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League City Houses – What’s Up With Brittany Lakes Subdivision
62 single family homes sold in Brittany Lakes this year so far. There were 77 at this time last year The downward shift may be in large part due to dwindling builder inventory. Last year according to MLS stats, there were 18 new construction homes sold while there were only 5 this year. Keep in mind of course that not all builder homes make it to the MLS.
The average sales price of a home in Brittany Lakes this year was $196,926 as compared with $205,548 this year. Homes are taking a bit longer to sell as well with an average market time of 87 days this year; 70 last year. The days on market is determined by the number of days between the time a home is listed and the time it has a contract, not the closing. As a general rule, you can add about 30 days to that to get a “drive out” time. The time from the sign going in the yard until the moving truck pulls up.
I haven’t taken the time to calculate it yet but I would be willing to bet money that the number of days to closing has increased with our “new” mortgage market. League City mortgage loans are just taking longer to process these days with the new rules. And, you’re about to see more changes in 2010 so stay tuned. There was a time just a couple of years ago when you could write an offer and close it in as little as 2 weeks. I saw one where the family wrote an offer on a Friday and actually closed it the next Thursday. And it included a mortgage!
You can search for all League City houses on our website. Or check out our free Brittany Lakes House Prices report if you live in the neighborhood and are curious what your home might be worth.
If you’d like, you can give me a jingle (ok it’s the holiday season and I couldn’t resist!) at 281.336.3175 or join me on Facebook at www.Facebook.com/johnthomasduncan
But I Saw That Clear Lake Home Online So It MUST Be For Sale
There’s hardly a week that goes by where I don’t receive a call on a Clear Lake home that is no longer for sale. When you understand what’s happening, it’s easy to see why.
Realtors love the power of the Internet. Hey, who doesn’t?! Here’s the problem though when it comes to homes for sale. Whenever an agent puts a listing into the MLS, that listing is syndicated out to the various websites. Tons of them. Great for Realtors- they get many opportunities for a potential buyer to find their listing and maybe buy it. Even better for home sellers as their home gets more exposure and along with that comes a better chance of someone finding it online and writing an offer. Buyers love it because no matter where they turn, they’re finding plenty of inventory.
So where’s the rub?
The challenge is this. These “portals,” like Google Base, Edgeo, Yahoo! and tons of others that you may have never even heard of, are quick to pick those listings up from the local MLS’s however, when the status of that listing changes meaning, it sells, is withdrawn from the market, becomes an expired listing, or for whatever reason, many times the portal does not pick the information up. Consequently, a home that was sold 3 months ago, may still be showing up on the website a homebuyer is looking on. I have literally heard of homeowners who’ve been living in their home for 3 or 4 months having a well intentioned homebuyer stop by their home to see it.
One way to find a real estate agent who is able to give you access to the public side of their MLS. This way, you’ll get your information straight from the proverbial horses mouth.
Search for your favorite Clear Lake home here. This site has a direct feed from the Houston MLS and is accurate!
Clear Lake Homes Middlebrook Subdivision Holding it’s Own
The Clear Lake Homes market in Middlebrook seems to be holding up nicely amongst a volitale US real estate market. No big changes to report with 34 closing year to date at an average sales price of $147,019 or $80.29 per square foot. With an average sales price in Clear Lake of $222,000, Middlebrook appeals mostly to first time homebuyers with a great availability of 3 and 4 bedroom homes, mostly single story.
The good news is that you don’t have to pay significantly more than you did last year. The average sales price last year was $145,417. You might have to move a little quicker however with the average market time this year of 45 days. Compare that to 58 last year.
33 homes in Middlebrook sold last year so the market there seems to be on an even keel. Overall the number of single family homes sold in Clear Lake this year is off by 10%. The typical home in Middlebrook has 3 or 4 bedrooms and 2 full baths, a 2 car garage and about 1600 to 2200 square feet.
