I constantly strive to improve my website and offer all the available services. I just added a new MLS Search that has some great features beyond my previous tool. Hope you enjoy and find this very useful.
I also appreciate the fact that online users have widely varying tastes. I have created a new website with a different format. Please check it out at www.LakeLBJagent.com
I would love to hear back from you about either of these new features. Most of all, I would love to assist in your search for properties in the Highland Lakes.
Ranch and Waterfront Living!
• 2,051 sq. ft., 3 bath, 3 bdrm single story - 
MLS® $299,000 - Boat Slip on Lake LBJ
Bridgepoint, Kingsland - Deeded Boat Slip at private marina for prestigious Bridgepoint neighborhood. 2006 Custom Stone Home with all the desired upgrades. True Hill Country Living on 1/2 acre backing to Wildlife Mngmt Ranch and just a short walk to constant level Lake LBJ and your boat. Open floorplan with stone fireplace.Private, yet close to all the necessary ammenities. Perfect alternative to expensive waterfront homes.
Highly efficient home with heat pump, low-e glass, double-paned insulated windows and quality insulation. Ideal master suite with tray ceiling, crown molding,double walk-in closets, separate tub/shower/water closet and french door out to covered patio. Sprinkler system off community well. Great vacation or permanent home!
Property information
Horseshoe Bay South, Horseshoe Bay - Announcing a price reduction on 414 & 416 Hiridge Road, a lot / land. Now MLS® $34,000 - Large 1/3 Acre Homesite.
Property information
Sunrise Beach Village, Llano County - Announcing a price reduction on 268 East Lakeshore Dr, a 1,978 sq. ft., 2 bath, 2 bdrm single story. Now MLS® $419,000 - Lake LBJ Open Water!.
Property information
I have added 8 different search tools to my website under "Search All Listings". I would love feedback from any visitors. I know buyers enjoy searching online and my goal is to make at as easy and fun as possible.
Agents love the fact that buyers often find properties they are interested in prior to contacting the Realtor. It gives us a great idea of what you are looking for and an excellent start to further the search.
The most comprehensive and current information will always in the MLS system only available to licensed agents. I encourage you to allow me to assist you in your search early in the process. In addition to the added information available, the knowledge of the local market I can provide is extensive. Often a property looks great online, but has issues you might not know about such as a poor water location on the lake. Sometimes a really nice property does not present itself well online and should be on your list of possibilities.
Even with today's advanced technology, nothing can replace the added value of an agent when looking for property. This is still an important part of our jobs, as well as handling to critical steps in making a purchase.
This is the time of year for increased interest in resort and vacation properties on Lake LBJ. Most buyers enter the market in the early part of the year with a focus on enjoying their new property in the Spring and Summer. Many sellers also wait until this time of year to list their waterfront property.
The best buys will go first. If you have been considering a waterfront home, this is a great time to start looking. I offer professional buyer's representation at no cost to you. I only get paid (by the seller) if I perform and we find your dream property.
Historically lower prices and low interest rates make this one of the best times to buy in many, many years. Interest rates are predicted to rise at the end of March, but will remain at historically low levels most of this year.
Buyers ready to act are in high demand and almost all listing prices are negotiable. Please contact me for assistance with no obligation.
I offer a Foreclosure Search on my website, but limited information is available. If you are interested in foreclosures, please contact me. I have a list of 6 recent foreclosures in the Highland Lakes Area I sent to several clients today. We expect to continue seeing foreclosure listings throughout 2010.
Be aware that foreclosures are sold "as is". The bank owners are usually unwilling to negotiate any repairs or special terms. The only real negotiating is over the price. And, you as a buyer, become responsible for any possible issues with the property.
Seller's Disclosures do not exist for foreclosures. Information about the property is usually limited, so you need an agent that knows the area who can help you gather more info.
Some banks will allow an inspection period, but option periods are not allowed. Once you make an offer that is accepted by the bank, you are legally locked into buying the property in most cases. In some cases, you need to consider conducting a home inspection prior to making an offer. The risk of loosing a few hundred dollars is worth it most of the time.
Banks prefer cash buyers, but financing is possible. Any offer submitted must include proof of funds or proof of financing up front. Banks also prefer a fast close. The ability to pay cash and close quickly can make the difference in getting an approved deal if competition is steep.
I sold 6 foreclosures in 2009 and have worked with bank owners in assessing potential foreclosure properties. It is definitely in your best interest to have an experienced agent working on your behalf for these deals.
Foreclosures potentially offer great deals and investments, but "buyer beware" applies heavily to these transactions.
Please call or email if I can assist you, jeff.spears@century21.com, 325-248-4369.
Buying is a tough decision. Often buyers find the home "the one" after seeing many homes, but still do not act. Getting over the mental block of taking the huge step to purchase is always a challenge.
