Jeanie's Real Estate Blog

If you are relocating from outside the Dallas Metroplex in 2010, one of the main things you are considering is which areas are the best investment, have the most city services, best schools, greatest potential for long-term residency and are the best "fit" for your families needs and lifestyle.  People call me every day, finding my website on the internet, and ask me what my experience and opinion is between several Collin County or several smaller town or country communities since I have lived or worked in the real estate business since 1978 and sold in just about every area, city and town in the Collin County areas of North Texas many times for 30 years now in 2010, with over 3,500 sale transactions reported during that time.

If you have a specific need, then there is no doubt there are one or two areas that will most likely meet those needs better, but it takes a lot of research sometimes to find this out in a timely manner and you will want to use an established and certified real estate professional that has a longtime track record of 10 to 15 years minimum and has always been a full-time REALTOR during that time period.  It is important that your REALTOR be a full-time real estate professional, as there is no way a part-time agent can keep knowledgeable on the industry with all the changes and vast amount of areas of knowledge needed to be able to provide you with these specialized services.  Depending on your specific situation, you should try to find a certified REALTOR that has also gone the extra mile to get some of the specialty designations and certifications that are approved by the National Association of REALTORS.  If you are planning to purchase, the ABR designation is the TOP industry leader for REALTORS that represent buyers and provide specialized services in the area of buyer representation.  These services are beneficial regardless if you are looking to purchase a resale home, townhome/condo or preowned home or townhouse/condo as well as a new residence or planning to custom build that special home from the beginning.  Also, these services can be of great benefit for the buyer that is looking for the right home site, estate or acreage lot, zero-lot line home site, or any size of residential estate lot to build on later.  Of course, large farms and ranches or country estate properties are also included.

If you are interested in the short sales and foreclosure market, and would like to become familiar with the best opportunities to purchase one of these for your next residence, then you will want to work with a Certified Short Sales & Foreclosure Resource Broker (SFR) that has taken the latest training to guide you through this process, in addition to completing the Accredited Buyers Representative (ABR) designation, as it would be best to have a broker that can offer you both, and you should find someone that has a long tract record in the industry selling residential real estate full-time in these cities and communities in  Collin County and/or Dallas and other North Texas areas for at least 10 to 15 years or even more.

There are a lot of newer choices of communities for SENIORS, more experienced home buyers that are ages 50 to 55 and above, that offer great purchase opportunities to live in communities and neighborhoods that are designed for their needs and lifestyles.  Some of these include the active adult gated communities as well as assisted living communities and even more specialized  residences for aging in place for our senior citizens that require more specialized care.  If this applies to you, then you would want to select a knowlegeable broker that has also completed the latest training and received the Seniors Real Estate Specialist designation (SRES) as well as the Accredited Buyer Representative designation (ABR) as your broker and guide for these types of communities and housing options in the areas you are considering.

All of these designations and certifications are recognized and approved by the National Association of REALTORS, (NAR), and it is unethical for a REALTOR to use these designations after their name or in advertising of their services unless they have been awarded the privilege and use of each, been recognized as a member of each organization, completed their requirements, and been accepted to each specialized membership of REALTORS that hold these speciality designations and certifications. 

So, having a long-term history of full-time experience in selling residential real estate is important.  But, also choosing a certified and recognized broker and REALTOR with the specific designations and certifications in the areas that are important to you is equally important. 

It certainly is an advantage if the REALTOR you choose has both, and stays updated with the latest training in the areas that are important to you.

Relocating to Collin County or North Texas?  Before you buy, choose the right REALTOR!

Please call me at my direct office line at 972-612-2277, if I can be of service to you with your move to any of our Collin County, Texas, cities, towns, and country communities. I hold all of the above certified and/or specialty designations recognized by the National Association of REALTORS (NAR), and I have received all these designations in 2010 and come equipped with the most current, up-to-date information, resources and knowledge available in the specialized real estate areas of buyers representation, seniors real estate, and the latest information on how to purchase in the short sales and foreclosure markets in our area, which are always changing.  These extra investments of time in classroom instructions taught by the best Texas Real Estate Commission certified instructors and the extra money invested to getting the latest knowledge and skills for my clients, is just one of the many ways I go the extra mile for my clients that are buying or selling with me, as I believe that staying current with the best educational opportunities available to me as a designated broker/owner of my own company is important to my own business and also shows a strong commitment to the real estate industry to stay abreast of all the changes as well as be aware of the legal and tax issues that may be important to my clients specific purchase situations.

"Your Referrals Are Appreciated"

Jeanie Elliott, Broker/Owner, MS in Bus./Edu.

ABR, Accredited Buyers Representative

SFR, Short Sales & Foreclosure Resource

ALHS, Accredited Luxury Home Specialist

CHMS, Certified Home Marketing Specialist

SRES, Seniors Real Estate Specialist 

Jeanie Elliott REALTORS, Since 1980

972-612-2277  Direct Office; 214-538-3776  Cell

Serving Frisco, McKinney, Lovejoy ISD, Allen, Plano, Wylie, Richardson, North Dallas, Fairview, Lucas, Prosper, Celina, Melissa, Murphy, Parker, Lavon, Little Elm, The Colony, Collin County, Denton County, Addison, Lakewood, Park Cities, Rockwall, Lewisville, and other parts of North Texas Since 1980.

This is a continuation to another post on March 11, 2010, "7 Important Reasons To Hire Jeanie Elliott REALTORS Instead of Selling By FSBO."

PART II - 7 More Reasons To Hire Jeanie Elliott REALTORS Instead of Selling By FSBO (For Sale By Owner)

Selling FSBO is challenging in any market; but even more so today with all the changes and economic market problems we are having as a nation that have affected the real estate and financial industry.   In this second part blog, I have listed 7 additional reasons to consider, and why you should hire Jeanie Elliott REALTORS instead of selling by FSBO:

1.  We make sure you are compliant with all the laws and the many changes to any laws relating to the sale of your home or property.

2.  The majority of the serious and qualified prospective buyers do use a REALTOR to guide them through their home buying process, and when your property is listed with Jeanie Elliott REALTORS, it will be listed in our multiple listing service for all the Greater Dallas areas, and listed on our company website which syndicates the information to all REALTORS and syndication partner sites; thus, increasing the number of buyers who will find your home or property on the internet and have the opportunity to make an appointment to see it personally before they decide.

3.  Most sellers who spend their time as a For Sale By Owner end up listing eventually with a REALTOR to represent them, and in their local multiple listing service.  A recent NAR National Association of REALTORS survey found that only 11% of sellers nationally ended up selling by owner.  Why spend time and money if in the end you will most likely hire a REALTOR to sell your property any way?*

4.) A FSBO sign makes you vulnerable for any curiosity seeker or unsavory character.  When you list, your home will be accessible through a controlled and recording electronic keybox that can only be accessed by a MLS approved and controlled MLS member and keeps a record of all that enter your property.  Also when you list with us, only buyers that are accompanied by a REALTOR will be able to get inside to view your home.

5.)  Additional exposure through MLS and our syndication partners, our showcase listing enhancements through REALTOR.COM, and additional exposure through my websites syndication partner sites for all our listings increase your home's exposure on the internet and helps to sell your home faster; thus, bringing you the best price for the market.

