Hi Rob,

Not sure if you've found your answer yet. But if you've not sold and do not want to rent, you could consider working with a professional house buyer like myself. We can discuss some options, and you can also visit my blog as I list several options that including, selling with or without a realtor, renting, short sales, loan modificiations, wrap around mortgages, etc. I've been professionally buying and selling houses for almost 8 years (and I'm not a realtor) so my default won't be "list house/rent house". If I can help bring some other solutions to the table, please let me know.

Jessica

Being able to sell you home in the short term all depends on how you price it...

The Hays market area is more in a flat market as it is neither a sellers nor buyers market...
The following is a reflection of the previous 6 Month Of Inventory, sometimes referred to as "MOI" in that area...

4.67 5.04 4.77 4.9 5.05 5.2 4.66
Jan Feb Mar Apr May Jun AVG
(this information based on report from alamottitle-austin)

Usually when the MOI goes past 6 months it is considered a buyers market.

I truth you should consult with an agent/broker familiar with your area. As far as the 45SW, it is still up in the air as to when and if it will be built as a tollway, not a tollway or combination thereof.

If you'd like an homes opinion give me a call, I'd be glad to run the numbers...

512-426-2689

Hey Rob,
I wanted to further explain what I meant in the earlier post. A seller will actually see value in today's market in accepting a contingency contract. The reason is this. It is a strong buyers market right now (more than 6 months of inventory, low interest rates, low prices on home, LOTS of homes to choose from). Sellers are excited to even see traffic in their homes right now. So when you put any sort of offer right now, it will be of some interest to a seller. Furthermore, a contigency offer is not necessarily a bad thing to a seller. It actually gives them the power. If another buyer were to come along and make an offer on their home, they could still accept that buyers offer. So there is no reason why they would not be inclined to accept a contigency (a bird in the hand is worth 2 in the bush). For you, it does carry some downsides, mainly that you would probably put up some money for an option period, and if your offer was terminated, you would lose that money, but all in all, in this market, there is more of the possibility of your offer running its course(as I said in the earlier post), as we are seeing some homes on the market for years instead of months. You will continue to be confused as to what to do, until you speak with a REALTOR about what your home could possibly sell for, and what the timeframe could be, and what you would clear. That is why I mentioned you do that first.

Get all of your ducks in a row, see the actual potential(what you could do here, and in Dallas) then make up your mind. After all, to do all that, takes no more than a few minutes and its free.

I can do all this for you, just let me know how I can help.

Rodney Monk
512.524.6565

Hi Rob,
Most sellers these days are not accepting a contingency. It could be costly for you between inspection fees, option fee and then end up not buying the house because it had a kick out and your house didn't sell. You would probably have to offer close if not full price for the seller to consider the contingency.

I would recommend that you consider just put your house for sale, do the commute thing (gas prices are still not that cheap) or rent something cheap and purchase after your house has closed. That would put you in a much stronger position as a buyer.

That would be my advice since we just don't know how long before the current "slump" ends. Have you considered renting out your house?

I'll be very happy to assist you with your relocation in Dallas.

Naima
214-289-8555
Naima@Sumner-Realty.com

Well, bottom line Rob is this. Many people are still doing well with selling in this market. Quite honestly each situation is different. It is an excellent time to move up(understanding that is not your intent), but what I mean is it could actually benefit you. Without knowing all of the details of your home, I can say that it is possible in that timeframe of your ownership to maybe come out on top. Even if you broke even on the sell now, and it alleviated you of your monthly obligation, the fact is that your purchase in Dallas would more than make up for it(differred monthly payment, lower interest rate, more home for the dollar).

As far a buying with a contingency, that is not a bad idea. The truth is there are so many houses available right now, some sellers would be more apt to accept that offer, and the possibility of your offer on that home could actually come to term without another interested party. Either way, it is always best to try and sell first if you can. It's like I tell anyone wondering, you won't know unless we look into it.

I would be glad to speak with you via email, phone, or in person about your home, and give you a better understanding of where you are on the prospect of selling. Feel free to contact me.

Rodney Monk