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Joseph Keresztury's Blog

By Joseph K. Keresztury | Agent in 78249
  • San Antonio Homes Sold With Swimming Pool - January 2012

    Posted Under: Market Conditions in San Antonio, Home Selling in San Antonio, Curb Appeal in San Antonio  |  February 17, 2012 7:56 PM  |  747 views  |  No comments

    Market statistics from SABOR MLS for San Antonio Residential Homes Sold with a swimming pool this past month of January 2012.  Total units sold in the January month period: 70, chart below brakes down those units by the number of bedrooms along with an over all average on the top line.


    Please don't hesitate to contact me with any questions or for a more detailed market breakdown custom built for you.

    Single Residential

    Bedrooms

    # Sold

         

    Avg OLP

               Avg LP

              (Sold)

           Avg SP

             SP:LP

         SP:OLP

            Avg CDOM

                  (Sold)

    All

    70

    $398,430

           $380,456

             $357,273

             94%

    90%

                173

    2 or Less

    2

    $162,000

           $162,000

            $154,250

             95%

    95%

                80

    3

    23

    $227,821

           $215,093

            $204,467

             95%

    90%

                 151

    4

    34

    $420,710

           $399,841

            $376,817

             94%

    90%

                 208

    5 or More

    11

    $729,282

           $706,018

            $653,278

             93%

    90%

                 125




    www.GoHomeSA.com    |      Search All San Antonio Homes For Sale With Pool

    Joseph K. Keresztury
    Century 21 Scott Myers Realtors
    (210)872-6003
    Joseph@GoHomeSA.com
  • Benefits of a Pre-Listing Home Inspection For Seller

    Posted Under: Market Conditions in San Antonio, Home Selling in San Antonio, Property Q&A in San Antonio  |  January 22, 2012 1:37 PM  |  923 views  |  1 comment

    Benefits of a Pre-Listing Home Inspection

    Pre-listing home inspections provide both the buyer and seller up-front knowledge of potential repair costs. This valuable information can end up saving you the home owner not only tons of money but time as well.

    Inventories in most areas have been pushing high levels whch in turn favors a buyers market. Gone are the days of multiple offers, and buyers camping out and entering auctions to make a home purchase. With the shifting market, buyers are increasingly more sensitive to property condition and are more than ever asking for full disclosure up front about condition and other factors that affect the value. 

    A certified inspection before hand makes available to the buyers a full inspection report by a qualified home inspector. The report educates the buyers on the condition of the property under consideration, and lets the current home owner make any necessary repairs to the home that can be vital to the closing of the home. Then the buyer can decide early on if they want to pursue a property, given the condition. There may be some excepted items they can live with, but others they cannot. 

    The same report can and should be used by the sellers to assist them in preparing property disclosure documents. It allows the seller to anticipate any objections directed toward property structure and system functions such as heating and air conditioning - objections that may have potential financial implications. 

    A pre-listing inspection can be available at the property for review by the buyers after viewing the property. The listing agent should also have the inspection report available for prospective buyers and their agents through a link on their website. 

    While a pre-listing inspection will not head off every potential "deal-breaker" issue, most agree the benefits outweigh holding off on the inspection until after contract acceptance. Here are some of benefits to conducting the inspection prior to the listing.
    • Identify defects and make repairs ahead of time. By identifying possible defects early on, the seller is in a position to handle repairs prior to listing, making the listing more attractive and the property more saleable. This may mean more money to the seller and a faster sale. Making repairs ahead of time will limit objections over defects during the negotiations. If the seller elects not to repair certain defects that turn up in the inspection, they can disclose the defects to potential buyers in the disclosure documents.
    • Aid as a pricing tool. Having a completed inspection report from a certified inspector will help you (the seller) arrive at a realistic list price. If you find out, for example, that your HVAC system shows significant wear and tear and will need to be replaced before the next winter season, you should take that into consideration when pricing your home for sale.
    • Provide a feeling of confidence to potential buyers. With a clean inspection in hand after viewing a property, potential buyers may feel more comfortable in moving ahead with an offer. When a buyer can see there are no major defects in the property to be addressed, it is easier for them to determine how much they can comfortably spend on the house. If there is a problem that needs to be addressed, they buyers can write an offer that will reflect the cost of the needed repairs, or they can ask the sellers to remedy the defect.
    Best practices in today's buyers' markets dictate one of the best things sellers can do to facilitate a sale is to conduct a pre-listing property inspection by a certified inspector, and have it readily available for potential buyers. The more information buyers have will aid in the negotiations and hopefully result in a successful contract. 


