January | February 2013
North Central Luxury #1 LUXURY BROKER IN SAN ANTONIO (per local board statistics).
We will contribute
Featured P roperty
$500
on your behalf, to Homes For Our Troops at Close of Escrow when you list or buy with us by 3/1/13!
Matin Tabbakh, BBA
Broker Associate, Realtor®, Accredited Luxury Home Specialist Keller Williams Luxury International 10 Dominion Dr, San Antonio TX 78257 C: 210-772-7777 • O: 210-776-1500 Matin@SALuxuryRealty.com
FREE SALES REPORTS AVAILABLE FOR YOUR SPECIFIC NEIGHBORHOOD. JUST ASK! Like us on facebook: facebook.com/SALuxuryRealty Follow us on twitter: twitter.com/SALuxuryRealty
www.SALuxuryRealty.com
GORGEOUS HOMESITE ON DOMINION GOLF COURSE
.60 Acres | Price on Request
GRAB THIS ONE & INDULGE YOURSELF WITH THE LUXURY LIFESTYLE THIS LOCATION HAS TO OFFER!
FREE home design plans with your accepted offer by 1/31/13! Information is deemed reliable but not guaranteed.
How would you like a $0.00 closing cost loan? Kinerth “Kim” Kelman Senior Loan Officer
CISCO #24901 | NMLS #418628
270 N. Loop 1604, Suite 310 San Antonio, TX 78232
OFFICE: 210.483.4901 CELL: 210.421.8854
That’s right, Zero closing cost on refinance or resale purchase! Property Tax, Appraisal, Homeowners and Title Insurance are still charged. Call now to qualify! Special terms apply. Subject to change without notice.
KKelman@primelending.com www.Kim-Kelman.com
© 2012 PrimeLending, A PlainsCapital Company. Trade/service marks are the property of PlainsCapital Corporation, PlainsCapital Bank, or their respective affiliates and/or subsidiaries. Some products may not be available in all states. This is not a commitment to lend. Restrictions apply. All rights reserved. PrimeLending, A PlainsCapital Company (NMLS no: 13649) is a wholly-owned subsidiary of a state-chartered bank and is an exempt lender in the following states: TX. TX OCCC Reg. Loan License- lic no. 7293. PrimeLending, A PlainsCapital Company is an Equal Housing Opportunity Lender.
If your home is currently listed, this is not a solicitation for that listing.
Ideas to Freshen Up Your Interior Design
One of the last golf course lots left in The Dominion. Located on the 7th hole and elevated above the golf course with all the amazing views of the course, hill country and pond. Lot is cleared and ready for construction. Bring YOUR OWN builder and start planning to build your dream home while this opportunity lasts.
Produced by UpscaleRealEstateMarketing.com • 877.660.0996
Your Realtor Relationship
What Legal Responsibilities Do They Have to You?
Cold Weather Comfort Food Maggiano’s Famous Meatballs
Estates at Champion Run, Champion Ridge, Greystone Country Estates, The Pinnacles, Inwood Estates, Rogers Ranch/Falling Brook & Rogers Ranch Point Bluff
Real Estate Services
In Good Taste
Event Calendar
Featuring Maggiano’s Little Italy 210.451.6000 | Maggianos.com
JANUARY | FEBRUARY 2013 San Antonio Cocktail Conference
SPAGHETTI & MEATBALLS MEATBALLS: 1 egg 1/2 tsp. garlic, finely minced 6 tbsp. milk 3/4 c. seasoned bread crumbs 1 tbsp. olive oil 1/2 c. grated parmesan cheese 1 tsp. salt 20 oz. ground beef 1 1/2 tbsp. parsley, chopped 1. Combine garlic, bread crumbs, cheese, and salt together. Mix well by hand until all ingredients are evenly distributed. 2. Mix beef, parsley, egg and milk together with bread crumb mixture. 3. Mix only until combined and form into 16 evenly sized meatballs (approximately 2 oz. per meatball). 4. Heat olive oil in a large skillet over medium-high heat. Add meatballs and brown on all sides until cooked through. 5. Finish in a 350 degree oven for 10 minutes. PROCEDURE: 1 Jar Maggiano’s marinara sauce 1 lb. good quality dry spaghetti (such as Barilla or DeCecco) 1. In a sauce pan, heat marinara and meatballs until meatballs are heated throughout.
