M REAL ESTATE & HOME MAGAZINE - SUMMER 2013
CREATING, MODIFYING ENHANCING... YOUR SPACE
R
B
I DESIGN
361-992-6000 www.rbi-design.com
Letter From The Publisher We are so excited to bring you the latest issue of M Magazine. We have reformatted the magazine to focus exclusively on Real Estate and Homes. While it was fun covering some of the social aspects of the community in our previous issues, we decided to focus more exclusively on what we are known for and that is, Real Estate. To us, real estate is as much a passion as it is a business. That is why we have continually led the industry in offering high quality services. Whether you are in the market to buy, sell or invest, we have the resources and expertise to help you succeed. Starter homes, executive luxury homes, commercial and multi family real estate transactions are our specialty. We provide our clients with sophisticated solutions to analyze a deal, execute successfully, and maximize returns. We have a close-knit team that will work together to meet all of your real estate needs. With our focus in check, you can expect Mirabal Montalvo to bring you the finest properties in South Texas. The market has certainly changed within the past twelve months and we are seeing a dramatic decrease in available homes on the market. Prices have begun increasing, but fortunately mortgage rates have remained at all-time lows. Our team is motivated to shop the market in finding the best product, at the best rate, for you. Remember when comes to Real Estate let us be your #1 source for buyer or seller representation. Please free to reach out to us at anytime with any questions or comments you may have.
Sincerest Thanks,
James Mirabal
Comments? Email us at info@mirabalmontalvo.com Follow us on Facebook and Twitter @mirabalmontalvo Visit or You Tube Channel
4
Summer 2013 6
To R e n o v a t e O r N o t To R e n o v a t e
4
by Ro nna Br a sel t on
3275 Ocean Drive
6
M e dit e r ra ne a n O c e a n Dr iv e E st a t e
3 Great Lakes
8
Gre a t La ke s Be a ut y
8
345 Bermuda
10
La ma r Pa r k St unner
5 F a c t o r s To C r e d i t S c o r i n g
13
by R ic ki W hit t le
Living Spaces
14
Fe a t ur e d Pr o pe rt ies
Commercial & Investment
10
20
Pr o pe rt ie s Fo r Sal e & Le a se
M Magazine is published by CG Group LC. All information contained herein is deemed reliable but not guaranteed. Copyright 2013 CG Group LC
TO RENOVATE OR NOT TO RENOVATE?
BY RONNA BRASELTON RBI DESIGNS 361.992.6000
4 M Magazine • Summer 2013
Today’s housing market in South Texas has changed for the better these last few months. Or, at least it has for sellers. We have gone from seeing a for sale sign in every yard “ buyers market” to a bidding war on every contract “seller’s market”. It’s a good thing economically, but if you are looking to purchase a home, the pickin’s have gotten rather slim. In this kind of market buyers have fewer options and less time to decide on the perfect house when looking for a home. This change in the housing market is forcing buyers and their realtors to look at properties with a more creative eye. Fewer good choices and more buyers mean that if you want to find the right house you need to plan to look harder at each one. This doesn’t have to mean compromise. It just means that they need to look at each house harder and smarter. For example, maybe you love the kitchen in a house but hate the master bath. Maybe the closets are too small. Maybe it’s one bath short of the perfect plan. But, perhaps there is still a way to make this house into the perfect home for you. PERHAPS. Enter: the renovation option. According to Houzz.com, a leading online designer resource: Majority of U.S. Homeowners Believe Now is a Good Time to Renovate. – HOUZZ.COM According to another leading online resource: HAHB’s Home Remodeling Market Index (RMI) released news of reaching the highest levels since quarter one of 2004, bolstered by increasing home remodeling project levels due to heightened consumer demand. TO REMODEL or NOT TO REMODEL? That is the question. How does one decide if a house is a good candidate for a remodel? That’s one loaded question. But here’s a good place to start.