    www.GoHomeSA.com           
  • Home Selling Tips On A Budget

    Posted Under: Home Selling in San Antonio, Curb Appeal in San Antonio, How To... in San Antonio  |  August 30, 2011 1:44 PM  |  1,210 views  |  No comments

    Home Selling on a Budget Starts With the Exterior

    First impressions count. That's why your yard needs to be inviting. Trim back the bushes and trees, especially if they block views from the windows and make your home difficult to see from the street. Here are a few other low-cost curb appeal improvements that you can do for less than $500:

    • Keep the lawn mowed, preferably on the diagonal.
    • Plant yellow flowers such as marigolds along the walk or by the front door. The color yellow sells.
    • Wash the exterior windows.
    • Paint or replace the front door and buy new hardware.
    • Power spray the house to get rid of dirt and cobwebs.
    • Buy a new welcome mat for the front steps.
    • Paint or replace the mailbox.
    • Paint your house number on the curb or buy a plaque displaying your house number and install near the entry.
    • Wash or replace a front porch light fixture.

    Remove Excess Clutter and Furniture

    Many homes contain too much furniture. You may benefit from removing 2 to 3 pieces of furniture from each room. Less furniture will make the rooms appear bigger. You can pay about $100 a month to place the furniture into storage or simply stack it neatly in the garage for free.

    • Remove all personal photographs from tables and walls. Patch holes in the walls or hang non-personalized artwork over the existing nails.
    • Pack up your bookcases (you're going to move anyway).
    • Clean out the closets and store non-essential items.
    • Rearrange your kitchen pantry, kitchen cabinets and bedroom closets in an orderly manner.

    Thoroughly Clean the House Before Selling

    You can hire a professional cleaning crew for about $300 or do it yourself for free. Be sure to wash the inside of the windows.

    • Rent a carpet steamer and clean the carpets. You may find they do not need to be replaced.
    • Dust the tops of your doorways and window frames.
    • Polish all wood / ceramic flooring.
    • Wash all light fixture coverings and ceiling fan blades.
    • To give your home a more open feeling, consider removing a few doors that open into each other or otherwise block the flow of traffic.

    Updating the Kitchen on a Budget

    Kitchens are the most important room in the house. It's the heart and soul of the home. Even if a buyer is not much of a cook, the kitchen is still where family and friends tend to gather.

    • If new granite is out of your budget, consider either re-grouting the kitchen counter tiles, which is surprisingly cost effective, or covering them with granite tiles instead of granite slab.
    • For wood cabinets, stripping the finish and re-staining or painting will save you more money than re-surfacing the cabinets.
    • Buy new knobs and / or pulls for the cabinet doors. If you have 40 or so knobs on your kitchen cabinet, at a cost of about $5 per knob, your total outlay for new hardware will be about $200. New hardware will transform the appearance of your cabinets.
    • Replace a worn kitchen faucet for about $100 to $200.
    • Buy new kitchen sink basket strainers for less than $25 each.
    • Consider installing kitchen pendant lights over the sink. Cost: About $500.

    Painting the Interior

    Professional painters will probably charge you anywhere from $300 to $500 to paint each room, but with a little patience, you can paint the rooms yourself. This is not the time to get creative.

    • Choose a soft color in a light brown tone (never white), and paint every room the same color.
    • The painting will go faster if you paint the ceilings the same color, but ceilings really pop if they are a lighter color than the color of the walls. Lighter colors also make the ceilings appear higher.
    • For a 10 x 10 room, you will need 2 one-gallon cans of eggshell paint. Each one-gallon can of paint should cost no more than $25. For the amount of money a professional painter will charge you to paint one room, you can probably paint the entire house yourself.