If you’d like to know more about the Clear Lake homes in Middlebrook, just give me a ring at 281-336-3175 or as always, feel free to search for Clear Lake Homes on our website.
Clear Lake Foreclosures – Is a Foreclosure Right For Me?
Today I previewed one of the Clear Lake foreclosures in the Meadowgreen subdivision. This home is listed for $145,000, is a little over 1,900 square feet and includes a pool. A lot of people are excited about the possiblity of buying a foreclosed home. Maybe you’re one of them. Everybody’s looking for the best deal, aren’t they?
One thing to keep in mind about a foreclosed home is, if the homeowner couldn’t make the payments, then they weren’t able to maintain the property either. Frankly, some deals are good. Some aren’t so hot. The one today? Well, it ain’t on top of my list for the Better Homes and Gardens Get it Sold show.
This one needs all flooring replaced, completely painted in and out, most of the siding on the garage needs to be replaced as well as the garage door. The pool pump and motor have seen their day and will likely have to be replaced too. In addition, the range top in the kitchen has been removed and the oven is original. The home has the original yukky wallpaper that was popular in those days. The roof has been replaced at some point, however it appears there may be some water stains on the ceiling in some areas.
Homes in Meadowgreen sell between $125,000 and $170,000. Recently one sold that was in excellent condition, included a pool and a roof that had been replaced just last year. It sold for $147,500. Again it was in move-in condition and even the flooring had been replaced this year.
Look at your budget. Is the purchase of a home draining your cash? If so, you might want to consider something that has all the work done so that you don’t have to spend your weekends running back and forth to Lowes. On the other hand, if you have the cash, it can be a great way to purchase a home and have it look like YOU want it to when you’re done.
Consider financing. In this new world of mortgage lending, getting a loan is tougher than ever. And it’s changing on a daily basis. For example, legislation has been introduced that would increase the current 3.5% down payment on FHA loans to 5%. Now that might not sound like much but on a $150,000 home, that’s an increase of $2,250 in upfront costs. This may come about as early as next month.
Search ALL Clear Lake Foreclosures
Clear Lake Texas Homes- Pipers Meadow Neighborhood
The Clear Lake Texas Homes market continues it’s spotty numbers in the Pipers Meadow neighborhood. While we’ve seen higher numbers in some neighborhoods like Bay Pointe, Pipers Meadow numbers are down. However prices are up, and market time is one half what it was last year.
Pipers Meadow is one of the areas prime first time homebuyer neighborhoods. It provides easy access to both downtown Galveston and Houston- great for families who need to commute to both. It’s literally 2 minutes from Interstate 45.
Pipers Meadow homes range from about 1,200 square feet to 2,000. A small handful are more. Current price ranges are from the $90’s to about $150k. For the period ending today, 12/7/09, there have been 30 homes. The average home in Pipers Meadow has been selling for 98.1% of list price. The average price has been $123,594 this year. Contrast that to $121,449 last year during this same time frame.
This community boasts a low tax rate of $2.64; one of the lowest in the Clear Lake area.
The number of sales are off by 25%, with 41 homes being sold in Pipers Meadow last year. What’s even more astounding especially in todays economy is the average market time. TWENTY days! Yes, you read that correctly. A home in Pipers Meadow has stayed on the market for less than 3 weeks before being snapped up. This is similiar to another first time homebuyer neighborood; Camino South.
If you’re curious what your Pipers Meadow home may be worth, just request our free Pipers Meadow House Prices report.
Or, search ALL Clear Lake Texas Homes for sale.
Raking, Redecorating and Clear Lake Real Estate Agents
Clear Lake real estate agents get a chance to see more of the city and surrounding areas than most of the people who live here. It’s a beautiful place to live, and I’m glad to be a part of it. As Thanksgiving nears, and the leaves change color and fall, I get to see a whole other side of this place – which has given me the inspiration for another blog:
Spruce Up Your Home for Fall!