Among the first considerations, a good realtor will be able to give a buyer market comparables and other information that can help a buyer to determine how much the house would or could be worth if renovated to it’s full potential. The market comps will show what other similar improved properties have sold for in the area. Thus helping the buyer to arrive at an offering price less the desired improvements. If the house is worth $100 thousand unimproved and $125 thousand improved but the seller is asking $120, there could be a problem. But if the seller is willing to drop the price to $100 thousand, you might have a good remodel project on your hands. Which begs the next point. How can a buyer be sure that they are renovating a home in a way that meets both their needs and makes the house desirable to the next potential buyer? These are major considerations in insuring a sound investment. There is little that is worse than a bad renovation. A home purchase is a huge investment- the biggest investment most people make in their lifetime. Hiring the right team for guidance is the best insurance policy there is when renovating a home. This would be a good time to call in the professionals. Transforming space can be a daunting and costly process. Working with a good contractor and designer can make the difference in amazingly great results and a frustrating and disastrous experience. Buyers need to look for a licensed contractor with a proven track record. Ask around. If you know anyone who has been down the remodeling road, their recommendation for or against certain contractors can be priceless. Be sure that you get more than one bid on the job. The bids can be all over the place from a cost perspective. There are certain things to look for when entering into hiring a contractor and coming to an agreement to remodel. To make this less complicated, I will list a few MUSTS:
-Get at least 3 bids. Don’t trust the low bid – ever. -Always get all details and bids in writing. Handshakes aren’t good enough anymore. Sad but true. -Make sure the contractor addresses change orders and how they will effect your Bottom line. Believe me, you WILL make changes. -Get a timeline in writing and a projected completion date - then add 6 weeks. -Try to plan NOT to live in the house during the remodel. If you do, add three more months to the above projected completion date. -Have detailed plans and specifications with real world budgets. DO NOT rely on the Contractor regarding setting material budgets. They will give you budgets on the cheap. Rest assured, you cannot get “perfectly beautiful” tile for $1.50. Let’s not call this a lie. It’s purely a matter of taste. So, how do you determine what to allow in your budget for materials? ENTER, the interior decorator/designer. The contractor or the realtor should be able to recommend a knowledgeable design team. It’s best to meet with this team PRIOR to finalizing plans. They can help you with everything from setting budgets that reflect your tastes and desires to guiding the space plans to insure comfortable, furniture friendly rooms. This team will guide you through the material selection process offering advise on the benefits or shortfalls of certain materials. They will help your project to stay on track and on time, minding all aspects of good design. This team will take the headache and fear out of this very daunting process. The materials and decorating possibilities are endless. Your team should filter through the many choices and find the ones that suit your needs and keep you on the budget that you will then set with the contractor. Who knows, you might even have a little fun in the process. In selecting your design team and contractor be sure to conduct a thorough interview. Be prepared for this inter-
view with pictures in hand. Make sure you show them your ideas on things such as color, flooring, counter materials and finishes. Bring photos. Decorating and design as well as building are very subjective. What one thinks of as beige might be pink to another. What you think of as fluffy another might find scruffy. Pictures help to cut through these communication barriers. Also, be sure that the contractor and designer understand what you are showing them. Have them show you in return examples of what you’ve described. You might be showing them a picture of a color that you love but they thought you were digging the sofa in the picture. This is the best way to ensure that not only are they getting it but that they also have the creative resources as well as the material/vendor resources to carry out your desired end result. Once you have your team in place, the selection and planning process will begin. This process can take some time. Be prepared for months of planning. Rushing the process breeds mistakes, frustration and could prevent you from being able to get the materials you want. Materials such as flooring and lighting are often out of stock which might delay installations. Further, sub contractors who are really good at what they do schedule out far in advance. This is a major consideration if you are doing custom finishes on walls or cabinets – or tedious tile installations. The renovation process can be difficult on many levels. But the contractor will do all he can to get his subcontractors on the job on time and in an order that will prevent crossover disasters. For example, you might wonder why in the world he doesn’t have your counter tops installed yet. It might be because the electrician hasn’t completed his work and he would rather not take responsibility for the guy dropping his hammer on your $150 a foot marble. Give your contractor the benefit of the doubt. His wants his final paycheck as much as you want to move into your new home. You have to take a giant leap of faith that you have hired
the right team. Going on the job and talking to the painter, cabinetmaker, tile installers and other subs can cause major hysteria and confusion. Communicate only with your design team or your contractor. They will communicate with the subcontractors. In other words, step back. Let the people you hired take it from here. It will eliminate mistakes and unnecessary changes in field that the whole team didn’t know about. Changes that are made after construction has begun mean more time in completing the job. More time means more costs to you in the end. Leave the details and job site reviews to your team. They will ensure that your plans, ideas and collective vision come together – just as you planned. Finally, here’s some shameless self -promotion. While hiring an interior professional is an extra expense the run to value for your remodel will more than pay for the services. Not only will it simplify the entire process but it will allow for a better floor plan, a more innovative approach to materials selections, more creative installation ideas, attention to cabinet details and finishes, reduced cost on materials, mindfulness of timelines and budgets – whew. Really, that’s a drop in the bucket.. The list goes on. If you are thinking of remodeling, keep all of this in mind. Having seen about every disaster there is in the contracting world, I hope it helps. Happy home hunting!