    Freshening Bathrooms on a Budget

    If you have wallpaper in the bathroom, it's most likely peeling and should be removed. You can rent a steamer to remove the wallpaper or strip it yourself.

    • Consider replacing the toilet and vanity, especially if they are stained or particularly outdated. A new toilet and vanity will cost less than $500, and it's easy to replace a toilet.
    • Buy a two-light wall fixture or a light bar for over the sink. Cost: About $200.
    • If the tub is stained, hire a professional to refinish it. Cost: About $200 to $300.
    • Replace water-stained shower doors or clean them with a lime dissolving detergent.
    • Buy a new shower curtain and tie it back with ribbons.
    • Hang fresh towels and lay down a new bath rug.
    • Place scented candles near a basket of tightly rolled wash cloths to create a spa-like environment.
    • Stash all personal items under the bathroom sink.
    Tips provided by Elizabeth Weintraub from about.com

    www.GoHomeSA.com             

  • 15 Secrets of Home Staging From HGTV

    Posted Under: Home Selling in San Antonio, Curb Appeal in San Antonio, Design & Decor in San Antonio  |  August 26, 2011 12:04 PM  |  1,083 views  |  No comments

    Highlight your home's strengths, downplay its weaknesses and appeal to the greatest possible pool of prospective buyers with these home-staging tips.

    Bye, Bye Clutter

    The most important thing you can do to prepare your home for sale is to get rid of clutter. Make a house rule that for every new item that comes in, an old one has to leave. One of the major contributors to a cluttered look is having too much furniture. When professional stagers descend on a home being prepped for market, they often whisk away as much as half the owner's furnishings, and the house looks much bigger for it. You don't have to whittle that drastically, but take a hard look at what you have and ask yourself what you can live without.

    Furniture Groupings

    There's a common belief that rooms will feel larger and be easier to use if all the furniture is pushed against the walls, but that isn't the case. Instead, furnish your space by floating furniture away from walls. Reposition sofas and chairs into cozy conversational groups, and place pieces so that the traffic flow in a room is obvious. Not only will this make the space more user-friendly, but it will open up the room and make it seem larger.

    Musical Furniture

    Give yourself permission to move furniture, artwork and accessories among rooms on a whim. Just because you bought that armchair for the living room doesn't mean it won't look great anchoring a sitting area in your bedroom. And try perching a little-used dining-room table in front of a pretty window, top it with buffet lamps and other accessories, and press it into service as a beautiful writing desk or library table.

    Room Transformations

    If you have a room that serves only to gather junk, repurpose it into something that will add to the value of your home. The simple addition of a comfortable armchair, a small table and a lamp in a stairwell nook will transform it into a cozy reading spot. Or drape fabric on the walls of your basement, lay inexpensive rubber padding or a carpet remnant on the floor and toss in a few cushy pillows. Voila - a new meditation room or yoga studio.

    Home Lighting

    One of the things that make staged homes look so warm and welcoming is great lighting. As it turns out, many of our homes are improperly lighted. To remedy the problem, increase the wattage in your lamps and fixtures. Aim for a total of 100 watts for each 50 square feet. Don't depend on just one or two fixtures per room, either. Make sure you have three types of lighting: ambient (general or overhead), task (pendant, under-cabinet or reading) and accent (table and wall).

    Make It Bigger

    To make a room appear to be bigger than it is, paint it the same color as the adjacent room. If you have a small kitchen and dining room, a seamless look will make both rooms feel like one big space. And make a sunporch look bigger and more inviting by painting it green to reflect the color of nature. Another design trick: If you want to create the illusion of more space, paint the walls the same color as your drapery. It will give you a seamless and sophisticated look.


    Neutral and Appealing

    Painting a living room a fresh neutral color helps tone down any dated finishes in the space. Even if you were weaned on off-white walls, take a chance and test a quart of paint in a warm, neutral hue. These days, the definition of neutral extends way beyond beige, from warm tans and honeys to soft blue-greens. As for bold wall colors, they have a way of reducing offers, so go with neutrals in large spaces.

