Granbury Homes Guide October 2012 by Granbury Realtors

COMPLIMENTARY

A Publication of the Granbury Association of REALTORS OCTOBER 2012

GranburyRealtors.com

The Waterfront Experts

. . . and THE Authority on Real Estate.

R E A L Pam Knieper owner/broKer

E S T AT E

www.LakeGranburyRealEstate.com

Offered at $195,000

Great floor plan, high ceilings, wood & tile flooring, natural stone FP, oversized patio.

Offered at $35,000

Excellent opportunity to build! 2.23 acres, high on a hill, mature Oaks, on the water.

Offered at $239,000

Riverfront home, spacious living, built-ins, tons of windows, mature landscaping & trees.

Offered at $149,900

ÂŠ 2011 KNIEPER REALTY, INC.

Adorable home, gated golf community, new carpet, paint & fixtures, 2 living areas & more.

Offered at $1,900,000

Incredible countryside estate, 54+acres, 7933 sqft, pool, barn, workshop & guest house.

Offered at $233,000

Lakefront ambiance with tons of potential! Wall of windows, wood beamed ceilings.

Offered at $119,000

Beautiful decks overlooking lake, open kitchen/living area, w/ fishing dock.

Offered at $2,195,000

817.219.0456

Offered at $129,000

Adorable country home on 4+ acres, rustic style, beautiful trees, with space to build!

Offered at $229,000

Exceptional updates! NEW paint, flooring, solar shades, water heater & more + dbl dock.

Offered at $239,900

300 acre ranch enjoys premier location, rolling terrain & lake view, 5200+ sqft + pool.

Beautiful setting, 3/3/2, high ceilings, open atmosphere, custom cabinets, fenced yard.

Offered at $169,000

Offered at $870,000 Luxurious custom home, mainbody lake, very well appointed, open design, pool, large dock.

Professionally updated, BRAND NEW kitchen, new flooring & paint thru out, large yard.

Offered at $585,000

35+ acre hilltop property, panoramic views, soaring ceilings, stunning design & more.

Offered at $449,000

One of a kind lake home, very private, extensive decking & landscaping, spacious & open.

LINDA BLANKENSHIP

Steve Cook 32 Years Experience Multi Million Dollar Producer

Broker Associate

Cell: 817-929-3905

26 Years Experience Multi Million Dollar Producer

RE/MAX Lake Granbury

817-579-1504

4810 Hwy. 377 E. Granbury, Texas 76049

REALTOR® Associate

Cell: 817-219-5774

Each Office is Independently Owned and Operated

419-WATERFRONT HOME, WATERS EDGE! Recently updated, wood floors, granite kitchen tops, new paint. Great floorplan, 2 living areas, beautiful master suite, sun room, great view of lake. Boat dock, well landscaped lawn. $309,500 MLS# 11829067

277-NEW LISTING, PECAN PLANTATION! Custom home, built 2006, over 2800 sq.ft. 2 spacious living areas, 3 bedrooms, study, 3 & half baths. New wood floors, stone fireplace, fantastic kitchen with granite. Large well landscaped yard, pecan trees, incredible outdoor kitchen and entertaining area. $339,500 MLS# 11825895 818-COUNTRY LIVING! Tolar schools, 11.9 acres rolling coastal, large oak trees, sandy soil. Custom brick home 4bd/2ba, 4 car garage. 36x48 metal horse barn, 24x48 extra garage/shop with roughed in apartment. Fantastic kitchen with granite. Great floor plan. Very private. $339,500 MLS# 11826899 823-BRING YOUR HORSES! Just under 5 acres, great location close to town. 3 bedroom, 2 bath brick home, with 2 living areas, recently updated, rustic decor perfect for country living. 36x36 metal work shop or large garage, extra covered area, 2 stall horse barn. $274,900 MLS# 11805088 204-PECAN PLANTATION 2+ ACRES! Bring your horse or just enjoy the privacy of this equestrian lot. Custom home, just under 3000 sq.ft., 3 bd., 3 bath, study, plus exercise room & 3 full car garage. Large covered patio, well landscaped yard, beautiful trees. Quality through-out! $349,900 MLS# 11796390 258-HARBOR LAKES! Custom built, 3bd/3ba/3 car garage, large open living area, beautiful master suite with double fireplace. Spacious kitchen, granite counter tops, island and breakfast bar. Large outdoor living space overlooking pool, and fantastic view of water and golf course. $349,900 MLS# 11756584

214-ABSOLUTELY DARLING RESTORED HOME close to high school and square! 2/1 (could be 3!) with beautiful wood and tile floors. Granite counters and builtins in kitchen. Updated bath and walk-in shower. Large front porch. Covered patio & huge lot. 2 storage buildings and carport. GREAT INVESTMENT OR STARTER!! $69,900 MLS # 11830882 404-SPECTACULAR WATERFRONT IN UPSCALE COMMUNITY! 3/2½/4, study, 2 living areas, gourmet kitchen with granite counters & island. Custom built with over-the-top finishes. Beautiful wood floors. Floor to ceiling windows for unbelievable views! Huge lot, covered patio, gorgeous landscaping, RV/Boat parking. Retaining walls, boat dock + jet ski lifts & more! $597,500 MLS# 11810798

293-ABSOLUTELY BEATIFUL CUSTOM HOME IN FOREST OAKS!! Over the top custom features including granite, wood floors, designer cabinets/woodwork & more. 3/2½/2 + formal dining & study. 1/2 acre lot, large covered patio. Separate bldg with office, cedar room, storage room. $264,500 MLS# 11825030

1002-UNBELIEVABLE heavily treed acreage on Brazos River. Tons of wildlife. Approximately 349’ of riverfront. **Has 3 bedroom mobile, septic, wells, no value given, seller does not warranty** Beautiful building sites. No minerals convey. $349,500 MLS# 11823323

205-STUNNING HILL COUNTRY BEAUTY! Rustic 3bd/3ba with 3 car carport. Lake view from wrap around porch. Soaring ceiling in living, dining, kitchen with bar and rustic laminate floors. 2 masters! Gorgeous pool all on 1/2 acre with huge oak trees. $215,000 MLS# 11824268

267-PRISTINE HOME IN WILLOW RIDGE! 4/2/2 with granite countertops, open floor plan, stainless appliances, WBFP, split bedrooms, covered patio & privacy fenced backyard! $189,500 w/$2,000 buyers allowance. MLS# 11753059

Scan the QR code to visit our website.

WWW.GRANBURYREALTORS.COM

ASSOCIATION EXECUTIVE :

How to Mulch Leaves: Cheap Mulch for Your Landscaping Page 6

Time to Gear Up Your Fall Veggie Garden Page 12

Misunderstood 3.8% Tax Hits Few Sellers Next Year Page 14

Fall Lawn Care: 4 Ways to Say G’Night For The Winter Page 18

5 Great Home Projects for Fall Page 24

Lawn Aeration: Give Your Grass a Breath of Fresh Air Page 29

ADVERTISING & STORY SUBMISSION Emily Burks AE@GRANBURYREALTORS.COM

EXECUTIVE ASSISTANT :

Pat Angeley SUPPORT@GRANBURYREALTORS.COM

All real estate advertised in this publication is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination based on race, color, religion, sex, familial status, handicap, or national origin, or an intention to make any such preference, limitation, or discrimination”. This publication will not knowingly accept any listing or advertising for rental or sell of real estate which is in violation of the law. Our readers are hereby informed that all dwellings advertised in this publication are available on an equal opportunity basis. The Homes Guide is published by GAR, 2504 James RD, Granbury, Texas 76049 * (817) 3262530. All information in this publication is believed to be accurate, but is not guaranteed. All information should be independently verified by the customer. GAR assumes no liability for any advertisement in this magazine. GAR reserves the right to refuse advertising space to anyone for any reason. Any reproduction, in whole or in part, or any commercial attempt to cover or alter the appearance of this publication without the written permission of GAR is expressly forbidden. All rights reserved.

