Multiple Offers How Does A Buyer Win? The Woodlands and Spring Real Estate Market is in a buying frenzy with many properties receiving multiple offers the day they are listed. Housing inventory has not been this low since 2005, so what does this mean to a buyer? In a shifting market there are a few key questions.  How does a buyer’s offer become the winning offer? What should a buyer expect when preparing to make an offer? First, expect stiff buyer competition when dealing with multiply offers. With low home inventory, the homes in the best location, condition and price will go fast and furious. Some will be sold even before they are listed. So what do I do to get the home I want? First, be prepared and ready to make an offer. It is mandatory as a buyer; you get pre-qualified by a len... 04/22/2013

The Woodlands real estate inventory of homes for sale in this list price range is down 7% from same period last year.  Interesting to note significant jump in number of active listings for March and April. Inventory of available homes is concentrated in The Woodlands Villages of Sterling Ridge and Creekside Park. YTD written contracts are 24% above same period last year with a significant jump in March. Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. Months of inventory in this list price range as of today is 4.1;... 04/21/2013

THE BUZZARD:  If you put a buzzard in a pen that is 6 feet by 8 feet and  is entirely open at the top, the bird, in spite of its  ability to fly, will be an absolute prisoner. The reason is  that a buzzard always begins a flight from the ground with a  Run of 10 to 12 feet. Without space to run, as is its habit,  it will not even attempt to fly, but will remain a prisoner  for life in a small jail with no top.  THE BAT:  The ordinary bat that flies around at night, a remarkably nimble creature in the air, cannot take off from a level place.  If it is placed on the floor or flat ground, all it can do is shuffle about helplessly and, no doubt, painfully, until it reaches some slight elevation from which it can throw itself into the air. Then, at once, it takes off like a flash.  THE BUMBL... 04/19/2013

The Woodlands real estate homes for sale in this list price range is down 25% from same period last year.   The minimal number of homes for sale is distributed throughout The Woodlands.   This chart is a breakdown of new listings added to our inventory by list price range. In this list price range, we added 12 new listings and wrote contracts on 16.  The available inventory continues to decline.   Written contracts are up 12% from same period last year.  This percentage would be significantly higher if the inventory of homes for sale was higher.   Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number be... 04/18/2013

The Woodlands homes for sale in this list price range are down 7% from same period last year.   Most of the available homes are clustered in three areas of The Woodlands.....Grogan's Point, Carlton Woods, and East Shore. Most of the new construction is located on East Shore   Offers are down 17% in this list price range versus The Woodlands overall average of plus 20%.   Months of inventory is defined by the National Association of Realtors as current inventorydivided by the average number of monthly sales for the previous 12 months. A months of inventoryabove six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six months is defined as a balanced market. Months of inventory in this list price range as of todayis 10.7; higher than The Woodlands current ... 04/14/2013

  The Woodlands real estate inventory is 54% less than a year ago at the beginning of April; 65% less than April 2011. It is not uncommon to arrive at a home with a buyer to show, only to find a line of prospective buyers with their agents! Several price ranges, between $700’s to $1 million have shifted from a buyer’s market to a seller’s market, and for price ranges under $500k we have approximately one month of inventory or less!   Sales for all price ranges under $1 million are higher than last year, with several price ranges doubling year to date sales compared to same period last year. While prices are increasing due to low inventory and multiple offers over list, the appraisers are challenged to adjust for the changing market!   Months of inventory is defined by the National Assoc... 04/10/2013

LEASE HOME IN THE WOODLANDS, TX ~ 4 BEDROOMS + POOL! The home leasing market here in The Woodlands is extremely active right now.  Finding a great 4 bedroom home with exceptional access to the freeways is important!  Having all of your ducks in a row prior to finding the right home is important too so you can be ready to write that offer! 10 Willow Run Place is located in the Village of Alden Bridge.  This 4 bedroom home is nestled in a quiet cul-de-sac offering a perfect place to call home!  This section of Alden Bridge is extremely close to SH 242 and Gosling Road.  Close to the schools, hospitals and shopping!  Quick access in and out of The Woodlands for those who are commuting.  A perfect location! This home has a formal living, dining and den along with an island kitchen!  4 bedro... 04/03/2013

