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Y O U R I N N O VA T I V E
REAL ESTATE AGENT Patty Johns
BROKER ASSOCIATE | CRS | CLHMS | CNE | GRI
Patty is an Austin native, central Austin resident and fourth generation Texan from a large local family. With over twenty-three year’s experience in the real estate industry, Patty is consistently a top producer, her accomplishments in Austin real estate include: 2013 Finalist for Platinum Top 50 REALTORS of Austin; past member of Elite 25; and, was a top producer at AvenueOne Properties and Keller Williams Realty. Patty’s business is built on word-of-mouth and results. Her clients are a mix of friends, extended family as well as relocating buyers and sellers. She enjoys a front row seat to the many exciting changes in Austin real estate, witnessing her hometown evolve into the city the world is watching. Patty is a savvy negotiator. She has a knack for negotiating contracts while maintaining diplomacy. Her clients appreciate the attention she pays to every detail, from the first meeting to post closing. Patty is caring and professional, always negotiating with her client’s best interests and goals at the forefront of every transaction. Specializing in properties in all price ranges, as the homes Patty represents share a distinctive character rather than a particular price. Regardless of the price, she treats all properties as they are luxury with exceptional service to achieve results for her sellers and buyers. Patty revels in helping clients reach their ultimate goal whether it’s finding the perfect home or selling at the right time for the right price. Patty works with buyers to find new or resale homes; additionally, she works with custom homebuilders, investment property and acreage. For sellers, Patty employs a step-by-step marketing plan, specializing in “Getting the Home Ready to Show!” Patty is an avid cyclist. She also enjoys cooking, gardening, the arts, travel, spending time with family and is a live music and theatre enthusiast. She graduated from St. Edwards University, Austin with a Bachelors degree in Business Administration. . Patty lives in Central Austin with her English Toy Spaniel, Henri and English Spaniel/Poodle Toy mix, Ryker.
Kuper Sotheby’s International Realty 524 N Lamar Blvd | Ste 204 Austin, Texas 78703 c: 512.426.9899 patty.johns@sothebysrealty.com kuperrealty.com
Y O U R I N N O VA T I V E
REAL ESTATE AGENT Patty Johns
BROKER ASSOCIATE | CRS | CLHMS | CNE | GRI
Education: • • • • • • • •
Saint Edward’s University - Austin, B.B.A. Marketing Real Estate Broker’s License Certified Residential Specialist (CRS) Certified Luxury Home Specialist (CLHMS) Million Dollar Guild Certified Negotiation Expert (CNE) Graduate Realtor Institute (GRI) Previously held national and state securities exchanged license – Series 7 and 63
Achievements: • • • • • • • • • • • • • • • • • • • • •
2013-2015 Top Tier producer for KW Southwest Market Center 2012-2013 Finalist for Platinum Top 50 REALTORS of Austin Member Austin Elite 25 2010 AvenueOne Properties #3 Top Producer (2009) Kappa Gamma Pi Honor Society, Saint Edward’s University (Magna Cum Laude) Professional & Community Involvement: Member, Austin Luxury Network Active Board Member (Elected), Williamson County MUD NO. 19 Active Member, Austin Board of REALTORS Grievance & Professional Standards, past committee member Member, Texas Association of REALTORS Member, Austin Board of REALTORS Austin Central Texas Realtors Information System (MLS) Member, Women’s Chamber of Commerce of Texas Ballet Austin Guild – Vice President of Events, Board Member ‘06-’07 Supporting Member, Lady Bird Johnson Wildflower Center Supporter, Zachary Scott Theatre Supporter, The Children’s Hospital of Austin Member and Volunteer, Heritage Society Resident, Central Austin Sustaining Member, The Junior League of Austin
Other Interests: •
Cycling, Family, Dogs, Cooking, Live Music, The Arts, Travel and Gardening
WHY?
BUYER’S AGENT There are four ways you may be represented by a REALTOR® during the purchase of a home. Unfortunately, some buyers often choose the worst form of representation. They are simply not aware that an agent can exclusively represent their interests and negotiate solely on their behalf. My goal is to be your Exclusive Buyer’s Agent and to assist you in making well-educated and informed decisions throughout the home buying process.
1. The Agent Represents the Seller
When you work directly with the seller’s listing agent without a buyer’s agent representing you, the listing agent represents the seller. The listing agent’s fiduciary duty – meaning their primary obligation to protect legal and financial interests – belongs exclusively to the seller. As a buyer in this scenario, you should not tell the seller’s agent any information you do not want the seller to know, because the seller’s agent must disclose to the seller any important information that affects the home sale. This is also important to remember if you ever meet the listing agent at an Open House or call them directly to inquire about a property.
2. The Agent Represents the Buyer
When you hire me to represent your interests, my fiduciary duty is exclusively to you. As your Exclusive Buyer’s agent, I must put your interests as a buyer first and foremost, and I must provide you with any important information I have that affects your home purchase. All information you share with me remains confidential, and my goal is to assist you in finding the right home for you at the best value. This is the best possible scenario, as both parties (buyer and seller) are represented exclusively by their own agent.
3. The Broker Acts as an Intermediary
Although rare, an Intermediary Relationship occurs when one Broker/Company represents both parties in a transaction and assigns individual agents to represent each party exclusively. Each party of the transaction will acknowledge this relationship in writing. If the home you buy is listed with another Portfolio agent, then the other Portfolio agent will represent the seller exclusively. I will be assigned to represent you and I will still have exclusive fiduciary duty to you. Because both the listing agent and I work for Portfolio, our broker is considered an Intermediary; however, I represent only your interests and cannot disclose any of your information to the seller or the seller’s agent.
4. Subagent/No Buyer Representation Agreement
If an agent shows you homes without having you sign a Buyer Representation Agreement, by law they are acting as a subagent to the seller and have fiduciary duties to the seller, not you. As a buyer in this scenario, you should not reveal any confidential information to the subagent, because that agent must disclose to the seller any material information they know.
In summary, the best scenario to ensure your interests are protected, your information remains confidential, and you get the best representation in all negotiations is to have a buyer’s agent represent you exclusively.
WHO REPRESENTS WHOM
IBS
BET WEEN CLIENT & AGENT
CHECKLIST & AGREEMENTS Seller’s Disclosure – Seller must disclose all matters related to the condition of the property, as well as anything else that might affect Buyer’s decision to purchase the property. When in doubt, disclose. Property Inspections – The Buyer will and should obtain complete inspections of the property by qualified professional inspectors, including but not limited to inspections of the structure (e.g. roof ), its systems and components (e.g. HVAC) and inspections for the presence of asbestos, mold and mildew, radon, oak wilt, termites and wood destroying insects, lead base paint etc. Septic System Inspections – Seller should provide buyer all septic system information, repair records, licenses and any maintenance information and maintenance contact, if applicable. On every sale of property using a septic system, that should be professionally inspected by a licensed registered sanitarian. Property Insurance – Seller should pull a CLUE report on property to check for all claims so when Buyer contacts their agent, you know what they will hear. Also, inform agent if they know if it’s in a flood plain. Title Insurance and Restrictions – It is customary for the seller to provide and pay for a title policy. All buyers of real property should obtain an owner’s policy of title insurance. The title policy is an agreement of indemnity which permits the insured to recover actual damages (up to policy limits) sustained as a result of title defects covered by the policy. Buyers should carefully read and understand all title insurance exceptions (including mineral rights), property restrictions and encumbrance and other instruments applicable to the property. Surveys – It is recommended that buyer obtain a new property survey. Seller may provide an existing survey and T-47. However, seller should not warrant the survey’s accuracy and buyer should not rely on the survey’s accuracy. Surveys should include flood plain information which affects the location and insurability of improvements. Square Footage – Neither seller nor buyer should rely on square footage obtained from MLS, marketing materials, appraiser, builder, etc. It should be verified independently. Residential Service Contract – It is recommended that buyer obtain a residential service contract. Buyer should carefully review any such contract and understand fully the scope of its coverage and particularly its exclusions and limitations. It is customary that the seller purchase the warranty however negotiable in the contract. Energy Audit – Many sellers in Austin are required to conduct an energy audit of their property and provide the results to buyer. For details see www.austinenergy.com and click on “Energy Conservation Audit and Disclosure Ordinance.” (ECAD)…if required, it must be given to the buyer three (3) days prior to the end of option. Information About Brokerage Services – In accordance with the requirements of the Texas Real Estate Commission, I have received a copy of the document entitled “Information About Brokerage Services”.