BOARD OF DIRECTORS: PRESIDENT : PRESIDENT ELECT : PAST PRESIDENT : SECRETARY : TREASURER : DIRECTOR : DIRECTOR : DIRECTOR : DIRECTOR : DIRECTOR : TAR DIRECTOR :

Kay Bailey Kimberly Shook Pamela Z. Miller Freddie Crawford Debbie Van Dyke Denise Ray Laura Life Jerry Williamson Joy Paris Lynn Dirks Vickie Davies

2012 COMMITTEE CHAIRS

BYLAWS : Pamela Z. Miller FINANCE : Debbie Van Dyke GOVERNMENTAL AFFAIRS : Steve Foster MEMBERSHIP : Scott Bradley MULTIPLE LISTING SERVICE : Debbie Van Dyke PROFESSIONAL DEVELOPMENT : Felicia Peters PROFESSIONAL STANDARDS : Judy Hallowell PUBLIC RELATIONS : Charlie Parrish/ Andrea Smith SPECIAL EVENTS : Carol Seitz TREPAC : Leigh York

2504 James Road, Granbury, TX 76049 · PHONE: 817-326-2530 · FACSIMILE: 817-326-2545 · WWW.GRANBURYREALTORS.COM

Protecting home ownership, now and for future generations. A child doesn’t know that owning a home helps build communities. That home ownership contributes to higher self-esteem and better test scores. They just know that home is where they belong. It’s where they play, grow and learn. The National Association of REALTORS® will always stand up for home ownership and strive to protect it. Because home ownership matters – to our families, our neighborhoods and our country.

HouseLogic.com/homeownership

Lee Overstreet, GRI

817-219-5246

REALTOR ®

MLS #11825195 Very unique lake property. Peaceful & private location on the northern end of Lake Granbury. Two BR, 2 bath, 2 story home on 5 wooded lots. Extensive wood decks & walkways, 2 storage bldgs, balconies off the Master bedroom & bath. Great place for a weekend retreat or full time living. $179,000

MLS #11780507 Custom 3/2.5/2+ brick home with upgrades & extras. Two living/2 dining areas. Granite countertops, gas fireplace; ceramic tile, carpeting & wood flooring. Separate study, walk-in closets, many built-ins. Private, fenced yard with covered patios, terracing, & landscaping. $260,000

MLS #11811551 The perfect lake getaway. 2 BR, 2 bath with attached, oversize 2 car garage. Upgraded cabinets & wood flooring in kitchen, outdoor cooking area on a very large covered deck. Boat dock with lift. Must see to appreciate. $130,000

MLS #11729594 Commercial Office/Warehouse facility on Fall Creek Hwy. Large office building; separate modular office building; 3,500+ sq.ft. shop/warehouse bldg; metal storage shed. Paved parking, security fencing. Great location, easy access, high visibility. Possible owner financing. Price Reduced. $299,500

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lee@overstreetrealty.com 115 W. Pearl St. Granbury, TX 76048

MLS #11731540 Commercial office building located on the main traffic area in Acton. Cut stone exterior, open lobby area, 2 restrooms, multiple offices, 2 large file storage areas. Paved parking; Located on a large corner tract with high visibility & easy access. $250,000

How to Mulch Leaves: Cheap Mulch for Your Landscaping Article From HouseLogic.com By: Lisa Kaplan Gordon Don’t toss out those fallen leaves you’ve spent weekends raking and blowing. Autumn leaves make low-cost mulch and fertilizer to protect and feed your landscaping all winter. Now that your trees are bare, make the most of those fallen leaves. Here are a few ways to recycle leaves to protect and feed your landscaping all winter. Mulch Mulching plants and shrubs is not just a spring chore. Your landscaping needs winter protection, too. Autumn leaves are a low-cost mulch that insulate roots from frigid temperatures and hold moisture in the ground, which is vital to plant health in winter. After you’ve removed dead blooms or rotting vegetables, rake or blow leaves into garden beds, and mound them around the base of shrubs and trees. To quicken decomposition and feed plants all winter, run leaves through a shredder or run over them with a mower. Composting leaves Rotting leaves and pine needles make great compost. Just throw them onto your compost pile , and douse them with water before you drain your outdoor spigot for the winter. Or, bag up the leaves and throw them into a corner of your yard. If you have a mild winter, dark plastic will catch the rays and cook the leaves, speeding up decomposition. Come spring, dump the rotting leaves on your compost pile, and save the bags for next fall’s cleanup. Leaves as fertilizer Instead of raking or blowing leaves, run your mower over them a couple of times, and let them decompose and nourish your lawn.

What do you think of using leaves as mulch? MLS #11782399 Scenic acreage tract overlooking Historic Comanche Peak. 84 acres of land with extensive frontage on the Glen Rose Hwy (FM 144). Elevated views; Partially wooded; Great Development Potential. $999,000

The First National Bank Mortgage Group has a

NEW LOCATION! Jerry Williamson Licensed Texas Broker

817-706-6582

www.ComanchePeakRealty.com 141 - RECENTLY REMODELED AND UPDATED IN INDIAN HARBOR – New windows, tile, carpet, granite, 3 bedroom, 2 bath, fireplace, circle driveway, covered RV parking, hillside view of Brazos lowlands. Open and bright. $146,900 MLS# 11772072

138 – INDIAN HARBOR WATERFRONT – nice boat dock on wide canal. Ranch style, 3 bedroom, 2 bath, vaulted ceilings, massive floor-to ceiling fireplace, ceramic tile throughout, fenced yard. $219,000 MLS# 11754116

We will be moving into our new location at 4062 E. Highway 377 on Monday, August 13th. First National's group of dedicated mortgage lenders and support staff, can find the right solution for nearly every buyer's situation and help match you with a mortgage you can live with. Along with skills and experience, they have the Home Team advantage - loan decisions are made locally, so you get fast loan approval. Come see us today at our NEW location!

mgfnb.com

150 – UPSTAIRS BONUS/MEDIA ROOM – Large open lot, 3 bed, 2 bath, 1800+ sf, brick fireplace, covered patio with hot tub, on the west edge of Granbury. $176,640 MLS# 11808876

140 – 6+ ACRES OF COUNTRY LIVING in gated upscale Lantana between Granbury and Weatherford. 4 bed, 3.5 bath, 2 living, 3 dining, 5,000+ sf of living area. Gunite pool, guest house, outdoor kitchen. $575,000 MLS# 11762518

153 – REO ON FORT WORTH SIDE OF GRANBURY - 3 bed, 2 bath, 1900+ sf, stone fireplace, beautiful tile flooring, open concept. Close to country club golf course. With a little TLC this will be a great home. $159,900 MLS# 11826202

914 Thelma. Spectacular New Walk Out Waterfront. Large boat dock. Ft Worth side. 2 Living, 3 Bedroom, 3 Â˝ Baths & Oversize Double Garage. Outdoor kitchen, hot tub, gas firepit. $559,900

8700 Ravenswood Pecan Plantation River House designed & built by Brian Gaffin Liv Din Master & Study with River views. Lots of trees, screen porch & stone patio. Kitchen has newer appliances & granite countertops. 3/2/2 + golf cart garage. This home is a charmer! $289,900

1001 Summerlin Dr Family Style Home with Four/Five Bed & Three Full Baths. Over one acre with Open Patio and Fenced Back Yard. Near Baccus Elementary. Home is ready for you before the holiday season. $199,900

1009 Hayden Court Well Cared for Home in Heather Place. 2/2/2 + Small Study. Living Space has cherry wood floors. Move In Condition $147,900

America needs jobs. Housing creates them.

For every two homes sold, one job is created.1

Every time a house is built, bought, or sold, American jobs are created. In fact, for every two homes sold, one job is created.1 That’s 2.5 million jobs, created or maintained, in average year of homes sales.2 Strong federal government support for home ownership equals strong support for American jobs. The National Association of REALTORS® supports responsible housing finance reform and we believe that home ownership must play a pivotal role in growing our economy. Learn more today at HouseLogic.com/jobs.

HouseLogic.com/jobs ©2012 National Association of REALTORS®. 1Based on estimation. Jobs Impact of an Existing Home Purchase 2010, National Association of REALTORS®. 2Homes sales estimate is 5.36 million homes as of January 2011. U.S. Annual Existing Home Sales, National Association of REALTORS®.