*DISCLAIMER Attempting to do a remodel without the help of a professional may cause hair loss, dizziness, heart palpitations, divorce, stomach upset, migraine headaches and thoughts of wanting to hurt your contractor badly. Call your design professional should any of these occur. M Magazine • Summer 2013 5
MEDITERRANEAN OCEAN DRIVE ESTATE 3/4 ACRE SITE. BEAUTIFUL VIEWS OF CORPUS CHRISTI BAY. CAN BE USED AS BED & BREAKFAST
3275 OCEAN DRIVE 5 BEDROOM 6.5 BATH 3 CAR GARAGE FOR PRICE DIAL 1-877-595-8312 CODE 3011 OCEAN DRIVE ELEGANCE! A home that is undoubtably stunning from the inside out! This incredible Mediterranean style estate sits on approximately 3/4 acres of beautifully maintained grounds; which can be used as a Bed and Breakfast. The main house has a total of four bedrooms and four baths with a guest house featuring two suites, two and a half baths with two kitchens and a sauna. This home has over 7,000 square feet with spectacular views of the
Corpus Christi Bay. Everything you could possibly need lies tucked away in this one of a kind home. A heated in ground pool and hot tub await to entertain you. A huge thousand bottle plus wine cellar with humidity control are located in a special basement. Come view this one today, it will definitely leave you in awe!
M Magazine • Summer 2013 7
GREAT LAKES BEAUTY
PRESTIGIOUS GATED COMMUNITY. BUILT IN 2003. LOADED WITH UPGRADES. STUNNING LAKE VIEWS
3 GREAT LAKES 4 BEDROOM 3.5 BATH 3 CAR GARAGE FOR PRICE DIAL 1-877-595-8312 CODE 3093 THE GREAT LAKES SOUTHSIDE! A luxurious waterfront home at its finest! This gorgeous one- story custom built home is located in the heart of prestigious Great Lakes subdivision, within just minutes from the Saratoga extension and Crosstown Expressway. The estate features a gated courtyard entrance which leads you into the beautiful living area with tray ceilings and an elegant dining area, overlooking stunning views throughout the entire home. Additional features
include a culinary style kitchen with fluorescent lighting, a breakfast bar, island, pantry, upgraded appliances, and abundant cabinet space. The exterior amenities include a large covered patio with tile throughout, ceiling fans and an outdoor kitchen for entertaining guests. This is definitely one home you don’t want to miss out on!
M Magazine • Summer 2013 9
LAMAR PARK STUNNER
CLASSIC LAMAR PARK HOME. LOADED WITH UPGRADES. HUGE LOT!
345 BERMUDA 4 BEDROOM 3 BATH 3 CAR GARAGE FOR PRICE DIAL 1-877-595-8312 CODE 3092 LAMAR PARK This Lamar Park beauty has been meticulously remodeled with remarkable attention to detail. Elegant snake skin walled entry greets you with wood floors, and 5 inches of ornate crown moulding. The inviting ambiance continues throughout the home with the use of soothing grey tones. The heart of the home is the designer inspired, chef approved kitchen. Thermidor 6 burner and griddle range boasts 2 ovens for cooking perfection while a state of the art Thermi-
dor dishwasher makes clean up a breeze. Custom hand blown Murano glass chandelier imported from Italy is quite the conversation piece. Center island is over 10 ft long with 3cm exotic Brazilian granite and provides sitting for 6. Master bedroom is generously proportioned with 3 grand closets. A separate work and weekend closet for him, and an oversized boutiques styled closet for her adored by a crystal chandelier. Every room exudes the essence of luxury in this Lamar Park gem!