6.)  Buyers are not always forthright about their financial situation or if they need to sell a home on a contingency basis before they are able to close on your property. Many times, their motivation is to tie your property to one buyer so that other buyers will pass on it while they are trying to sell an existing home.   We insist that all interested buyers get pre-qualified and provide a pre-approval letter prior to bringing any offers to you to be considered.  This pre-approval letter from one of our lender contacts will disclose if the buyers ability to purchase is on a contingency basis or not. Then, if you choose to sell your home on a contingency basis for one buyer, it is an informed decision, not a surprise when you find this out later on.

7.)  We only get paid when the job is completed and your home or property is SOLD and closed.

If you are considering hiring a REALTOR, and have property you need to sell in any of the areas we specialized in, I would be glad to speak to you and discuss our seller representation and marketing services in more detail. Please feel free to call me at your convenience.

Sincerely,

Jeanie Elliott, Broker/Owner, SFR, SRES, ABR

M.S. In Business and Education

Jeanie Elliott REALTORS, Since 1980

(972)612-2277 office; (214) 538-3776 mobile

Serving Collin County, North Dallas County, East Denton County, and North Texas areas of:  Allen, Allen ISD, Celina, Celina ISD, Fairview, Lovejoy ISD, Frisco, Frisco ISD, Highland Park, Melissa ISD, McKinney, McKinney ISD, Murphy, Lakewood/E. Dallas, Lavon, Little Elm, Lucas, Park Cities, Parker, Plano, Plano ISD, Prosper, Prosper ISD, Richardson, Saint Paul, The Colony, and Wylie.

* Information provided by the Texas Association of REALTORS and available on their website for REALTORS use.

The real estate business is always changing, and a new rule of thumb is to move approximately every 7 to 10 years where the market is moving if you want to position one of your most important investments, your personal residence, in an area where there is the most potential for growth, appreciation and demand of desirability of location by current buyers.  If you have been in your present home for 7 years or more, you most likely should consider selling and moving to maximize your investment potential.  I would love to discuss the reasons and advantages with you, please contact me at the phone numbers at the end of this blog post.

Having specialized in the residential real estate business in Collin County, North Dallas, and the North Texas area for over 30 years now, I have seen this pattern many times, and watched as areas became more in demand, then started to stabilize, and eventually slowed down dramatically in terms of appreciation and desirability with the current market home buyers.  Also, I am in constant contact with potential home buyers as well as existing home sellers on a daily basis and have the opportunity to start to see these cycles early on, when they begin to change, increase or decrease from the constant feedback that is available to me through the normal flow of the residential real estate business I am involved with and in communications with many others like myself that are also transacting business in all areas of real estate matters that are influencing these changes.

My opinion may change from time to time and year to year based on this feedback and normal flow of real estate business and communications with key people in the industry.  However,  for 2010 these are my top picks and choices for Collin County for my favorites and the best cities, towns and country areas of where to purchase, invest and buy your personal residence for best results over the next 7 year period or more. Please take into consideration that as of today, May 27, 2010, my top choices and picks have been at least partially based on the 2009 Texas Education Agency Ratings for Schools and Districts, which will soon be over a year old.  So, after the new information comes available for the 2010 TEA, Texas Education Agency, ratings of schools and districts, which is due to be released on July 30, 2010, then some of the top picks and choices may change.  However, since these TEA school district ratings are only one factor of many I used in making my choices, I would expect this information to be affected only minimally for the remainder of 2010.

Note:  I am listing these in order of top picks; the first being listed would be the number one overall best choice as you read from left to right.  Again, all of these top picks are for Collin County, Texas.

Top Overall Collin County Cities:

Frisco, Allen, Wylie, Plano, McKinney

Top Overall Smaller Towns or Country Communities: 

Prosper, Fairview/Lovejoy ISD, Lucas/Lovejoy ISD,  Parker, Celina

Best Place to Build or Buy a New Custom Home under $600,000:

Lucas/Lovejoy ISD, Prosper, Wylie/St. Paul, Allen, Melissa

Best Place to Purchase or Build a Luxury Custom Homes Above $600,000:

Frisco, Fairview/Lovejoy ISD, Parker, Allen, Lucas/Lovejoy ISD, Plano

Best Place For Seniors Real Estate & Active Adults Communities:

Frisco, Fairview, Wylie, McKinney, Plano

Best Place for Luxury Homes on Larger Home Sites of 1.5 Acres or more:

Fairview, Lucas/Lovejoy ISD, Parker, Prosper, Celina

Best Place To Build Most Affordable Custom Home on Acreage Lot:

Wylie/St. Paul, Melissa, McKinney

Top School Districts (Exemplary* or Recognized by TEA)

Lovejoy ISD*,  Prosper, Frisco, Allen, Wylie, Melissa, Celina

Oher smaller Collin County Communities of Interest to watch:

Community ISD, Blue Ridge, Princeton ISD, Farmersville

Information to take into consideration if public schools are important:

TEXAS EDUCATION AGENCY: ACCOUNTABILITY RATING SYSTEM FOR PUBLIC SCHOOLS AND DISTRICTS

Note: School District Ratings for 2010 will be released on July 30, 2010, and the information above my be influenced and changed after this updated information is available for review.

*Note:  Lovejoy ISD was the only overall school district rated Exemplary for 2009; however, due to the smaller size of the Lovejoy ISD district, the other districts are also highly favorable, as size of district, number of schools, and total enrollment are also factors in the ratings making it more difficult for larger school districts like Frisco and Allen to achieve the higher ratings.

People call me every day from all over the country and even overseas and ask me for my opinions and this information on the best places to buy based on their individual lifestyles, needs and budgets.  The above represents my top picks and choices of areas, cities, towns and growing country communities for the Collin County area of North Texas for 2010.

Please contact me to discuss and for more information.  I would love to discuss the opportunity of representing you in the purchase or your next home or the sale of your existing home, and look forward to hearing from you soon.  Please call me.  I love phone calls, and the best way to reach me is on my direct business line at 972-612-2277 most of the time.

Your Referrals Are Appreciated!

Jeanie Elliott, Broker/Owner

MS In Business & Education

Jeanie Elliott REALTORS, Since 1980

SRES, Seniors Real Estate Specialist

ABR, Accredited Buyers Representative

SFR, Short Sales & Foreclosure Resource Broker

972-612-2277  Direct Office

214-538-3776  Mobile

http://www.jeaniesproperties.com

Specializing in all Collin County, North Dallas and North Texas areas.

Allen, Celina, Fairview, Frisco, Lovejoy ISD, Lavon, Lucas, McKinney, Melissa, Parker, Plano, Prosper, St Paul, Wylie, Murphy, Community ISD, Blue Ridge, Farmersville, Princeton ISD

A TAHS Texas Affordable Housing Specialist is a REALTOR that has taken the required 12-hour certification courses required by the Texas Association Of REALTORS, to complete their program that arms them with special knowledge about statewide affordable housing resources and products.  A certified Texas Affordable Housing Specialist is dedicated to increasing the rate of homeownership and retention for their clients and be their resource of information about their options in order to purchase their first home.  There are many options for Texans who want to own their own home, but who might be short on funds or are still establishing their credit history.  One is the Texas First Time Home Buyer Program, sponsored by the Texas Department of Housing & Community Affairs (TDHCA).  It offer below-market mortgage interest rates for first-time home buyers. Also, the Texas Veterans Land Board has several attractive home-purchase programs for Texas military veterans and their spouses.