    Color Experiment

    Don't be afraid to use dark paint in a powder room, dining room or bedroom. A deep tone on the walls can make the space more intimate, dramatic and cozy. And you don't have to go whole hog - you can paint just an accent wall to draw attention to a dramatic fireplace or a lovely set of windows. If you have built-in bookcases or niches, experiment with painting the insides a color that will make them pop — say, a soft sage green to set off the white pottery displayed within.

    Vary Wall Hangings

    If your home is like most, the art is hung in a high line encircling each room. Big mistake. Placing your pictures, paintings and prints in such stereotypical spots can render them almost invisible. Art displayed creatively makes it stand out and shows off your space. So break up that line and vary the patterning and grouping.

    Three's Company

    Mixing the right accessories can make a room more inviting. When it comes to eye-pleasing accessorizing, odd numbers are preferable, especially three. Rather than lining up a trio of accessories in a row, imagine a triangle and place one object at each point. Scale is important, too, so in your group of three be sure to vary height and width, with the largest item at the back and the smallest in front. For maximum effect, group accessories by color, shape, texture or some other unifying element, stagers suggest.

    Raid Your Yard

    Staged homes are almost always graced with fresh flowers and pricey orchid arrangements, but you can get a similar effect simply by raiding your yard. Budding magnolia clippings or unfurling fern fronds herald the arrival of spring, summer blooms add splashes of cheerful color, blazing fall foliage warms up your decor on chilly autumn days and holly branches heavy with berries look smashing in winter.

    Serene and Inviting

    Create a relaxing bedroom setting with luxurious linens and soft colors that will make a potential home buyer want to hang out. Bedroom staging trick: If you don't have the money to buy a new bed, just get the frame, buy an inexpensive air mattress and dress it up with neutral-patterned bedding. And remember to declutter. By cleaning out your closets, you're showing off your storage space, which sells houses - it always ranks high on buyers' priority list.

    New Faces

    If you can't afford new cabinets, just get new doors and drawer fronts. Then paint everything to match and add new hardware. And instead of replacing the entire dishwasher, you may be able to get a new front panel. Check with the manufacturer to see if replacements are available for your model. If not, laminate paper, which goes on like contact paper, can be used to re-cover the existing panel.

    Repaired Wood

    Unfinished projects can scare off potential buyers, so finish them. Missing floorboards and large cracks in the sidewalk on the way to your door tend to be a red flag, for example, and they cost you less to fix than buyers might deduct from the asking price.

    Prim and Polished

    Having tile professionally painted can make a bathroom look brand new. And accessorizing can make buyers feel like they're in a spa. Put out items like rolled-up towels, decorative baskets and candles. It's a great way to create a polished look, and it doesn't cost much to do.

    www.HGTV.com
    www.GoHomeSA.com         

  • Churchill Estates Market Update

    Posted Under: Market Conditions in Churchill Estates, Home Buying in Churchill Estates, Home Selling in Churchill Estates  |  August 24, 2011 11:34 AM  |  966 views  |  No comments
    As of 8/24/2011

    Churchill Estates Homes

    10 Active Listings For Sale:
    List Price Range# ListingsAvg. Days on Mkt
    $150,000 - $199,999343
    $200,000 - $249,999545
    $250,000 - $299,999220


    Active Listings Summary
    # UnitsAvg. MTMedian List PriceAvg. List PriceMax. List PriceMin. List PriceTotal Volume
    1040$211,950$224,510$299,500$189,900$2,245,099


      
    Sold/Rented Properties
    Sold/Rented Price Range# ListingsAvg. Days on Mkt
    $100,000 - $149,999598
    $150,000 - $199,99915483
    $200,000 - $249,99916172
    $250,000 - $299,9994763
    $300,000 - $349,999376
      
    Sold/Rented Properties Summary
    # UnitsAvg. MTMedian Sold/Rented PriceAvg. Sold/Rented PriceMax. Sold/Rented PriceMin. Sold/Rented
    37076$205,500$209,005$339,900$131,000


    If you have any questions or are interested in Buying or Selling a home in Churchill Estates or in the near area please give me a call at (210) 872-6003 or visit my website at www.GoHomeSA.com

  • 12 tips to sell your home

    Posted Under: Home Buying in San Antonio, Home Selling in San Antonio, How To... in San Antonio  |  August 20, 2011 10:39 PM  |  980 views  |  No comments

    There are few things more frustrating to a seller than a home that sits on the market. It's stressful to keep a house in showing condition, and not selling can cost you lots of money.