ENJOY THIS LOVELY MAINBODY WATERFRONT VIEW EVERYDAY PRIME COMMERCIAL WATERFRONT WILL SUBDIVIDE 5.29 acres/survey Sherri Reynolds - Broker/REALTOR 817-578-1559 - Granbury Realty sherri.reynolds@charter.net

Porter Title Company Three Locations To Serve You! Main Phone: 817-579-3100 Metro: 817-578-2000 Fax: 817-573-5467

377 Office 4425 Hwy. 377 E. Suite 101 Granbury, Texas 76049

Waters Edge Office 1099 Waters Edge Dr. Suite 200 Granbury, TX 76048

Plant Office 1924 Acton Hwy Granbury , TX 76049

Porter Title Company is a title and escrow company that has been serving Hood County real estate needs since 1937.

www.portertitle.com

PAT Swisher REALTOR®

CALL ANYTIME

817-219-1969

pat.s@coldwellbanker.com

REALTOR Associate

www.granburycoldwellbanker.com

RE PR DU ICE CE D

READY TO MOVE YO U R W E L C O M E M AT - C A L L PAT #31043 EXTRAS! RV Barn, Efficiency Guest Quarters, Work Shop, Extra Detached Garage. On 1.9 Acres with Trees. Brick 3/2/2 Home with Fireplace, Formal Dining, Granite Countertops & New Appliances. Chaparral Estates, near Hunter Park on the Lake. $269,000 FIRM

#57033 10 Acres with Trees, South of Granbury. No Subdivision. Well, septic, and electric on property. Has 26’ x 100’ Shed/Carport/Storage Bldg. + 12’ x 22” Workshop. Older farmhouse and mobile on property need TLC. $139,000

#74093 Pecan Tree Shaded 1.639 ac. corner lot. One Owner Custom 2971 sq.ft. Formal Home. Open Living & Dining with Fireplace. Large Den/Study. Big master suite + 2 guest bedrooms. 2 Utility areas. Covered Patio, Beautiful Landscaping. Circle Drive at front. 2-Car Garage + Storage/ Golf Cart Bldg. $379,000

#77183 Shade & Privacy Provided By The Many Trees to Enjoy the Enormous Deck Overlooking the Brazos River. One Owner Custom Home 2922 sq.ft., built by Brian Gaffin. Beautiful Woodwork Throughout. Huge Kitchen has an Abundance of Cabinets & Counterspace. 4 Bedrooms, 3 Full Baths. Sunroom with heat and A/C. $279,000

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CONTRACT PENDING

#60153 Private setting with large front lawn and Pecan Trees. Spacious Palm Harbor DW with 3/2 Screened Porch & Covered Deck. 30x30 Shop Building w/elec. $112,900

Time to Gear Up Your Fall Veggie Garden By:Lisa Kaplan Gordon Published: August 15, 2012 Fall is a great time to grow veggies that thrive in cooler weather, like broccoli, turnips, and radishes. Here’s how to get your fall vegetable garden growing. Summer is ending, but your vegetable garden doesn’t have to. Fall vegetable gardens can produce throughout autumn and, in some areas, well into winter. Here’s how to extend the life of your garden and produce greens long after you thought possible. Fix the soil Before planting a second crop, turn and loosen soil to about 6 inches down, and remove all weeds. If you’ve fertilized your garden all along, your soil is ready for a fall crop. If not, add a generous helping of compost from your pile , or sprinkle roughly 1 to 2 pounds of all-purpose fertilizer for each 100 sq. ft. of growing space (check label for exact amount). Choose seeds over seedlings

1. Understand how many days it takes for seeds to mature (“days to harvest” on the seed packet). 2. Then find the average date of your area’s first frost. The Farmer’s Almanac’s Average Frost Date Map shows you when to expect your first fall frost. 3. Subtract the harvest days from the frost date and you’ll know the last time you can plant to expect a reasonable harvest. For example: Turnips need 55 days to harvest, and Charlottesville, Va.’s, first fall frost is around Oct. 31. So the last safe time to plant will be Sept. 7, give or take a week. Take your plant’s temperature Of course, not all plants die with the first frost. Some can even live under snow. So, mix tender and hardy vegetable varieties in your fall garden to ensure produce until spring. Tender veggies that die in a light frost include: •Cucumbers

In late summer, it’s better to sow seeds rather than plant seedlings. Seeds will take a week or two to germinate and are less likely to bake in the sun. However, you must keep them moist, so plan to water daily until they sprout.

•Eggplant

•Kale

•Lettuce

If you’re planting after Labor Day, you can take a chance on seedlings, although most nurseries gear down in fall and have a limited supply of cold-crop seedlings.

•Peppers

•Tomatoes

Time and temperature

time your fall garden:

Semi-hardy vegetables can live through several hard frosts and include: •Beets

Albert Land, Owner Broker

817-279-2676

3405 E. Hwy 377, Suite B Granbury, TX 76049 817-573-7564 Visit us on the web - www.albertland.com

# 115 NICE UPDATES IN THIS 3-2-2 BRICK HOME just a few blocks away from community pool, tennis & basketball courts, park area, boat ramp, and fishing pier; large fence back yard with lots of patio space for outdoor entertainment; recently updated flooring, baths, and granite kitchen; close to schools, shopping, and the Historic Granbury Square; but no City Taxes. Asking $119,900

email: albert@albertland.com

# 110 SPACIOUS 3-2-2 BRICK ON GREAT PRIVACY FENCED CORNER LOT; only a few blocks from hospital, schools, & shopping; Oak tree shaded privacy fenced rear yard with a large patio; Spacious living room, separate office space off kitchen, large spare bedrooms, recently upgraded energy efficient low-E tilt-n-sash windows. Priced @ $119,000 offers welcome.

# 140 GREAT STARTER HOME / INVESTOR POTENTIAL: 3-2-1 Brick on large lot with fenced yard; offers fresh interior paint, just updated ceramic flooring and carpet; great location on Fort Worth side of Granbury; a great value @ $95,000.

BUILDING LOTS AVAILABLE

# 125 SECLUDED 3-2-2 BRICK COUNTRY HOME on 17.3 ACRES; large pecan and oak trees; beautiful country style home; lots of covered porch with view of pond & creek; spacious island kitchen; landscaped yard area w/sprinkler; coastal pasture; nice barn w/pens & hay storage. Asking $269,000

# 210 A WALL OF WINDOWS VIEWS LAKE GRANBURY beautiful 4 bedroom, 3 bath, 2 story home in Gated – Golf Course Community: home offers 2 master suites; recently completed remodel shows off an elegant home loaded with amenities : Granite kitchen tops, stainless whirlpool gold series appliance pkg., lots of ceramic flooring, custom lighting & faucets, zoned A/C –Heat system and more; a 2 year old covered dock offers boat lift and double jet ski lift. $355,000

# 145 BEAUTIFUL HILLTOP 9.9 ACRE WOOD TRACT with this spacious 3 BR, 3 BATH, 2 CCP manufactured home offering a shop building, 34 X 40 livestock barn, and a very secluded setting; open concept split bedroom floor plan with 2 living areas and a large island kitchen; lots of large oak trees provide ample shade and covered front and rear decking to view wildlife and scenery; enjoy the outdoors. ASKING $ 150,000

•Collards

•Green onions

Ways to protect your veggies

•Potatoes

•Radishes

•Spinach

You can goose Mother Nature’s growing season by covering or shielding fall vegetables when temperatures begin to drop. •Cover individual plants with plastic water or pop bottles with the spouts removed. Be prepared to remove them during a hot spell or your plants will cook.

Hardy vegetables can live until temperatures drop below 20 degrees F and include: •Broccoli

•Brussels sprouts

•Cabbage

•Carrots

•Cauliflower

•Turnips

•Make a cold frame - a slanted wood box covered with glass or plastic - that will protect fall plants from wind and cold. •Cover young plants with 1 or 2 inches of organic garden mulch to shield roots and protect slender stems. Bonus: Organic mulch will degrade during the fall and winter and add soil nutrients that will give your spring garden a good start.

Misunderstood 3.8% Tax Hits Few Sellers Next Year By: Julian Block

So when does the 3.8% tax kick in?

Published: August 9, 2012

It only applies to home sale profits:

As of 2013, a new tax on home owners takes effect, but don’t worry — it’s not likely to affect you. Here’s why. What the tax is: A 3.8% tax on investment income from some sources, such as dividends, interest payments, and capital gains; and a last-minute addition to healthcare legislation, enacted in 2010, to help shore up Medicare. It affects a limited group of high-income people. Specifically, the 3.8% tax applies only to joint filers with an adjusted-gross income (AGI) above $250,000 ($125,000 for married couples filing separate returns) and single filers with an AGI of more than $200,000. Another limitation is that it’s imposed on the smaller of: 1. A person’s investment income, or 2. The amount by which AGI exceeds the threshold amounts of $250,000/$125,000 or $200,000. What the tax isn’t: The health care legislation didn’t change the existing capital gains exclusions for profits on the sale of personal residences. If you sell your home, you’re married, and you file jointly, you can still exclude up to $500,000 in profit; if you’re single or married and file separately, you can exclude up to $250,000. You just have to own and live in the property as a principal residence for at least two years out of the five-year period that ends with the date you sell the home.

