no cheese and 1 pickle and very little sauce.  It was bad enough to call the restaurant and complain.

I was told by the manager that they were cutting back!!!   The Big Mac was only to have 1 slice of cheese and 2 pickles now.  WHAT???????  McDonalds Cutting Back are you kidding????

Come take a break today????  Give me a Break!!!!!

BLUER+BIGGER=BEAUTIFUL BLUEBONNETS IN THE TEXAS HILL COUNTRY
April 13, 2010

Have you noticed how big, blue, and beautiful the bluebonnets are this year? Do take a drive to Fredericksburg, Llano, and Mason.  We also found a super road for wildflowers if you have interest; from Mason head toward Menard on 29 and turn right when you get to 1222 heading east back to 87, then head to Katemcy on 1222 to Fredonia, then 71 to Pontotoc.  Open the link below to enjoy pictures from our roadtrip.  Enjoy,  Sherman D. Durst

http://www.facebook.com/album.php?aid=161358&id=288750519476&ref=mf

COME ON IN, THE WATER IS JUST FINE

  If you continue to watch CNN, FOX, and CNBC or read all the economic newspapers and magazines, you can infiltrate your brain and your common sense with a lot of negativity.  Negativity related to jobs, money, the economy, the government, the warring political parties, and all of the other reasons why everything is so bad. Fortunately living in the Texas Hill Country, you could be immune to these negative pressures which expect everyone to stand still and add to the problems of the day, as opposed to realizing that life goes on.

The Gillespie County MLS which covers real estate sales in Gillespie, Mason, Blanco, Llano and a few other counties, indicates that people are positive about the real estate markets in the Texas Hill Country.  Real estate sales have traditionally moved in cycles for well over 100 years.  2006 was the highest year of sales of all time, while we have watched the market come down, 2010 is shaping up as a rather good year.Homes sales in Gillespie County year to date are at 42 in comparison to 31 at the same time last year, which is just over $10,000,000 in sales as opposed to $6.7M YTD in 2009.  Thus far, 9 ranch sales have occurred in Gillespie County compared to 5 at this time last year with total dollars being up 71%.In the entire MLS, home unit sales are up 48% over last year and the total dollars are up almost 100%.  The total unit sales in the entire MLS are up 50% over last year and the total dollar sales are up 100%. 

We understand that this is not reflective of the entire country, but in our smaller world, the conservative attitudes, the fiscal responsibility of our banks, governmental entities, and individuals have proven to be the reason for our financial well-being.

Our lenders are lending, our home inspectors are inspecting, our appraisers are appraising, our surveyors are surveying, and buyers and sellers are making sales happen.  Watch the roadways and streets of our Hill Country towns any day of the week, and people are creating commerce.  Maybe it’s not what it was over the course of the past 5-years, but in an overall sense the Hill Country economy is doing just fine. 

So if you chose to watch and read all the negativity, then sit on the shore and wait; for you will miss the boat of prosperity as it leaves the shoreline. 

Here at Fredericksburg Realty we’ve been helping sellers sell and buyers buy since 1965.  We’ve experienced all of the ups & downs the market brings.  If you need up to the minute advice on the market, we have the technological tools to help you make the right decision in your real estate life.  So come on in, the water is just fine.

Sailing away,

Sherman D. Durst  

ALL REAL ESTATE IS LOCAL
April 7, 2010

  An old saying that is still true today; all real estate is local and the single most important factor to consider when it is time to list or sell, use a local REALTOR from the community.            

Professional agents are driven by the same values you expect:  we love what we do, and we want to be the best.  We learn the market and stay up with the latest trends, information & changes, and listings in our market.  We have the answers when it comes to value and the local connections to secure a successful closing.The local professional REALTOR is constantly seeking ways to be better.  We preview new listings, sold properties, attend local real estate caravans, interact with lenders, title companies, attorneys, inspectors, surveyors, and many other real estate partners that are involved in a transaction.

The local professional focuses on what they do best.  We don’t travel 200 miles from our home base to show properties in an area where we are unfamiliar with properties, standards, or local customs.  We know our strengths and employ the tools that work best for you.

The professional REALTOR communicates with people, one on one.  In today’s technological driven society where “service” can be a foreign word, REALTORS work directly with the people they serve: the buyers and sellers.  Computers, information, advertising and marketing will never replace the local REALTOR who knows the market, who is aware of the local changes, listens, values others opinions, communicates daily with industry partners, and keeps you informed.

With all of this in mind, why would anyone hire an out of town agent to sell a property in a local market?  In small towns relationships continue to be of utmost importance and reputations are made every day in the way each person conducts their business. 

Something to think about,  Sherman D. Durst 

THE CLOCK IS TICKING
April 6, 2010

 Numerous tax deductions are available for the real  estate buyer,  the home owner, the investor, or the farmer/rancher.  In every case, it is always best to work with a Certified Public Accountant (CPA) to insure that you have taken every advantage the Internal Revenue Service (IRS) makes available.  For homeowners with loans, there is a number of mortgage related deductions.  The interest on your mortgage is tax deductible for either your main home or second home.  Even second mortgages can have deductions for home equity loans.  When you purchased, you may have paid  ‘points’ or certain fees to a lender to receive a loan and these fees might be deductible as well.