M Magazine • Summer 2013 11
INCREASE IN AVERAGE SALES PRICE
DECREASE OF HOMES ON THE MARKET
10%
18%
HOW MUCH CASH ARE YOU SITTING ON?
INCREASE IN SALES VOLUME
INCREASE IN CLOSED TRANSACTIONS
28%
14%
WHAT DO THESE NUMBERS MEAN FOR YOUR HOME? If you have been thinking of selling your home but were afraid that home values were to low it’s time to reconsider. 2012 was a phenomenal year and 2013 is shaping up to be even better. What do these statistics mean for you? It’s simple, it means you can now expect to sell your home for a higher price, while spending less time on the market and expect a sales price very close to list price. Now remember that is just one part of the equation. To achieve those type of results you need an agent with a proven track record of successful closings, a thorough marketing plan and a strong work ethic. I am pleased to offer you all those qualities and I am ready to get your home SOLD!! Give me a call for a free market analysis of your home or you can visit me on the web to submit your home information online and I will provide you with an accurate market value.
SUBMIT YOUR INFORMATION ONLINE AT www.mirabalmontalvo.com/sellmyhome WWW.MIRABALMONTALVO.COM
WE BUY HOUSES FAST! GET A CASH OFFER WITHIN 24 HOURS FAST CLOSINGS - NO COMMISSIONS ✔ Ugly Houses - Pretty Houses Commercial - Land ✔ Any Price Range - Any Condition ✔ Inheritance ✔ Divorce ✔ Behind On Payments ✔ Tired Of Being A Landlord ✔ House In Need Of Repairs ✔ IRS & Property Tax Liens OK
DON’T PUT IT OFF ANY LONGER CALL TODAY 361.774.4137
M Magazine • Summer 2013 13
LIVING SPACES For Address Dial 1-877-595-8312 Enter Code
Private Pond
Lago Vista | 3001
Flour Bluff | 3012
4 Bed 5 Bath 4 Garage With RV Parking Backing The King Ranch 4700 Sq. Ft. $899,900
4 Bed 3.5 Bath On 20 Acres With A Private Pond 3762 Sq. Ft. $849,900
Canal Lot
Point Tesoro | 3006
Ranch Lake | 3007
3 Bed 2.5 Bath 2 Garage 1889 Sq. Ft. $329,900
4 Bed 3.5 Bath 2 Garage Located On The Lake 2740 Sq. Ft. $315,000
New Home
Kings Point | 3010 4 Bed 2.5 Bath 2 Garage 2722 Sq. Ft. $264,900
Sugar Ridge | 3018 4 Bed 2.5 Bath 2 Garage 2059 Sq. Ft. $180,000
LIVING SPACES For Address Dial 1-877-595-8312 Enter Code
P A Cliffs | 3003
Ocean Drive | 3005
Ocean Drive Lot 109x250 28959 Sq.Ft $699,900
27499 Sq. Ft. $449,900
New Home
Lamar Park | 3063
Kings Garden | 3009
3 Bed 2 Bath 2 Garage 2116 Sq. Ft. $279,900
5 Bed 3.5 Bath 2 Garage 2723 Sq. Ft. $264,900
Country Club Estates | 3019
Bella Vista Townhomes | 3028
4 Bed 2 Bath 2 Garage 2201 Sq. Ft. $179,900
3 Bed 3 Bath 2 Garage 1501 Sq. Ft. $169,999
LIVING SPACES For Address Dial 1-877-595-8312 Enter Code
Cul De Sac Lot
Meadowlark Park | 3029
Stonegate South | 3030
4 Bed 2 Bath 2 Garage 2238 Sq. Ft. $169,900
4 Bed 2 Bath 2 Garage 1843 Sq. Ft. $164,900
New Home