Jeanie Elliott REALTORS has participated in the specialized training, and Jeanie Elliott is a Certified TAHS Texas Affordable Housing Specialist dedicated to helping Texans experience the benefits of homeownership, and helping her clients achieve the "American Dream of Homeownership." There are a variety of different programs available to help Texans get into a home if they are a first-time homebuyer or have not owned a home in the last three years.  These programs will enable many potential homebuyers to be able to purchase through these programs that would not have been able to obtain mortgage financing through traditional loan programs due to lack of cash, lack of an established credit history, and also due to the fact that lenders through traditional sources has tightened their lending parameters which has prevented many potential home buyers from being able to purchase a home.

For more information, you can visit the Texas Association of REALTORS pubic website, http://www.texasrealestate.com   and either email Jeanie Elliott at jeanieelliott@eartlhlink.net  or call Jeanie Elliott at 972-612-2277 for more information on these special programs, and how she can be of service to you as YOUR certified Texas Affordable Housing Specialist REALTOR of choice for North Texas and Collin County.

I have completed the requirements and training, and have been awarded the SRES Seniors Real Estate Specialist designation by the Seniors Real Estate Specialist Council of the National Association Of Realtors (NAR).  I offer these services in the market areas that I normally specialize in, as an added benefit for my clients that work with me.  The SRES designation awarded by the SRES Council, founded in 2007, is the world's largest association of real estate professionals focusing specifically on representing senior clients in real estate transactions, typically affecting age groups 50-55 and up.  There are only approximately 1,600 active members of the Seniors Real Estate Specialist Council that have received this designation out of the 1.3 million REALTOR members of the National Association of REALTORS.

In order for a REALTOR/broker to be awarded this designation, they must complete specialized classes and pass an extensive written exam with a high score of competency, in addition to becoming a member of the SRES Council and maintaining their membership in the National Association of REALTORS.  The designation in awarded to REALTORS who have successfully completed the required education courses to learn how to lead senior clients (age 50-55+) through real estate transactions and draw on a network of senior specialists such as CPA's, estate planners, lawyers, clutter and staging experts as well as community resources and services.  In addition, the SRES REALTOR has learned to guide seniors through many complexities that are related to their housing needs, and knows what needs to be addressed as the are helping them review their housing choices for their age, needs, and lifestyle.

Both sellers and buyers  in the 50-55+ age groups and above, can benefit from having the help of a real estate professional who has earned the SRES designation.  In the DFW area that are many newer communities that are designed for the active adult or retirement communities that offer many opportunities, activities, and amenities for the active adult that prefers to live in a community of their peers, and enjoy the active lifestyles in beautiful surroundings.  Some of the areas are gated or guarded communities offering security; others are golf course communities offering tennis, golf, swimming and other outdoor and indoor recreational sports;  and many offer opportunities for the senior homeowners to make new friends and memories, participate in various clubs and hobbies, and enjoy a variety of social and entertainment options in their neighborhood of age restricted custom homes and/or vacation or second homes. 

One of my favorites is the Frisco Lakes active adult community in Frisco, Texas.  This is a highly desirable Del Webb community of permanent residences for the homeowner that is age 55 and up.  At least one resident must be 55 years of age and older, and additional restrictions may apply. (Some residents may be younger than 55).  This is an active adult golf community with custom floorplans, recreational features, and many amenities for the active lifestyle adult.  Some of the opportunities at Frisco Lakes present themselves in their Village Center, featuring the following amenities:  a state-of-the-art fitness center, a multi-purpose room, arts and crafts room, a working library, billiards room with big screen TV, an indoor walking tract circling the fitness center, indoor heated pool with lap lanes, an outdoor pool, two bocce ball courts, and four tennis courts.  The residents have opportunities to participate as much or as little as they like, choosing from over 80 clubs and classes that are organized by the residents themselves, and new residents are free to organize other clubs or classes they enjoy and would like invite other residents to join in the fun.

The Golf Club At Frisco Lakes is an 18-hole championship golf course located within the Del Webb Frisco Lakes Community.  Designed by Gary Stephenson Golf Design (The Linksmen), the front nine weaves its way through the open countryside, and the back nine travels through the current community.  With 5 sets of tees, the golf course has the perfect yardage for all skill levels.  Frisco Lakes is now offering their Player's Club Membership with many benefits to the senior golf pros or those that enjoy golf for hobby or sport and need to take advantage of some of their golf clinics.

Another favorite adult active lifestyle community is in Fairview, Texas.  This golf community, Heritage Ranch, is one of the most desired and finest Golf and Country Club communities in North Texas and the DFW Metroplex areas.  It is a gated community for active adults aged 55 and older, and is located about 25 minutes northeast of Dallas in the growing Town of Fairview, Texas.  Heritage Ranch has 1,144 homes located in a 575-acre country setting, surrounded by rolling terrain, wooded areas and scenic ponds.  Residents have easy access to nearby shopping in the newly opened Villages of Fairview and Villages of Allen shopping centers, malls, restaurants, and recreational facilities, with many more stores opening in the near future. 

Amenities available to residents at Heritage Ranch include controlled gate access, an 18-hole championship golf course designed by Arthur Hill, tennis courts, and walking trails near creeks and lakes.  The 24,000 square foot clubhouse has a fitness center, indoor and outdoor swimming pools, restaurant, library, billiards room, performing arts center, and banquet facilities.  As a seniors community, Heritage Ranch offers residents a fun and entertaining lifestyle coordinated by a full time activities staff.  With so many activities and chances to be involved, it is easy to understand why the Heritage Ranch motto is, "Now the Fun Begins."

The Heritage Ranch Golf and Country Club community with its ranch inspired clubhouse surrounded by scenic and lush landscaping create an exceptional experience for their residents and guests to enjoy and "Experience Southern Hospitality," a friendly round of golf, competitive tournaments or host a special celebration.

These are just two of my favorite adult active lifestyle communities that are popular with the  older Baby Boomers and the Mature generations  (Silent and G.I. Generations) in North Texas and Collin and Denton Counties, that I am able to help you with and put my specialized SRES training and 30 years local real estate experience to use to help you find your next home and evaluate the best communities, homes and lifestyle opportunities for your needs, dreams, and goals.

The knowledge, skills, and resources I have acquired through my SRES training together with my 30 years of real estate marketing and sales experience in these local markets and the North Texas and Collin County areas, will be a valuable resource when you are ready to sell your home, townhome, duplex or zero-lot line property you need to sell that is also located in one of these or other similar adult active lifestyle or retirement communities. 

Let me be your SRES Senior Real Estate Specialist and REALTOR of choice.

Jeanie Elliott, Broker/Owner, SRES, SFR, MS in Business & Education

Jeanie Elliott REALTORS, Since 1980

972-612-2277  Direct Office

Celebrating Our 30th Anniversary in 2010

Specializing in Lovejoy ISD, Fairview, Frisco, Plano, Allen, McKinney, Prosper, Celina, Lucas, Wylie, Parker, Murphy, Richardson, North Dallas, Collin and Denton Counties

I have completed the requirements and training, and have been awarded and certified to be your SFR Broker.  I offer these services in the market areas that I normally specialize in, as added services for my clients that work with me according to their guidelines. The SFR designation stands for Short Sales and Foreclosure Resource, and is awarded by the National Association of REALTORS to those agents or brokers that complete their requirements, get the training they provide by instructors that are qualified to provide the information and training needed and approved by NAR to do so,  and score a high level of competency to be able to pass their written examination.