Various Venues, January 17th – 20th 210.324.5645 | SACocktailConference.com Making a home unique, special, and personally intuitive are challenges every By Debra May Himes, ASID, LEED AP homeowner encounters whether the home is 1,500 square feet or 15,000 square feet. Often, a home needs just a touch of glamour, or special visual interests, to take it from “nice” to “knock-out!” No matter the size of the home or space, there will always be common issues to contend with. For example, how to bring interest to that space? What will make a home or space stand apart from another one? How should large spaces be fashioned to feel more intimate? How can smaller spaces feel larger? Designing a home or space properly can also be quite an investment. If and when a homeowner decides to sell the property, the home should stand alone from the other choices on the market. Creating fascinating and compelling details is optimum, in that those remarkable elements and appealing design choices hopefully will remain in the memories of those who are viewing your home. In many instances, a touch of drama is a great way to create interesting spaces. The trick though, is to understand exactly what that means and how to achieve it. For larger spaces, there is usually a bit of a stronger challenge, but properly designing the space will certainly include focusing on at least one area in the room to add that touch of drama. Fireplaces, interesting art, important pieces of furniture, beautiful views and conversation areas will help determine those focal points. The opposite will be true when designing smaller spaces. In this case the challenge is usually to make the space feel larger. The best way to achieve this may be to simplify. For a smaller space, this may be achieved by determining a focal point in the room and addressing it with something that will demand attention when someone enters the space. When incorporating some drama, you might take a cue from current design trends. For color, the “new neutral” is definitely gray - not an icy gray, but more of a warm gray. That gray is being paired with all sorts of other fashionable hues such as yellow, apple green, and purple.
Join top bartenders and fellow cocktail aficionados for four days of educational seminars, guided tastings and cocktail parties with proceeds to benefit HeartGift San Antonio, a group dedicated to providing lifesaving heart surgery to disadvantaged children living in developing countries. San Antonio Spurs vs. Phoenix Suns AT&T Center, January 26th 210.444.5000 | NBA.com/spurs Cheer on our Spurs, tap your toes to the Silver Dancers, Organic shapes versus geometric or linear lines are on-trend now and can be seen in furnishings, fabrics and even wall décor. Wall panels in all sorts of materials, shapes and patterns are a way to make a big impact. Check out InterlockingRock panels by ModularArts.com for inspiration. A statement headboard in the Master Bedroom is another sure way to create drama. These headboards can be upholstered in all sorts of gorgeous fabrics, crafted from wood or even made out of leather-upholstered large mosaic pieces. Often, the use of interesting texture is all that’s necessary. A simple wall or other mundane architectural element can be absolutely transformed with the application of materials such as stone, metal, tiles, crystals...the options are as limitless as your imagination! Now, get your imagination working on overdrive and plan to put a little panache in your home’s design as well!
chuckle along with The Coyote, and keep the party
Debra May Himes, Principal of Debra May Himes Interior Design & Associates, LLC can be reached at DMHDesign.com.
style show by Julian Gold and a delicious lunch –
4. Serve immediately with grated parmesan. Yield: 4 to 6 servings
featuring a live band and dancing with your friends. Valentine Luncheon & Style Show San Antonio Country Club, February 9th 210.785.5850 | FriendsOfHospiceSanAntonio.org The Friends of Hospice Valentine Luncheon, Silent Auction and Style Show makes a difference in the lives of CHRISTUS VNA Hospice patients and their families. The event raises funds through table sales, silent auction, and raffles. Guests will enjoy a spectacular all while helping others in our community. Love Letters: Music of the Heart
2. Cook spaghetti according to instructions on box. 3. Drain spaghetti well (do not rinse). Toss immediately with heated marinara and place in warmed serving dish. Place meatballs on top and spoon additional sauce over meatballs.
going long after the final buzzer at the OVERTIME event
It’s important to understand what legal responsibilities your real estate salesperson has to you and to other parties in the transaction. Ask what type of agency relationship your agent has with you:
UNDERSTANDING AGENCY RELATIONSHIPS
SELLER’S REPRESENTATIVE (also known as a listing agent or seller’s agent) A seller’s agent is hired by and represents the seller. All fiduciary duties are owed to the seller. The agency relationship usually is created by a listing contract.
