Ronda Allen's Blog

Things are radically different, in a good way, in Frisco this Summer.  The luxury market buyers have returned.  Even though luxury residential leases are at record highs in our suburbs, some of these buyers have been turning their own homes and buying again.  Here are the totals by price range for homes in some stage of contract (option or pending) for the last six months, according to the North Texas Real Estate Service (NTREIS MLS):

$300,000 to $499,999 (Frisco's bread and butter for home sales)
78 homes currently under contract

$500,000 to $600,000
12 homes currently under contract

$600,000 to $800,000
6 homes currently under contract

$800,000 to $2.2 million
9 homes currently under contract

Of course, a 3-bedroom, 2-bath home can start as low as $130,000 in Frisco and a 4-bedroom, 2-bath home can start as low as $170,000.  We currently have 208 homes under contract below $300k.  Other parts of the country may wonder 'what's wrong with them?' for being priced so low.  Throw out what you think you know about real estate when considering a move to the North Texas Region.  My incoming buyers usually have big grins on their faces, when they see how much home they get for their money.  It's my outgoing sellers who come back from their preview tours with sticker-shock.

Have a blessed day!
Ronda


Ronda Allen - Realtor, Life Coach, and Certified Purchasing Manager
CEO of comingsoonhomes.com
Follow me on twitter:  www.twitter.com/comingsoonhomes
RE/MAX Dallas Suburbs - Keith Dobbs Team
www.keithdobbs.com
Friend me on Facebook:  www.facebook.com   Ronda Wise Allen

Last night was the grand opening event for the area real estate agents for Newman Village in Frisco, TX.  (location, half a mile West of the Tollway at Eldorado).  When a builder holds a grand opening event, they pull out all the stops.  This opening, by the Darling Family of Home Builders, was no exception. 

We were picked up in golf carts and toured 3 magnificent new model homes.  Ranging in price from the $400's to the $900's, Darling is the primary developer for the community.  There are also half a dozen of the best known custom home builders who are approved to build in the neighborhood.  Artistry takes the forefront in this community, from the artwork in the roundabout at the entrance to the neighborhood, to the sculptures scattered throughout the park and the discovery center. 

Speaking of the Discovery Center, this is the place where the development of the neighborhood and the concepts created are shared with potential homeowners.  My friend, Karen Callaghan, will be the on-site Curator of the Center.  There is no one better to welcome you to this neighborhood and answer your questions.  Come view the many photos and descriptions that explain this unique lifestyle destination.   This is a story that needed to be documented and shared with prospective owners.

These are unique homes.  No cookie cutter presentation here.  Covered porches, balconies, architectural diversity, and every upgrade you can imagine has been poured into these idea homes, so you can see your selections and how they will play out in the home you choose to build in the neighborhood.  Whether it's an amazing 3800 square foot 'New Orleans-esque' patio home or a 4800 square foot Tuscan manse with 90 foot wide lot, there is no home in this community that will be anything short of amazing.  

Lot selections are always best in the first phase.  Don't wait to find out more about Newman Village.  As always, you can ask for still photos and/or video presentation to be emailed to you directly.  And, I'll be posting photos of the models and some of the lots to www.comingsoonhomes.com this weekend and will share a few on this blog next week. 

From the tours, the roaming dinner, the feast, drinks, and live music on the lawn, to the socializing with other real estate agents and sales consultants for Darling, this was an absolutely top-notch event from a respected builder in our community.  I can't wait to meet the first family I'll be helping to call Newman Village HOME.

Have a blessed day!
Ronda




Ronda Allen
Realtor, Realtor Life Coach, and Certified Purchasing Manager
RE/MAX Dallas Suburbs

Right off the North Dallas Tollway is the community of Frisco Square.  This concept started slow in the suburbs - loft living spaces above retail.  How very New York of Dallas!  This was a very odd concept to us in Texas.  But, we've warmed to it.  As other elements came to life in Frisco Square, the loft apartments got more popular.  As Pizza Hut Park started featuring musical acts, a new perk of residency sprung forth.  You can sit on the 3rd floor balcony of Frisco Square and listen to the concerts without a ticket! 