Sellers that have financial difficulties in today's economy can be overwhelmed, and do not always know their options.  One of the biggest struggles for sellers facing financial difficulty is understanding these options, and working with a certified SFR that is trained to explain these options and strategies to homeowners so they can make the best decision for their future.

Both sellers and buyers can benefit from having the help of a real estate professional like a REALTOR who has earned the SFR certification for these types of sales and purchases.  Today's real estate market is filled with new types of properties from short sales to foreclosures and everything in between.  Distressed properties are becoming the new traditional real estate transaction. The options and opportunities are vast for buyers.  I have the training to navigate this market and help you find the best opportunities for your future.  Let me be your resource.

The National Association of REALTORS reports that approximately one-third (1/3) of the sales transactions today involve properties that are in a distressed or hardship situation, and involved short sales, foreclosed properties, and everything in-between.  REATORS who have earned the SFR certification know how to interview and assist sellers maneuver the complexities of short sales as well as help buyers pursue short sale and foreclosure properties more effectively.

Let me be your REALTOR resource!  Call today to discuss further.

Jeanie Elliott, Broker/Owner, SFR, MS

Jeanie Elliott REALTORS, Since 1980

972-612-2277 Direct Office

Celebrating Our 30th Anniversary in 2010

Specializing in Lovejoy ISD, Fairview, Lucas, Allen, Plano, Frisco McKinney, Murphy, Parker, Wylie, Prosper, Celina, Richardson, North Dallas and Collin County Residential Real Estate.

  Before you put your home on the market, it is important that you get the

  property ready to be seen in the most favorable light by today's buyers.

  Do all of the following, and allow the house to be shown with no more than

  a one hour notice, and you WILL get interested buyers and offers,

 regardless of the market and time of the year, allowing more time if it

 is listed during the off-seasons for the market.

  1.  Change all painted interior walls and exterior trim to neutral colors.

  2.  Spruce up the landscaping, front and back yards, and plant seasonal

       color in special areas next to the front and back doors.

  3.   De-clutter the entire home, garage, closets, etc. and move stuff

        to temporary storage space or sell it before putting the house up

        for sale.

   4.   De-personalize the entire home, putting away personal items,

         family photos, collections of personal memorabilia, and take these

         to storage with the things in item #3 above or put in safe place

         until you are relocated in your next home.

    5.   Thoroughly deep clean the entire house, all floors, etc. and

          pay extra special  attention to the kitchen and bathrooms.

    6.   Spotlessly clean the windows and window coverings so that

          they sparkle.

    7.    Remove all pet items, food, litter boxes, etc. and clean

           so there are no pet odors.  If possible, take the pets with

           you when you leave for showings or ask a relative or friend

           near you to keep them when you are away.  If you don't

           a close friend of relative that will keep your house pets,

           there may be a pet day care near you to get them out of

           the house when you are at work during the times when

           most buyers would want to view the home.

      These steps do require extra effort and self-discipline, but they

       will position your property in the most favorable light with the

       prospective buyers, and get you to the goal of selling the home

       in the shortest period of time possible for the market and area.

       For questions, call me, and I will be glad to assist you with

       additional information.  Also, please call me to list and sell it

       for you, when the home is ready to go with all of the above.

      Thanks,

       Jeanie Elliott    

       Jeanie Elliott REALTORS, Since 1980

       Celebrating Our 30th Anniversary In 2010

       Specializing in Lovejoy ISD, Plano, Allen, Frisco,

       McKinney,  Collin County and Dallas Metroplex.

   1.   I have sold all types, sizes and price ranges of homes

         and home-sites; and encountered about every situation

         and problem many times in 30 years, and KNOW what

         to do to SELL your property too...regardless if it is a

         house, vacant residential lot, or residential

         development of multiple vacant lots.

    2.   I have access to ALL properties that are currently for

          sale that are competing for the same buyer as your

          property.  I am familiar with what you need to do

          to position your home/lot to compete well and be

          favored by the buyers to get the SALE.

      3.  It is complex or awkward negotiating on your

           own behalf.  Personality conflicts with a buyer

           can get in the way.  I come between the seller

           and the buyer so that personalities do not

           enter into the negotiations.

           I have 30+ years experience doing this; and also

           in writing and negotiating contracts and will do

           this aggressively and professionally in your best

           interest.

       4.  Any followup you do with a prospective buyer can

            be seen as desperation.  Followup is one of my best

            attributes.  It is a normal part of what I do for my

            clients on a regular basis, and thus, you are not

            perceived in a compromising light or caught

            off-guard by a experienced negotiator that is

            working for the buyers behalf, if you list your

            property for sale with me and allow me to put

            my talents to use for you.

        5.  Unqualified buyers can tie up your property.  I make

             sure this does not happen by staying on top of the

              buyers loan process to avoid keeping the property

              off the market for extended periods of time with

              the wrong buyer or contract that is not going to

              close and lead to a successful sale that will

              achieve your goal.

        6.  I orchestrate the contract-to-closing process; which

             includes appraisal, buyer-loan process, title process,

            pest control and other inspections, survey, and much

            more, in a organized, efficient and timely manner

            as part of my normal procedures, taking the work

            load off of you, and keeping all deadlines and

             records, current and updated.  I have SOLD and

             closed over 3,500 properties locally, and have an

             in-dept knowledge of these procedures that are

             critical for a successful sale and closing.

         7.  Most buyers and/their agents do not want to tell the

              seller why they don't make an offer.  I have success

              in getting this information and know how to probe

              the buyer and/or their agent to accomplish this

              important task in promoting your property toward

              a successful sale and closing.  This saves time

              and money, as often there are things that need

              to be changed about the property to make it

              more appealing so it will be favored by the

              buyers and lead to a successful SALE.

         Call today!  Look forward to your questions!

         Celebrating Our 30th Anniversary in 2010

          Jeanie Elliott REALTORS, Since 1980

          Collin County Residential Real Estate Expert

           Selling Lovejoy ISD, Parker, Lucas, Wylie,

           Allen, Prosper, Celina, McKinney, Plano,

            Frisco, Richardson, and others areas in

            the Dallas Metroplex.

 In my opinion and based on my experiences with sales in Lovejoy ISD, the

 best time of the year to list your home for sale and put it officially "on the

 market" for sale is no sooner than the beginning of Daylight Savings Time

 and no later than one month after that date.  This year in 2010, Daylight

 Savings time begins on Sunday, March 14.

 Typically, the majority of the homes that sell do so during the Daylight

 Savings times period annually, which ends on November 7 in 2010.

 There are always homes selling throughout the year, depending on

 level of motivation of sellers and buyers needs to do so and the pricing

 and market conditions, etc., but typically after Thanksgiving and prior to

 the beginning of Daylight Savings time is the off-season when prices are

 low due to the lower demand at that time of the year.