Be prepared when meeting with your CPA by taking along a copy of the final HUD closing statement.  This will typically give your accountant the necessary information to help you take full advantage of any savings.

In 2009 certain home improvements became deductible if such improvements were aimed at lowering your energy bills.  If you purchased in 2009, then you may be eligible for the first time homebuyer tax credit.  Certain restrictions apply, but if you purchased between Jan. 1 and Nov. 6, 2009 you are entitled to a tax credit worth up to $8,000. 

Even longtime homeowners who have lived in the same home for five consecutive years out the last eight years, could possibly qualify for $6,500 tax credit on purchases made after Nov. 6.  Certain regulations and income levels again apply.

At the end of this month, the first time homebuyer’s tax credit for up to $8,000 was extended and affects homes purchased after Nov. 6, 2009 and on or before April 30, 2010.  There are certain regulations that apply as far as income, home price, and default measures if you sell the home within three years of purchase.  There is also a move-up tax credit worth up to $6,500. 

The April 30 deadline may not be extended, so your opportunity is here right now.  You do not have to close the sale by April 30^th, but you must have signed escrowed contract.  If you are a first time homebuyer, then you should be talking to a lender right away to assure all of your necessary qualifications and paperwork are complete.  Most lenders will know the rules and will walk you thru the process.

Go luck…Sherman D. Durst

FREDERICKSBURG PEACHES
March 17, 2010

Frederickburg Texas peaches are coming soon.

Plan a country drive over to Fredericksburg to pick your own strawberries, blackberries, and peaches. Enjoy these photos of our local produce. Sherman D. Durst
http://www.facebook.com/#!/pages/Fredericksburg-Realty/288750519476?ref=nf

HELLO VISITORS, WE’RE GLAD YOU’RE HERE

Fredericksburg is a small town with a huge tourist population certain times of the year. This past week, this week, and next week are the big three of tourism visitation that coincide with educational spring breaks. Looking at the sidewalks, it is evident that not everyone goes skiing or to the coast.

Many of the attractions and destinations that tourists enjoy are the same reasons people like to make Fredericksburg and Gillespie County their permanent home. Like many smaller communities in the 1950’s and 1960’s, our graduating youth and young adults left for the greener pastures of education and for the big city. For a number of reasons Fredericksburg kept its quaintness as a community and the beginning of our tourism started with the election of LBJ as President of the United States. This led to better basic services and more shopping and dining avenues. This growth continued into the 1970’s as sophisticated city folks realized that living in the Hill Country was more enjoyable than living in the big city. These new ‘pioneers’ helped in developing even more shopping, dining, and entertainment.

Fredericksburg has always been a community that enjoyed a good time, since we’ve been having festivals since 1846. As tourism and shopping grew, more festivals were developed which launched the beginning of the local Bed and Breakfast industry in the 1980’s. The number of tourists on the streets and the annual visitorship can be credited to a lot of individuals, organizations, and groups. The basis of the population growth the community has benefited from over the past 10 to 20 years was caused by all of these wonderful events, restaurants, B & B’s, businesses, individuals and a supportive city and county government.
We are glad that you are enjoying the fruits of our labor as we aren’t an ‘overnight success’. When it is time for you to make your next move in life, we hope that you will consider the Texas Hill Country and Fredericksburg for your next purchase. Our real estate market is stable and strong. Yes our prices are healthy, and this is one reason why our community is vibrant and strong. You’ll find that we have fiscally sound city and county governments, very good schools both public and private, and plenty of things to do that can’t be done in the one week of Spring Break.

And don’t be surprised to see us enjoying the same entertainment, dining and events with you. We are fortunate to have the benefits of our town every day of the year, not only at Spring Break. Enjoy your Spring Break, Sherman D. Durst

Real Estate Sales Are Up!
March 10, 2010

 GET READY, SET, GO…… Sellers are you ready for the Spring Selling Season? 

Winter isn’t over and spring won’t start for another 10-days, but the spring real estate season has started.   Pending real estate sales in Gillespie County are up 35% year-to-date over 2009.  Closed sales are up an astounding 58% over the same time period.            

Despite the economic doom and gloom on the news  media and the mixed commentary in the stock market, Texas Hill Country real estate is doing just fine.  Those who own  property here are possibly in one of the most stable markets in the country.  Hill Country buyers bring cash in their purchases and also those buyers that don’t typically bring a strong down payment.  This means that a majority of sellers are not in distress or need to sell.  This helps prices to remain stable and the market to remain strong overall.Traditionally the Hill Country spring selling season starts in early March and this year is following that pattern.  With spring temperatures in the air, buyers are calling, walking in and e-mailing to get information on what is for sale.  

Today’s buyers are knowledgeable in their buying habits, more than ever before.  They know there is excess inventory, but they also know that with the depressed economy and low interest rates, today is an opportune time to buy.Savvy sellers have their home in sparkling condition inside and out.  You may have only one chance to grab that buyer.  If your ‘curb appeal’ isn’t there or the home is untidy & cluttered, you lose.  Buyers are buying the best properties with the best prices:  read value.The same is occurring on building sites, raw land and ranches.  The buyers are here, and they are looking for the best property and the best price.  While offers are coming in low, the buyers are looking for negotiation.  The sellers who have prepared themselves and their properties are making good deals.  We can give you the facts to get you geared up and ready to sell.   Sale! Sherman D. Durst

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