Luckily, the structure of today's home purchase contracts allow you to further consider a purchase without being locked into the deal. An option period for nominal financial consideration allows you to secure the possibility of buying the home while you get more information. Usually, for around $100, you can have a 7-10 day option period to get inspections and find out more about a property. If you do decide to walk away within this period, you are only out the option fee and the costs of the inspections. The loss is minor compared to the purchase price of a home.
If you think you have found "the one", consider making an offer with an option period clause. This is the only way to find out the true price required to buy the property and it gives you control over the situation. Making an offer is not at all risky when it is structured properly.
The role of your real estate agent has evolved with technology. The majority of buyers welcome the use of the internet in searching for properties. I would like to point out some of the important duties your agent should provide in today's market.
-Refined property search using detailed criteria.
-Help you determine the best communities to consider based on your needs.
-Provide area information such as schools, taxing entities, utility services and special considerations based on the area, such as lake water quality for waterfront.
-Helping you determine a fair price and decide on the many options included in a contract.
-Facilitate the process of making and negotiating an offer utilizing the State of Texas approved contracts and addendums. There are over 100 documents and proper use of all the pertinent forms is critical to help protect the buyer.
-Coordinate a transaction from start to finish including assisting you with inspections, surveys, Property Owner's Associations, mortgage lenders, appraisers and title companies.
-Be a source for finding the source of any information you are seeking.
-Bring a business minded attitude to the sometimes emotional aspects of buying a home.
I'm sure you have heard about the $8000 tax credit for first time home buyers being extended through April 30, 2010. But, did you know there is also a credit available for existing home owners? There are multiple guidelines to these credits, but they are readily available to a very large portion of buyers. Please visit this site to learn more:
http://www.century21.com/buyingadvice/buying101/homebuyertaxcredit.jsp
Llano County was reported last fall as the 4th fastest growing County in the State of Texas. While this is good news economically, the area remains primarily rural and not heavily populated.
The center of Lake LBJ is the primary county line between Burnet and Llano counties. So, much of Llano county's population is surrounding lake LBJ. Llano County is also known as the Deer Capital of Texas and has many beautiful ranch properties. The largest cities include the premier resort community of Horseshoe Bay, Kingsland and the City of Llano.
The diversity of the county is strong from country club living, lake cabins and estates to true ranch and farm life. Well known Enchanted Rock State Park is among the many natural highlights of the area. Many beautiful golf courses are in the area as well.
Llano County is about one hour from Austin and one and a half hours from San Antonio. Many of the homes in the area are secondary/vacation homes for residents in these large cities.
Check out Llano County and you are almost certain to find something with great appeal!
Hopefully you have found the Highland Lakes MLS Market Stats posted on my homepage helpful.
We have seen an interesting trend since the market decline began in late 2007. Homes are selling remarkably better than lots or land. When the market was strong, the number of residential lots was very close to the number of homes sold. This was true for waterfront lots as well.
There are likely many reasons for this trend including difficulty getting financing for raw land. The Ranch and Acreage sector has been hit hard in the number of sales decline as well. There are far fewer developers and individuals active in the buying, building, and selling trade. Historically land holds value well and prices have not decreased nearly as much as those for homes.
The good news for existing home sellers is their competition with new homes is greatly decreased. Lots and acreage are likely to recover slowly just as the overall economic market improves slowly.
Are you a home seller? Please consider visiting with me about listing your property.
Only 18% of properties listed in 2009 sold in the Highland Lakes area. I sold well over 60% of my listings.
I will market your property with an intense focus on technology and the internet. In addition to placing your listing on over 30 of the most used websites for property searches, I partner with 100 local agents to share listings on each other's websites. This program is by far the largest partnership in the area.
I encourage you to check with multiple agents, but please make sure I am one of the calls. Please see my Testimonials page to hear from my many satisfied clients.
I have blogged about this previously, but the point is worth making, again.
Historically low interest rates are coming to an end soon. Market data and business news continue to indicate interest rates will rise as much as 1% by the end of March.
You can save many thousands of dollars with a lower interest rate. That and today's lower prices combine for the best time to buy in decades.
Primary drivers for the increase in rates are improving market conditions and the end of Federal programs. Federal programs intended to keep rates low are scheduled to end in the first quarter.
Don't miss out. If you are one of the lucky folks able to buy rate now, you will be laughing far in to the future about the great interest rate you have!
Also, if you have been on the fence about possibly refinancing your current property, now is the time to act quickly.
The real estate business is extremely competitive.Customers are gold in today's market and should be treated with great care. Obtaining listings is important, but a serious buyer is what everyone is looking for.........
I make it my policy to never pressure clients. I am here to offer service and advice as much as possible. But, I recognize the purchase of property is stressful enough without any type of sales push. You deserve not to be hassled!
When a buyer is ready, they will clearly let me know. I will be ready and waiting to assist them through the purchase experience.
Clients are intelligent and able to make their own decisions. My advice and opinion will always be available.