Granbury Association of REALTORS Page 14

If the profit exceeds the $500,000/$250,000 exclusion. When the portion of the profit above $500,000/$250,000 causes the seller’s AGI to exceed the threshold amounts. Let’s say a couple has an AGI of $325,000 and sells their home at a $525,000 profit (not sale proceeds, but profit). $500,000 of that gain is excluded; the $25,000 isn’t, and raises their AGI to $350,000. The couple’s revised AGI exceeds the $250,000 threshold for joint filers by $100,000. That’s more than the amount of their taxable gain ($25,000). So the 3.8% is applied to the smaller of these two amounts. They owe a surtax of $950 ($25,000 x 3.8%). Of course, other tax issues could come into play in your own situation, so consult a tax attorney. And if you’re subject to this tax, gather documents that will help you lower your capital gains hit over the years — for instance, documents noting settlement or closing costs, such as title insurance and legal fees; and improvements, such as adding a room or paving a driveway. Routine repairs or maintenance, such as painting or papering a room or replacing a broken window pane, don’t count because they don’t add to the home’s value. The surtax, included in the law to offset the costs of healthcare reform, is expected to generate $325 billion over eight years. This article provides general information about tax laws and consequences, but shouldn’t be relied on as tax or legal advice applicable to particular transactions or circumstances. Consult a tax professional for such advice.

1. When you add up all of your income from every possible source, and that total is less than $200,000 ($250,000 on a joint tax return), you will not be subject to this tax.

10. The tax was enacted along with the health care legislation in 2010. It was added to the package just hours before the final vote and without review. NAR strongly opposed the tax at the time, and remains hopeful that it will not go into effect. The tax will no doubt be debated during the upcoming tax reform debates in 2013.

9. It’s true that investment income from rents on an investment property could be subject to the 3.8% tax. But: The only rental income that would be included in your gross income and therefore possibly subject to the tax is net rental income: gross rents minus expenses like depreciation, interest, property tax, maintenance and utilities.

2. The 3.8% tax will never be collected as a transfer tax on real estate of any type, so you’ll never pay this tax at the time that you purchase a home or other investment property.

3. You’ll never pay this tax at settlement when you sell your home or investment property. Any capital gain you realize at settlement is just one component of that year’s gross income.

Top 10 Things You Need To Know About The 3.8% Tax

8. The formula that determines the amount of 3.8% tax due will always protect $200,000 ($250,000 on a joint return) of your income from any burden of the 3.8% tax. For example, if you are single and have a total of $201,000 income, the 3.8% tax would never be imposed on more than $1,000.

7. In any particular year, if you have no income from capital gains, rents, interest or dividends, you’ll never pay this tax, even if you have millions of dollars of other types of income.

4. If you sell your principal residence, you will still receive the full benefit of the $250,000 (single tax return)/$500,000 (married filing joint tax return) exclusion on the sale of that home. If your capital gain is greater than these amounts, then you will include any gain above these amounts as income on your Form 1040 tax return. Even then, if your total income (including this taxable portion of gain on your residence) is less than the $200,000/$250,000 amounts, you will not pay this tax. If your total income is more than these amounts, a formula will protect some portion of your investment.

5. The tax applies to other types of investment income, not just real estate. If your income is more than the $200,000/$250,000 amount, then the tax formula will be applied to capital gains, interest income, dividend income and net rents (i.e., rents after expenses).

6. The tax goes into effect in 2013. If you have investment income in 2013, you won’t pay the 3.8% tax until you file your 2013 Form 1040 tax return in 2014. The 3.8% tax for any later year will be paid in the following calendar year when the tax returns are filed.

Source: National Association of REALTORS® http://www.realtor.org/topics/health-care-reform/top-10-things-you-need-to-know-about-the-38-tax

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Joy Paris, CRS, ABR Broker/Owner 817-579-1504

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817-219-2939

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Steve Conley

254-205-2733

Steve Cook

817-929-3905

Pat Correll

817-776-0323

817-579-1504 or 800-749-8199 Outside of Granbury

402-NEW WATERFRONT LISTING! Great location east side of Granbury. Good water, stone landing, double boat dock, 2 well landscaped lots, with trees. Immaculate 3/2/2 brick, extra garage for work shop, new AC and appliances. $229,500 MLS# 11684562

206-TOWERING TREES AND A GREAT LOCATION go with this nice 4 Bedroom, 1½ bath home with 2 living areas. There’s lots of concrete parking, walkways, porches and gazebo. Community features clubhouse, pool, playground and boat ramp. Hurry – only $64,500! MLS# 11822551

213-PROPERTY LOCATED IN PEACEFUL RURAL SETTING ON OVER 3 ACRES OF LAND. This 4/2/2 has open concept, tons of storage, separate dining room. Lots of room to roam for kids. Hurry on this one. $90,000 MLS# 11813870

238-INVITING POOL, COUNTRY LIVING, and a wonderful family home with 3 BR, 2 BA, Spacious Den, Upstairs Bonus Room, Shop with heating/cooling, Tall Trees and Covered Porches to enjoy the breezes. **Walk to All Schools** $149,900 MLS# 11824093

236-BEAUTIFUL TREED GOLF COURSE SETTING IN DCBE. Wrought iron fenced back yard with covered porch and huge deck overlooking 10th green. New paint and trim, granite countertops in master bath suite. $269,000 MLS# 11767795

257-WELCOME TO PARADISE! Upscale 3bd/2ba home on beautiful cul-de-sac. Open floorplan, split bedrooms, formal dining with French door to screened area. Huge kitchen with upgraded cabinets & counters Jetted tub & separate shower. Gorgeous pool, spa & landscaping. Surround sound inside & out. $259,000 MLS# 11800722

811-WELL MAINTAINED HOME ON 4 ACRES - Bring your horses 25X30 workshop, two roll up doors + 2 other outbuildings. Ready to move in! $188,900 MLS# 11831659

280-GORGEOUS HOME IN BENTWATER. 4 bedroom, 3 bath home with an open kitchen, granite countertops, stainless steel appliances, large outdoor living area with fireplace, pool, large second garage for RV/boat. Comes with deeded boat slip. $359,000 MLS# 11825728

217-YOU’LL LOVE THE LOCATION … Just blocks from Historic Granbury Square, the Beach, Park and other Shopping. Brick home with nice floor plan has 3 BR, 1½ BA, 2 car carport and storage buildings. $69,900 MLS# 11829563

425-350’ SPARKLING BRAZOS RIVER FRONTAGE with 22+ acres. One of a kind 3360+ sq.ft. ranch house with beautiful views. Completely fenced/cross fenced, stock tanks, 30X60 shop/barn, apartment, tractor barn, 60X80 barn, sheds. $599,500 MLS# 11670240

299-PANORAMIC VIEWS FROM THIS LIKE NEW 2bd/1ba in gated subdivision with lake access! Newly renovated inside & out. Balcony off 2nd level. Open concept, carport, private location. Great for weekends or full time! $59,900 MLS# 11824951

246-BACK YARD OVERLOOKS HARBOR LAKES GOLF COURSE. Beautiful newer home has a very open floor plan (over 2000 sq.ft.), spacious living area, 2 dining areas and bonus room. Master has en-suite bath with 3 walk-in closets. New roof and hot water heater installed in past year. $164,900 MLS# 11776102

807-MOUNTAIN LAKES! Peaceful setting on 2 acres, nice trees, large deck, above ground pool & workshop. Spacious 3/2/2, large open living room, 2nd living area could be formal dining. Great kitchen with granite, screened in porch. Access to private lakes, pool, club house. $214,900 MLS# 11794234

202-DECORDOVA RANCH! Builder’s personal home with all the extras. Stained concrete floors, stone fireplace, fantastic floor plan, 2 full & 2 half baths, 3 spacious bedrooms & study. 3 car garage, well landscaped yard, very private. High energy efficiency. $374,500 MLS# 11753261

www.remax-lakegranbury-tx.com Outstanding Agents « Outstanding Results

Rod Davis

817-578-0660

Lynn Dirks

817-578-4841

Evelyn Joseph

Sally Moore

Gloria Mack

CRS, GRI, ABR 817-243-9089 817-279-3380

817-219-0896

Martha Dugan

Lake Granbury OPEN SUNDAYS!