Conventional 30 year Mortgage: 3.625% Credit score:740 LTV:80% Loan Amount:$200k APR: 4.1% FHA 30 year:3.25% Credit Score:640 LTV:96.5% loan amount:$200k APR:4.27% Conventional 15 year:2.875% Credit score:740 LTV:80% Loan Amount:$200k APR:3.21%   Rates are Subject to Change Call me today if you are thinking of refinancing or buying a home, for the best mortgage rate possible. 03/27/2013

The Woodlands real estate inventory of homes for sale in this list price ranges is down 21% from same period last year versus overall inventory of homes for sale down 54%.   A nice distribution of listings in this list price range throughout The Woodlands.   This is a good indicator of low inventory.  Written contracts are down 9% YTD, down 14% for February versus The Woodlands overall written contracts being up 38% YTD and up 33% for the month of February.  We need new listings in this list price range!   Months of inventory is defined by the National Association of Realtors as current inventory divided by the average number of monthly sales for the previous 12 months. A months of inventory above six is defined as a buyer’s market; a number below 6 is defined as a seller’s market. Six ... 03/26/2013

MARCH MADNESS AND REAL ESTATE ~ THE WOODLANDS, TEXAS As the basketballs are bouncing all over the place with the NCAA March Madness tournament, the real estate market in The Woodlands, Texas is a SLAM DUNK!  Our local real estate market is very active and it feels like a real estate March Madness for sure!  Agents are lacing up their basketball shoes to stay in the game! According to Houston Association of REALTORS® (HAR). we experienced a 15.5 percent increase in sales compared to the same month last year.  We also have our lowest supply of homes on the market since December of 1999!  Wow! Additionally, we are seeing our Days on Market going down quickly.  Homes are moving at warp speed so buyers are having to be very prepared prior to searching for their new home.  Knowing what you wa... 03/22/2013

DEAR WOODLANDS REAL ESTATE AGENT ~ WHAT IS THE OPTION PERIOD? In Texas we call our due diligence period during a contract as the Option Period.  Many people are unfamiliar with this concept and ask great questions to better understand this.  In a nut shell, the Option Period is offered by the potential buyer to take a home off of the market for a set number of agreed upon days for an agreed upon amount of money. During the Option Period, the Buyer has the right to schedule inspections, appraisals, etc.  During this time, the Seller allows the Buyer to perform their due diligence on the home.  This period of time has also been referred to as the Feasibility Period. Here are some common questions regarding the Option Period: 1.  How long is the typical Option Period?  Answer:  Usually we ... 03/22/2013

PENDING HOME SALES ~ THE WOODLANDS, TX ~ INVENTORY GOING DOWN! Spring is here and home sales in The Woodlands are moving briskly!  Chevaux Group has another outstanding home pending.  95 Ambassador Bend is now pending and looking toward a quick close in early April! This 5 bedroom with 5 full baths and 2 half baths sits on the 16th tee box of the Gary Player Golf Course.  A very private lot with a greenbelt between the home and the golf course allows for extra privacy while enjoying the beautiful swimming pool and outdoor entertainment area. The available inventory for homes here in The Woodlands is the lowest that we have seen in years.  If you are in the market to purchase, now is the time.  When you find that perfect home, don't delay and get it under contract quickly. If you are con... 03/21/2013

IRON FENCE REPAIR IN THE WOODLANDS Here in The Woodlands, many homeowners have iron fencing adorning their yards, gates and entryways.  Iron fencing looks great yet it can succumb to the damaging effects of our humid weather.  Maintaining your iron fence is important to keep it looking its very best. Recently, we needed to have our own iron fence repaired.  Upon calling numerous "iron fencing" companies with no returned call, I turned to our local welders!  I got an immediate call back and guess what?  They even showed up that afternoon to asses our fencing needs and gave us a bid right then and there. We hired them and in two days, our fence was completely repaired and at a fraction of the cost we thought we were in for.  These guys did a fantastic job and I fully recommend them if you... 03/20/2013

Conventional 30 year Mortgage: 3.75% Credit score:740 LTV:80% Loan Amount:$200k APR: 4.1% FHA 30 year:3.25% Credit Score:640 LTV:96.5% loan amount:$200k APR:4.27% Conventional 15 year:2.875% Credit score:740 LTV:80% Loan Amount:$200k APR:3.21%   Rates are Subject to Change Call me today if you are thinking of refinancing or buying a home, for the best mortgage rate possible. 03/20/2013