BUYER’S REPRESENTATIVE (also known as a buyer’s agent) A buyer’s agent is hired by prospective buyers to represent them in a real estate transaction. The buyer’s rep works in the buyer’s best interest throughout the transaction and owes fiduciary duties to the buyer. The buyer can pay the licensee directly through a negotiated fee, or the buyer’s rep may be paid by the seller or through a commission split with the seller’s agent.
SUBAGENT A subagent owes the same fiduciary duties to the agent’s customer as the agent does. Subagency usually arises when a cooperating sales associate from another brokerage, who is not the buyer’s agent, shows property to a buyer. In such a case, the subagent works with the buyer as a customer but owes fiduciary duties to the listing broker and the seller. Although a subagent cannot assist the buyer in any way that would be detrimental to the seller, a buyer/customer can expect to be treated honestly by the subagent. It is important that subagents fully explain their duties to buyers. Subagency is not common in Texas.
DESIGNATED AGENT (also called appointed agent) This is a brokerage practice that allows the managing broker to designate which licensees in the brokerage will act as an agent of the seller and which will act as an agent of the buyer. Designated agency avoids the problem of creating a dual-agency relationship for licensees at the brokerage. The designated agents give their clients full representation, with all of the attendant fiduciary duties. The broker still has the responsibility of supervising both groups of licensees.
NON-AGENCY RELATIONSHIP (called, among other things, a transaction broker or facilitator)
DISCLOSED DUAL AGENT Dual agency is a relationship in which the brokerage firm represents both the buyer and the seller in the same real estate transaction. Texas does not allow dual agency, but rather intermediary, in which the consent must be in writing. Dual agency relationships do not carry with them all of the traditional fiduciary duties to clients. Instead, dual agents owe limited fiduciary duties. Because of the potential for conflicts of interest in a dual-agency relationship, it’s vital that all parties give their informed consent. Disclosed dual agency, in which both the buyer and the seller are told that the agent is representing both of them, is legal in most other states.
Some states permit a real estate licensee to have a type of non-agency relationship with a consumer. These relationships vary considerably from state to state, both as to the duties owed to the consumer and the name used to describe them. Very generally, the duties owed to the consumer in a non-agency relationship are less than the complete, traditional fiduciary duties of an agency relationship. In Texas, a non-agency relationship is not practiced. Instead, a Realtor in Texas either represents the buyer, the seller, or is in an intermediary relationship. Source: REALTORMag. Official Magazine of the National Association of REALTORS.® www.realtor.org
San Antonio Museum of Art, February 12th & 16th 210.978.8100 | SAMuseum.org Voci di Sorelle performs at the museum for a special Valentine’s Day two-concert series in the Cowden Gallery. The programs feature music that reflects the art in SAMA’s “Aphrodite and the Gods of Love” exhibit. Admission is free. Voci di Sorelle, Italian for “Voices of Sisters,” is a group of twelve highly talented female a cappella singers based in San Antonio. Queen of the Vine Celebration Kendall Plantation in Boerne, February 15th QueenOfTheVine.org Four dynamic women have engaged in a spirited competition to raise funds for the Brighton Center and the more than 2,500 children with developmental delays and disabilities that they serve. Every dollar counts as one vote and the Queen of the Vine title is awarded to the candidate with the most votes at the Queen of the Vine Celebration. The fun, “anti-gala” formal event will feature culinary stations with paired wine and beer, live music and dancing, as well as live and silent auctions.
