North Dallas Eagle Scouts

Eight new Eagle Scouts were recognized at a Court of Honor on Sunday at St. Mark's School. What makes this group of fine young men even more inspiring is that they now bring the total number of Eagle Scout seniors at St. Mark's this year to 17 young men. Out of a class of 90 students, that is an impressive percentage of Eagle Scouts. I join the other proud moms in congratulating this inspiring group. Good job guys! [where: 75230]

North Dallas Ingenuity

Gotta like this clever neighbor who is obviously tired of picking up dog poo from their yard. It's a cut out milk jug stuffed with plastic grocery bags. Don't you just love their invitation to the local dog owners to do it themselves? [where: 75230]

A metaphor for life

"You don't get anything clean

without getting something else dirty."

Just like you don't take care of anything
without ignoring something else.

For Sale By Owner Tip to staying Legal

All homes are for sale by owner because the owner holds the title. Homes for sale are offered by either unrepresented sellers or by agents who represent and advise the seller while marketing their home. Selling your home without an agent can be a complex process with legal and financial risks.

If you are not skilled in the area of writing binding business contracts you may end up having your transaction fail, or ending up with a legal or financial liability because you made a mistake. Many home sales have been lost due to incomplete paperwork, lack of inspections or not meeting disclosure laws.

Texas is one of the most demanding states when it comes to selling real estate. You must become educated about buyer's contingencies, seller disclosure laws, lead based paint issues, financing options, title and deed requirements. Lack of proper disclosures are often the cause of post-sale legal disputes.

Individual sellers aren't subject to as many fair housing guidelines as real estate agents, but it's smart to follow all fair housing laws, just to make sure you don't encounter legal problems.

If you do not fully understand the legal ramifications and necessary steps required in selling a home, hire a real estate attorney. Don't cut corners here. An attorney not familiar with real estate processes and closing procedures could cost you and delay the closing. Neglecting to get guidance from an attorney or Realtor can cost you money, not save it. Factor in the extra attorney cost when looking at your bottom line.

I'd recommend that you contact your real estate attorney now and prepare a contract that you can have on hand. If you find a buyer, you want to be able to execute a contract without delay. Verbal agreements cannot be enforced. Put every aspect of your contract in writing and make sure that everyone involved signs the agreement. Once you've reached an agreement and arrive at the contract stage, you must be aware of any contingencies the buyer has.

The contract should spell out what happens to the buyer's earnest money, if the deal falls through. The earnest money is not yours

There are so many details and fine print, creating countless pitfalls involving your life's savings. Making even a small mistake can mean serious trouble. It's one thing to find a buyer and get a contract. It's another thing to make that sale go through. You need to stay on top of necessary paperwork, including inspections, surveys, title insurance, notice of escrow and loan approval to ensure a successful closing.

Taco restaurant coming to Preston Royal

Taco Taco is a new fresh style Mexican restaurant going in at the southwest corner of Preston and Royal. This little place (and I do mean little) is opening on Monday with a small but focused menu.

This location was most recently home to the Chicken Coop and before that was Bolero, and before that it was Rio's Tex-Mex and before that it was Sarah's Good Food. [where: 75230]

What to do with stuff you don't want to Move

When you move, often there are furnishings and items you no longer want, have use for or have room for but they are too good to just throw away. One of my favorite solutions is to donate them to The Family Place Resale Shop.

They welcome gently used household goods and furniture to sell in their shop or to give to their clients as they re-establish themselves in a safe community away from family violence. Donations are tax deductible and can be dropped off at their store at the southeast corner of Marsh Lane and Forest. To arrange a free pick up of large items call 214.358.0381 or email Carla at cmochs@familyplace.org.

Moving can be expensive. Why pay someone to move stuff that you don't need any more? What a great way to free yourself from things you no longer use and find a new life for them with someone who wants and needs them. [where: 75230]

Midway Road In-N-Out Update

Looks like the popular burger joint is coming along for a late fall opening. I don't expect to be dining there, but will be dodging the traffic like everyone else.

[where: 75230]

Will your house appraise?

You have a beautiful home you want to sell, but the crazy Realtor wants to list it for less than it's worth. Why don't they just let you set the price you want because you know people will pay more for your home because of its special features?

I hear this a lot. There are several reasons agents don't want to waste their time trying to market an overpriced property, but my main reason is summed up in one word - Appraisal.

Lets say you get some sucker buyer to give you a contract for your excessive price. In Dallas, most contracts are contingent upon financing and an appraisal.  Lenders require an independent appraisal by an appraiser they approve. If the property does not appraise for the contract price, the buyer can't get a loan and must cancel the contract - and get their escrow money back. 

So if you want to sell your property for more than it will appraise, you are looking for cash buyers only. Those are few. But my house will appraise you say? It’s better than those comps you're showing me. Well, here is a quick lesson to determine that:

My professional price opinion is based on a comparable market value. Like an independent appraiser, I look at homes that have sold in the past 6 months that are comparable to your property’s size, age, condition and especially location. These are the comparables that banks and financial institutions consider in an appraisal. Typically, we stay in your neighborhood and don't cross major roads for comparables. Only if there are fewer than 6 sales to compare, can the search area can be widened. Also taken into consideration is the current supply of other properties for sale and market conditions.

Special features don't add that much to an appraisal. In Texas, appraisers can't make more than a 10% adjustment on any line item. If you have sold gold fixtures, heated flower beds or your pool looks like the Bellagio, there is still a limit to how much an item can add to the value. Upgrades and other special features to the property can not account for a total adjustment of more than 10% of the sales price.

Many homeowners want to price their home based on what another homeowner is asking down the street. The asking price is not the selling price. Base your price on what the market will stand, not on an inflated price that some neighbor might be asking. Price your home based on reality, not wishful thinking.