PURCHASING PROCESS
P RO C E SS OVE RVI E W
HOME BUYING 1. Know Your Financing Options • • • •
Cash Conventional Financing with 5-10% or more down Government Backed Programs FHA/VA 3% to 3.5% down Special Programs, such as 100% USDA, Teacher or Doctor Programs
2. Begin Loan Approval Process •
If you require loan financing, meet with a lender or mortgage broker to determine how much you can afford. Obtain pre-approval for the loan amount you need. This will save time in the home search, and improve your negotiating position with home sellers. (See the next page for more information)
3. Start Home Search • •
Decide which neighborhoods you want to live in and whether you want a new or existing home. Consider requirements – such as the number of bedrooms or the price range, and preferences such as whether you prefer a 1- or 2-story home. I will set up an online property search for you to show you homes that will fit your needs, and we can view the homes you save as favorites.
4. Make an Offer •
W hen you find the right home, I’ll provide a market analysis, and we’ll review market conditions together and decide whether to present an aggressive or competitive offer. I will explain all documentation and negotiate terms that are in your best interest. The process may go back and forth a few times between you and the seller.
5. Under Contract •
After final acceptance of the contract from both parties, you go “under contract.” At this time, you’ll provide an “earnest money” check for the title company to deposit so they can open escrow, and provide an “option check” to the seller guaranteeing your right to terminate the contract for any reason within the option period Both checks will be deposited.
6. Inspections, Repairs, Insurance •
With an “Executed Contract,” you start the negotiated Option Period, usually 7-14 days. Final details are handled and you have an inspection performed to ensure the property is perfect for you. We negotiate contract details, such as repairs. During this time, you’ll need to arrange insurance for your new home. Your title insurance company will provide a Commitment for Title Insurance for you to review.
7. Go to Closing •
You will need to bring a certified check if you’re making a down payment and photo ID to the closing at the title company. Possession of your home will occur when your lender releases funds to the seller.
L E N D I N G OVE RVI E W
MORTGAGE LENDING Unless you are planning to pay with cash, the most important step before beginning your home search is to get prequalified by an experienced, reputable lender or mortgage broker. Why is this so important? • • • • •
It allows you to determine how much your monthly payment will be. It helps us to determine what price range to shop within. It gives you an estimate of how much money you will need to bring to closing. It allows you to select the best loan package without being under pressure It helps us to negotiate from a stronger position because sellers will find your offer more attractive knowing that you can secure a mortgage loan. This may help youroffer beat the competition in a multiple offer situation!
Pre-qualification vs. Pre-approval? Getting pre-qualified for a mortgage is an increasingly popular practice among buyers who don’t want to worry about going through the approval process until after they’ve found the home they want. It is a verbal exchange in which the lender tells you in advance approximately how much money you are able to borrow, based upon the information you provide the lender about your debt and income. Getting pre-approved goes a step further than pre-qualifying. Most lenders require you to furnish documents (tax returns, check stubs, etc.) to pre-approve your loan. A pre-approval is an actual commitment to lend you money, provided that, when you are ready to buy, you still meet all the qualifying conditions that were met at the time of conditional approval.
TIP: Many sellers do not accept offers from buyers who are not pre-approved. Lenders may issue either a prequalification letter or a pre-approval letter that can be sent with your purchase offer.
LENDING
CHOOSING A LENDER When you are ready to shop for a loan, you can work directly with a lender or with a mortgage broker, who represents many individual lenders. Direct lenders lend their own money, have in-house programs, and make the final decision on your application. Mortgage brokers are intermediaries who represent many lenders and loan programs from which you can choose. If you have special financing needs or want to shop the market for the best deal, an experienced broker may be able to find the best loan for you. Along with shopping for a loan source, you’ll also have to compare the total cost of the loan, including the interest rate, fees, points (each point is one percent of the amount you borrow), prepayment penalties, the loan term, and a host of other items. You should be pre-approved for a loan before you search for a home. You are free to shop around for a different lender after you are pre-approved, but having a pre-approval letter is crucial when you are ready to make an offer. Whenever possible, you should choose a lender who works locally. Online lenders and out-of-state lenders are typically high volume shops that aren’t going to take a personal interest in making sure your loan goes smoothly. In some cases, they may also be prohibited from operating in Texas. Additionally, a local lender who wants to earn your repeat business and referrals is more likely to take good care of you. Choose your lender very carefully, you rely on your lender to close your loan on time. Loan delays and problems with financing are some of the most common obstacles in getting to closing; you won’t want to lose your dream home because your lender makes a mistake. Recommended Local Mortgage Lenders:
Leah Holubec BancorpSouth Mortgage 512.422-7059
Martin Ochs Parkview Mortgage 512.784.5038
Chad Bowman(VA only) Mortgage United 512.646.0800
Ashley Lottman ($417K and over) J.P. Morgan Private Banking o: (512) 479-5724 m: (847) 204-2311
Rohan Kothare University Federal Credit Union 512.507.6879
LENDING
MORTGAGE LOAN Getting pre-qualified starts with applying for a loan. The loan application process is fairly similar among all lenders: 1. Select a lender and meet with the loan originator. 2. Furnish the lender with the information requested (most likely paycheck stubs, two years of tax returns, list of debts, list of assets, etc.) 3. The lender will then provide you with a Good Faith Estimate (GFE) which is a document that summarizes the amount of the loan you are applying for, the interest rate being offered to you, the terms of the loan, estimated closing costs including any loan fees charged by the lender, and your estimated monthly payment. You should review all costs and know which ones are non-refundable in the event your loan is not approved. 4. If approved, the lender will send you a pre-qualification letter, which I will include with the offer paperwork when you find the right home. TIP: Compare lenders and get Good Faith Estimates from at least two lenders to compare costs and rates. Once you decide on a lender, you may be required to pay in advance for your credit report (usually $60-75) and sometimes the appraisal (usually $350-450). An appraisal is required by the lender to determine that the amount of the loan does not exceed the value of the home. Appraisals are usually done after your option period ends. PI vs. PITI The bulk of your monthly mortgage payment goes toward paying off the principal and interest of your loan (P & I). In addition, you will be responsible for paying annual property taxes and homeowner’s hazard insurance. If you choose, you can have your taxes and insurance added to your monthly payment and saved in an escrow fund (some loans require this), or you can pay them on an annual basis. This total payment is referred to as PITI (Principal, Interest, Taxes, and Insurance). This amount is placed in an escrow account from which your lender then pays your taxes and insurance bills as they come due. TIP: When shopping for a loan, it is important to ask the lender if the monthly payment you are being quoted is PI or PITI. How Much are Taxes and Insurance? The cost of Texas homeowner property taxes will vary depending on the tax rate in the area in which you live. As a general rule, property taxes in Texas vary between 1.5% and 3% of the property value each year. The cost of an annual homeowner’s hazard insurance policy will vary depending on the coverage you select, the age and value of the home, your credit rating, the area in which you live, and other factors. When Do I Lock My Rate? Because interest rates can fluctuate, it sometimes pays to lock in an attractive interest rate. A “lock-in” or “rate lock” is a lender’s commitment to guarantee a specific interest rate if you purchase a home within a certain period of time, even if rates rise. Talk to your lender about their conditions for locking in a rate, and what amount they charge for this guarantee. What are Closing Costs? No matter what home you buy, there will be costs associated with completing the transaction. Charges can include loan origination points, rate buy-down discount points, title insurance, escrow fees, attorney fees, recording fees, appraisal fees, document preparation fees, notary fees, and loan underwriting fees. You may also have to pay “pre-paids,” which are advanced payments to build your mortgage escrow account to cover your taxes and insurance. TIP: Sometimes, we can negotiate for the seller or builder to pay some of your closing costs.