New Home
Wood Oaks On the River | 3034
Wood Oaks On the River | 3035
3 Bed 2 Bath 2 Garage 1468 Sq. Ft. $167,350
3 Bed 2 Bath 2 Garage 1462 Sq. Ft. $166,650
Pool
Wooldridge Creek | 3054
Greenfield by the Bay | 3073
4 Bed 3 Bath 3 Garage 2473 Sq. Ft. $229,900
4 Bed 2.5 Bath 2 Garage 2067 Sq. Ft. $159,000
LIVING SPACES For Address Dial 1-877-595-8312 Enter Code
New Home
New Home
Wood Oaks On the River | 3031
Wood Oaks On the River | 3032
3 Bed 2 Bath 2 Garage 1468 Sq. Ft. $167,350
3 Bed 2 Bath 2 Garage 1468 Sq. Ft. $167,350
New Home
New Home
Wood Oaks On the River | 3036
Wood Oaks On the River | 3039
3 Bed 2 Bath 2 Garage 1462 Sq. Ft. $166,650
3 Bed 2 Bath 2 Garage 1412 Sq. Ft. $159,900
New Home
Wood Oaks On the River | 3043
Barcelona Estates | 3044
3 Bed 2 Bath 2 Garage 1404 Sq. Ft. $159,900
3 Bed 2 Bath 2 Garage 1475 Sq. Ft. $155,000
LIVING SPACES For Address Dial 1-877-595-8312 Enter Code
Woodland Creek | 3045
Carroll Woods | 3046
3 Bed 2 Bath 2 Garage 1478 Sq. Ft. $149,999
3 Bed 2 Bath 2 Garage 1611 Sq. Ft. $144,900
Sugar Ridge | 3050
Lindale Park | 3068
3 Bed 2 Bath 2 Garage 1688 Sq. Ft. $129,900
3 Bed 2 Bath 2 Garage 1750 Sq. Ft. $159,900
Foreclosure
Greenway Gardens | 3052
Seaside Villa |3053
2 Bed 2 Bath 0 Garage 1137 Sq. Ft. $70,900
2 Bed 1.5 Bath 0 Garage 1059 Sq. Ft. $69,900
LIVING SPACES For Address Dial 1-877-595-8312 Enter Code
Wood River | 3048
Barcelona Estates | 3049
4 Bed 2.5 Bath 2 Garage 2225 Sq. Ft. $139,900
3 Bed 3 Bath 2 Garage 1384 Sq. Ft. $139,500
Breckenridge | 3013
Cornerstone | 3015
3 Bed 2 Bath 2 Garage 1449 Sq. Ft. $114,900
1 Acre Plus 44867 Sq. Ft. $104,900
Lawndale | 3014
San Simeon | 3002
2 Bed 1 Bath 1 Garage 900 Sq. Ft. $59,900
3 Bed 1 Bath 0 Garage 894 Sq. Ft. $55,900
COMMERCIAL & INVESTMENT For Address Dial 1-877-595-8312 Enter Code
Bell Tower Subdivision | 3095
Country Club 7 Plex | 3097
Over 169 Acre Development Opportunity In London ISD $2,664,840
Fully Occupied. Located Near Saratoga & Everhart 6798 Sq.Ft $449,900
Northwest 12 Plex | 3096
Near Del Mar College | 3098
Located In Tuloso Midway District 10640 Sq. Ft. $419,900
Office & Manufacturing Building 8625 Sq. Ft. $335,000 or $5500 P/Month
Yorktown Office Park | 3099
Everhart Medical Space |3100
Gorgeous Southside Office Space 1700 Sq. Ft. $2,448 Month
2 Spaces Available, Suitable For Dental Or Other Medical 2500 Sq. Ft. $2750 P/Month
MIRABAL MONTALVO & ASSOCIATES LLC PO BOX 270490 CORPUS CHRISTI, TEXAS, 78427 www.mirabalmontalvo.com
READY TO BUY, SELL OR INVEST IN YOUR NEXT PROPERTY
JAMES MIRABAL CHRIS MONTALVO MICHELLE MIRABAL AMANDA MONTALVO
HAROLD ONG
LEA BROWN
Lorraine Elizondo GINO MONTALVO ANALISSA MONTALVO JENNIFER ALEMAN
Melanie Montalvo Michael Vargas
Matt Scott
Norma Carreon
LET MIRABAL MONTALVO & ASSOCIATES REPRESENT YOU WWW.MIRABALMONTALVO.COM