Apartments range in price from the mid-$800's to around $1550.  The rooms feel larger than their square footage and their standard amenities are not basic.  High ceilings make the rooms comfortable.  Balconies are useable size.  Bedrooms are living rooms are spacious.

Go see Kourtni Sharum at 8843 Coleman Boulevard and ask to tour the property.  Be sure to tell her that you read about Frisco Square on my blog.  The web URL for the site is http://www.friscosquare.com 

There are new units under construction now.  the new units will be a little smaller, but there will be a large fitness facility, a full business center for the residents, and more.  Wouldn't you like your neighbors to include:
Love-Peace-Popcorn
Mattito's Tex-Mex
Frisco Dental (Hi! to Dr Joey McElhaney and crew!!)
Frisco Public Library (my absolute favorite library in the Dallas suburbs)
Babe's Chicken
and more coming everyday...
(no movie theatre yet, but it is on their long-range planning map for the complex).

Have a blessed day!
Ronda


Ronda Allen-Keith Dobbs Team
Realtor and Certified Purchasing Manager
RE/MAX Dallas Suburbs
& www.comingsoonhomes.com

With one natural lake (Caddo - in East Texas), it can be difficult to find lake-front and lake-view properties in Texas.  Beware water-view - which could really be a pond in some HOA.  But, sometimes, you have to think outside the box to find lakeview homes in Texas.  For instance, Frisco has lakefront.  But, Frisco doesn't have lakefront.  What I really mean is that there is one section of 'Frisco' that has a Frisco mailing address, but is situated outside the city limits and sits on the Eastern shores of Lake Lewisville.  The neighborhood is called Wynnwood Haven.  I lived there for 9 years.  Excellent neighborhood.  We only moved because we felt selfish living in our 'retirement' home with a 12-year old that needed friends and a neighborhood and an HOA with swimming pool and parks.  If I were a selfish Mom, I'd still live there.  I walked the lakeshore every day.  It was my meditation time.  The color of the water mirrored the sky, and my emotions followed suit.  It was my haven.  I will very likely go back and boot out the current resident of my home when my time comes to 'retire' - when my son moves out of our current home in Prosper.  I still dream of my old home in 'Frisco'.  Oh - did I mention that because it was outside city limits, the taxes did not include city taxes and were less than $2000 per year?  Excellent perk of living outside city boundaries!

Where is your haven?

Have a blessed day!
Ronda
RE/MAX Dallas Suburbs

Builder inventory is beginning to dwindle.  New build prices in the new year are going up.  Costs to build a home continued to rise.  Transportation costs went up last year for everybody, but it wasn't planned for in many cases, and the builders absorbed that hit and sold homes for less in 2008.  In DFW, you'll see new home builders putting out new incentive programs to entice home building.  But, just as with foreclosure buying, go into new construction with eyes wide open and make sure you're really getting a deal.  I've been selling homes in DFW for 8 years, and yet there is one thing I haven't figured out...how a new home can appraise for as high as it can in the year you buy it, and then your tax value and the market value is much lower in the first couple of years after you own it??  Homes and cars get more alike every day with this perceived depreciation upon purchase.  I find it odd, and it perplexes me to this day how the practice can continue. 

2009 will see a return to shoppers of resale homes in DFW.  The best value may be to make your wish list and pick amongst the available inventory.  Many of these owners are just ready for upsizing or downsizing - normal phases in home buying and selling.  Their home isn't in distress.  It isn't vacant.  It didn't get abused.  New homes saw a decline in sales in the back half of 2008, because the trend was already starting.  It will continue for quite some time.  Don't rule out resale when searching for your next home. 

Realtors are always out running here and there.  It's the nature of the job.  But, what stops us in our tracks?  Icy road conditions.  We're getting our winter weather this week (and yes, it was just 80-degrees last week).  These next two days are a great time to ask a Realtor about selling your home, refinancing, buying, or leasing.  We're a captive audience sitting by the phone on days like this.  Take advantage of it.  
Stay warm!
Ronda