LENDING
MORTGAGE LOAN What other costs will I incur before closing? We want to inform you of the costs you will incur during the home buying process. You will typically write four checks prior to closing. The costs below are estimates, they will vary based on the price, size, and features of your new home. Option Fee ($100–$1000 depending on the price of home): Payable to seller at acceptance of your offer. This will be applied toward your closing costs. This reserves your unrestricted right to terminate the contract for any reason, within a certain time period, and receive a refund of your earnest money. Earnest Money (frequently 1% of the sales price of the home): Payable to the title company once we have an accepted contract. This deposit secures your offer, and the full amount will be applied toward your closing costs. Inspection ($300–$600): Payable to the inspector at time of the inspection, which takes place during the option period. It is your responsibility to arrange any inspections on the property, but I can work with you to locate reputable inspectors and contractors. Credit Check and Appraisal ($400-$500): Payable to the lender after the option period expires.
GUIDE
AMORTIZATION
I M P O R TA N T T E R M S
CFPB GLOSSARY
HOME SEARCH
SEARCH
PERFECT HOME I will evaluate your home buying needs during our first meeting so that I can be better prepared to assist you in your home search. I am committed to locating the ideal home for you, whether it’s a resale home in MLS, a For Sale by Owner, Private Listing, Foreclosure, or new construction. In almost every situation, our fees are pre-negotiated so that the seller is responsible for my commission, not the buyer. Resale Homes I have access to any of the homes listed by any brokerage firm in the Austin area, in addition to many private listings. However, I will help focus your search based on factors you define, such as location, schools, home features, and other criteria. My goal is to use my market knowledge to save you time and money. New Construction Many buyers are not aware that the representatives at new construction sales centers represent the sole interests of the builder, not the buyer. A common misconception is that a buyer can get a ‘better deal’ if there is not an agent involved. In fact, the opposite is true. Many buyers significantly overpay for new construction homes, because they don’t hire an experienced agent and they take the builder’s pricing and terms at face value. Having dealt with most local builders, I know first-hand which of them are over-priced, and in what areas they are most negotiable. My extensive knowledge of builder reputations, floor plans, and lots, as well as schools, neighborhoods, and amenities will help you choose the right home in the right place. I will provide a market analysis to show you what comparable homes sold for in the area so that you don’t overpay. Then, I will negotiate on your behalf to ensure that you get the best possible price and terms on your new home. For Sale by Owner At any point in time, there are a handful of For Sale by Owner properties on the market. Often, the sellers are upside down and cannot afford to sell at market value. Other times, they think so highly of their home that they decide to price it above what a REALTOR® deems feasible. In either case, you need to be very careful, as these homes are usually overpriced. If you happen to drive by a For Sale By Owner and would like to see the property, please call me first, so that I can work with the owner to schedule a private showing. In most cases, these owners are still willing to pay my fee, so I can still represent you throughout the transaction to ensure you don’t overpay and have the full resources of my team behind you. Foreclosures and Short Sales Navigating the sea of distressed properties is not for beginners. The process for buying Foreclosed or “Short Sale” Homes is vastly different from the typical purchase process, and varies depending on the type of distressed property you buy. You need an experienced agent on your side, but most of all, you need patience. When banks and government agencies are involved, you cannot dictate the schedule. Before we decide to pursue distressed properties, we should discuss your goals to make sure they are a good fit for you.
OVE RVI E W
AUSTIN
MLS AREA
MAP
ZIP CODES
AUSTIN
AUSTIN
NEIGHBORHOODS The Austin Chamber of Commerce breaks down Austin’s Neighborhoods into the following districts: Central Austin Central Austin is seeing a revitalization in its housing market, with several loft renovations and the introduction of new housing to historical structures. You can find apartment and condominium developments near the Central Business District, the Capitol Complex and the entertainment district, or you can choose to live in the historic communities that surround the University of Texas, where Victorian and craftsman-style homes are available. East Austin Diversity among the neighborhoods east of I-35 includes groundbreaking master-planned communities, neighborhoods that sprang up in the first half of the century and homes that reflect Austin’s Victorian roots. West Austin West of downtown to Lake Travis, neighborhoods range from student rentals and tastefully updated homes to some of the area’s most exclusive environs. North Austin Close-in North Austin neighborhoods offer optimal access to the city’s north industrial market at an affordable price. Many of the city’s new apartment complexes are located in the North Austin area. Northwest Austin This area is one of Austin’s fastest-growing sectors, drawing services like Seton Northwest Hospital, as well as considerable retail attention. Far Northwest Austin Newly developed master-planned communities combine elegant new homes with substantial acreage and terrific access to the lakes, the wealth of retailers at Lakeline Mall and new employment centers. Lake Travis As Austin’s first and one of its most elegant master-planned communities, Lake Travis offers residents superior access to lake recreation and numerous golf courses. South Austin Quirky and a little eccentric, South Austin features the eclectic SOCO shopping district, older close-in neighborhoods like Travis Heights and Zilker, as well as the 4,000-acre master-planned community of Circle C Ranch. Far South Austin “Bedroom” communities like Manchaca, Buda and Kyle offer country living—from large “spreads” to cozy cottages— within easy reach of the city. Southeast Austin Southeast Austin is experiencing a transformation accompanying the airport. Southwest Austin Southwest Austin offers the extraordinary natural beauty of the Texas Hill Country and the challenges of strict environmental ordinances.
AUSTIN
NEIGHBORHOODS San Marcos The city of San Marcos, south of Austin, is a charming community with a river winding its way through small streets and a historic university reigning on the hill. With shady streets and friendly neighbors, San Marcos attracts many who want to escape the everyday bustle of the big city. Affordable homes are available in master-planned communities. Â Round Rock and Pflugerville Two of the fastest growing cities in the area, Round Rock and Pflugerville offer close proximity to new employment centers, as well as newly built homes. Â Georgetown Georgetown is being transformed from a quiet county seat to a bustling hot spot. With the creation of the Sun City Georgetown retirement community, steady growth has given way to an out-and-out boom.