 With the Lovejoy ISD area, the timing of many home sales is influenced

  by the ending of one school year and the beginning of another.  This

  would most likely affect the type of homes that appeal to families with

  school age children as well as the most likely time for families to relocate

  from other areas of the country.

   Please call me for more information about the best time to put your

   home on the market.

   Regards,

   Jeanie Elliott, Broker/Owner

   Jeanie Elliott REALTORS, Since 1980

    972-612-2277  Direct

    "Celebrating Our 30th Anniversary In 2010"

   Happy New Year!

   January 8, 2009

    Although the economic news and real estate meltdown have affected

    many areas where values were overpriced and out of balance with

    marginal home buyers; some niche markets where demand does not

    exceed supply have not significantly been affected and still offer good

    long term investments in real estate for the small investor and/or 

    future home owner that wants to plan ahead and reserve that special

    home site for a new home build in a limited market area such as the

    Lovejoy ISD where the supply of acreage lots for new homes is

    both restricted by city boundaries and zoning within the market area

    which includes parts of the smaller communities, the City of Lucas

    and the Town of Fairview Texas.  Indeed with the development

    of both retail and commercial real estate that is now well underway

    in Fairview and the lack of new homes being constructed by

    builders for models and for sale, 2009 represents a great opportunity

    to invest in the purchase of a one to three acre estate home site

    while there is some supply still available in areas where market values

    have remained steady due to the surrounding properties and demand

    by families with children that want the exemplary Lovejoy schools

    and close proximity to Collin County cities such as Allen, Plano and

    McKinney and are within a reasonable commute time of the job

    markets in the Frisco, Richardson, Plano and North Dallas areas.

    With over 28 years experience in the Lovejoy ISD real estate market

    and a niche in the sales and marketing of residential estate lots and

    smaller land tracts for farms and ranches, I am still recommending to

    my clients to move forward with the best properties that are in the

    Lovejoy schools market areas.  Based on my experience and tract

    records of surviving, thriving, and staying abreast of two other major

    real estate downturns in the past 28 years as well as several minor

    recessions and correction markets, I would still recommend acreage

    estate lot properties in Lovejoy ISD; of more specifically at least

    one acre in Fairview and at least 1.5 acres in Lucas to any one that

    has the financial means to keep it for a minimum of 2 years and has

    an interest in living in the Lovejoy ISD at some time in the future.

    Of course, it pays to be selective and work with a knowledgeable

    broker that has the right kind of experience in the niche market

    and one that will guide you to make a good buying decision.

    This is where my specialized experience really pays off for my

    select clientele.   If you need my assistance and don't already

    have an established relationship with a broker that you trust really

    knows not only the area but the residential acreage estate lot niche,

    call me to discuss the availability of properties and the pros and

    cons of each as well as how they match up with your plans, goals,

    and needs for a residential acreage estate lot to build your future

    home to live in or resale as an investment.

    Also, if you have properties you are considering selling that meet the

    above criteria please call me to discuss, as not only do I have many

    potential customers and clients that are looking to purchase and own

    a special lot or land tract in Lovejoy, but I personally also have interest

    in the investment potential of these properties and would like to know

    before you actually put them up for sale.

    Thanks for visiting my blog, and feel free to respond back or contact

    me if you have questions, comments, or need experienced and qualified

    real estate marketing and sales assistance.   Best regards, Jeanie

  Need Some Help Selecting An Estate Lot Or Acreage Home site To Buy In

  Fairview, Lucas, Allen, Parker, McKinney, Prosper, Wylie, Lavon, Celina,

 Plano ISD, Frisco,  Collin County or the North Texas area?

   October 30, 2008

   By Jeanie Elliott, Jeanie Elliott REALTORS

   Specializing in Fairview Real Estate, Lucas Real

   Estate,  Allen real estate  and Estate Lots and Homes

    On Acreage in Lovejoy ISD Since 1980.

   What are some of the less obvious things to think about besides your

    budget before making your selection?

    Hello, my name is Jeanie Elliott, and for many years my clients have called

   me, "the residential lot lady," because I have bought and sold a great number

   of residential estate lots and acreage home sites and planned, listed, promoted,

   and SOLD OUT a large number of residential home sites, residential ranch estate

   developments and developed lots of all sizes for both small and large developers,

   both locally and internationally over the past 25+ years.  After a while, these

   experiences just produced that reputation from several, satisfied past clients,

   that called me for professional assistance with their projects when they

   were not getting the results they wanted on their own or simply did not have

   the time or needed to put their focus somewhere else.

    My MLS records estimate at least 1,300 estate or acreage lots in the last

    17 years, which is a great tract record of residential lot sales experience

    for an individual, independent real estate broker, when you consider that

   the first ten years of my real estate experiences was primarily focused on

   single-family homes sales, both preowned and new home construction

   in Plano, Allen, Parker, McKinney, Lucas, Wylie, and the North Dallas area,

   and I am currently sellling residential homes, new homes, and estate

   homes on acreage in those and surrounding areas today.  So, although the

   residential lot business is my specialty; it is not the only type of real estate

   business services I offer to our clients.

   However, over the years many of these established residential developers

   also shared their experience and knowledge with me, of which I am grateful

   to share with you if you are in the market to purchase a home site or

   estate lot, need some tips on what to consider, and plan to custom build a

   home for yourself or planning to build a custom model home for resale, and

   want a some experienced guidance on how to compare properties and

   what determines a lot's value, desirability, and influences future resale

   in these local real estate markets.

   So, the information I am about to share with you, is an accumulation of

   knowledge and experiences I learned from some very successful people

   and companies that specialized in residential home site land development

   and sales and marketing of single-family, new custom homes; and I

   know this information is still as valuable today as it was when I got

   it first hand, regardless if the market is increasing or decreasing in these

   areas of North Texas and Collin County, where I specialize, because the

   knowledge was accumulated over 25+ years and that included several

   boom markets as well as three major cooling down cycles or correction

   markets that lasted several years each.

   Again, this was not how I started my real estate career...I actually

   started selling houses like most other real estate agents in the area.

    I was trained to sell houses and match home buyers and home sellers

    in my early years from 1979 to 1985, by large national real estate

    companies that dominated the Dallas/Ft. Worth Metroplex at that time

    and won a lot of top company awards as well as district wide awards for

    my sales and marketing achievements during that time working for some

    of the major real estate brokers in the area at that time and teaming

    up with them to get well rooted in residential home sales and especially,

    in new custom builder home sales which after those first 5 years awarded

    me the Top Residential REALTOR in the Dallas/Ft. Worth Metroplex by the

    Dallas Homes and Apartment Builders Association, called the "McSam

    Realtor of the Year award for 1985."  I must say, in all honesty, that I

    had some good mentors and teachers that taught me everything they

    had learned about traditional residential real estate sales and marketing,

    which meant at that time, primarily houses for sale and houses to buy.

    So, I was well grounded in the sales and marketing of residential house

    sales, and especially new custom homes, prior to moving into the land

    and acreage lot or estate lot sales part of the real estate industry.