In Good Taste
Event Calendar
Featuring Maggiano’s Little Italy 210.451.6000 | Maggianos.com
JANUARY | FEBRUARY 2013 San Antonio Cocktail Conference
SPAGHETTI & MEATBALLS MEATBALLS: 1 egg 1/2 tsp. garlic, finely minced 6 tbsp. milk 3/4 c. seasoned bread crumbs 1 tbsp. olive oil 1/2 c. grated parmesan cheese 1 tsp. salt 20 oz. ground beef 1 1/2 tbsp. parsley, chopped 1. Combine garlic, bread crumbs, cheese, and salt together. Mix well by hand until all ingredients are evenly distributed. 2. Mix beef, parsley, egg and milk together with bread crumb mixture. 3. Mix only until combined and form into 16 evenly sized meatballs (approximately 2 oz. per meatball). 4. Heat olive oil in a large skillet over medium-high heat. Add meatballs and brown on all sides until cooked through. 5. Finish in a 350 degree oven for 10 minutes. PROCEDURE: 1 Jar Maggiano’s marinara sauce 1 lb. good quality dry spaghetti (such as Barilla or DeCecco) 1. In a sauce pan, heat marinara and meatballs until meatballs are heated throughout.
Various Venues, January 17th – 20th 210.324.5645 | SACocktailConference.com Making a home unique, special, and personally intuitive are challenges every By Debra May Himes, ASID, LEED AP homeowner encounters whether the home is 1,500 square feet or 15,000 square feet. Often, a home needs just a touch of glamour, or special visual interests, to take it from “nice” to “knock-out!” No matter the size of the home or space, there will always be common issues to contend with. For example, how to bring interest to that space? What will make a home or space stand apart from another one? How should large spaces be fashioned to feel more intimate? How can smaller spaces feel larger? Designing a home or space properly can also be quite an investment. If and when a homeowner decides to sell the property, the home should stand alone from the other choices on the market. Creating fascinating and compelling details is optimum, in that those remarkable elements and appealing design choices hopefully will remain in the memories of those who are viewing your home. In many instances, a touch of drama is a great way to create interesting spaces. The trick though, is to understand exactly what that means and how to achieve it. For larger spaces, there is usually a bit of a stronger challenge, but properly designing the space will certainly include focusing on at least one area in the room to add that touch of drama. Fireplaces, interesting art, important pieces of furniture, beautiful views and conversation areas will help determine those focal points. The opposite will be true when designing smaller spaces. In this case the challenge is usually to make the space feel larger. The best way to achieve this may be to simplify. For a smaller space, this may be achieved by determining a focal point in the room and addressing it with something that will demand attention when someone enters the space. When incorporating some drama, you might take a cue from current design trends. For color, the “new neutral” is definitely gray - not an icy gray, but more of a warm gray. That gray is being paired with all sorts of other fashionable hues such as yellow, apple green, and purple.
Join top bartenders and fellow cocktail aficionados for four days of educational seminars, guided tastings and cocktail parties with proceeds to benefit HeartGift San Antonio, a group dedicated to providing lifesaving heart surgery to disadvantaged children living in developing countries. San Antonio Spurs vs. Phoenix Suns AT&T Center, January 26th 210.444.5000 | NBA.com/spurs Cheer on our Spurs, tap your toes to the Silver Dancers, Organic shapes versus geometric or linear lines are on-trend now and can be seen in furnishings, fabrics and even wall décor. Wall panels in all sorts of materials, shapes and patterns are a way to make a big impact. Check out InterlockingRock panels by ModularArts.com for inspiration. A statement headboard in the Master Bedroom is another sure way to create drama. These headboards can be upholstered in all sorts of gorgeous fabrics, crafted from wood or even made out of leather-upholstered large mosaic pieces. Often, the use of interesting texture is all that’s necessary. A simple wall or other mundane architectural element can be absolutely transformed with the application of materials such as stone, metal, tiles, crystals...the options are as limitless as your imagination! Now, get your imagination working on overdrive and plan to put a little panache in your home’s design as well!