Most, and probably all, Clear Lake real estate agents will tell you that good curb appeal can make a sale. What they may not realize is that using the seasons can help just as much. Truth be told, it didn’t click with me until I realized Thanksgiving is just around the corner and started thinking about the past.
This time of year always brings a nostalgic touch to the air for me, and many potential homebuyers feel the same way. The holidays have people thinking about hearth and home, family and friends. How can you use the season to sell your house?
Raking – Although many homeowners rake their yard, if your home is up for sale and sitting empty, you may not think about it. Yes, a colorful blanket of leaves on the ground can be beautiful, but to homebuyers it may come across as a lack of care on your part. If you don’t care about the home, why should they? If the home is empty, make sure to drop by and see if the leaves are piling up.
Redecorating – Most homeowners won’t take the time to decorate a home they’re selling, unless they’re still living in it. However, a little fall décor here and there can help bring out that nostalgic feeling in homebuyers. The key is to decorate just enough, and not so much that the homebuyers can’t see their own tastes.
Lastly, talk to us Clear Lake real estate agents to get other ideas of what you can do to get your home sold. We’ve sold a house or two and love sharing our knowledge. Just call us at 281-336-3175 or email at homes@searchclearlake.com. Happy holidays to you and yours!
Links:
Good curb appeal
http://www.bhg.com/home-improvement/exteriors/curb-appeal/ways-to-add-curb-appeal/
Rake their yard
http://www.homeownernet.com/lawn-care-how-to/leavescleanup.html
Fall décor
http://www.bhg.com/decorating/seasonal/autumn/inspired-fall-decorating-ideas/
Search Clear Lake Homes
Clear Lake Texas Houses- Waiting for Prices to Plummet on One May Be a Mistake
If you’re looking at Clear Lake Texas houses, want to buy a home and are waiting around for better prices, you might want to rethink your strategy.
If you’re a market watcher, soaking up the information overload across news media and Internet websites, you’re probably overwhelmed with confusion by now. Is the housing market getting better? Is it getting worse? Was there really, when it gets down to it, a housing bubble collapse? And, if so, who popped it?
First, the quick answers. Yes, the housing bubble collapsed, and everybody had a hand in popping it: the government, the lenders, the investors and the general public. Now the hard answers: it’s getting better – and worse.
The truth is that market predictors are all on the fence. With the ARRA (American Recovery and Reinvestment Act) giving first time homeowners some incentive to buy homes for sale [in city] and elsewhere, there has been a steady increase of sales. However, once the tax credit deadline hits at the end of this month, the numbers are once again expected to drop.
Again, though, it’s better and worse. While the housing market is still dropping in some areas, such as the southeast in Mississippi, Alabama and so forth, there are definitely some strong markets in the country. The Clear Lake area is one of them.
For instance, Boulder, Colorado holds 60% of the share of increasing home values. The average value is about $350,000, but there’s a limit in place on the amount of homes allowed in the area. In Binghamton, New York, the average value of a home is around $112,000. They also have a housing limit, which means a small supply, so prices probably aren’t going to plummet.
Just because this is a buyer’s market, doesn’t mean you’ll get the exact price you’re looking for. If you want to buy a home and you’re waiting around for the prices of homes to plummet into a “sweet deal,” make sure you don’t wait yourself into an expensive mistake.
Instead of checking market forecasts, potential homebuyers need to look at things the way we always should have. Do I want to buy a house? Can I afford one of the homes for sale [in city] the way things are now? By researching, crunching numbers and answering the important questions, you’ll find the sweetest deal you could ever have: a wonderful house you can afford.
If you’re looking for a place to call your own, I can help. Call me at 281-336-3175 or email me at homes@searchclearlake.com for more information.