The DCAD tax assessment value is not an accurate value of your property. Tax assessments can be quite different from true market value. And forget about the on-line estimates (or zestimates). Because Texas is a non-disclosure state, those sites don't base their numbers on actual comparable sales but usually on tax assessments, mortgage amounts, a radius search of homes and a variety of figures that are inaccurate. Is your home really in the same class as a home 1 mile north, south, east or west of you? If you're in Preston Hollow or the Park Cities, values can change a lot in 2 miles to the east or west.

Forget about what you paid for your home – it has no significance to the current market. What you want or need in financial terms is irrelevant as well. When pricing your home the most important factors to consider are comparable sales and current market conditions, as well as the cost and availability of financing. Before overpricing your home, save yourself a headache and determine if it will appraise.

[where: 75230]

Dallas Heat Wave stifling Home Sales

People don't like to look at homes when it is too hot. Temperatures above 95 degrees just take the fun out of house hunting. And the high temps are hard on sellers as well. Keeping the lawn green, removing pets for showings, cooling the house,... are all more difficult. But these aren't the only reasons the current heat wave is slowing home sales.

Inspectors can't perform a full and adequate home inspection when the temperature outside is 108 degrees. Walking on a roof in the afternoon heat is dangerous and can damage the roof. The attic is beyond uncomfortable as well. And testing several of the home systems - like heat/ac, some plumbing - is questionable because of outside temperatures. Just like a hard freeze in the winter can put a halt to inspections, the excessive heat is stifling them as well.

The excellent inspectors I work with are only doing inspections in the mornings, which is requiring a longer wait to get an inspection. A delay in getting inspections can cause other delays in the sale of a property. My last home inspection for a buyer was this past Sunday morning - because we had to get it done. Once the heat lifts, maybe we'll be able to get back to a normal market. Oh wait, there isn't a 'normal market' any more. Well at least I can get back to selling homes in a timely manner. [where: 75230]

Change of Address Checklist

There are so many little details to tend to when you are moving. Here is my useful Change of Address Checklist of everyone to contact to help smooth the process:

Utilities:

• Cable
• Electric
• Gas
• Telephone
• Water

Insurance Companies:

• Accident
• Auto
• Health
• Home
• Life

Professional Services:

• Past employer (for w-2 forms)
• Accountant
• Consultants
• Dentist/dental records
• Doctors/medical records
• Pharmacy/prescriptions
• Veterinarian
• Lawyer
• Lawn/maid service

Government Offices:

• IRS / tax authorities
• Voter’s registration
• Motor vehicle registration
• Library
• Post Office
• Professional Licensing Departments

Business Accounts:

• Banks
• Cellular phone
• Credit cards
• Department stores
• Drug store
• Dry cleaner
• Finance companies
• Hair stylist
• Grocery Store
• Service stations

Clubs:

• Social & Professional organizations
• Health & fitness

Subscriptions:

• Magazines
• Newspapers
• Professional

Miscellaneous:

• Relatives
• Friends
• Church
• Schools
• Business associates

[where: 75230]

New Preston Royal Italian Restaurant

The construction at the old Popolos location is to make way for a new Italian place. Should open this fall at the northwest corner of Preston and Royal. Yum! [where: 75230]

Update: Princi Italia is now open for dinner starting at 4:00 every day. Click here for the menu to this Italian restaurant that features handmade pastas and wood-fired pizzas.

Update 2: As of November, they are now open for lunch too!

Tollway Construction Terror II

Looks like I'm not the only one having trouble getting off and on the tollway construction ramps. This is what happens when a truck tries to navigate this passage...

[where: 75230]

Why pick on bad real estate photos?

If you follow this site, you know that I occasionally like to showcase bad real estate photos of homes for sale in Dallas. I am not usually picking on the house, but on the photography. Not every home is a show place and taking photos that flatter an ugly house can be difficult. The ones I usually show are because the photo - not the property - is awful.

 When your home is for sale you are competing with hundreds of other homes and most buyers don’t have time to view them all in person. They make instant decisions about which homes to pursue based solely on internet listings. The photos of your property must be appealing enough to make them want to see more.

Here are the 4 important tips for your home’s photos:

1. Quality: Photos that are dark or blurry feel reflect poorly on the property. Every home should have decent photos. A nice, expensive house should have nice, expensive looking photos.

2. Quantity: Our MLS allows 25 photos per listing which every property should feature. And they should show key areas of interest to buyers. Two good angles of a living room are more important than showing a 3rd bathroom. If the property is a 1 bedroom condo and you just can’t get 25 good shots, then that is the only excuse to use fewer photos.

 3. Update the photos: It's August, but the photos still show bare trees or pumpkins on the porch? That tells the buyer that the home has been listed for a long time, and plants the seed that something could be wrong.

4. Move things around: Move clutter out of the shot and show the home at its best. People and animals should never be in MLS property photos. Move cars out of the way as well as anything really distracting.

A picture is worth more than a thousand words – it’s worth a sale!

Preston Hollow Billboards not allowed

The city of Dallas has some strict sign laws and the folks in Preston Hollow don't take a liking to billboards in their neighborhood. So along comes a custom home builder who puts up a model home/showroom on a busy corner that skirts Preston Hollow. The home is not for sale and is serving as a 'model show home' for potential clients to view this builder's product and take a look at some of their vendor's samples ( like flooring, cabinetry, etc.). Let's ignore that some people think it's a business operating in a residential neighborhood and look at the issue that is simmering.

The builder erects a large, permanent looking sign on this residential street. Word is that it has a few neighbors upset and they're circling the wagons on this street. My guess is the builder may not have a sign permit and may be violating the City of Dallas Sign Ordinance. I'd look for this decked out sign to disappear soon. [where: 75230]