    Also, because 20 to 25 years back, the training method used for new

    agents was frequently to assign a new agent to a veteran REALTOR

    with many years of experience rather than leave them to the "trial

    and error" methods that are commonly used when employing independent

    contractors today, which is what most real estate agents are today in

    these areas.  This strong mentor method of learning, especially over the

    first five years of my real estate career, enabled me to put a good

    foundation under my real estate profession, and equipped me to later plan,

    and establish my own company working independently to further develop

    an even deeper level of knowledge in an even broader area of the real

    estate business which included residential real estate planning and

    development of acreage estate lots.

     It was quite by accident, you might say, or as I like to believe it was

    really destiny that I "stepped into" selling plain, simple, developed lots, that

    really nobody wanted to buy or own at that time because they not only

    lacked trees, beautiful views and the right topography to be a hit with the

    buyers, but also were considered to be much too far out from the entire

    Dallas Metroplex because they were in the small, quaint, Town of Fairview

    Texas, which had a passion and slogan for "Keeping It Country."

    In any case, I was eventually given the opportunity to take over these

    listings of sixty, two to almost four acre, developed estate lots that had been listed

    for over 2 years with a local branch of a national realty company, one of

    the largest Metroplex residential real estate brokerage companies at that

    time, and not a single sale had been achieved, even though they were also

    listed with one of their top REALTOR producers in the Metroplex for that

    office then.  Also, the original land developers, Texas real estate

    brokers themselves, had tried to sell them on their own for about three

    years even before they decided to give their listings to that large Dallas

    area residential broker and listing agent, and had not had any success either;

    but since their main business was brokerage of large land tracts, not single

    lot sales, they were looking for someone that would make a commitment to

    focus on their project and get the momentum going and contacted me

    because I had recently sold a comparable lot, a single lot sale, just across the

    street from their project on Old Stacy Road, which is where today's Heritage

     Ranch  Development and Golf Course community as well as other new home

     developments are building today.  This area was basically, dormant in sales

     activity, and buyers that met me to see the properties used to joke that

     it was almost as far away as Oklahoma from their perspective.

    Although, the developers first listing agent was #1 in home sales, she had

    not been successful in the sales of these simple, plain, basic acreage lots.

    The sellers, experienced real estate brokers themselves, told me they

    believed their product was different from house sales, and they wanted

    a listing agent that would focus more on lot sales as market conditions

    were tough with no sales after several years, and the market was more

    of a buyer's market with many choices and fewer buyers, and when they

    saw my recent sales success across the street which was even at a higher

    price then what they were asking, they were confident I would be able to

    help them get their properties sold and offer something they could not do

    on their own, which was focus on the marketing of their project, as they

    had commercial clients they represented at the time and desired to

    devote most of their time in other areas of the Metroplex.

    Their prices were really low, if you can believe $15,000 to $25,000 for two

    to three acre developed, estate lots; but they were not able to sell their

    own lots even at these low prices on their own, and needed a real estate

     broker that would focus on their project so they would be able to get a

     different perspective, understand why, how and what to do, and get

     someone to be a liaison between them and the buyers to generate the

     sales they needed. Not only was the economy in a housing crisis at the

     time, but the Town of Fairview was basically an unknown and not in

     demand because it was was too small to offer what the buyers wanted,

     and the majority of the buyers wanted to live closer into the Metroplex.

     Plano, Richardson, Addison and North Dallas were most desirable and

     both the cities of Plano and Richardson and their school districts were

     making the news as two of the top districts in the North Texas market,

     in addition to Highland and University Park, which were the leaders

     with the highest ratings by the Texas Education Agency.  The Lovejoy

     School District which is one of the two school districts that services

     parts of Fairview, where this subdivision was located, was almost

     basically an unknown at the time.  Most of the people that knew about

     it were living in Allen Texas, and the Lovejoy school district consisted

     of only one elementary school with all the higher grades attending the

     Allen Independent School District at that time.  However, even then,

     the original Lovejoy Elementary School rated the "exemplary" status

     by the Texas Education Agency that today has caused much of the

     growth and enthusiasm for both the Fairview Texas and Lucas Texas

     communities, where the schools of Lovejoy ISD are located.

     However, my own opinion is that the sales of undeveloped lots for

     custom homes requires a totally different approach from sales of

     preowned homes, especially when the development is pretty much

     in the beginning stages and there are few or no houses already

     built and occupied for the home buyers to be able to visualize what

     the subdivision will eventually look like when the area and all of the

     homes are built out.

     With preowned homes and new home developments that are over

     half built out to finishing up, it is easy to see what is for sale or

     being purchased and easier for the agent that is promoting the

     property for sale.  However, with those undeveloped lots, especially

     if they lack the natural boundaries of native tree rows and creeks,

     or perimeter fencing as often seen in more mature subdivisions,

     it is more difficult for both the REALTORS and home buyers to visualize

     what the property has to offer in terms of advantages and how it

     will look after the finished home is complete.   When there are many

    vacant lots to select from in a subdivision that have not already been

    built on, it is also difficult for many home buyers to decide between

    all the options, and in the case of this project, that meant over 60

     lots to choose from and buyers could obviously delay making a

     decision if they did not have an immediate need, as it did not appear

     that the development would be sold out any time soon.

     Sometimes if what you need to sell is just something simple, you

     might want to reconsider not listing with the top sales agent in the area

     unless they specialize mostly in what you need to get sold, because

     their focus and interests may be somewhere else, and efforts go

     toward homes or properties that are more in their "comfort zone."

     Also, if the agent is promoting mostly high-end homes, they may

     not have the time to commit to individual lot sales, as luxury home

     sales may take up most of their time and focus and most agents

     get a lot more excited about selling a million dollar home than just

     the sale of an individual home site which may take about the same

     amount of time and effort, especially in a slower market where

     builders are starting fewer speculative homes and models.

     So, consider an experienced broker for the assignment that has a

     long tract record for not only the kind of real estate you need to sell

     but also under similar market conditions, regardless if you need to sell

     a single-family home, a lot, new home, large tract of land, or a project

     of developed lots in a subdivision; and has the foundation to back their

      ideas, their marketing strategy, and knows the right steps to take to

      promote your property best, and on an individual basis.  As my years

      of sales experience in residential home sites has shown me that the

      process to generate estate lot sales is much different from that of

      marketing and selling single-family homes, both preowned and new.

     So, let's just say, my opportunity to represent this developer and sell

     their subdivision, was given to me because they had already tried the

     #1 top agent for home sales, who was the most recognized market

      leader, and had no success after 2 full years.

      As I had just sold another lot in Fairview for another client that

      was close to their project and similar in price range and size to

      their subdivision that had no activity or sales for several years,

       which was, Fairview Farms in Fairview Texas, they wanted a

       broker that was already familiar with the area and had been able

       to sale it and overcome the obstacles of the economic market

       conditions since sales were few and far between in the area.

      It is hard to believe, but in 1989, the Town of Fairview was almost

      dormant in real sales activity, which is totally opposite today,

      almost 20 years later as it is one of the fastest growing areas and

      in great demand by home buyers wanting the larger one-acre home

      sites in the convenient location with the "country feel" close in to

      the Metroplex shopping and businesses, and for the excellent school

      systems and beautiful neighborhoods.