Links:
ARRA
http://www.recovery.gov/Pages/home.aspx
Strong markets
http://images.businessweek.com/ss/09/08/0811_strongest_housing_markets/1.htm
Can I afford one of the homes
http://www.hsh.com/calc-howmuch.html
Search Clear Lake Texas Houses
Clear Lake Homes Meadowgreen Neighborhood Remains Stable
The Clear Lake Homes market may be down 12% this year, however the
the Meadowgreen neighborhood has held steady with 34 closed homes
through October 31st, 2009. Strangely enough, there were exactly
34 homes sold during that same time frame last year.
Meadowgreen house prices remain relatively stable with an average
sales price this year of $148,657. This compares to $149,297 last
year. The average days on the market is just under 2 months compared
to 64 days in 2008. No big change there.
The number of foreclosures in the area is unchanged as well. 2 of the
34 homes sold in Meadowgreen this year were foreclosures. Same for last
year. Clear Lake as a whole in the last 12 months has had fewer than
3% foreclosures.
Homes in Meadowgreen did sell closer to their listed price last year
at a 98.6% list to sales price ratio while the figure this year is
97%.
Currently there are 11 homes for sale in Meadowgreen; 2 of those are
under contract. That lines up well with the Clear Lake homes market
now as approximately 20% of the homes for sale here are under contract.
Meadowgreen homeowners may want to take advantage of the $6,500 tax
credit available to families who elect to buy another home. Homeowners
must have owned their home for 5 years or more to qualify.
If you own a home in Meadowgreen and are curious what your home may
be worth, you can request our free Meadowgreen house prices report.
Meantime feel free to search ALL Clear Lake homes for sale .
Clear Lake Homes – Camino South Sells Quick This Year
Camino South has been a hot item this year. These Clear Lake homes don’t stay on the shelves long. 33 homes have sold this year but the amazing thing is the number of days on the market. Would you believe 16 days?! It’s no wonder with average sales prices of $123,224. The average home in Clear Lake
sells for a little less than $220,000.
This community might be the perfect place to take advantage of the $8,000 homebuyers tax credit.
Last year during this same time, there were 41 homes sold with an average
sales price of $120,750. Again as typical for the area this year, this
represents a modest gain of a little more than 2%. Homes in Camino South
have also sold for closer to list price at an average of 98.3% as opposed to
last years 97%. That makes perfect sense with the shorter number of days
on the market.
Camino South home sellers paid buyers closings costs on 16 of those 33 sales.
Last year, buyers closing costs were paid on 21 sales. Again, almost exactly
one half of the buyers there had their closing costs paid by the seller. This
is quite often done in cases where homebuyers have the credit to qualify for
a home purchase but lack the necessary funds to close on a home.
Inventory in the Camino South neighborhood is quite low with a total of 9 homes
on the market- 3 of which are pending or under contract.
Search ALL Clear Lake homes.
Clear Lake Homes With an Eye on Bay Pointe
While the overall Clear Lake Homes market has been off by about 12% this year,
the Bay Pointe subdivision has gone against the grain with an increase in
home sales; 24 through October 31st. That beats last year of 19.
By the way to clarify, when I say Clear Lake homes are off this year, I mean
that the numbers are off, not the prices. Prices remain stable- not up, not
down- relatively flat.
The average home sold in Bay Pointe this year was $188,933 compared to $185,413
last year; up just about 2% Contrast that to some parts of the
country and we’ll take it all day long! The number of days on the market
is higher at 50. Last year Bay Pointe homes were on for about
35 days. In 2008, they did sell a little closer to list price with a “list to
sale” ratio of 97.8%. This year the list to sale ratio is 97.2%.
Currently about 20% of the active homes for sale in Clear Lake are under
contract. Bay Pointe is right in line with 2 of the 10 homes currently for
sale having contracts.
It will be interesting to see what the market does with the tax credit
being extended for first time homebuyers. Even more so with the addition of
the $6,500 tax credit for those families who already own and are buying again.
If you own a home in Bay Pointe and are curious what your home may be worth,
you can request our free Bay Pointe house prices report.
Meantime feel free to search ALL Clear Lake homes for sale.