GOING UNDER CONTRACT
GUIDE
MAKING AN OFFER Once you have found the home that meets your needs, it is time to make an offer, before another buyer beats you to it. One of the most important reasons to hire an agent is to benefit from their knowledge about the real estate market and access to data that is critical to making informed decisions during the offer process. I will research sales in the area and create a detailed market analysis for the home you wish to buy. This market analysis will show relevant recent sales and help you determine whether a home is priced reasonably or not. This will help you decide on the amount you should offer, and if necessary, I can present it to the seller’s agent to support your offer. Items that are typically negotiable include: • The amount you will pay for the home • Down payment and amount to be financed through a mortgage loan • Amount of earnest money you will deposit • How much of your closing costs, if any, the seller might pay • Any personal property specifically included or excluded • How long you have until your final loan approval is due • Length of the option period, and how much you will pay for the option period • The closing date and the occupancy date, which may not be the same date • Which title company will be used, and who pays for the owner’s title policy • Who will pay for a new survey if the existing one cannot be used • Any repairs that you already know you want the seller to make before closing • Who will pay the Homeowner’s Association (HOA) transfer fees • How much the seller will contribute towards a home warranty Our offer will be in writing and accompanied by an earnest money check (typically 1% of the purchase price) to show good faith. If the seller does not accept the initial offer, we will continue negotiating until we reach terms that are agreeable to both you and the seller. When both parties agree on the terms, you are officially “under contract” and the contract is executed on the date the last party signs and/or initials all changes and notifies the other party. Your earnest money check will be made out to the title company stated in the contract, and will be immediately cashed by the title company and later applied to your purchase price.
CHOOSING
HOME INSPECTOR Buying a home is one of the most significant decisions and one of the biggest investments you will ever make, so you need an unbiased professional’s opinion about the physical condition of any property you plan to buy. A home inspection will give you a clear picture of a home’s condition, answer any questions you may have, and give you peace of mind. There are numerous types of inspections. An inspection is meant to evaluate, at minimum, the structural and mechanical condition of a property. It is not the same as an appraisal, which evaluates the market value of a property. Finding a Qualified Inspector • Get referrals from friends or associates • Get referrals from a local real estate professional • Search online for “Home Inspection Services” Recommended Home Inspectors • Nev Nicholson, Aspect Systems Inc. - 512.963.3429 • Cecil Broos - 512.964.8610 • Kyle Nunnallee, Nunnallee Inspections - 512.415.5474 • Scott Lepin - 512.335.0609 Foundation and Drainage • Bruecher Foundation - 512.335.8867 • Centex Foundation Negotiate Amendment Immediately following the Inspection, we will typically complete an amendment to the contract that will include items the inspector discovered that you want repaired by the seller, or a monetary repair allowance in lieu of repairs. Then I will negotiate on your behalf with the seller for the repairs you want completed. Once an agreement on repairs to be completed has been reached, you will typically forfeit your right to terminate the contract.
GUIDE
HOME INSPECTION Upon acceptance of your offer, you will typically want to arrange for an inspection of the property. This must be completed during the option period so that if something is discovered during the inspection (that you cannot live with and the seller is not willing to fix), you can cancel the contract and have your Earnest Money refunded. I have provided a list of home inspectors in this document, but you are free to choose your own inspector. The inspection will take 2-4 hours. Your attendance is optional; however recommend you attend at least the last half-hour when the inspector reviews the findings with you. Most homes have a long list of minor and cosmetic repairs. You are mainly looking for major mechanical, safety or structural defects to the property. Â 10 Questions to Ask A Home Inspector 1. 2. 3. 4. 5. 6. 7. 8. 9. 10.
What are your qualifications? Are you a member of the American Association of Home Inspectors Do you have a current license? Inspectors are not required to be licensed in every state, but they are in Texas. How many inspections of properties such as this do you do each year? Do you have a list of past clients I can contact? Do you carry professional errors and omission insurance? May I have a copy of the policy? Do you provide any guarantees of your work? What specifically will the inspection cover? What type of report will I receive after the inspection? How long will the inspection take and how long will it take to receive the report? How much will the inspection cost? (Portions adapted from Real Estate Checklists and Systems, used with permission. www.realestatechecklists.com)
QUESTIONS
CONDO BOARD Before you buy, contact the condo board with the following questions. In the process, you’ll learn how responsive and organized its members are. 1. What percentage of units is owner occupied? What percentage is tenant occupied? Generally, the higher the percentage of owner-occupied units, the more marketable the units will be at resale. 2. What covenants, bylaws and restrictions govern the property? What grandfather clauses are in place? You may find, for instance, that those who buy a property after a certain date can’t rent out their units, but buyers who bought earlier can. Ask for a copy of the bylaws to determine if you can live with them. Have an attorney review property documents, including the master deed, for you. 3. How much does the association keep in reserve? How is that money being invested? 4. Are association assessments keeping pace with the annual rate of inflation? Smart boards raise assessments a certain percentage each year to build reserves to fund future repairs. To determine if the assessment is reasonable, compare the rates to others in the area. 5. What does and doesn’t the assessment cover: common area maintenance, recreation facilities, trash collection? 6. What special assessments have been mandated in the past five years? For how much was each owner responsible? Some special assessments are unavoidable, but repeated, expensive assessments could be a red flag about the condition of the building or the board’s fiscal policy. 7. How much turnover occurs in the building? 8. Is the project in litigation? If the builders or homeowners are involved in a lawsuit, reserves can be depleted quickly. 9. Is the developer reputable? Find out what other projects the developer has built and visit one if you can. Ask residents about their perceptions. Request an engineer’s report for developments that have been converted from other uses to determine what shape the building is in. If the roof, windows and bricks aren’t in good repair, they become your problem once you buy. 10. Are multiple associations involved in the property? In very large developments, umbrella associations as well as the smaller association into which you’re buying may require separate assessments.
AFTER OPTION
NEXT STEPS Once the option period is over, there are several important steps you need to take to ensure a smooth closing. Obtain Homeowner’s Insurance Your lender will require Homeowner’s Hazard Insurance to close on your new home. Ask your current insurance agent if you will receive a discount by having your car insurance and homeowner’s insurance with the same company. If you need a reputable referral, please let me know. Once you select an insurer, notify your lender of the insurance company you choose, and send me the information so I can provide it to the title company. Select Home Warranty Provider (Residential Service Contract) While new construction homes will typically offer a warranty from the builder, you can also purchase a home warranty – or “service contract” – for a resale home. The warranty usually covers your first year of home ownership, and helps protect you against the cost of unexpected repairs or replacement of major systems and appliances that break down due to normal wear and tear. In most cases, we will attempt to negotiate on your behalf for the seller to pay for most (if not all) of your Residential Service Contract. The basic programs start at around $350-400, and then you can add various optional items, such as certain appliances, pools, etc. If your total exceeds the amount paid by the seller, then the difference will be added to your closing costs. Property Appraisal Your lender will arrange for an appraisal of the property. This typically costs between $375 and $450, which your lender will ask you to pay in advance. The appraiser’s report will describe the physical characteristics of the property and compare it to similar properties to determine the market value of the property so you don’t over pay. If the appraisal comes back lower than contract price, the bank will expect you and/or the seller to make up any deficiency. Remember that an appraisal is different from a home inspection. Appraisers do not report on damage or repairs needed; they only report on the market value of the home in its current condition, relative to other properties in the area. Property Survey The buyer usually pays for the survey as part of their closing costs. However, this is a negotiable item. A survey typically costs between $400 and $600, but it can be more on larger lots. The seller sometimes has an existing survey you can use and you decide whether or not to order a new one.