POLLEN, POLLEN EVERYWHERE!  HOW TO DEAL WITH IT! Living here in The Woodlands among the gorgeous pine trees can be a problem a couple of times of year.  Right now, the trees are shedding copious amounts of pollen and you can see it everywhere!  If you have severe allergies, this time of year can be a problem. So what can you do other than escaping to an island somewhere (which of course I would be all for) to deal with this troubling yellow dust? If you don't have to work outside, don't.  Save the outdoor projects for a later time when the pollen counts are lower. Take your running or cycling inside for a time. Remove your shoes and leave them outside.  Walking in with shoes on this time of year brings all of that pollen into your home. Brush dogs before they come back into the house. B... 03/18/2013

WINDOW WASHING SERVICES IN THE WOODLANDS ~ WHO DO YOU RECOMMEND?   Spring is here and it is time to get those dingy windows sparkling clean!  With all of the winter storms and pollen in the air, getting your windows cleaned can make a huge difference.  There are many great window washing services here in The Woodlands to choose from: The Woodlands Window Cleaning Fish Window Cleaning Champion Window Cleaning Call now to get those windows scheduled to be sparkling clean.  It make such a huge difference when those windows gleam!  Call today to book your appointment. And if you are thinking of listing your home for sale, getting those windows cleaned is even more important.  Call Chevaux Group today to have us come out and provide you with a market assessment of your home!  We can get you ... 03/18/2013

BLUEBONNETS SPRINGING UP N THE WOODLANDS, TEXAS We officially can see some of our beloved state flowers, the Texas Bluebonnet popping up all over The Woodlands. We love our gorgeous blue flowers that dot the couuntryside, the roadways and just about any type of open area where there is a lot of sunlight. Sometimes entire fields will appear to be blue which is a gorgeous sight. People will come out in droves to photograph these flowers! It is a favorite thing to do to take the family and have those family pictures taken in the flowers. The pictures of babies in the Bluebonnets are especially lovely! Just be careful to make a lot of noise to scare away any snakes that could be lurking there! The Woodlands is a great place to come to have your pictures made among-st these flowers. Line up ... 03/12/2013

WHAT TO DO ON SPRING BREAK IN THE WOODLANDS, TX Spring Break is here!  Whether you are staying home here in The Woodlands or you are visiting our fine city, there are plenty of things to do to keep you super busy!  Check out these links below to find out what to do during Spring Break in The Woodlands: YMCA Staycation Fun  Children's Museum Spring Break Painting With A Twist Workshop Texas Music Throwdown Live at Night Easter Bunny Pictures at the Mall St. Patrick's Celebration at Baker's Street The Woodlands CrawPHish Festival Spring Kid's Fest at the Mall Buzzfest Winefest Easter Egg Hunt Woodlands Waterway Art Festival If you want to look at houses because you are ready to move or if you need to list your home, give me a call today at 936-203-0279!  Chevaux Group is your Woodlands Re... 03/11/2013

BREAKING NEWS ~ ASTROS MAY MOVE MINOR LEAGUE TEAM TO THE WOODLANDS! The Woodlands has been experiencing a tremendous growth in population, new businesses and now a possible Astros Minor League Team!  This is breaking news for those of us in this area as it could bring us even more jobs and new residents!  As a long-time resident here, this is really exciting! According to Astro's owner Jim Crane: "By moving their Class AAA team less than an hour’s drive from Houston, the Astros believe they could increase brand recognition, better serve financial sponsors and clients, and address the Texas Rangers’ increasing foothold within the state." The Woodlands is only a half hour from Houston, so having the minor league team this close makes a lot of sense.  Why not keep it here in Texas!  I beli... 03/07/2013

CONSIGNMENT FURNITURE IN THE WOODLANDS & MORE! If you are looking for great consignment furniture in The Woodlands, there is a great store just waiting for you!  The French Courtyard is an absolutely beautiful store that not only carries consignment items, but also has a beautiful mix of new pieces as well.  Everything has been put together so beautifully that you feel as if you have stepped into a high-end store in the ritzy part of Houston!  The best part about The French Courtyard is that it is right here in The Woodlands area!  Just pop across I-45 on Robinson Road and the store is about 1 mile on your right.  You can't miss the gorgeous entrance with the beautiful urns gracefully framing the door!  The store is in a constant state of movement!  Every time that I have visited the st... 03/07/2013