817-219-2517

4810 E. Hwy. 377

Granbury, Texas

Each office is independently Owned and Operated

222-SPACIOUS 4 BEDROOM 2½ BATHS IN SOUTH GROVE. Close to shopping and dining. Nice floor plan, large living with beamed ceilings, wall of windows, brick fireplace & wet bar. Country kitchen with breakfast bar. Large fenced back yard. Price reduced to $153,000 MLS# 11767005

268-PECAN PLANTATION! Immaculate 3/2/2 brick home, fresh paint, flooring & new appliances. Large front porch & patio, great floor plan, divided bedrooms, large open living area. Large fenced yard, backs up to the orchard. Very private. $162,500! MLS# 11773821

406-WATERFRONT HOME with spectacular views of water and trees. 3BR/3 BATH, open living, dining and kitchen. Glassed sunroom with mini kitchen. Inground heated, pool and spa. $320,000 MLS# 11779825

415-AWESOME MAIN BODY WALKOUT with panoramic views! 2922 sq.ft. home, 184 feet waterfront. Lovely classic, custom-built home has great architectural lines. 2 rock fireplaces - one in the master bedroom. $349,900 Call Evelyn today! MLS# 11775492

228-100% FINANCING AVAILABLE on this home. Check out the virtual tour! This is a fantastic buy on this darling 3bd/2ba on large lot with big fenced backyard. Hurry! Waterfront community has it’s own boat launch, pool etc. $98,500 MLS# 11688853

208-GREAT 4 BEDROOM NEW CONSTRUCTION! Open concept, custom kitchen-granite, stainless steel. Split bedrooms. Separate shower & tub in master. Numerous upgrades! Brick/stone exterior. On Fort Worth side of Granbury. $169,900 MLS# 11813740

816-SCENIC HILLTOP SETTING ON 5 ACRES IN MOUNTAIN LAKES. Energy efficient 2392 sq.ft. home. Open concept. 2 living areas. 38X15 screened porch. Huge 70X30 metal shop with full living quarters. $335,000 MLS# 11777074

400-HUGELY LOVED, LIGHTLY LIVED IN, immaculate 3bd/2ba modular. Main body walk-out water on Lake Granbury only $225,000. Newer boat dock, new covered patio, both with composition decking. Call Evelyn at 817-243-9089 MLS# 11820642

829-RANCH STYLE STONE HOME on over 2 acres. Great floor plan. 3 bedroom. 3 bath, large living area, rock fireplace, fantastic kitchen with granite, 2nd living area or study. Great location, easy access to Fort Worth, nice trees, seasonal creek. 2nd living area could be formal dining. $234,900 MLS# 11749576

271-WESTERN HILLS - CLOSE TO BOAT RAMP! Immaculate A-frame, updated with new carpet & paint. 2 or 3 bedrooms, 2 bath. Big master suite. Convenient to lake & shopping. Sprinkler system, affordable! $49,900 MLS# 11758178

210-NICE 3 BEDROOM 2 BATH home in Heritage Heights. Great starter home with fireplace, large lot, new paint and nice landscaping. Close to town and shopping. $99,900 MLS# 11760766

224-BEAUTIFUL GOLF COURSE HOME, 3 bedroom, 2 bath home. Open floor plan close to clubhouses. Elegant granite counter tops, split bedrooms, walk-in closets, gas logs, sprinkler system. Plenty of trees. What a view! $162,000 MLS# 11798835

223-DCBE REDUCED - Immaculate & charming one-owner custom. Nestled among tall trees, this lovely home contains over 1900 sq.ft. High ceilings throughout. Fireplaces in living, dining & master bedroom. 2 car garage plus golf cart area. Sprinklers. $149,900 MLS# 11685887

278-TOTALLY REMODELED 3 BEDROOM 2 BATH, spent around $95,000 remodeling this property. Great neighborhood, close to schools. Great property in the middle of Granbury! $99,900 MLS# 11718795

Fall Lawn Care: 4 Ways to Say G’Night For The Winter

By: Lisa Kaplan Gordon Published: September 16, 2011

Labor Day through Halloween is your window for preparing lawns for a lush spring. Although spring lawn care gets all the attention, fall lawn care is the make-it or break-it season for grass. “I’m already thinking about next year,” says John Dillon, who takes care of New York City’s Central Park, which features 200 acres of lawn in the middle of Manhattan. “The grass I grow this fall is what will be there next spring.” Fall lawn care is no walk in the park. It’s hard work, and Dillon guides you through the four basic steps.

1. Aeration Aeration gives your lawn a breather in autumn and provides room for new grass to spread without competition from spring weeds. Aeration tools pull up plugs of grass and soil, breaking up compacted turf. That allows water, oxygen, and nutrients to reach roots, and gives seeds room to sprout. If kids frequently play on your lawn, plan to aerate twice a year - fall and spring. If your lawn is just for show, then aerate once a year and maybe even once every other year.

Granbury Association of REALTORS page 18

A hand-aerating tool ($20), which looks like a pitchfork with hollow tines, is labor-intensive and meant for unplugging small sections of grass. Gas-powered aerating machines (rental, $20/hour) are about the size of a big lawn mower, and are good for working entire lawns. Bring some muscle when you pick up your rental: Aerating machines are heavy and can be hard to lift into your truck or SUV. Depending on the size of your property, professional aeration costs about $150. 2. Seeding Fall, when the soil temperature is about 55 degrees, is the best time to seed your lawn because turf roots grow vigorously in fall and winter. If you want a lush lawn, don’t cheap out on the seed. Bags of inexpensive seed ($35 for 15 pounds) often contain hollow husks, weed seed, and annual rye grass seed, which grows until the first frost then drops dead. Splurge on the good stuff ($55 for 15 pounds of Kentucky Bluegrass seed), which resists drought, disease, and insects.

3. Fertilizing A late fall fertilization - before the first frost - helps your grass survive a harsh winter and encourages it to grow green and lush in spring. Make your last fertilization of the year count by choosing a product high (10% to 15%) in phosphorous, which is critical for root growth, Dillon says. Note: Some states are banning phosphorous-rich fertilizers, which are harmful to the watershed. In those places, look for nitrogen-rich fertilizers, which promote shoot and root growth. Check with your local extension service to see what regulations apply in your area. 4. Mulching Instead of raking leaves, run over them a couple of times with your mower to grind them into mulch. The shredded leaves protect grass from winter wind and desiccation. An added bonus - shredded leaves decompose into yummy organic matter to feed grass roots. A mulching blade ($10) that attaches to your mower will grind the leaves even finer.

Water your new seed every day for 10 to 20 days until it germinates.

MANDATORY ETHICS TRAINING. NOT MANY PROFESSIONALS CAN CLAIM THAT ON THEIR RESUMÉ.

When REALTORS® complete mandatory Code of Ethics training, they not only set themselves apart from other professionals in the real estate industry, they set themselves apart from many industries. When it comes to the business of buying or selling a home, it’s nice to know that there’s someone you can count on to be honest and maintain high standards of practice. Visit realtor.org/codeofethics to learn exactly what the Code of Ethics is and how it benefits you as a customer. REALTORS® are the best source for real estate information. Working with a REALTOR® gives buyers, sellers and investors the advantage they need to succeed in today’s market.

Every market’s different, call a REALTOR® today. HouseLogic.com/buyandsell

The Granbury Association of REALTORS recommends you do business with our GREAT affiliates.   

       

         

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Laurel W Pirkle, Agent 301 S. Morgan Granbury, TX 76048 Bus. 817-573-5504 Fax. 817-573-6631 laurel.pirkle.b4b7@statefarm.com

24 Hour Good Neighbor Service ®

more great rates, low fees friendly, responsive service quick approvals

Melissa Schaefer NMLS #441943 817-579-4902 www.communitymortgage-tx.com

- GRANBURY 817-573-8801 122 N. Crockett St. Shirley Hooks, Inc.