      But, back in 1989, it just happened that my 3 acre lot sale on quiet

      Kentucky Lane in the Blue Grass Farms subdivision of Fairview Texas

      was the first lot sale reported to our North Texas multiple listing 

      service in about 3 years.  Some clients of mine from Plano had

      had purchased this lot in the Town of  Fairview with plans to

       build their next custom home.  But they moved to California after I

       sold their home in Plano as the Texas new home building market was

       in a crisis, and their home building experience was more in demand

       on the West Coast and their local building company had shut down

       its operation in the Dallas/Ft. Worth area, forcing them to relocate.

       They had listed their Fairvirew acreage with a different broker, but it 

       did not sell after many months.  However, I had been successful in

       getting them a buyer for their exisiting home in Plano, which they had

       listed with me, and they found out I also sold country properties.

       So, they called and asked if I wanted to take on the selling efforts

        for their Fairview acreage lot as well.  I welcomed the opportunity,

        accepted their listing and sold it in only a short amount of time,

       and then the Fairview land closed successfully creating the first

       comparable sales value for that area in several years which also

       became a qualifying factor for the decision of agent selection for

       the Fairview Farms project which I agreed to undertake next for

       the land developers.

       At that time, Fairview Texas, was a quiet little community

       that nobody noticed, and the residents liked it that way.  Today,

       however, there is a lot of growth, the new "Fairview" has arrived,

       with both retail and office developments going in in addition to

        single family developments; and Fairview Texas Real Estate is

       basically a pretty "hot" commodity even with the market conditions

       we have been experiencing in 2008 with slower markets in many areas.

       However, the prices today are several times higher for both vacant

       residential  lots and homes than they were at that time, as homesites

       were listed for $15,000 to $25,000 for 2 to 3 acre tracts, and the

       large tracts of land where Heritage Ranch and Summer Hill Farms

       developments are located today were on the market for about

       $3,000 an acre at that time, and it took several years for those

       large land sales to be accomplished, even at the low price.

       So, believe me, in 1989 to 1992, Fairview Texas was anything

       but hot, and these undeveloped lots that were assigned to me

       were not popular to say the least and since there were only a

       few homes already built in the area, it looked pretty dreary with

       so much open range and very minimal trees on only a few of the

       lots and the few homes that were built really lacked any

       conformity, some were even unattractive as the covenants

       were not well enforced in the beginning years and there were

       almost no trees or landscaping shrubs to soften the view.

        So, how did I accomplish this task, that had been tried by many

        others that should have been more qualified than me but were

        not successful to even sell one lot in 3 or 4 years?

         I will tell you, I dug my heels in and decided to learn everything

         there was to know about developing, buying and selling just

         plain, flat, basic tracts of dirt with no trees or minimal trees,

         no owner financing to attract the buyers, and nothing near the

         project that would be a draw for people to want to live in the

         area.  There were more beautiful properties available in other

         parts of Fairview, but that is not where I started...I started

         with the properties that were not in demand or in areas where

         really beautiful homes already existed, such as the River Oaks

         community which was closer to Highway 75, and was a

          natural beauty with many native trees.

         I did not have any one to tell me or show me what to do

         when I first started selling vacant lots and developments,

         as the owners and developers were used to marketing and

         selling large tracts or developing land rather than selling

         individual estate lots, and their focus and techniques were

         those that were used for commercial real estate investors,

         not working on an individual basis with home buyers and

         sellers.  I basically had to do all the research,  develop

         my own selling systems and create a niche market for the

         project based on whatever feedback and comments I was

         able to get from interviewing residents and talking to

         prospective buyers.

         It was a challenge, but the lots sold in the order of which ones

         the buyers saw as the best from all those remaining down to the

         last one.  It was during this process, that I was able to determine

         what is was about these properties that was more desirable with

         home buyers and what they found to be less desirable.  Of course,

         all the lots sold, even the less desirable ones, because as they sold

         and homes were built, the law of supply and demand created the

         market for the less desirable lots to become more desirable.  Also,

         as homes were built, it became easier for later buyers to visualize

         what the area would look like finished out and what their neighbors

         home looked like, and the area eventually developed its own unique

         "personality."

         Over the last 20 plus years, I developed a niche for knowing

         what is important in purchasing an undeveloped lot, be it a

         zero-lot line lot or a mammoth size acreage lot, and how to

         put a value on trees, creeks, lots in gated areas, etc. versus

         those that did not have the most desirable features.

        At my age, I believe it is just good business to share with

        prospective home buyers what is needed to know, if you have

        a winner, and what are the "Top Five Things You Should Know

        Before Purchasing a Homesite or Estate Lot" for that "dream

        home" even if you just plan to resale it later and hope for a wise

        investment, you still should review these things in making your

        choice.

          I will now share over 20 years experience with you and give

          you "my experienced opinion" of what you should consider in

          the selection of a residential lot for purposes of building a

          single-family home, as I have sold about 1,300 developed

          lots, from acreage to small zero-lot, garden lots, and some

          were in packages of up to 50 at a time, although most were

          sold just one at a time to both individuals and home builders.

           "Top Five Things to Consider In Purchasing a Residential

            Homesite or Estate Lot For Building A Single-Family Home"

              Everybody knows that price is one of the most important things to

           consider, as well as the budget for the home project, but I will move

           on to other things that do affect the value and resale of the property

           as price and budget are basically an individual choice and affected

           by many factors in addition to the top 5 items below.

           1.)  Number One is the Deed Restrictions.  Are they

                 more or less restricted, and what they will or will not

                 allow.  Such as, do they allow large animals like

                 horses if this is acreage.  Also, can you resale or

                 build when you want or are there time limits to

                 your freedom.  Are you limited to use only a few

                 builders that have already been approved, or are

                 they flexible for you to interview and choose the

                 home builder.  What about the size of the home

                 in terms of living space?  And, what are the costs

                 for homeowner association dues, if any, and

                 likelihood of them increasing?  Of course, there are

                 lots of other things, but make sure you get a copy

                 and understand them BEFORE you go to closing.  I

                 would recommend that you make your purchase

                 agreement subject to receiving and reviewing the

                 deed restrictions (also called covenants) during a

                 specified time period and if you are not satisfied

                 reserve the right to cancel with no forfeiture of

                 earnest money.  If they do not allow this, then

                 I would not recommend you wait to purchase until

                 you fully understand if the covenants will allow you

                 to build what you have in mind and can afford.

            2.)  What is the surrounding area being used for, or if

                  it is vacant, what is it zoned for and most likely to

                  become.  Check this out with the City or Town, call

                  them yourself, and get as much information as possible.

                  If there is anything that distracts from the beauty of

                  the property such as water towers, high power lines,

                  unsightly commercial property or chicken sheds, etc.

                  near or next to the property it will affect the property

                  value indefinitely and resale value will most likely be less.

                   If there is a animal farm next door with more animals

                   than the land will bear, there will be a distinct odor,

                   that will be a turnoff.  What types of homes are

                   already built in the area and will they add or take

                   away from the property value.  For instance, if you

                   build a new $500,000 home next to a modular home,

                   you are less likely to see appreciation unless the

                   modular home is relocated in the future and another

                   modern custom home is built on that property.  For

                   that reason, if you find a property you like in this

                   situation, you might want to pass unless you can

                   afford to also purchase the adjacent properties and

                   try to get them rezoned.

             3.)   What is the topography of the property, sloped, hilly,

                    irregular shape, flood plain, etc.  Does the shape of the

                    property limit the design of the home's floorplan or make

                    it more difficult to lay it out in the most desirable way?