chuckle along with The Coyote, and keep the party
Debra May Himes, Principal of Debra May Himes Interior Design & Associates, LLC can be reached at DMHDesign.com.
style show by Julian Gold and a delicious lunch –
4. Serve immediately with grated parmesan. Yield: 4 to 6 servings
featuring a live band and dancing with your friends. Valentine Luncheon & Style Show San Antonio Country Club, February 9th 210.785.5850 | FriendsOfHospiceSanAntonio.org The Friends of Hospice Valentine Luncheon, Silent Auction and Style Show makes a difference in the lives of CHRISTUS VNA Hospice patients and their families. The event raises funds through table sales, silent auction, and raffles. Guests will enjoy a spectacular all while helping others in our community. Love Letters: Music of the Heart
2. Cook spaghetti according to instructions on box. 3. Drain spaghetti well (do not rinse). Toss immediately with heated marinara and place in warmed serving dish. Place meatballs on top and spoon additional sauce over meatballs.
going long after the final buzzer at the OVERTIME event
It’s important to understand what legal responsibilities your real estate salesperson has to you and to other parties in the transaction. Ask what type of agency relationship your agent has with you:
UNDERSTANDING AGENCY RELATIONSHIPS
SELLER’S REPRESENTATIVE (also known as a listing agent or seller’s agent) A seller’s agent is hired by and represents the seller. All fiduciary duties are owed to the seller. The agency relationship usually is created by a listing contract.
BUYER’S REPRESENTATIVE (also known as a buyer’s agent) A buyer’s agent is hired by prospective buyers to represent them in a real estate transaction. The buyer’s rep works in the buyer’s best interest throughout the transaction and owes fiduciary duties to the buyer. The buyer can pay the licensee directly through a negotiated fee, or the buyer’s rep may be paid by the seller or through a commission split with the seller’s agent.
SUBAGENT A subagent owes the same fiduciary duties to the agent’s customer as the agent does. Subagency usually arises when a cooperating sales associate from another brokerage, who is not the buyer’s agent, shows property to a buyer. In such a case, the subagent works with the buyer as a customer but owes fiduciary duties to the listing broker and the seller. Although a subagent cannot assist the buyer in any way that would be detrimental to the seller, a buyer/customer can expect to be treated honestly by the subagent. It is important that subagents fully explain their duties to buyers. Subagency is not common in Texas.
DESIGNATED AGENT (also called appointed agent) This is a brokerage practice that allows the managing broker to designate which licensees in the brokerage will act as an agent of the seller and which will act as an agent of the buyer. Designated agency avoids the problem of creating a dual-agency relationship for licensees at the brokerage. The designated agents give their clients full representation, with all of the attendant fiduciary duties. The broker still has the responsibility of supervising both groups of licensees.
NON-AGENCY RELATIONSHIP (called, among other things, a transaction broker or facilitator)
DISCLOSED DUAL AGENT Dual agency is a relationship in which the brokerage firm represents both the buyer and the seller in the same real estate transaction. Texas does not allow dual agency, but rather intermediary, in which the consent must be in writing. Dual agency relationships do not carry with them all of the traditional fiduciary duties to clients. Instead, dual agents owe limited fiduciary duties. Because of the potential for conflicts of interest in a dual-agency relationship, it’s vital that all parties give their informed consent. Disclosed dual agency, in which both the buyer and the seller are told that the agent is representing both of them, is legal in most other states.
