Show Me The Woodlands

Imperial Oaks Nov. and Dec. 2007 Market Report

Well, we have approached our Second Season of the year in Houston which also means that it is a New Year!  It's January 2008!

Houston and its' Suburbs have maintained quite well this year in comparison to many parts of the Nation.  More specifically, Imperial Oaks continues to attract many buyers and keep several Move Up Sellers.

Imperial Oaks opened their new section, The Falls, this year.  A Beautiful setting around Nature where you will find Ponds, Walking Trails, a Dog Park, Fitness Center and anything else you can imagine.

As usual, I will start out with a couple of properties currently available in the Community.

Auburn Lakes Nov. and Dec. 2007 Market Report

Auburn Lakes is a Golf Course Community in Spring TX; one that I like to call one of the area's best kept secrets.  With a Community Center, Golf Course and Country Club, and Gorgeous Landscaped Lakes with Fountains you drive in to a breathtaking Community.

There are several sections still being built-One of those is the Estates section with many of the same Custom Builders as Carlton Woods starting about $500K all the way up to $1 Million.  In other sections you will find Lennar and Imperial for example that are building below $300,000. 

The Courts at Auburn Lakes is a section of Custom Patio Homes built by Cannon Custom Homes.

Why You Should List Your Home In February

Year after Year I hear from Sellers in The Woodlands and Spring area just North of Downtown Houston "I will wait until Springtime to list my home. We are thinking towards the end of April."

The Popular Belief for many years is that homes just DO NOT sell as well during the Winter and before May. 

Many Buyers and Sellers alike think that the time to sell is when School is out.  Parents do not want to take their kids out of school and so on.  The truth is, if you wait until the end of April or beginning of May to list your home, you may be missing out on MANY Prospective Buyers.

How to Buy in The Woodlands

Looking to buy a home in The Woodlands? Just the size of this community is enough to be completely overwhelming. The population of The Woodlandsis already approximately 80,000 and there are still atleast 7,000 more homes to be built.  Where do I start you ask? How about a breakdown of what you will find here to begin.

The Woodlands is a master planned community with everything you need.  Schools, Shopping, Malls, Golf, Parks with Hike and Bike Trails, this list could go on forever.  To start, The Woodlands is set up into Villages. (Large neighborhoods which are broken up into smaller sections) You will find a vast number of homes in every price range. The best thing to do is figure out what the basics are for you wants and needs in a home. Let's break it down.

• Location-Do you work in The Woodlands or do you work outside of the immediate area.  This will help you decide how close to I-45 you need or want to be.  Front to back it can take 30 minutes driving time.   
• Price Range-As I mentioned, you will find a vast array of prices in The Woodlands. Homes start around $110,000 and go up to Multi-Million. What are your needs? Start with Price Range and work your way down to Bedrooms, Bathrooms, etc.  I recommend make a long laundry list of what you want and then take away as you go.  The broader your search, the more confusing it gets.
• Schools-If you have school age children you may want to look at the schools. There are numerous schools in The Woodlands.
• Golf Courses-If you like to Golf, you may want to be closer to one course than another.

The Woodlands is a beautiful place and a wonderful community to call home.  Just drive through and I promise you will be enamored with the trees and scenery.  You will understand why it has been voted the #1 Master Planned Community in Texas for many years.

These basics will get you started to finding the home of your dreams. Please feel free to contact me for an information packet with more details about The Woodlands.

Curb Appeal In The Spring/Woodlands Area

When selling your home it is important to keep your home in tip top shape.  One of the most important attributes is Curb Appeal.  You never know when that special buyer will drive by.  Even when a buyer comes to view the property, sometimes the first impression is the lasting impression.

If your lawn is not manicured and the exterior of your home is in need of maintenance, you may as well be telling the buyer to Go Away in Most instances.  The belief is "If the outside is not taken care of, just imagine what the inside looks like."  I have heard this many times from buyers.

The following are some tips to get your Curb Appeal up to par:

• Lawn- In Houston we have Hot, Rainy summers.  Often times even waiting 7 days to mow the lawn is too long.  If your home is active on the market, try to keep it trimmed and manicured...not overgrown.  Don't forget to edge.
• Flowerbeds-  The one thing I dislike most about flowerbeds are the weeds, I don't like pulling them.  But again, try to keep them minimal.  I sometimes pay my daughter to pull weeds.  Nice summer work after it had rained and it keeps the "I'm bored" from coming out for a little while.
• Shrubs- It's amazing how keeping the Shrubs even will make your yard look immaculate.  Try to even them up and not have a few wild limbs growing out of control.
• Exterior Paint-  Paint on the home over time gets dull and sometimes chips.  Not only is that a way to get wood rot, but takes away from the beauty of the home.  Touch up the paint if you need to.
• Windows- Try to clean up those windows and make them shine! 
• Gutters-  Gutters tend to get full of leaves over time.  I have even seen trees starting to grow from gutters.  Get them cleaned out and re-hung if they are starting to fall off.
• Sidewalks and Driveways-  Sometimes renting a Power Washer for the day can help tremendously.  If your sidewalks or driveways are starting to look a little dingy, use the furniture polish for concrete.  Power Washing!

