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Ronda Allen's Blog

By Ronda Allen | Agent in Amarillo, TX
  • Collin County, TX: Protect the tenant and landlord with photos of that home for lease!

    Posted Under: For Rent in Collin County  |  June 23, 2010 5:37 PM  |  691 views  |  No comments

    This past Saturday, I ran by a property in Collin County where I represented the tenant.  They needed a lease property because their home in Frisco sold too quickly (a very nice problem to have), and they required time to decide whether to buy or build their next home.  They wanted to stay in Collin County, and, as they began to review homes for lease in the Prosper area, they came across my information.  This particular Saturday wasn't move-in day.  This was the day the tenant was meeting the landlord at the property to pick up the new keys from the locksmith.  I asked to stop by to photograph the home inside and out.  Why?  To protect the security deposit and take pictures to support the Inventory and Condition Form.  These photographs protect both parties, and give us, literally, that snapshot in time as a reference, in case a problem arises during the course of their lease.

    This tenant asked "I bet all agents don't go this far above and beyond the call of duty on a lease property, right?"   "Maybe not", I replied, "but I bet a lot of them do".  It's short-sighted to think of a client as a lease client.  Our lease clients tend to turn into buyer clients, and then seller clients, and then buyer clients again.  When we truly take the stance that these are our clients for life, then doing the right thing, and going above and beyond, just becomes the norm.  When we serve others, and treat others as we would want to be treated, we do not only what is required, but we also look ahead to what might also be necessary or prudent.  It would be wonderful if all leases went well.  But, sometimes they don't.  Taking action ahead of a problem can turn a mountain back into a molehill.  Photograph every room, photograph the exterior, take up-close photos of major operating components and appliances in the home, and give a copy to both the tenant and the landlord.  Set the bar high on both parties, so that they will do what is necessary to work together to maintain the property in it's current condition until the conclusion of the lease term.

    Have a blessed day!

    Ronda


    Ronda Allen - Realtor

    Activerain.com #1 agent in Prosper, #15 in Collin County, and #147 in Texas (June, 2010)

    Certified Purchasing Manager - C.P.M.

    Short Sale and Foreclosure Resource - SFR

    Texas Affordable Housing Specialist - TAHS

    CEO of comingsoonhomes.com since 2005

    RE/MAX Dallas Suburbs

    #1 Office for RE/MAX in the North Texas region 2009!

    Follow us on twitter:  www.twitter.com/comingsoonhomes and http://www.twitter.com/prospertxhomes

    Friend me on Facebook:  Ronda Wise Allen

    Your client referrals R always welcome!

  • Prosper, Texas: Is your Prosper, TX home a match for this tenant?

    Posted Under: For Rent in Prosper  |  May 20, 2010 8:10 AM  |  646 views  |  No comments

    The trouble with residential leasing in Prosper, TX, as I have said on a number of occasions, is that we have a shortage of available inventory for lease.  As of this morning, there are only 12 residential properties for lease in Prosper, ranging in rental from $995 per month to $5500 per month.  And, in my personal experience, the homes listed for lease under $3500 per month in Prosper tend to rent very quickly, and with multiple applications being submitted in just a matter of a couple of weeks. 

    Currently, I have a tenant client who is looking to build a home somewhere in Collin County, TX.  They sold their Frisco home much faster than anticipated, and are looking for the following:

    1.  Terms of 8-months fixed $2500-3000 per month

    2.  4 months at month-to-month at a rate to be determined by owner and tenant.  This client is looking for a mutually beneficial arrangement where they get the time to build and the owner gets a good return.  Possibly re-newable month-to-month beyond 4 months, as the flexiblility is needed to build a home and account for a flexible construction schedule.

    3.  Appliances must stay (fridge, washer, and dryer), since the tenant let their appliances go in their home sale.

    4.  Possession of the house by 6/15-6/30 for moving into the home (early possession for a move staggered over a couple of weekends), with the official lease move-in date starting 7/01/10.

    5.  The home must be CLEAN, moderately updated, around 3500-4500sf, at least 4 bedrooms plus study (or a 5-bedroom with no study), and have a yard size of no less than a quarter acre and no more than 3 acres.

    Prosper residents - you have first dibs on this prospective tenant, but I will be finding them a home to rent in these next 7 days.  If your home is a fit, and you are open to the terms, as stated, then I would appreciate a call from you at 972-816-4369 7am-7pm Monday through Saturday.

    Have a blessed day!