WWW.CENTURY21SHOOKS.COM

1-888-770-7356 RESIDENTIAL

#124 Indian Harbor 3/2/2 Check out this pool and outdoor living space! Stainless appliances, granite and many other features. $160,000

#102 Lakewood Hills 3/2.5/2 Golf course custom home with NO HOA! Huge back patio overlooking the golf course. $216,300

#214 Holiday Estates 2/2.5/2 Custom Builder’s home on Deep Main Body Walk-Out Water! $349,900

#110 Mallard Point 4/3/3 Exclusive Lake Granbury waterfront neighborhood. You’ll fall in love! $375,000

#132 Royal Oaks 3/2/2 One owner home, large fenced backyard with park-like setting backs up to a beautiful pasture. $182,500 – Reduced

#145 Port Ridglea 2/1/1 Waterfront home with dock and boat lift. Open concept. Jack N Jill bath – Reduced $150,000

#113 Sky Harbor 3/2/0 Custom home on large lot. Screened in area with fireplace. Stainless appliances. Large carport. $180,000

#118 The Peninsula 3/2.5/2 Open floor-plan & split bedrooms. Beautiful kitchen with granite counters. Luxurious master suite. $229,000

WATERFRONT AND GATED

#407 Pecan Plantation 1/1.5/0 No outside worries just relaxation! New carpet throughout. Wood burning fireplace. – Reduced $53,000

#412 Pecan Plantation 4/2.5/2 Spacious home with in ground pool. Open plan with two living areas. Great Neighborhood! $149,900

#409 Pecan Plantation 4/2.5/3 Live BIG! Open floor plan, large living, formal dining, well designed kitchen. $164,900 – Reduced

#411 Pecan Plantation 4/2/2 Beautiful ranch style home with vaulted ceilings and walk in his and hers closets. $198,000

#224 Harbor Lakes 3/3.5/3 The best of lake front & golf club living. Exclusive Harbor Lakes Executive Home $689,000

#135 Pecan Plantation 5/4/2 Spacious home on corner lot. Room for family. Large fenced yard with in-ground pool! $230,000 - Reduced

#215 Waters Edge 4/3.5/2 Amazing lake house with room for all! Wood floors, granite counters & a game room $389,900 Reduced

#308 De Cordova 3/2.5/3 Lots of beautiful built ins in breakfast room and family room. A must see! Just Reduced! $149,000

HOMES WITH ACREAGE

#710 Acreage - Beautiful hilltop overlooking valley. Newly dug tank. Large trees. Deep well, Aerobic Septic, Electricity on prop. $375,000 Reduced

#140 Country Living 3/3.5/2 Completely renovated property. You’ll be blown away by the value for your dollars! $229,000 –Reduced

#506 Temple Oaks 4/3.5/5 3.8 acre Country Dream Lrg Rock Home, awesome mature oaks and a stocked tank $399,900 -Reduced

#108 Cresson 3/2.5/3 Elegant Country Estate Situated On 2 Acres Of Rolling Hills & Mature Trees. Open Floor Plan $364,900

Fall Landscaping: How to Prepare Your Yard for Winter By: Lisa Kaplan Gordon Published: October 04, 2011 Fall landscaping preparations ready your yard for a long winter and glorious spring. Fall landscaping chores are your last chance to prepare your property for winter, and to protect that curb appeal you’ve worked so hard to create. So pull on some gloves, grab your tools, and get ready to mulch, prune, and plant before snow and frozen ground turn the lights out on your landscaping.

•Deadhead spent blooms, and cut back dead and desiccated ornamental grasses and perennials. •Lightly prune dead and dying branches from shrubs and trees. Carefully remove dried blossoms from hydrangea, but don’t remove dead-looking stalks, where new buds will form in spring. •After the first frost, cut back tea roses to about a third of their height.

Spread mulch

Wrap delicate shrubs

“Fall mulching is better for the plants than spring mulching,” says Dan Taft, owner of The Cutting Edge in Chantilly, Va. “It helps protect roots from frost and helps retain moisture during a cold and dry winter.”

Heavy snow, ice, and high winds can dry and split your delicate and pricey shrubs. To protect your landscaping from the winter elements:

Spread 2 to 3 inches of fresh mulch around shrubs and trees. Taft warns home owners to avoid using free mulch from municipal piles, which often contain disease spores; instead, buy hardwood shredded mulch from home and garden centers, he says. “Cheap, dump mulch mainly is made from trees that have died from disease,” Taft says. “Many diseases will linger in the mulch, like leaf spot and pine bark borers. You don’t want ground-up diseased plants around your landscaping.”

•Hide small plants under overturned plastic pots or buckets.

•Wrap shrubs, such as boxwoods, in burlap.

•Surround vulnerable trees with shredded leaves. Take advantage of fall sales

Remove the dead and dying

Early fall until the ground freezes is a good time to plant trees and shrubs. Not only do cooler weather and autumn rain put less stress on young landscaping plants, nurseries often have sales to empty their shelves before winter.

Fall isn’t the time to prune, because that encourages growth when healthy plants should remain dormant. But don’t shelve your shears and loppers yet. Fall is the time to neaten your landscaping before putting it to bed for the winter.

“They need to sell every plant by Dec. 1,” Taft says. “Nurseries generally pay a third of the price that you’re paying. So don’t be afraid to offer less than the asking price. If you’re buying several things, the manager may give you a break.”

“If you remove dead landscaping in fall, you don’t have to look at it all winter,” Taft says.

•Remove dead annuals.

Granbury Association of REALTORS page 22

A Great Place for You...and for Mom and Dad, too! Waterview offers everything you have been looking for. A lakefront property, custom-built homes, pool, clubhouse and dining options await you at The Vista’s Edge at Waterview. On site are state-ofthe-art Independent Living, Assisted Living and Memory Care communities that include spacious apartments, many floor plans from which to choose, chef-prepared dining, and fitness and wellness classes. You can keep your independence in your own home, and know that Mom and Dad are close by, receiving the care and attention they deserve. Stop by today to view our homes. We know you’ll fall in love with the indoor and outdoor fireplaces, views over Lake Granbury, beautiful kitchens and detailed woodwork. And while you’re here, take a look at our communities to see what Mom and Dad could be enjoying as well.

Call us today at (817) 573-3434 to schedule a tour and learn about all the great savings going on now!

100 Watermark Blvd., Granbury, TX 76048 (817) 573-3434 www.WaterviewLife.com A Legend Retirement Corp. Community

AL# 104023, 104024

5 Great Home Projects for Fall

By: Patricia Orsini Published: September 11, 2012 Crisp fall weather puts home owners in the mood to tackle some DIY projects. “No one likes to do that kind of work in hot weather,” said Cribben. She and her boyfriend, Jesse, are lucky enough to have parents willing to help them get their Minneapolis fixer-upper into shape. “There was some sifting through dirt, because there was a lot of rock,” she said, “and bringing in concrete. It’s pretty labor intensive. “With the humidity and hot weather this summer, it would have been too much. With our parents helping us, I thought, for health reasons, we should wait until fall.” Saving those heavy lifting jobs for fall makes a lot of sense, said Spike Carlsen, former executive editor of Family Handyman magazine and the author of Reader’s Digest Complete Do-It-Yourself Manual and, most recently, A Splintered History of Wood. “If you have the time to wait until fall to do them, it will be less strenuous and more enjoyable,” Carlsen says. Here’s what else he suggests tackling this fall: 1. Insulate the attic “Going up into the attic on a hot day isn’t something I would choose to do,” he says. But there is another reason to wait until fall to do any projects that have to do with insulating your home. “You can feel a draft when the weather starts to cool down,” he said. “That’s an easy way to tell where you need to improve your insulation.” 2. Become energy efficient Caulking around windows, doors, and siding is a simple, inexpensive way to save some

money, said Carlsen. “Unless you keep warm air in and cold air out, money is going out the smokestack,” he says. A trick he uses to test where you need to caulk is to walk around the interior of your home with a lighted incense stick. “If the smoke starts blowing, that tells the story pretty quickly,” he says. Carlsen recommends using silicone caulk because it’s flexible, waterproof, and crackproof. You do it on the outside of your home, so make sure you do it before it gets too cold. “If the temperature drops below 40, you shouldn’t caulk,” because the caulk won’t take as well, he warns. 3. Clean the gutters “Moisture is the No. 1 problem in maintaining a home,” says Carlsen. “Getting moisture away from the foundation is key. And the way the do it is to clean your gutters and check your downspouts to make sure water is being funneled away from the house.” Clogged gutters in the winter mean ice can build up and cause damage. “In the spring, you want them running free and clear, so do it as soon as all the leaves are off the trees.” Another place where moisture can build up is between the slats of a wood deck. Carlsen offers a simple way to clean them out. “Take a dull handsaw and run it between each board and push the crud out. If you don’t, moisture can build up, and you get mold. This will help the wood to breathe, and it will look better, too.” 4. Plant a tree Because trees are dormant in the fall (as they are in the spring), it’s easier on the root system, says Carlson. Think about where you plant it so that it can help with saving energy, he advises. Cotinued on p.27