This may seem like a lot of work, but it is worth it!  Put yourself in the buyer's shoes for a moment and think about how you would feel about the home.  With a Sparkling Curb Appeal the exterior of your home will be ready for the spotlight and have your home saying "I'm Gorgeous!" to all prospective buyers.

Your Spring/Woodlands Home Showing Condition

Everyone has heard that your home needs to be in "showing condition" when you put it on the market to be sold.  But what exactly is "showing condition"?  Does it just mean that you pick up the kid's toys and dirty laundry?  Not really.  Here are some tips to help get your home in "showing condition" and what makes a home SHINE.  Let's get your home SOLD!

Buyers look at small details.  If you ask a buyer what they like about one home over the other, often times they can not tell you-especially if they see two homes of the same floorplan.  Here we go:

Ceilings and Walls-

• Cobwebs-  Many people like those beautiful High Ceilings but quite honestly, they are a pain in the rear to maintain.  If you are listing your home, take a little bit of time to get the Dust and Cobwebs off of the ceilings.
• Finger Prints-  Mix up some Formula 409 and water and wipe down the walls.  There is probably Dust, Finger and Hand Prints, etc. on them.  Make them Sparkle.
• Woodwork-  I know, I don't like to do it either-but cleaning up the Door casings, and woodwork along the floor makes a huge difference.  They do get dusty.  Don't forget about behind the appliances and electronics.  Don't forget the doors.

Bathrooms-

• Shower Doors-  Buyers don't like to see hard water stains on Glass Shower Doors.  Try some CLR or any other product that might help
• Corners and woodwork-  Don't forget to do the bathrooms
• Soap Dishes-  Wipe them out.  If they look stained, try some bleach if they are made of a material that can take it.
• Sinks-  Same thing.
• Toilets-  and again. 

Kitchen- 

• Pantry-  You don't have to go all out and Alphabetize your pantry, but you could organize it.  With it being Disorganized it may make it look too small.
• Cabinets-  Same thing.
• Countertops-  De-Clutter.  Make the room look spacious, add some greenery such as a small plant.
• Corners, Walls, Woodwork-  and again.
• Floors-  Clean Grout in tile if needed.

Appliances-  Go ahead and clean those up too.  When was the last time that you cleaned the vent hood, stove top and oven?  Same thing with the Microwave.

Bedrooms-

• Corners, Walls, and don't forget the windows.
• De-Clutter-  This means the closet.  If they are stuffed, it will leave the potential buyers with the feeling that they are too small. 
• Dirty Clothes-  Try to hide them in a clothes hamper or anything else.

Utility Room- 

• Corners, Walls and Woodwork
• Clean up the Washer and Dryer
• Cabinets or Shelves-  De-Clutter and organize.
• Floors-  Clean them up.  Clean Grout in tile if needed.

Other items to consider are Light Bulbs if they are burned out,  Window Blinds get dusty,  Drapes get dusty,  those really high shelves that you can only see the top of when you go upstairs ( the potential buyers will see those).

All of these small items add up and make a home Dazzle.  This is what can separate your home from any other one and the buyer may not know why.  If you are not the cleaning type, ask myself or your agent if they know a local cleaning company that specializes in preparing homes for sale.  It may be worth the money.  Doing these small cleanups up front could not only help to save you money when negotiating, they can help to get your home sold quicker.

Now that you feel that the inside of your home is ready, don't forget about the outside.  Curb appeal is the Buyer's first impression of the home.  For a post on Curb Appeal, You can read it here.

No Pay No Stay And Other HOA Rules in The Woodlands

The Woodlands and all of its Residents take pride in where they live.  Many of my clients notice right away the Pride of Ownership that beams from the homes in this community.  One of the reasons for this is the Tight Homeowner's Association Rules that are in place.

Some people believe that HOA's are a nuisance, but the truth is that HOA's help to maintain your Property Value in the long run.  With Rules in place that homeowners must abide by you know that the neighbor down the street will have to take better care of their property than in other Unrestricted areas.

The Woodlands HOA Fee will be different for every home.  In fact, the fee is based off the County's Appraised Value and is similar to a tax rate.  For a list of these please feel free to contact me.

Every year towards the end of October the HOA's in the area start sending out their Assessment Fees and they are due on January 31st of the next year.  In Houston and the Surrounding areas, if you do not pay these, the Homeowner's Association has the right to place a Lien on your Property.  It has happened in other areas of town where the HOA has even foreclosed on a house for not paying.  HOA DUES ARE SERIOUS here.  I often times refer to this as a No Pay No Stay Rule.  Make sure that you understand how much your Fees will be to prevent this.  HOA Dues are a great investment for your property value in The Woodlands.  Besides, they also help to maintain the Numerous Parks, Trails, and Recreational Facilities that you will have access to!