    Ronda



    Ronda Allen - Realtor, C.P.M., SFR, TAHS

    CEO of comingsoonhomes.com since 2005

    Activerain.com #1 Realtor in Prosper, TX and Top 20 in Collin County, TX (May, 2010)

    RE/MAX Dallas Suburbs

    #1 Office for RE/MAX in the North Texas region 2009!

    Follow us on twitter:  www.twitter.com/comingsoonhomes and http://www.twitter.com/prospertxhomes

    Friend me on Facebook:  Ronda Wise Allen

    Your client referrals R always welcome!

  • Collin County, Texas homes for sale: ASK if they're also for lease... U never know!

    Posted Under: For Rent in Collin County  |  January 4, 2010 9:38 AM  |  632 views  |  No comments
    In 2009, most of the residential leases I worked were actually of homes that weren't even offered in the MLS as lease listings.  I either converted a listing for sale to a lease upon request from the prospective tenant, or a lease client called and asked me to find a home they could buy who would also consider leasing in the short-term.  Lease terms have been customized to fit the exact circumstances of seller and buyer, who in the early phase of the process were situationally forced to be landlord and tenant.  

    Just this morning, I took the 20th lease inquiry call on a home listing in McKinney, Texas that is for sale only.  The owners aren't ruling out leasing as an option, but do not have a formal lease listing in place.  They still prefer to sell, but we evaluate each situation as it arises and are keeping an open mind to leasing.  They are willing to consider a short-term lease to the right buyer.  That's right...a brief lease of up to 90 days, at the end of which a purchase would take place.  Our standard TREC home purchase contract for single family homes does cover this scenario with existing addenda.  This is not a lease-to-purchase.  This is a purchase with an early possession date by the buyer.  This gives the seller/landlord the time to find their next home.  It gives the buyer/tenant time to get their current home closed and funded.  And, it gives the two families the flexibility they are needing at this time to accomplish their goals. 

    As you cruise the internet looking for homes to rent, also take a look at the homes offered for purchase.  It doesn't hurt to ask if a home for sale may consider a short-term rental.  Lots of buyers are conducting their searches in this manner, and it's surprising how many sellers said 'yes'.  Take a 'never say never' attitude, and keep the other party's goals in mind, and you might create the exact opportunity you need and avoid the expense of moving twice.

    Have a blessed day!
    Ronda


       
  • Ronda Allen, Prosper Resident Realtor: Don't become a Short Sale in 2010

    Posted Under: For Rent in Prosper  |  November 30, 2009 5:26 AM  |  729 views  |  No comments

    Thinking you may not be able to hang onto your home much longer?  Are your finances keeping you up at night?  Hearing the news that the recession is over in DFW, but not seeing any help coming your own way to dig back out from the hole it created?  You are not alone.  Many families are getting by right now.  Just barely getting by.  There is no shame in it.  It is a sign of the times.  Our government knows that job creation is the answer, but that's a big ship that moves slowly, and help may not be coming for a while.  What to do? 

    In 2008 and 2009, we were able to help many Prosper homeowners lease out their homes for a 1-2 year period, in order to alleviate their burden.  That answer is a much better solution than a short sale as we head into 2010, as well.  I shocked someone the day after Thanksgiving when I showed them that the home that costs them $1100 per month would actually lease for $1500 per month right now.  I leased out a 4-bedroom home on Amistad in Lakes of La Cima this year on a two-year lease for $2400 per month. 

    Demand is still up for residential leases, and supply in Prosper is still low.  Most of these homes lease in just a few weeks, even if they've been up for sale for many months.  I have found a better quality of tenants are out there today.  The ones I've encountered are just normal folks trying to find a good area in which to live, and they want good schools for their kids.  Or, they are downsizing from something larger and don't want to leave the Prosper school district. 

    Only one of my leases from 2009 opted to do property management.  The rest decided to manage their own properties and have done a fine job of it.  In Prosper, many of the homes are still under the manufacturer's warranty and/or residential home warranty contracts, so servicing the home while the tenant is in the house is neither expensive nor burdensome. 

    Leasing can buy you the time you need to get back on top of your finances.  Don't become a short sale without considering the option of leasing out your current home.  If you are already behind on mortgage payments, then we need to move very quickly to get you up for lease.  If the bank knows you are going to lease out the house, they may work with you while we find a tenant.  I helped one family in 2009 that was four payments behind to the largest lender in our area.  We leased their house in one day.  Their lease is $650 above their house payment, so they are able to send the remainder to the lender to catch up on their back-payments.  No foreclosure is underway, because I asked the owners to speak with their lender every Monday like clock-work with updates.  The family moved to a smaller home just a short drive away, and the kids stayed in the same school.  Crisis averted! 

