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Home Selling in The Woodlands : Real Estate Advice

  • All128
  • Local Info16
  • Home Buying40
  • Home Selling8
  • Market Conditions10

Activity 8
Fri Feb 6, 2015
Susan Trujillo answered:
The fees a Realtor charges vary and there is no set rate. The fees are based should coincide with the level of services the Realtor provides. I offer a note of caution for prospective Sellers on selection of the right Realtor. There are companies that offer low rates, but they may not be the bargain you thought you were getting. Have you ever purchased an item at a deep discount store, got it home and found out there was a reason it was so just didn't work as well as you thought it would or it didn't work at all?

When choosing your Realtor, you need to understand what they are bringing to the table! What type of marketing are they doing? How frequently do they market? What does their social media campaign consist of? Do they use professional photography? Check to see pictures of their current or past listings. What type of in-house marketing materials do they provide? Do they conduct open houses? Ask them about their track record of success. Ask them about their lessons learned. What is their communication strategy? How experienced are they at handling the many processes in getting the sales contract to the closing table? How well do they negotiate in YOUR best interests?

What is their Broker's reputation in the marketplace? Having a Broker's license does not always equate to excellent service so it is important to have a meaningful discussion with the Agent and/or Broker and ask the right questions. There are many great Realtors who don't have a Broker license and are delighted to be an associate who's focus is solely on sellers or buyers and not the management side.

A good Realtor works tirelessly to get the job done well. A good Realtor is worth their weight in gold. A not so good one could cost you more gold than you expected!

When discounting services in this industry it is often an attempt to get more listings, but provide less service. Ask yourself: is worth it if the discounting may result in slow or no communications, dumping your listing in MLS and doing little else, or worse yet, failure to follow up with the transaction and learning there is a problem right before the scheduled closing date. These are potential scenarios when you don't choose the right agent for the job. Real Estate presents many challenges, and bumps may occur, but the Realtor you choose should do everything in his/her power to navigate through those bumps and keep you informed every step of the way.

Susan Trujillo 281-755-7249
Better Homes & Gardens RE - Gary Greene
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Wed Oct 29, 2014
Annette Lawrence answered:
it adds value in the same way one would value a pair of cowboy boots.

If you like cowboy see the value.

Selling a pool to citizens who live in sub-tropical climates like TX and FL is not rocket science.
If a person can not see the value the only response you should have is, "This homes not for you!"

If you and those important to you will ENJOY the pool, that is the ROI you really want.

Best of success,
Annette Lawrence, Broker/Associate
Palm Harbor,FL
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Tue Sep 25, 2012
LEE Sloan answered:
Thanks for the info; found 2.
Lousie Lee Sloan,
Lone Star CRS
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Fri Aug 12, 2011
Ron Thomas answered:
Understand that the LISTING PRICE has one primary objective, to attract attention: It is not intended to be set in stone, and in many cases it is not even a good guideline toward the SELLING PRICE.

Some Sellers believe that by setting the LISTING PRICE high, they can always come down, and people will make an offer anyway: WRONG! Buyers will just bypass the property and look at houses that are within their price range. And six months from now, the Seller will slowly start lowering the PRICE, (this is called “chasing the curve”) and Buyers will be asking the question; “What’s wrong with that house?” and “Why has it been on the Market so long?”

Other Sellers set the LISTING PRICE low, to attract multiple offers. (The correct strategy.) We are asked; “Aren’t you obligated to sell at this price if someone offers it?” The answer is probably not; for that to happen, you would first have to have only one offer, and secondly, the offer would have be exactly the same, down to the smallest detail, (please discuss this with your Realtor).
Another thought; Buyer will search for potential properties by groups; for example, $400,000 to $450,000, and $250,000 to $300,000. If your house is priced at $460,000 or $310,000, the Buyers will never see it. (something else to discuss with your Agent.)

We have found that extremely often, the LISTING PRICE that is set on SHORTSALES and REO’s are not determined, nor even discussed with the Bank: The banks play their cards very close to the vest, they will not tell the Listing Agents any more than they have to; they will not give us their lower limits. So usually, the LISTING PRICE on a distressed property is a number taken out of the air.

If you are considering a property, have a Realtor do a CMA, (Comparative Market Analysis) to help you determine your Offering Price. If you look at enough CMA’s, you will see the trends.
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Fri Aug 12, 2011
Kimberly Nicole answered:
A reputable agent will be able to send you a list of foreclosures for the type of property you are seeking. You will have the most luck in Magnolia and Montgomery areas of town as they are both close and back up to The Woodlands and have acreage that allow for horses. ... more
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Thu Oct 21, 2010
Michael Blount Jr. answered:
Indian Springs Homes Closed in the Past 60 days:
The following data if for the Village of Indian Springs in The Woodlands, TX. The days on market are accurate in regards to homes being listed multiple times, or with multiple brokers. The data represents the medians, not averages, which gives a more accurate picture of the market. Please call with any additional questions as I would love to help.

Median Sales Price of $409,250, $/SF of $109
Homes avg 31 days on market, selling at 98% of asking.


Michael Blount Jr, Broker
Blount Properties
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Fri Apr 30, 2010
Amanda Nicodemus answered:
Sounds like you're referring to the County Appraisal District that appraises properties in April of every year. If so, these values have been reduced in some areas over last years' appraisal values. This doesn't necessarily mean that your house will sell for this amount. The market value of a property is determined by what has sold in the neighborhood in the last 6 months as well as the condition, features of the property and other criteria as determined the the designated Appraiser selected by the lender/broker for the buyer . Any offer is negotiable. Your Realtor should be advising you as such. Good luck. ... more
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