Granbury Association of REALTORS page 25

SALLY MOORE

817-578-0660

Cell: (817) 219-0896 salsells@windstream.net

Rdavis042@windstream.net

(817) 579-1504

RE/MAX Lake Granbury BROKER/ASSOCIATE

SALSELLSGRANBURYREALESTATE.COM 4810 E. Hwy. 377, Granbury, Texas 76049 Each Office is Independently Owned and Operated 218-VERY UNIQUE 3 STORY 2 bedroom, 2½ bath home in Mountain Lakes. Great views from the many windows and decks. 1st floor living, kitchen, dining needs finish out. $58,300 MLS# 11773437

227-MISTY MEADOWS 3 bedrooms, 2 baths, 2 car garage. Open living, dining, kitchen area. Split bedroom arrangement. Covered patio and large fenced yard. $86,000 MLS# 11823172

4810 E. Hwy. 377 Granbury, Texas 76049

817-579-1504

Rod Davis, ABR

REALTOR Associate

www.roddavis.remaxtexas.com

248-PERFECT-SIZED RETIREMENT HOME ON GOLF COURSE with $25K workshop. On quiet cul-de-sac, this home features open floor plan with island kitchen. Split bedrooms Wide handicap doorways, plantations, fenced yard, golf cart garage. $259,000 MLS# 11794118 220-BEAUTIFULLY LANDSCAPED with all the amenities and gorgeous curb appeal. Open concept, island kitchen, granite counters; heavy moulding; split bedrooms; jetted tub; gas logs; c-fans, golf cart garage, circle driveway. $239,000 MLS# 11780177 200-COZY AND WELL MAINTAINED one-story 3 bedroom home with two living areas on quiet street in DCBE. Nice-size kitchen with breakfast bar opens to family room with woodburning fireplace. Large back yard. $142,500 MLS# 11678828

260-PECAN PLANTATION 3BR-2½-2 large living area with WBFP. Split bedroom arrangement, eat in kitchen & formal dining area. Upstairs game room with ½ bath. Sprinklers, circle drive. $174,000 MLS# 11556189

295-FIXER UPPER! 3BR, 2 bath, 2 story home on large corner lot. Detached 1 car garage & workshop with ½ bath. 1 car carport. Treed back yard. $34,020 MLS# 11770560

272-WOW! You’ll think you’re in a new home. New paint & carpet, c-tile floors. Granite c-tops & mosaic backsplash in kitchen. New appliances. Refinished cabinets & doors, new lighting fixtures & c-fans. New wood deck. $229,000 MLS# 11787190 253-FIRST CLASS CUSTOM DESIGNED HOME with all the amenities. Plantation shutters, 2 fireplaces, screened-in porch, lighted glass cabinetry, plated shelves, granite countertops, wood floors, heavy gauge metal roof, and relaxing orchard setting in Pecan Plantation. $199,000 MLS# 11654515 236-BEAUTIFUL TREED GOLF COURSE SETTING IN DCBE. Wrought iron fenced back yard with covered porch and huge deck overlooking 10th green. New paint and trim, granite countertops in master bath suite. $269,000 MLS# 11767795

406-WATERFRONT HOME with spectacular views of water and trees. 3BR/3 BATH, open living, dining and kitchen. Glassed sunroom with mini kitchen. Inground heated, pool and spa. $320,000 MLS# 11779825

905-OPEN CONCEPT. Large living area with formal dining area. Roomy kitchen with lots of counter & cabinet space & a good sized breakfast/dining area. Split bedrooms with a study off of 2nd bedroom. Master bath has a double vanity & separate tub & shower. Large corner lot with storage building. $21,000 MLS# 11824279

Each Office is Independently Owned and Operated

229-ATTRACTIVE PRICE for those looking at making cosmetic changes. Open kitchen/family room with double doors to wood deck for entertaining and cooking. Corner lot, circular drive, storage building, huge pecan trees. Seller will pay 1/2 of HOA initiation fee. Seller will consider owner financing with acceptable offer. $129,900 MLS# 11653672

416-GORGEOUS RIVERFRONT HOME ON 2 LOTS IN PECAN PLANTATION; 1 assessment. Separate studio with half bath for art, hobbies, or guest quarters. Great river views. Master down; 3 fireplaces; 3 living areas. Seller will look at lease-purchase offer. $280,000 MLS# 11595055 282-MULTI-LEVEL RIVERFRONT HOME in Pecan with 2-level deck overlooking river. 4 bd, 2½ baths, about 2862 sq.ft. 2 lots & 1 assessment. Updated island kitchen with granite, wood floors. Attached 2-car garage with walled off golf cart or workshop space. $299,000 MLS# 11778729

Fall Projects from p. 25

FREDDIE CRAWFORD TEAM The Real Estate Experts

If you get it in the right position, it will be a windbreak in the winter, and provide shade in the summer. “Plus,” he says, “It’s a fun project.” 5. Organize the garage Right now, you’ve probably got bicycles, lawn tools and the beach umbrella taking up the space your car could occupy, if only you could get everything back where it belongs. “A lot of people never get their car inside the garage in the winter because the garage is overflowing with stuff,” said Carlsen. “There are so many great organizing systems -shelving, hooks that allow you to hang bikes from the ceiling -- that you can get everything into a place and find room for your car.” And it’s easier to get junk to the dump on a nice fall weekend than a cold, wet, winter day. And while you are in the garage, advised Carlsen, check the snowblower, shovels, and snow brushes to make sure everything is in working order. It’s easier to buy replacements in the fall, before the first snow sends everyone to the hardware store. One other benefit to cleaning the garage: It allows you to be outside to enjoy the beautiful fall weather. That is what Hyedi Cribben and her boyfriend intend to do, after all the hard work they’ve put in earlier this fall on their patio. Cleaning that site, putting up a fence, and laying stone and sod have taken up all their free time since the weeks after Labor Day. And now, two weeks into October, it’s nearing completion. Said Cribben, “We might even have a week or two to enjoy it before it gets too cold here.” Visit houselogic.com for more articles like this. Reprinted from HouseLogic with permission of the NATIONAL ASSOCIATION OF REALTORS® Copyright 2012. All rights reserved.

PRUDENTIAL REAL ESTATE CENTER

4425 E. Hwy 377 Granbury, TX 76049

817-296-7999 FreddieCrawford@yahoo.com

817-279-2812 paula.evans@prutexas.com

www.GranburyRealEstateandWaterfront.com This older brick home is in very nice condition and has a big fenced yard and wood deck. With a 1 car garage and 1 car carport, new garage door and new roof, this house is a great starter home or home for retirees.

This house is currently an unattended Bed and Breakfast with a gross income averaging $2k/month. All appliances stay. House is in perfect condition. Easily sleeps 5. 2 in master, 2 on queen sleeper and has a rollaway cot in the large walk in closet.

Beautiful new construction on the FTW side of town. Easy access to Hwy 377. Island kitchen, expensive hardwood flooring, exposed wood beams and a large comfortable back porch shaded from the sun.

Custom build home with lots of crown molding, open kitchen and livingroom floorplan. Large master bedroom and bath and separate study. Nice 2nd living upstairs which is perfect for a gameroom. Granite island kitchen with large walk in pantry and double ovens. Enjoy beautiful views from the covered back patio. Very nice 4 bedroom home on the FTW side of town. Open floorplan with brick wood burning fireplace, perfect for a larger family. Spacious master bedroom with walk in closets and separate vanities in mater bath. Island kitchen with a breakfast bar. Large fenced backyard with sprinkler system.

Soutwest Fort Worth, this beautiful 4 bedroom home was built with all the upgrades including ADT security system. Only one owner, this house was meticulously maintained. Granite island kitchen with breakfast bar and walk in pantry. Spacious master bedroom with huge master bath suite featuring skylighting and large closets. 3 bedroom home with water frontage on a cul de sac just down from the marina in Indian Harbor. Large open kitchen with double oven and breakfast bar. Open livingroom has wood burning stove. Upstairs can be 4th bedroom or game room. Huge back deck with amazing views. You must see this wonderful family home. Darling lake house, a perfect Weekender. In excellent condition and has great rock work and underpinning. Huge covered RV parking and storage building, and patios, porches and decks to enjoy the water view. Large covered boat dock. Just two lots from mainbody water. Washer, dryer, all furniture and refrigerator convey.