    Have a blessed day!

    Ronda

    Ronda Allen - Realtor, Certified Purchasing Manager

    RE/MAX Dallas Suburbs - Keith Dobbs Team

    #1 Office and #3 Team for RE/MAX in North Texas at mid-year 2009!

    CEO - comingsoonhomes   Follow us on twitter:  www.twitter.com/comingsoonhomes

    Friend me on Facebook:  Ronda Wise Allen

    Client referrals always welcome!

  • Texas: Dallas: Collin County: Prosper: Lease homes in Prosper, Texas

    Posted Under: For Rent in Collin County  |  November 10, 2009 2:47 PM  |  661 views  |  No comments
    As of today, November 10th, there are only ten homes in Prosper for lease between $2000/month and $5,000/month.  If you are looking for a larger square footage home in a renowned school district to rent in the North Dallas Suburbs, Prosper is an excellent choice.

    Key sites you need to visit if you are considering Prosper:

    www.prosper-isd.net  (Prosper school district)
    www.prosperinprosper.com  (Prosper Awareness Committee)
    www.prosperchamberonline.com  (Prosper Chamber of Commerce)
    www.prospertx.gov  (Official site for the Town of Prosper)
    www.rondaallen.remax-texas.com  (Prosper Resident Realtor) 

    Have a blessed day!
    Ronda


    Ronda Allen, Realtor and Certified Purchasing Manager
    RE/MAX Dallas Suburbs-Keith Dobbs Team
    #1 Office and #3 Team for RE/MAX in North Texas Region at mid-year 2009!
    972-816-4369 7am-7pm CST M-Saturday and 12-5pm CST Sundays
    CEO of comingsoonhomes.com
    Follow me on twitter:  www.twitter.com/comingsoonhomes
  • Prosper, Texas and Celina, Texas homes for lease Fall, 2009

    Posted Under: For Rent in Prosper  |  September 10, 2009 8:44 AM  |  730 views  |  No comments

    Since Spring, 2009, we've seen strong demand for leasing residential real estate in the far North Dallas suburbs.  Frisco and McKinney have added over 400 additional occupied housing rentals since March, 2009.  Prosper has added 30 occupied residences to the rental market, and Celina shows to have added 28 per our local Collin County MLS. 

    Homeowners in Prosper need to be positioning their home right in the housing market.  We have some people listing lower than they should.  Be sure you have seen area comps on leases before putting your home up for lease.  Rents are rising, and we've seen some homes renting at closer to $1.00/sf.  Demand for leases in Prosper have been high - in no small part due to the reputation of the Prosper schools.  The average price per square foot lease on a Prosper home is currently at $.70/sf.  In Celina, it's at $.63/sf. 

    We currently have 25 homes for lease in Prosper, ranging from just under $1000 per month up to $11,000 per month.  That isn't a lot of inventory in comparison to the cities and towns around us.  Properties are leasing in Prosper at 57 days on average, and Celina homes are leasing at an average of 58 days.  Many of these homes are being hit with multiple lease offers in just a matter of days. 

    For people who just want a little relief from these economic times, leasing can be the right answer for both the landlord and the tenant.  Realtors are here to help. 

    Have a blessed day!
    Ronda


    Ronda Allen, Realtor and Certified Purchasing Manager
    RE/MAX Dallas Suburbs
    www.dallassuburbs.net

  • Only 8 homes for lease in Prosper under $4,000 per month

    Posted Under: For Rent in Prosper  |  August 23, 2009 8:58 AM  |  703 views  |  No comments
    As I have blogged earlier this year, we are once again in a position in Prosper where we have less than ten homes available for lease under $4000 per month.  In highest demand have been leases on 4-bedroom homes in neighborhoods like Lakes of La Cima and Willow Ridge.  We are down to just one 4-bedroom for lease as of this morning in our MLS between $2500 to $3500 per month lease.  

    There is no reason to feel the squeeze of the economy right now or fall into foreclosure.  Prosper's lease market is in high demand this year and short supply.  

    Have a blessed day!
    Ronda



    Ronda Allen - Realtor, Life Coach, and Certified Purchasing Manager
    CEO of comingsoonhomes.com
    Follow us on twitter:  www.twitter.com/comingsoonhomes
    RE/MAX Dallas Suburbs - Keith Dobbs Team
    #1 office and #3 team for RE/MAX in North Texas at mid-year 2009
    View all our team's listings for sale or lease at:  www.keithdobbs.com   
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