                    Are there trees in the wrong place that will have to be

                     removed, does a creek run though the property that

                     could make the home's location more limited due

                     to floodplain, or are there hills or valleys that may require

                     a lot of dirt work, removing or filling in so the land will

                     properly slope away from the home's foundation and it

                     will be secure.   Depending on the topography of the

                      lot, you might be faced with huge amount of dirt and

                      excavation work that will cost 5 to 10 times what

                      might be considered normal, if the property is not

                      feasible for building and requires extra engineering,

                      such as those gorgeous homes we see that are

                       on the side of a hill or down in a very low, heavily

                       wooded forest then be prepared to invest extra

                       money over and above what is typical and try to

                       get estimates before you make a purchase.

                       Sometimes the most expensive lots to built on

                       are in areas like these where there is a lot of extra

                       expense over and above the already higher price

                       tag to live in these areas and if a person does not

                       have all the facts they can not afford to build on

                       it after they have made the purchase.

               4.)   The location of the lot or homesite in relation to

                     the whole subdivision if within a development or the

                      area if not in a developed subdivision.  Typically

                      lots or home sites that were developed for building

                      single family homes are considered a premium property

                       if they are on the end of a cul-de-sac, next to a

                       park or green belt, backing to rows of trees that

                       do not interfere with the placement of the home, or

                       next to water, ponds, or community lakes.  These

                       are considered choice locations by most buyers and

                       requested most often in resale homes as well.  Also,

                       other features to consider that are of interest and

                       requested by many prospective buyers are if the lot's

                       location is on the corner of a cul-de-sac or if it is a

                       corner lot that offers a "more spacious feel" because

                        it is located in a way that provides unobstructed

                        views of the community, or extra space that some

                        people like.  In most cases, the perimeter lots which

                       are backing next to the street or are next to a main

                       street into a community are considered less desirable

                       and usually sell at a lower price and may be difficult

                       to resale in areas which attract families with children.

                       Also, lots that are next to undeveloped property that

                       the zoning and use may change are more of a risk

                       than those more interior to the subdivision.

                       There are also other good locations that might add

                       add to the lots value for a specific buyer for

                       resale, like walking distance to elementary school,

                       near community park, playground, pools, tennis,

                       or other recreational facilities.  Also, being located

                       in a more secure area such as the gated and/or

                       guarded neighborhoods that are popular today are

                        excellent choices if the price range is in limited

                        supply and you are not having to compromise too

                        much on the lot size for the size of the home to

                        be built.

                        Not to be overlooked is the orientation of the

                        property facing north, south, east, west, etc.

                        Although, most orientations can be adaptable

                        depending on the home's floorplan, elevation

                        and natural terrain of the property, I found that the

                         majority of the home buyers prefer a home that

                        either faces north or south. Also, although some will

                        occasionally request east, a western exposure is

                        usually the last to be chosen when there are a

                        lot of selections unless the lot that faces west has

                        a location that overrides the orientation like a more

                        desirable cul-de-sac or creek lot feature.  This is

                        especially true for our area with the long, hot

                        Texas summers, that a western exposure is less

                        desirable, and market time is longer for these

                        properties as some buyers will pass for that reason

                        alone.

                 5.)   Size of property in relation to others that are

                        available in comparable areas with comparable

                         price range, and is it a highly desired size (amount of

                        acreage) for the market  For instance if the majority

                        of the sales in MLS are for homes on one acre lots, then

                        a smaller lot such as a one-half acre lot will normally

                        take longer to resale unless there is something unique

                        about it to offset the size such as many mature trees

                        or next to a park.   Also, although a two acre lot may

                        appear to be a better value in terms of price per acre,

                         the extra acreage may put the price range above

                         what buyers will pay for the same size home if others

                         are available for less on one acre lots and that is

                         the better resale for the area.  Typically, if most

                         of the home buyers in the area buy for the school

                         district because they have school age children, the

                         larger lots may be the best choice.  However, if the

                         community is more geared to empty-nesters than

                         a garden home, smaller lot may be considered the

                         most desirable especially if in gated or guarded areas

                         and the typical home buyer may not want to purchase

                         or maintain all the extra land.  It is for this reason that

                         we often see smaller, garden lots in gated communities

                         of luxury custom homes priced higher than acreage lots

                         in other communities.  The location, price range and

                         size of the homes in the surrounding area also affect

                         the estate lots value and resale value.  If the vacant

                         property or estate lot is in an established area that

                         is pretty well built out, and the homes average 15

                         to 20 years old, then the owner that buys the vacant

                         property and builds a new home, may not see the

                         value of the property rise as much as if it were built

                         in another area where homes are more comparable

                         in age and size.  However, in Texas, the majority of

                         home buyers will choose a larger lot over a smaller one

                         most of the time, so normally the largest lots in a

                         community sell first and are in more demand.

      All of these things are good to consider when making a decision on where

      to purchase an estate lot or acreage homesite, and build your next home

      of project.  Of course, price, buget and location are always priorities as

       well.   If you need further assistance on determining the value of

       properties, please respond back to my blog, or call or email me,and I will be

       glad to answer additional questions on "how to choose the best estate lot

        or home site for your plans, budget, and needs."

         Interestingly, I just sold yesterday (October 23, 2008) one of the

       original estate homes on acreage in the Fairview Farms community

       of Fairview Texas, and the knowledge I learned from selling the

       development of estate lots originally as well as over the last 20+

       years was a big advantage in understanding the need for a new

       survey due to the fact that all the sellers had was a 22 year old

       survey that was done prior to new development behind the estate

       as well as the adjoining properties were not built yet.  This, in

       addition to the facts I have learned by experience on lateral

       line septic systems and other unique features of country estate

       properties, and methods of determining market values for homes on

       larger acreage developed lots in comparing them with properties on

       smaller acreage, were beneficial resources for the home buyers I

       represented, as it was obvious during the course of the process

       through the closing, that others in the transaction including those

       determining appraisals for the lender and the sellers agent were

       less familiar with marketing and selling acreage estates and county

       estate properties and the differences in making fair comparisons

       when working with limited sales information in the immediate area.

       For experienced and knowledgeable representation with Fairview

       Texas Real Estate, Lovejoy Independent School District, and

        Lucas Texas Real Estate, or for more information on the sales

        activity in the Fairview Farms community and surrounding area,

        give me a call, email me or respond to the blog if you prefer.

        Also, check back, as additional information will be added that will

        help today's home buyers compare the value and differences in

        selecting a tract of land and/or a residential home site or acreage

        lot in a deed restricted subdivision, and what determines market

        value and investment potential for real estate appreciation in the

        long term.  A lot of prospective buyers make the mistake of

        comparing a small tract of undeveloped raw land with a similar

        size acreage, estate lot in a developed, platted, and approved

        subdivision, and they are totally different even though it is not

        obvious what the differences are.  However, I will save that

        for one of my upcoming posts in the near future.  Check Back!

         Jeanie Elliott

         Broker/Owner

         Jeanie Elliott REALTORS, Since 1980

         "Celebrating 28 Years of Real Estate Service In Collin County, Fairview,

          Lucas, Allen, Plano, Parker, McKinney, Frisco, And North Texas In 2008"