Some states permit a real estate licensee to have a type of non-agency relationship with a consumer. These relationships vary considerably from state to state, both as to the duties owed to the consumer and the name used to describe them. Very generally, the duties owed to the consumer in a non-agency relationship are less than the complete, traditional fiduciary duties of an agency relationship. In Texas, a non-agency relationship is not practiced. Instead, a Realtor in Texas either represents the buyer, the seller, or is in an intermediary relationship. Source: REALTORMag. Official Magazine of the National Association of REALTORS.® www.realtor.org
San Antonio Museum of Art, February 12th & 16th 210.978.8100 | SAMuseum.org Voci di Sorelle performs at the museum for a special Valentine’s Day two-concert series in the Cowden Gallery. The programs feature music that reflects the art in SAMA’s “Aphrodite and the Gods of Love” exhibit. Admission is free. Voci di Sorelle, Italian for “Voices of Sisters,” is a group of twelve highly talented female a cappella singers based in San Antonio. Queen of the Vine Celebration Kendall Plantation in Boerne, February 15th QueenOfTheVine.org Four dynamic women have engaged in a spirited competition to raise funds for the Brighton Center and the more than 2,500 children with developmental delays and disabilities that they serve. Every dollar counts as one vote and the Queen of the Vine title is awarded to the candidate with the most votes at the Queen of the Vine Celebration. The fun, “anti-gala” formal event will feature culinary stations with paired wine and beer, live music and dancing, as well as live and silent auctions.
January | February 2013
North Central Luxury #1 LUXURY BROKER IN SAN ANTONIO (per local board statistics).
We will contribute
Featured P roperty
$500
on your behalf, to Homes For Our Troops at Close of Escrow when you list or buy with us by 3/1/13!
Matin Tabbakh, BBA
Broker Associate, Realtor®, Accredited Luxury Home Specialist Keller Williams Luxury International 10 Dominion Dr, San Antonio TX 78257 C: 210-772-7777 • O: 210-776-1500 Matin@SALuxuryRealty.com
FREE SALES REPORTS AVAILABLE FOR YOUR SPECIFIC NEIGHBORHOOD. JUST ASK! Like us on facebook: facebook.com/SALuxuryRealty Follow us on twitter: twitter.com/SALuxuryRealty
www.SALuxuryRealty.com
GORGEOUS HOMESITE ON DOMINION GOLF COURSE
.60 Acres | Price on Request
GRAB THIS ONE & INDULGE YOURSELF WITH THE LUXURY LIFESTYLE THIS LOCATION HAS TO OFFER!
FREE home design plans with your accepted offer by 1/31/13! Information is deemed reliable but not guaranteed.
How would you like a $0.00 closing cost loan? Kinerth “Kim” Kelman Senior Loan Officer
CISCO #24901 | NMLS #418628
270 N. Loop 1604, Suite 310 San Antonio, TX 78232
OFFICE: 210.483.4901 CELL: 210.421.8854
That’s right, Zero closing cost on refinance or resale purchase! Property Tax, Appraisal, Homeowners and Title Insurance are still charged. Call now to qualify! Special terms apply. Subject to change without notice.
KKelman@primelending.com www.Kim-Kelman.com
© 2012 PrimeLending, A PlainsCapital Company. Trade/service marks are the property of PlainsCapital Corporation, PlainsCapital Bank, or their respective affiliates and/or subsidiaries. Some products may not be available in all states. This is not a commitment to lend. Restrictions apply. All rights reserved. PrimeLending, A PlainsCapital Company (NMLS no: 13649) is a wholly-owned subsidiary of a state-chartered bank and is an exempt lender in the following states: TX. TX OCCC Reg. Loan License- lic no. 7293. PrimeLending, A PlainsCapital Company is an Equal Housing Opportunity Lender.
If your home is currently listed, this is not a solicitation for that listing.
Ideas to Freshen Up Your Interior Design
One of the last golf course lots left in The Dominion. Located on the 7th hole and elevated above the golf course with all the amazing views of the course, hill country and pond. Lot is cleared and ready for construction. Bring YOUR OWN builder and start planning to build your dream home while this opportunity lasts.
Produced by UpscaleRealEstateMarketing.com • 877.660.0996
Your Realtor Relationship
What Legal Responsibilities Do They Have to You?
Cold Weather Comfort Food Maggiano’s Famous Meatballs
Estates at Champion Run, Champion Ridge, Greystone Country Estates, The Pinnacles, Inwood Estates, Rogers Ranch/Falling Brook & Rogers Ranch Point Bluff
Real Estate Services