An inside look at the residential real estate market in Southeast Texas including: the hottest neighborhoods, proven home selling strategies, home buying and negotiating tactics, median prices by neighborhood, average days homes are on the market, and professional advice on how to get the best deal when buying or selling a home.

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February 2017

5 Things Top Realtors in Southeast Texas Do That Other Agents Don't

Top agent tools

When it comes to listing and selling homes there are secrets that the top Realtors have learned through experience that other agents just don't know.   

Tops Realtors offer at least the following five services when selling a home:

  1. Maximum internet exposure for your home on multiple websites.  Coldwellbanker.com,  Zillow, Trulia, Homes.com, just to name a few.
  2. Maximum social media exposure on FaceBook, YouTube, and other social media sites.  
  3. A property website and virtual tour of your home.
  4. Targeted direct mail campaign to your immediate neighborhood.
  5. Professional, high resolution digital photos.  

That is just the beginning of what a top local Realtor will do to help you sell your home.  If you are thinking about selling, let me show you all the things I can do to get it sold for the right price in the right amount of time.

"Happier in a New Home?  Call me."

Diane

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Beaumont Housing Report for January Just Released by Beaumont Board of Realtors

Median home prices are up.  Inventory (the number of homes for sale) is down.  This is a sellers market and a great time to sell a home.  

Housing Report Jan

Curious what your home is worth in this market?  Get a professional opinion of your home's market value from a top local agent.  Contact me for a professional market analysis.  No obligation or cost.  I'll be glad to give you an estimate of what your home will sell for in this sellers market.

"Happier in a New Home?  Call me".

Sincerely,

Diane

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Tips for Buying a Profitable Investment Home in Beaumont, Texas and Other Southeast Texas Neighborhoods

Simple Rule of 1%

If you can buy a home and rent it for 1% of the purchase price per month it is a good rental purchase.  For example, last year I had a client buy a home in a nice Vidor neighborhood, Wexford Park, for $116,500.  It rents for $1,250 month.  This makes it a profitable rental home.

Keeping this discussion basic today.

To invest in a rental home you will need good credit and approximately 25% of the total purchase price for the down payment.  Same example:  Purchase price $116,500.  $29,125 needed for a down payment.  Leaving a mortgage balance of about $87,000.  Payment roughly $850 with taxes and insurance.  Leaving $400 a month in profit.  

There are investment homes available for purchase that will provide a nice profit but you have to know where to look. That is where I can help.  As a local professional Realtor, I know the market.  I see the inventory when it first comes available.  If you are thinking about buying an investment home contact me.  Let's discuss how to find you the right profitable investment. 

"Happier in a New Home?  Call me".

Sincerely,

Diane

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Southeast Texas Home Sales Tips

Why do some houses sell faster than others?  Some sellers know what they can do to help maximize their homes appeal.   If you aren't sure.  Here's a list from the National Association of Realtors.  

Sold Sign Rider

Before Putting Your Home up for Sale     

Here are a few items to take care of before listing your home. This can make the sale process quicker and easier in the long run.

Consider a pre-sale home inspection. An inspector will be able to give you a good indication of the trouble areas that will stand out to potential buyers, and you’ll be able to make repairs before open houses begin.

Organize and clean. Pare down clutter and pack up your least-used items, such as large blenders and other kitchen tools, out-of-season clothes, toys, and seasonal items. Store items off-site or in boxes neatly arranged in the garage or basement. Clean the windows, carpets, walls, lighting fixtures, and baseboards to make the house shine.

Get replacement estimates. Do you have big-ticket items that will need to be replaced soon? Find out how much it will cost to repair an older roof or replace worn carpeting, even if you don’t plan to do so. The figures will help buyers determine if they can afford the home, and they’ll be handy when negotiations begin.

Locate warranties. Gather up the warranties, guarantees, and user manuals for the furnace, washer/dryer, dishwasher, and any other items that will remain with the house. It may seem like this task can be left until closing, but you don’t want lost paperwork or last-minute scrambling to cause the deal to fall through.

Spruce up. Walk out to the front of your home, close your eyes, and pretend you’re a prospective buyer seeing the the curb appeal for the first time. As you approach the front door, what is your impression of the property? Do the lawn and bushes look neatly manicured? Is the address clearly visible? What do you see framing the entrance, if anything? Is the walkway free of cracks and impediments?

Still not sure what to do to maximize the value of your home?  No worries.  That's one of the services I offer.  

"Happier in a New Home?  Call me."

Sincerely,

Diane

 

 

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A Common Issue in Southeast Texas Houses is Foundation Settling.

Do a Foundation Check: 5 Things to Watch For.   Stair-step-crack-lg

 
Luckily, foundation issues can be fixed but it is a problem you want to know about before closing on a home.  The best protection when buying a home is to hire a professional home inspector.  

The best way to know what price is a great deal on a home is to work with a professional Realtor.  Call me. I can help.

Sincerely,

Diane

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The Best Time to Sell a Home in the Southeast Texas Housing Market

A&M inventory prices

If you are thinking of selling your Southeast Texas Home you are in luck.  Take a look at the data above.  I got it from the The Real Estate Center at Texas A&M.  They keep housing market data for the major markets across Texas.  Southeast Texas is in the Beaumont Port Arthur Metropolitan Statistical Area (MSA).

Right now homes are selling for the highest average price in the last five years.  To make things even better for home sellers in Beaumont and other Southeast Texas neighborhoods the months supply of inventory (homes on the market for sale) is at a 5 year low.

What all this means is if you are thinking about selling your home it is probably worth more than it has been worth for the past five years.  If you would like to know the current value of your SETX home contact me.  I will provide a professional market analysis at no cost. 

"Happier in a New Home?  Call me."

Sincerely,

Diane

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Fairfield, West End Neighborhood, Beaumont, TX Home Sales Data for 2016

Fairfield 2016 sales

Fairfield is a neighborhood in the West End of Beaumont, TX.  Last year 13 homes sold in this neighborhood.  You can tell the popularity of this neighborhood as homes only took 58 days to sell, the median number of days homes were on the market.

  • The price range of homes was from $215,000 to $355,000.  
  • Sellers received on average 98% of their asking price.
  • The average size of homes is 2349 square feet.

If you are interested in finding out the sales data for any Southeast Texas Neighborhood contact me.  I'm happy to help you determine the current market value of your home or to help you determine what a fair offer on a home would be.

"Happier in a New Home? Call me!"

Sincerely,

Diane

 

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A look at Bridge City, Little Cypress, Orangefield Homes Sales for the last Six Months

2017-02-02_10-27-48

This is a snapshot of the past six months of home sale in Orange for homes priced from $150,000-$250,000.  It is the most active of all the price ranges in Southeast Texas.  

Not on the chart

  • Mauriceville had 5 sales.  Median price $176,600.  Averaging 65 days on the market.  This was the quickest selling time for all areas in the Orange County market.
  • Orange had 13 sales.  Median price $169,900.  Average days on market 131.  Orange has the most affordable median price for all areas in the Orange County market.

Price Range

  • The chart just shows one price range.  $150,000-$250,000.  

If you are interested in learning more about home sales in any neighborhood in Southeast Texas contact me.  When we work together I become your advocate.  My job is to represent your interests and get you the best real estate deal possible.  

Sincerely,

Diane

 

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