AFTER OPTION
NEXT STEPS 2 Weeks to Closing This is an exciting and busy time, and home ownership is very near. Contact me if you have any questions, and be sure to complete the list of tasks below: • Get estimates and arrange for moving company or truck rental. • Submit your Change of Address Form online at https://moversguide.usps.com. • Contact utility providers to have the utilities transferred from the seller to you. • Select a date for the Final Walk-Through of the home. • Schedule a closing date and time with the Title Company Very important: Your Lender and the Title Company MUST have all documents pertaining to the cost of the loan and closing cost (i.e. receipts, home warranty cost, option money cashed, final Invoices) for everything at least 10-14 days prior to close or the closing time could be jeopardized and you may end up out of contract and lose the home you want! Final Loan Approval Once all of the necessary steps are completed, your lender will notify the title company that your loan request has been approved. The lender will send the loan documents to the title company so that you can sign them during your closing appointment. One Day Prior to Closing The Title company will complete the HUD-1 Settlement Statement, which is a standard document that tells us how much money you will need to bring to closing. I will personally review all charges and credits for accuracy, call you with the final amount needed for closing, and remind you of the time and location of closing. You will need to obtain a cashier’s check made out to the title company in the correct amount, or arrange for a wire transfer from your bank to the title company. Closing Day Be sure to bring the following items to closing: • Cashier’s check in the exact amount requested, payable to the Title Company (or you can wire funds from your bank to the title company) • Your checkbook, just in case there are last-minute adjustments • Valid Picture ID for all borrowers Remember, you will not get keys to your property and cannot move in until the transaction has funded. Funding takes place after your closing appointment, when all money is exchanged and proceeds have been wired to the title company. This is often several hours later, and it can sometimes be the next business day. It is best not to schedule movers for the day of closing.
S E RVI C E A F T E R C L O S I N G
HOME WARRANTY
S E RVI C E A F T E R C L O S I N G
HOME WARRANTY
MUD
MUNICIPAL UTILITY DISTRICT What is a MUD and why do we have them? A Municipal Utility District (MUD) is a political subdivision of the State of Texas authorized by the Texas Water Code (TNRCC) to provide water, sewage, drainage, and other services within the MUD boundaries. During the 1970s, Austin voters defeated several bond issues intended to finance the extension of city services to new subdivisions. Without MUDs people would have to depend on wells and septic systems. How is a MUD created? A majority of property owners in a proposed district petition the Texas Natural Resource Conservation Commission (TNRCC) to create a MUD. The TNRCC evaluates the petition, holds a public hearing, and grants or denies the petition. After approval, the TNRCC appoints five temporary members to the MUD’s Board of Directors, until an election is called to elect permanent Board members who then confirm the MUD’s creation, and authorize bonds and taxing authority for bond repayment. How does a MUD work? The publicly elected Board of Directors manages and controls all of the affairs of the MUD, subject to the continuing supervision of the TNRCC. The Board establishes policies in the interest of its residents and utility customers. A MUD may adopt and enforce all necessary charges, fees and taxes in order to provide District facilities and service. Will my taxes be higher in a MUD? Some older established MUDs around Austin have tax rates more than 22 percent lower than those of the City. MUD tax rates, like all property tax rates, vary according to property values and debt requirements. MUD rates generally decline over time as the MUD is built out and operating and debt service costs are shared by more homeowners. How do MUDs provide for parks, pools and recreation facilities? In addition to their common functions of water and waste-water service, MUDs are legally empowered to engage in conservation, irrigation, electrical generation, firefighting, solid waste collection and disposal, and recreational activities (such as parks, swimming pools, and sports courts). A MUD can provide for itself the recreational amenities that are approved by the Board of Directors and funded by the District. What is a developer’s responsibility to MUDs? Developers must petition the TNRCC to create a MUD. Developers are prohibited from serving or placing employees, business associates, or family members on the MUD Board of Directors. Developers must pay for or put up a letter of credit equal to 30 percent of the cost of subdivision utilities. This requirement ensures against “fly-by-night” operators who are not committed to the success of the MUD. The “30 percent rule” also offers protection to the MUD residents in the event that a subdivision is not built according to schedule. Unless they are voting residents within a MUD, developers have no authority or control over the MUD’s Board of Directors. If they are voting members of a district, they have the same power to vote and attend Board meetings as any other resident. MUD Advantages • MUDs match those who benefit with those who pay. • MUDS allow desirable land closer in to a city to be developed without having to depend on wells and septic tanks. They help safeguard the environment by maintaining environmental standards prescribed by the city and by the Texas Water Development Board. • MUD Districts have greater flexibility than a city because residents have a more narrowly defined sense of neighborhood, a more common democracy of purpose and interest in their community, and the right to expand MUD services.
CLOSING
GUIDE
CLOSING 4 Weeks Prior to Move • Make a “Move” file folder. • Set up a calendar for your move. • Have a garage sale. • Contact a local charity to donate any unneeded furniture. • Gather moving supplies, boxes, tape, rope. • Call a moving company or make truck rental reservations to move yourself. • Collect doctors, dentists, medical and school records. • Collect all financial, tax, and employment documentation that may be needed for your loan. • Contact your insurance company to transfer your policies (life, auto, homeowners). 3 Weeks Prior to Move • Arrange a cut off date, and date for new service with your utility companies (telephone, gas, electric, and cable). • Call friends and relatives to let them know you are moving. • Canned goods can be costly to move-you may consider donating to a local charity. • Check out Voter Registration information. • Send change of address forms to newspapers, magazines, and associations. • Notify the post office of your move. Fill out a change of address card. • Review tax deductions on moving expenses.
water, garage,
2 Weeks Prior to Move • Transfer stocks, bonds, bank accounts, and contents of safety deposit boxes. • Prepare a list of clothes to take with you, start separating them into suitcases. • Take the time to check ALL of the previous items, you still have time 1 Week Prior to Move • Clean your refrigerator and let it air out at least 24 hours before moving. • Drain outdoor equipment, water from hoses, propane tanks from barbecue grills, and gas and oil from lawn mowers. • Discard any aerosol, paint, oils, and all flammable and/or toxic chemicals. • Label items you need to easily access and place them in a separate room or closet. • Arrange for pest control before moving into your new home-especially on new construction. Move Out Day • Remember that those items packed last will be unloaded first. • Once everything is out of the house, take one last look through the house: cupboards, closets, behind doors, attics, stairwells, overhead in the garage, outside the home, and any storage sheds. Move In Day • Have the home ready before the trucks arrive. Take some time, sit back, and relax.