LYNN DIRKS ABR, CRS,GRI,SRES

817- 579-1504 Cell: 817- 578-4841 dirkslynn1@hotmail.com

WWW.REMAX-LAKEGRANBURY.TX.COM Each office independently owned & operated

RE/Max Lake Granbury

4810 E Hwy 377

Granbury, TX 76049

423-WATERFRONT IN EXCLUSIVE HARBOR LAKES. 3 bedrooms, 4 baths, game room, double boat dock with lifts, covered outdoor kitchen with granite counter tops, saltwater pool and heated spa. Lots of extras. $479,900 MLS# 11830767

722-GREAT COMMERCIAL PROPERTY on busy Hwy 377 E. 167 feet of road frontage, fenced. Unbelievable as it may sound only $6.25 per sq.ft. Value plus! $250,000 MLS# 11394015

5008 BUENO BRICK & STONE Newbie in DeCordova Bend*AUSTIN STONE FP & BREAKFAST BAR*Custom UPGRADED 3/2/3 & MAKE READY BONUS ROOM UP 12”CROWN* MOTIVATED @ $229,000 3818 WINDING WAY PORT RIDGLEA WEST Newer BRICK WATERFRONT 3/2/2 HARDWOOD, GRANITE STAINLESS, DOCK, LIFT, JET SKI PLATFORM ON NATURAL COVE! STEAL IT @ $315,000 4013 FAIRWAY DeCordova Bend Rock Golf Course Home w/ Split Plan *18th Fairway*Granite Kitchen & Newly Updated *POSSIBLE SELLER FINANCING* MOTIVATED*Also for lease! $150,000 5120 FAIRWAY CIRCLE ROCK Home on Corner Lot canopied with Giant Trees * 3/2/2 with WBFP * Huge Wraparound DECK * New PAINT, FAUCETS & FIXTURES * MOTIVATED SELLERS * $132,500

914-OVERSIZED DOUBLEWIDE LOCATED ON 2 LOTS. Very roomy with 2 living areas, 2 dining areas, great kitchen with tons of cabinets & spacious work area. Separate utility room. Clean & ready for the lucky family. $67,900 MLS# 11635328

407-GREAT WEEKENDER 20X21 covered deck, boat slip, new foundation, steel piers in 2009, new roof 2008, close to stores, shopping & the historic town square. A polished jewel just waiting for you. $129,900 MLS# 11771637

4013-BEAUTIFUL RIVER LOT IN PECAN PLANTATION. Ready to build your dream home. Convenient to all Pecan amenities. Seller says I am ready to sell! $39,900 MLS# 11690644

5224 FAIRWAY CIR Two houses under one 2011 Roof with FABULOUS views of the COURSE * 3/2/2 1528sqft & almost 1K 1/1 with its own Full KITCHEN HVAC & Utility Room! MUST SEE $175K

IT’S A GREAT TIME TO BUY..... Lowest Interest Rates in Decades Kay Bailey, GRI 817-776-1668

UNITED REALTY PROFESSIONALS

www.DeCordovaBend.com for ALL the listings in DeCordova

100% Financing Available for Qualifying BUYERS. SHORT SALES & FORECLOSURE Resources Certified

Lawn Aeration: Give Your Grass a Breath of Fresh Air By: Lisa Kaplan Gordon Published: October 05, 2011 Lawn aeration ensures lush, healthy grass yearround. Lawn aeration brings oxygen, water, and nutrients directly to grass roots, which helps make your lawn green and lush. It’s a critical part of spring and fall lawn care and gives roots the vital boost they need. Here’s how: Lawn aeration basics Lawn aeration pulls 2- to 8-inch soil “plugs” out of the ground, leaving holes that allow water, air, and nutrients to reach grass roots, and lets new seed germinate in a cool, moist environment. Hard clay soils need to be aerated more often than sandy soil. A soil test will tell you what type of soil you have. John Dillon, who directs lawn care at New York City’s Central Park, says aeration helps lawns by: •Allowing oxygen to reach the root zone, which invigorates lawns •Relieving compaction by allowing established grass and seed to spread into plug holes

•Controlling thatch buildup

•Reducing water runoff

Aeration tools You can aerate by hand with an aerating tool ($20), which looks like a pitchfork with two hollow tines. Step on the tool’s bridge and drive the hollow tines into the earth. It’s slow-going, but good for spot aerating small patches of lawn. You also can buy an aeration attachment for your garden tiller, but the tool slices the lawn and doesn’t actually remove plugs. ($60) Most lawn aeration is done with a self-propelled machine known as a core aerator. About the size of a large lawn mower, a core aerator has hollow tines or spoons that rotate on a drum, removing soil plugs as you guide it from behind. This tool is available at most garden or rental centers for $15-$25 per hour. Plan 2 to 4 hours to aerate an average quarter-acre suburban lot. Timing is everything Aerate after the first frost has killed weeds, but before the ground has become too hard. It’s a good idea to spread grass seed after you aerate, so make sure you’re still able to water your lawn for two weeks after you aerate, which will help the seed to germinate. Adria Bordas, a Fairfax County Virginia extension agent, says lawns with a lot of foot traffic should be aerated twice a year - March through April, and midAugust through October.

Granbury Association of REALTORS page 29

Some lessons leave an impression that will last a lifetime. Studies show that home ownership has a significant positive impact on educational achievement, civic participation, health and overall quality of life. That’s why, for more than 100 years, REALTORS® have helped people find their piece of the American Dream. To find out how home ownership can benefit you, talk to an agent who is a REALTOR®, a member of the National Association of REALTORS®. Every market’s different, call a REALTOR® today.

Download a free copy of the Field Guide to the Benefits of Home Ownership at HouseLogic.com/buyandsell.

To access info on all MLS Listings, visit

GranburyColdwellBanker.com or with your SmartPhone at

MyCBmobile.com

817.579.5355

For info by phone 24/7, call 817.573.4663

52243 TWO Single STORY Homes Under 1 NEW ROOF on GOLF COURSE*PATIOS, DECKS & EXCEPTIONAL Views of GOLF Course! Beautiful LANDSCAPING & WROUGHT IRON Fencing. WHAT A DEAL! Kay Bailey www.DeCordovaBend.com 817-776-1668

90113 What a great home! Open concept floor plan with 3 bdrms. and home office. Beautiful ceramic tile flooring in living and kitchen areas. Covered patio, landscaped backyard fully fenced. SELLERS ARE MOTIVATED! $169,000

73073 Immac. Pecan Plantation Home with Beautiful Yard. Large Pecan trees, exceptionally landscaped yard. Flagstone patio and front porch. Come see this 3/2.5/3 split bedroom home and enjoy the amenities of Pecan! $199,000

75083 Stunning Home on the Historic Brazos River. Drive the kids, toys, coolers & guests to the river on your own gently sloping lot! Walk out water, watch the kids & pets play!! Susan Browning 817-879-4671 $345,000

97033 NESTLED among large Pecans, this 2 story has circular drive. This 3/2.5/2 home sits on TWO acres!! Living area open to second floor with GAME AREA! Dual Sided MASTER bdrm. fireplace. BBQ PIT! $186,500

12053 Nice home with family, dining and kitchen area very open and large enough for a group, yet cozy enough for one. 3br 2 bath sitting on half acre in a gated community. Close to Clubhouse & Swimming Pool! $116,000

36073 Great home in Acton area, neutral tones throughout. Granite counters and stainless appliances in kitchen. Backyard patio covered with pergola. 4th bedroom makes a great home office! Priced to sell quickly! $220,000

96113 LOVELY home with a decoratorâ&#x20AC;&#x2122;s touch. Located in the prestigious community of Pecan Plantation, this cozy home overlooks the large Pecan orchard. A lovely deck allows for great entertaining! LOTS OF CHARM! $163,000

77183 Shade and Privacy provided by the many trees to enjoy the enormous deck overlooking the Brazos River. One owner custom 4/3/2 home + Golf Cart Storage! Beautiful woodwork throughout. Sunroom with heat & air! $279,000

17213 Lovely Golf Course Home-1 level. No HOA. High Ceilings, Split Bdrms, Master suite. Relax in Jetted Tub-HUGE Separate Shower. Granite in Kitchen. Breakfast area OVERLOOKS Golf Course! Covered Patios. $235,000

63073 NICE, Comfortable Home with Open Floor Plan. Sits Pretty on Quiet Corner in Gated Community of DeCordova Bend Estates! OVER-Sized Garage with Work Shop Area!! Fenced Yard, Patio, Flag Pole!! COME SEE! $129,000

37033 Nassau Bay II Canal navigates from main body water to this lovely 3/2/2 home! GREAT Canal and Curb Appeal! Boat dock with LIFT and outdoor sitting areas! Sitting area in Master. Special treatments throughout! $245,000

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