The Woodlands is also known for having some other quirky rules in their Deed Restrictions.  You may know by now that The Woodlands prides itself in having Green Space in the community.  You will notice right away the massive number of trees and landscaping, so much to the extent that you hardly know that you are driving past Thousands of Homes and Numerous Shopping Centers.  It is a Gorgeous sight!

How does this come in to play for HOA Rules?  Here is a short list of HOA rules regarding trees and landscaping to maintain the Green and Wooded feel.

• Tree Removal-  If a Tree is larger than 6 inches in Diameter, you must have approval to remove the tree.  Many Vendors in the area know this and will even get the Permission to do so.  If you are considering putting in a pool, decking or any other structure, look and see if you will take away any trees in the mean time.  You will need approval.
• Landscaping-  The landscaped areas in the front yard must be atleast 40% Trees, Shrubbery, Plants, Flowers, etc.  The Woodlands Association highly encourages the use of Native Plants that can withstand the Texas Heat, Humidity and Sunlight.
• Fireworks-  None at all.  They can not even be used in the community.  They are a fire risk to the homes and wooded areas.
• Exterior Lighting-  Only certain types are allowed.  Please check your specific HOA Rules to see what you can put in and where they can be located.
• Fencing-  Only certain Fencing materials are allowed and on certain areas of your lot.  Again, check your specific sections rules prior to making changes, or simply call the Community Associations.

Are you wanting to update your home or make additions?  You will need to find out about that too.  Again, these rules are in place to protect your investment and help to maintain property value.  If you wanted to paint your home Burnt Orange or Flourescent Blue, it may not be the best choice for your home value and the value of others. 

For any other information regarding HOA Covenants and Restrictions please feel free to contact me or The Woodlands Associations at 281-210-3973.  Just remember, The HOA here is looking our for your interest in the end.

For information on HOA's in other parts of the Nation, please feel free to visit any of these links:

• Home Owner Association Rules that can come back to bite you by Joanne Hanson
• Sunriver Rules and The Condo Rules - They May Make A Difference in Where You Buy! by Thesa Chambers
• The HOA will have it's way by Paula Henry
• Home Owner Assocations are love hate relationships by Missy Caulk
• Homeowner Associations in Camarillo, Are they for You? By Mana Tulberg 
• CC&Rs in Sanford NC by Rita Taylor

The Woodlands TX Recycling Program

If you live in The Woodlands you will know how this Master Planned Community prides itself in maintaining GREEN space.  If you are considering moving here, it is most likely because of the trees.  Green is a popular color in The Woodlands.

However, The Woodlands is much more GREEN than just the trees.  You will also see an extensive Recycling Program here as well.  There are two locations in the area that can take nearly everything.  I visited both centers today and saw everything from Cardboard to Televisions.  It was quite impressive. 

The center off of Research Forest Dr. is one street past the Bear Branch Sports Fields.  This center can accept:

• Aluminum
• Steel Cans
• Glass
• Cardboard and Paperboard
• Plastic #1 and 2
• Yard Trimmings
• Paper--The Recycled Paper is actually a Fundraiser for Students in the Area.

The other center is off of Pruitt Rd.  If you take Sawdust Rd. and head South on Budde, you will follow for a little over a mile and it will be on your left.  This Center can accept many other items.  Here is the list:

• Aluminum Cans
• Steel Cans
• Scrap Metal (not green)
• Glass Jars and Bottles (not green)
• Glass drinking mugs & glasses, window panes, plate glass, vases and light fixtures
• Paper
• Cardboard and Paperboard
• Plastic #1 and #2
• Residential Home Improvement Materials
• Tires
• Automobile Batteries
• Used Motor Oil
• Appliances
• Bulky Household Appliances
• Yard Trimmings
• Household Garbage
• Paper

As a Real Estate Agent with an EcoBroker Designation I am always looking for GREEN aspects in the community.  This is just one of the ways that The Woodlands is striving for GREEN Standards.  For more information on the Recycling program in The Woodlands or how you can schedule some items to be picked up at your home, please feel free to visit The Woodlands GREEN Website. 

For more information on what other Communities are doing to be GREEN around the Nation please visit some of these articles:

• Keeping Clearwater Beach FL Clean and Beautiful by Jack Haydon
• Clearwater Beach FL Goes Green | Blue Wave Protects Beaches - by Cyndee Haydon
• Eco Friendly Pest Control Soluton for Tampa Bay Homes  by Leah Ross
• Our ski resorts are now 100% wind powered (almost) by Joanne Hanson
• The Woodlands Recycling Program by Stephanie Edwards-Musa
• Ventura County Leads the Way in Green Waste Recycling by Mana Tulberg
• Albuquerque Eco-Friendly living by Ashley Drake Gephart 
• Going Green in Brea ~ Or You Call,...They Haul! by Lynda Eisenmann
• Tankless Water Heaters, an Eco-friendly Solution! by Chris Tesch