GUIDE
CLOSING •
Review executed contract, addenda and disclosures for accuracy
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Send email to you with important dates and deadlines
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Provide the Title Company with a copy of the contract and earnest money
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Provide sellers with Survey Affidavit to be notarized if survey available to re-use
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Confirm inspection(s) have been scheduled, notify all parties of date(s) and time(s)
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Negotiate any Amendment for Repairs requested
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Check with lender to verify loan approval is on track
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Verify that survey and appraisal have been ordered
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Verify that Title Commitment has been delivered to all parties, and review
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Verify that HOA paperwork has been received
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Check with lender to verify the loan is out of underwriting
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Verify that survey and appraisal were received and accepted
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Verify completion of repairs (if any) and provide receipt
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Provide Title Company with copies of any repair receipts
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Send utility transfer information to buyers
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Schedule closing and time, notify all parties
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Request HUD-1 from Title Company and review for accuracy
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Call Client with the estimated funds needed to close, answer any questions
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Send Closing Confirmation email to all parties confirming the place, time and what to bring to the closing
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Confirm funding with the title company, notify all parties
GUIDE
CLOSING When you buy a home, you want to be certain it’s yours, and that no one can later claim any ownership of the property. Even the most diligent search of the public records could fail to disclose a number of title defects. Defects May Include: • A forged will or deed • A title transfer by someone under age or a married person conveying real estate without his or her spouse • Fraudulent impersonations • Invalid divorces • False affidavits Although rare, these are just a few of the problems that can suddenly surface to jeopardize your investment. A service known as a title search describes the condition and quality of the title to the property you are buying. Your title insurance company issues a title policy, which protects you against mistakes or threats that might otherwise result in financial loss to you, including hidden, unknown items that might come up after you purchase your home. Your Coverage: Your title insurance protection is a permanent assurance that your ownership and use will be defended promptly against claims at no cost to you, whether the claim is valid or not. The Lenders Coverage: If a mortgage is to be placed on your new home, the mortgage lender will require that you purchase title insurance to protect the lender’s position as a holder of your mortgage loan. However, this mortgagee’s title insurance policy doesn’t protect you, the homeowner. You need an owner’s title insurance policy to protect your investment. Title Insurance Rates: There are no renewal premiums, and there is no expiration date on the policy. The protection lasts as long as you, or your heirs, retain an interest in the property. Title insurance rates and policy coverage are set by the State of Texas, so there is no difference between insurers. Escrow: The title insurance company also acts as an escrow agent between the seller, buyer, and lender, and has responsibilities to all parties for fair dealing. The title insurance company receives your money as well as all other documentation required for the transaction. When all requirements of the contract and the lender are satisfied, the title company transfers money to the seller, and the transaction is “closed”.
HELPFUL
DEFINITIONS •
Appraisal Fee: Fee for lender-required appraisal to establish property value
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Assumption Fee: Fee assessed buyer by lender to assume seller’s existing loan
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Attorney’s Fee: Charges by independent attorney for preparation of legal documents and acts of representation
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Commission: Fee generally paid by seller to real estate agents for sale of property
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Credit Report: Fee assessed by lender for required credit information from credit bureau
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Discount Points: Percentage points lender charges to increase the investor’s yield. May be paid by either buyer and/or seller as negotiated per contract. Points fluctuate with mortgage
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Escrow Balance: Buyer’s purchase of seller’s existing reserve account; i.e., taxes and insurance
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Flood Certificate: Required by lender to obtain information designating status of subject property regarding flood plains
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Homeowner’s Assoc. Fee: Maintenance fee assessed property owners within a condo or townhouse complex, a planned unit development or a single family residence subdivision
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Insurance Premium: Paid a year in advance for buyer’s hazard or homeowner’s policy
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Messenger Fee: Charged by title company to cover delivery charges incurred
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Mortgagee’s Title Policy: Required by lender to insure that lender has a valid lien; does not protect buyer. Usually required for second mortgages and seller financed transactions
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Lender Required Reserves: Money required by lender, collected at closing, that goes into its escrow account. Insurance premiums, taxes, etc. are paid from escrow account for borrower
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Origination Fee: Fee, normally 1% of loan amount, buyer pays lender to originate a new loan
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Owner’s Title Policy: Insures buyer against loss due to any defect of the title not excepted to or excluded from the policy
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Pay Off: Amount needed to pay off existing mortgage lien on the property being sold
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Processing Fee: Charge to process loan from approval
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Recording Fee: Charge by county clerk, based on number of pages recorded, to record documents in the public records
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Survey: Land survey required by title company, showing lot size, easements, encroachments, locations of improvements, etc. May be a negotiated requirement on a cash contract
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Tax Certificates: Issued by taxing authorities to show amount of current year’s taxes and the last date taxes were paid
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Tax Proration: Paid to buyer by seller from January 1 through the day of closing
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Tax Service Fee: Fee required by lender for collecting and disbursement of tax escrow by a servicing company
TITLE POLICY GUIDE
DELETING GUIDE
GUIDE
HOMESTEAD EXEMPTIONS
GUIDE
HOMESTEAD EXPEMTIONS
HELPFUL NUMBERS G R E AT E R A U S T I N A R E A
C O N TA C T S
HELPFUL NUMBERS Emergency Fire, Police and EMS (Austin) Dial 911 Non-Emergency Fire and Police Dial 311 or (512) 974-5000 Poison Control Center (800) 222-1222 Emergency Animal Hospital North: (512) 331-6121 South: (512) 899-0955 City of Austin (512) 974-2000 www.ci.austin.tx.us Austin-Bergstrom International Airport (ABIA) City of Austin Utilities (512) 494-9400 www.coautilities.com Georgetown Utilities Service (512) 930-3640 gus.georgetown.org Grande Communications (512) 220-4600 www.grandecom.com Texas Gas Service (800)700-2443 www.texasgasservice.com Time Warner Cable (512) 485-5555 www.timewarnercable.com Pedernales Electric Cooperative (888) 554-4732 www.pec.coop
REFERENCES
PREVIOUS CLIENT