    Use these tips as a quick guide to better your chances at selling your house in a timely fashion.

    1. Sit down with your Texas REALTOR® and evaluate your listing price. Visit open houses in your neighborhood. Are similar homes priced lower? An overpriced home is destined to sit on the market too long.
    2. Do whatever it takes to be away from your home during showings and
      open houses.
    3. Ask your Texas REALTOR® for feedback on how your home shows, and ask him to solicit other agents' advice. Feedback from their clients can really help.
    4. If you intend to hold an open house, consider doing so on a weeknight. Competition may be lower, and you'll attract the interest of buyers who may not be available on the weekend.
    5. Help promote your property. Talk about your home to everyone you know. Look for other ways to get the word out, too, even if your agent is doing a lot to promote your house.
    6. If you're really motivated, you can offer perks to buyers, such as a cash bonus or help with closing costs.
    7. Neutralize your color scheme. Most buyers prefer neutral colors that make it easier to imagine a new home as their own.
    8. Consider offering an increased commission or a bonus for your listing agent as extra incentive. If you do so, amend your listing contract to reflect the change, and be sure those details are added to the multiple listing service (MLS). Buyer agents will also be inspired to give your house extra attention.
    9. If your REALTOR® has a video tour of the house, watch the tape as if you were a prospective buyer … you may be surprised at what you see.
    10. Fix lingering problems, such as the dripping faucet or the door that doesn't quite close right.
    11. Clean and de-clutter—neat, organized houses sell faster than those that look too lived-in.
    12. It's not about you. Buyers want to imagine their family in the house. If your house shows an abundance of your personality, it may dissuade the buyer.
  • 12 tips to sell your home

    Posted Under: Home Buying in San Antonio, Home Selling in San Antonio, How To... in San Antonio  |  August 20, 2011 10:36 PM  |  896 views  |  No comments

    There are few things more frustrating to a seller than a home that sits on the market. It's stressful to keep a house in showing condition, and not selling can cost you lots of money.

    Use these tips as a quick guide to better your chances at selling your house in a timely fashion.

    1. Sit down with your Texas REALTOR® and evaluate your listing price. Visit open houses in your neighborhood. Are similar homes priced lower? An overpriced home is destined to sit on the market too long.
    2. Do whatever it takes to be away from your home during showings and
      open houses.
    3. Ask your Texas REALTOR® for feedback on how your home shows, and ask him to solicit other agents' advice. Feedback from their clients can really help.
    4. If you intend to hold an open house, consider doing so on a weeknight. Competition may be lower, and you'll attract the interest of buyers who may not be available on the weekend.
    5. Help promote your property. Talk about your home to everyone you know. Look for other ways to get the word out, too, even if your agent is doing a lot to promote your house.
    6. If you're really motivated, you can offer perks to buyers, such as a cash bonus or help with closing costs.
    7. Neutralize your color scheme. Most buyers prefer neutral colors that make it easier to imagine a new home as their own.
    8. Consider offering an increased commission or a bonus for your listing agent as extra incentive. If you do so, amend your listing contract to reflect the change, and be sure those details are added to the multiple listing service (MLS). Buyer agents will also be inspired to give your house extra attention.
    9. If your REALTOR® has a video tour of the house, watch the tape as if you were a prospective buyer … you may be surprised at what you see.
    10. Fix lingering problems, such as the dripping faucet or the door that doesn't quite close right.
    11. Clean and de-clutter—neat, organized houses sell faster than those that look too lived-in.
    12. It's not about you. Buyers want to imagine their family in the house. If your house shows an abundance of your personality, it may dissuade the buyer.
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