TESTIMONIALS My husband and I met Patty Johns in 2003. Since then, she sent us informative postcards each month. So, when we decided to sell my mother-in-law’s property, Patty was our first choice. Throughout the process, Patty kept us informed on the activity and made the process easy. -Frances Gage Patty Johns is one of the best agents I have ever dealt with. Good thing too because I’m in Australia and the time change makes things tricky. Patty is available nights when necessary and that’s been very helpful. I’d recommend her to anyone as long as she still has time for me! -Joe Naples III Patty Johns was fantastic to work with, and did an amazing job listing and selling my home. Patty put together a strategy that helped us achieve over our expected sales price. She was a strong negotiator and went the extra mile to ensure the appraisers and underwriters had what they needed for an expedited close. I would highly recommend Patty and will use her again. -Jeff Hopkins Patty develops a relationship with her clients. She is caring, attentive and provided valuable information and guidance. I appreciate the way she explained things to my elderly father and made the experience of selling the home that he had lived in the last 48 years a pleasant experience. I don’t honestly think there could have been anyone else who could have handled the situation so well. She truly is an asset to Realty Austin and we will recommend her to others. -Dianne Robertson Where do I begin? First off, Patty is absolutely amazing! With all of the bumps in the roads that we came across she handled every situation like a pro. I’m sure we wouldn’t be here today without her. Patty has great skill reading personalities and moods and knowing when and how to act to diffuse tempers and emotional breakdowns. She is also not quick to judge knowing that mistakes happen and that we must move on. That was very tough for me since I’m quite impatient. I want to thank Patty for all of her time and hard work. We appreciate all of the time you have spent looking, making offers, and rescinding all of those past offers. Oh, and Patty sold our home within thirty days! Patty has become a huge part of our lives and it’s going to be a big shock not talking to her all of the time. Patty is real and truthful. She’s the best! -Rebecca, Mike & Maggi I can’t thank Patty enough for assisting me with the purchase of my condo. She worked so hard to help me close on a place in only six weeks! I don’t recommend doing that, but Patty made it all happen, and made it easy for me! I really appreciate that she went over the home buying process during our first meeting. She told me in that meeting that she works for me and is going to do everything possible to look after my interests and get me the best deal. She absolutely did that. I am so impressed that she took the time to make sure all my questions (and her questions!) were answered by the seller. She got me a great deal on my condo, and I couldn’t be happier. I can’t recommend Patty highly enough! She’s professional, friendly, and does what she says she’s going to do in a timely manner. -Sarah Cronin e
PREVIOUS CLIENT
TESTIMONIALS Patty Johns from Realty Austin provided us with the most outstanding and absolutely exceptional assistance/help/ service that we have ever received from a realtor...and we have had many! From the beginning to the end of the process of selling our house, she had a ‘can-do’ positive attitude about what needed to be done to prepare our house to be put on the market. We live overseas and needed to sell and close on our house in Austin in one month. We were looking for a realtor that specialized in Central Austin, who worked in a large real estate office and who was an award winning realtor. Patty is all those things and more! She did not hesitate to take on the challenge of our time frame. She is extremely knowledgeable in every and all aspects of the selling process, from what buyers are looking for in terms of decor, to how to price the house ‘right’ to sell the house quickly. Anything and everything she suggested to us worked out beautifully and to our advantage!! We sold our house in TWO days at FULL price!!! She negotiated the contract with finesse and again, always with our best interests in mind. We highly recommend Patty Johns! She is really remarkable in the way she gets the job done in the best interest of her client! We think it would be hard to find a more outstanding realtor. Potential clients will be very, very thrilled to work with Patty. We certainly were. -Patty & Chris Young Patty was a tremendous assistance to us. As first-time home buyers, we had no idea what to expect and we will be forever grateful for her knowledge, experience, and constant guidance throughout the process. She was our third partner when my husband Stephen and I were ready to purchase our dream home. Patty was always friendly and eager to answer our questions and held our hands during what some people say can be a stressful time. She became more than a partner, she became our friend. We were lucky to have her on our side. -Mary and Stephen Watson Patty Johns, was patient and kind enough to work with my husband, two children and I on the purchase of our first home. She was not only proactive and responsive to our search, but also had our best interest at heart. My husband is not shall we say, the easiest of client’s as he can be quite demanding at times, but Patty took it all in stride remaining calm and professional through every twist and turn. Being new to Austin, we had quite a learning curve and she was able to walk us through each obstacle and challenge. I cannot imagine having gone through this purchase with another agent. You cannot go wrong with Patty. -Mistine and Sean O’Connor Patty Johns took the time to figure out what types of homes fit our lifestyle. We have a very busy schedule and she did all of the homework for us. Patty made it easy for us as she would send us emails with home descriptions and if we liked, she set up the appointment. She would plan our schedule to look at homes when it was convenient for us. Once we found our dream home, she continued her hard work and dedication in making sure we were comfortable with our decision. We couldn’t be happier with our home and our agent! -Charles Attal and Amy Corbin Thank you so much for all your help with my house! It’s been great getting to know you, and I hope we get to work together again in the future. I will certainly be telling the world how wonderful you are!! My closing was a blast! Really, you and Martha made it so much fun! My move was easy, and I absolutely LOVE my new home! Thanks for helping make everything work in terms of my timeline. You were a life saver! Thank you again, and keep in touch! -Alison O’Reilly e
PREVIOUS CLIENT
TESTIMONIALS Thank you so much for your excellent job of advising us and arranging the sale of our home at 6904 Twin Crest Drive in Austin. We could not have been more pleased with the process. You helped so much to make the procedure painless. Everything went so very smoothly. All this was especially appreciated since we were in the process of moving out of town as the house went on the market. We were so happy that the home was sold so quickly after being listed, and for the best price we could have hoped for. It seems the house was matched up with the right people, and we liked that. It had been our home for a long time, and it is good to feel that it will be lived in and enjoyed. We were very impressed with your interest and efficiency in selling our home, and we will certainly recommend your services to our friends and neighbors. Your knowledge of the Austin real estate market and especially our neighborhood certainly helped to arrange and expedite the sale. We are truly grateful for your friendly service throughout this transaction. We can’t say enough to express our appreciation. -Norma and Joe Banta With new jobs and a baby on the way, we decided that it was time to buy our first house. Patty was there with us at every step. She took the time to explain the home buying process and was always available to answer our questions. She also went out of her way to work around our sometimes hectic schedules. Patty grew up in Austin and is very knowledgeable about the area. We felt comfortable with her from the beginning and thoroughly enjoyed working with her. She is a great realtor and a great person. We highly recommend her -Autumn and Jason Scott Patty helped me buy my first home, when I knew absolutely nothing about the process. Five years later, she helped me sell that home and buy another. She referred me to a reliable and caring lender who made it possible for me to get a new loan before I’d paid off the first. She made it all happen in the timeframe I needed it to happen in. You can count on Patty to negotiate well for you, pay close attention to detail, and manage the entire process so that things get done fast. She’s my realtor... I’ll use her for my next home sale and purchase! -Karen Kephart It was such a pleasure to work with Patty Johns. Patty was wonderful to work with as we prepared to sell our home. Patty’s professionalism and extensive real estate experience was exceptional. She was always available to guides us and answer any questions we had. Her approach to selling our home could have not been easier. She provided us with many recommendations on how to stage our house (such as maintaining an organized and clutter free kitchen to clearing things off the f loor in our closets) which really helped with the process. She was always prepared for meetings and she did not waste any time placing our house on the market. I am excited to say we received multiple offers (above our asking price) on the first day our house was on the market. It sold shortly after that! We appreciate all of your hard work and would highly recommend you to others.
-Dolores and Cal Smith
Thanks for all of your hard work, guidance, and help in this endeavor. Although it is hard to part with a home that provided so many fond memories, your assistance made it easier. Gratefully, -Jimmy Stinson e
PREVIOUS CLIENT
TESTIMONIALS My wife Jenni and I would like to express our sincere appreciation of all you did in helping us find our new home. As first time homebuyers, the home buying experience can seem very daunting. There were many things we didn’t know in the beginning. Lucky for us, recently one of my couple friends had used you as their realtor in finding their new home. They recommended you whole heartedly to us. After hearing about all of their frustration and heartache with other realtors before they found you, I knew that we would be in good hands having you as our realtor. In retrospect, our home buying experience was really very easy. All of our friends and family are still amazed that we had a contract on our new home in less than two weeks of initially meeting with you! We were literally at the airport f lying out on a week’s vacation when we got the good news that our contract had been accepted. Having to do the inspection process long distance would seem to be a negative thing, but you coordinated everything with excellence, which made it very easy for us to do long distance. Throughout the entire process, we took comfort knowing that you were our representative and were looking out for our best interests. The experience and talent you bring to the table are invaluable. Thanks for always keeping us updated and in touch with the rapidly developing steps in our home buying process. Thank you for all that you did to make sure that the process went smoothly. We will definitely recommend you to all of our friends looking for a house. You and your team of professionals that you choose to work with are truly first class! -Jenni and John Michael White I have bought and sold forty-four properties in the Austin area in the last thirty years. I have dealt with numerous real estate agents and their companies. Patty Johns with RE/MAX Austin Skyline REALTORS is the best real estate agent I have ever used for a real estate transaction. She is thorough, and follows up on all her work. All I had to do was provide her with the necessary information and she handled all the details. I highly recommend her as a real estate agent without any reservations. Please contact me if you need additional information. It will be my pleasure. -Mike Harris While searching for a condominium for my son to live in Austin, Patty offered us the greatest help that we were hoping for. She was always available to answer our questions, to show homes on short notice, and to accommodate our ever changing needs. Patty guided us throughout the home search process, assisted in the home selection, and was a great asset in ensuring a smooth closing. She certainly went beyond the call of duty to ensure that we were satisfied with the property after my son moved in. My family found dealing with Patty a great pleasure and we recommend her for your housing needs in Austin. -Ahmad Zamer As administrator for my sister’s estate, I was in charge of selling our childhood home in Austin, Texas. This was an extremely difficult process, both emotionally and logistically. My surviving sister and I both live in Houston, Texas. We listed the home with a realtor, and the listing sat for six months. When the six month contract expired, my sister and I went to Austin and interviewed 6 new realtors in one day. Thank goodness, Patty Johns was one of those agents. Patty was compassionate and helpful in her “tips to sell quickly.” Patty has a real eye for detail and we asked for complete honesty, Patty delivered both. We walked through the house, room by room, and Patty gave us suggestions on small things we could do to make the house more appealing to buyers. Our home sold and closed within six weeks at the full asking price! Patty was always easy to contact, prompt in her response time and highly accommodating during our entire sales experience. She kept our time and our pocketbook at the top of her list. This is particularly critical when you are selling a home from long distance. I highly recommend Patty as the BEST realtor in the Austin area! -Nancie Leigh Chafin Craft
PREVIOUS CLIENT
TESTIMONIALS Patty Johns was a great real estate agent. We were first-time home buyers and didn’t know a lot about the process. Before we started looking for a house, we had a meeting where she gave us a great packet of information, went over what to expect throughout the process, and started working on the first steps. Throughout the process, Patty was always extremely responsive, and always there when we needed her. She was great at talking to people and negotiating contracts. We bought during a seller’s market, and Patty’s help was indispensable. We had to make several offers before being accepted. She always let us know her honest opinion and helped us make decisions, but always found out what we wanted before she acted. She helped us every step of the way and came to the closing in case we had last minute questions or problems. Patty is a great person to work with and a true Austinite- very personable, while maintaining professionalism -Lisa and Simon Peña I started out unsure of what I wanted, where I wanted to be, and totally intimidated by the process. You have been just absolutely perfect at every step of the way, and I can’t thank you enough. Without your help, I’d still be in my rental, hemming and hawing about my options. I don’t like to think about how long that could have gone on ( years. years and years). -Drew Edge Patty, I just want to thank you for all you have done for us with the sale of my Dad and Mom’s home. We are truly grateful for your hard work and professionalism throughout this whole process. If anyone were to ask me, I would be happy to offer you my enthusiastic endorsement. Thanks again, -Jeff Stinson Thank you for everything. To say you’ve been helpful would be an understatement. I’m sure there are not many Real Estate Brokers who would spend hours on the phone with me explaining a PLAT or a survey, or hours driving me around to look at properties. I really appreciate your kindness and attention and for not giving up on me. Thank you, Patty! -Jessica Calvello We just wanted to write to thank you again for making the experience of selling our house effortless. We were so glad you were recommended to us. Both of us were immediately impressed with the amount of homework you did to familiarize yourself with the houses in our neighborhood. Your suggestion on how much to sell our house was “right on” and probably the main reason it sold so quickly. You were a hard worker and we loved your attention to detail. Guess that’s why your logo and slogan fits you so well. We have passed your name on to our friends and former neighbors and hope they will contact you when they get ready to move. -Jil and Ken Tunks Patty is simply the hardest working Realtor that I have ever met. She was incredibly helpful in helping my family in our relocation to the Austin area. She is knowledgeable about the area and worked tirelessly to find a home that met our demanding needs. She paid close attention to our input and kept us informed at every step of the home finding and closing process. She always made us feel like we were her most important client. I have worked with several realtors in the past and cannot think of one that I would recommend with half the confidence I recommend her. -Maria and Morgan Stewart
PREVIOUS CLIENT
TESTIMONIALS It’s hard to express in words what a wonderful, competent realtor we discovered in Patty Johns. After many years as a long-distance landlord, we decided to sell our investment property in central Austin. It was a complicated sale because the house was occupied by tenants and under contract with a property management company. Patty handled every challenge and hurdle seamlessly, not to mention with grace and style. She not only knows the ins and outs of the real estate business, she is a savvy negotiator and a complete joy to work with. Our house sold quickly and Patty was able to secure a top-dollar sales price. She works extremely hard and maintains a standard of ethical behavior not often seen in today’s world. If you want the best, look no further than Patty Johns! -Anna Dematatis We want to share our experience with Patty Johns, our realtor who just helped us purchase our dream home and sell our previous dream home. We had been thinking of renovating our house on Aggie for some time, but the cost and inconvenience of renovations kept us from committing. Then we had decided to look around for ideas about renovating. Patty showed us some houses and then invited Brian to go to a Wednesday open house that we later learned was only for agents and brokers. Patty didn’t hesitate and she and Brian toured the amazing house on Fiset that is now ours. Without her tenacity, we probably would have been beaten out on the deal. She then turned right around and used the same tenacity to quickly help us show and sell Will’s house. It has been a whirlwind but we could not have done it without Patty. -Brian Thompson Patty Johns is amazing. She has lived in Austin her entire life, has vast knowledge of the area and knows Austin Real Estate inside and out. She’s professional, smart and works hard for her clients. -Rebecca Nance As first-time homebuyers, my husband and I needed a lot of guidance and advice throughout the entire process. Patty took the time to get to know us and what we wanted. She was on our team and looked out for our best interest. She was totally accessible and showed houses to us on a moment’s notice – which was essential in such a seller’s market. We ended up getting exactly what we wanted. If we ever move from where we are, we’ll use Patty to help us sell the house too. -Lisa and Tony Davis I am happy to recommend Patty Johns to any prospective Seller or Buyer. She was professional, enthusiastic and patient in handling the sale of my property during the protracted period of the listing. She also handled a lease of the property while it was off the sale market and the tenant was very satisfactory. This was a difficult property to sell during this market downturn and her advice during the period, together with her tireless efforts, finally produced a buyer. I would be happy to refer friends and family to Patty in the future. -Bill Fitzgerald Patty couldn’t have made the buying process any more painless or comfortable. I was a first time buyer, and within two weeks of finding the house, Patty had me in the house. When I got nervous about the process, she talked me through it and did not pressure me, whatsoever. I would recommend Patty to anyone. -David Parrish