W
elcome to Spring!!
I don’t know about you, but turning the corner from winter to spring is an almost religious event. The warmer weather brings me a much brighter outlook on practically every aspect of my life, and I revel in the fact that we can put winter in our rear view mirrors and move forward. With this in mind, I hope that you enjoy this latest issue of the Hill Country Real Estate Report. We have assembled a collection of articles and information that will hopefully enlighten you about what’s going on in the real estate industry, but also provide some positive information to help keep your outlook bright this spring. All of us that work in the real estate industry debate the current status of the “American Dream” of home ownership, and we tackle this in our cover story. While modified, and sometimes delayed, the pursuit of home ownership is still alive and well. And the Texas Hill Country is a great reflection of this dream. We also cover marketing from the perspective of the smalltown realtor, which brings with it some interesting challenges. Additionally, we dissect the effects of the Eagle Ford Shale project and what it’s meaning for our area. We sincerely appreciate you picking up this latest issue of the Hill Country Real Estate Report and hope that you find it encouraging, informative, and entertaining. If ever you have any suggestions or feedback, we’d love to hear it! Please don’t hesitate to drop me a line at ben@smvtexas.com. We work hard to cover the news that is important to YOU, and so we appreciate hearing from you! Sincerely, Benjamin D. Schooley ben@smvtexas.com 210-507-5250
Contents 6
New Oil Sites Brings New Business
10
The American Dream Survives
14
Builder Feature - Authentic Custom Homes
17
Today’s Percentages Of Real Estate
19
Cordillera Ranch Tops Housing Forecast
20
The Difference Of Rural Marketing
22
Insurance Tips For The Self Employed
25
Realtor® Profile - Michelle Griffey
28
Stablewood Ranch Resort - A Place Worth Visiting
32
An In-Depth Look At The Non-Listed Side Of Realty
Send us your opinion at editor@smvtexas.com
Advisory Council Sherman D. Durst - Spent almost 30 years in the real estate industry and as the ownerbroker of Fredericksburg Realty. - Has a Bachelor of Science degree, with Teaching Certificate, from Texas State - Is a host of graduate real estate designations, including Certified Residential Broker, Accredited Buyer Representative, Luxury Home Specialist, Certified Residential Specialist and Senior Real Estate Specialist. - Sherman has served as a Fredericksburg City Councilman, a city Planning and Zoning Commissioner, as President (and VP) of the Fredericksburg Chamber of Commerce, as the first President of the Fredericksburg’s Shopkeepers Guild and on numerous other city and county foundations, historical societies and special event boards.
Brett McDowell - Has nearly a decade of experience in commercial finance. Brett has been active in this capacity in the Texas Hill Country since 2006. - Holds a Master’s of Business Administration from Texas Tech University as well as a Graduate Banking Degree from the Cox School of Business at SMU. - Brett and his wife, Ginger, enjoy traveling and outdoor activities of all types. Brett is active in the Hill Country Young Men’s Business League and the Independent Banker’s Association of Texas. - Senior Vice-President at HCSB specializing in: • Owner Occupied Commercial Real Estate • Non-Owner Occupied and Development Lending • Commercial and Industrial Lending • Middle Market and Small Business Banking
Jane Marie Hurst, Realtor® - Director with KW Commercial. - Represents clients in the Highland Lakes and Texas Hill Country areas specifically within the cities of Marble Falls, Burnet, Horseshoe Bay, Spicewood, and Cottonwood Shores. - Jane Marie has been directly involved in the development of the mixed-use master planned communities of La Ventana at Lake Marble Falls in Marble Falls, TX and The Ranch at Delaware Creek in Burnet, TX. - Jane Marie is currently an elected City Council Member for the City of Marble Falls and appointed to the Board of Directors for the City of Marble Falls Economic Development Corporation. - Married to Steve Hurst, an attorney practicing in the area of real estate amongst other areas of the law, and they have three children: Bill, Daniel and Tory.
Debbie Vallone-Homeier, Broker - Licensed, professional Real Estate Broker, and manages this firm's Blanco office. - She and her husband Carl also own and operate Paragon C&D Builders, a construction company that works hand in hand with the firm's real estate operations. - Specializes in Blanco County and also serves the surrounding Bexar, Comal, Gillespie, Hays and Kendall counties. - Reside in Blanco. Debbie's civic activities are many, and currently include being the 2011 Blanco Chamber Secretary; 2011 Gillespie MLS Board Director; 2011 TAR Political Affairs Committee Member; 2009 Blanco Chamber of Commerce President, as well as the Visionaries in Preservation Task Force Lead, and the Wildlife Rescue Event Chairperson & Volunteer.
Brad Goebel - 1991 graduate of Baylor University with a Business Management Degree. - Real estate agent with Horseshoe Bay Resort Realty in Horseshoe Bay, Tx. - Acquired his real estate license in 1996. - Brad and his wife, Kristi, reside outside of Marble Falls, Tx. Brad has a daughter, Kylie, who is 12 years old and son, Gage, who is 2 years old.
Vic Nixon - Has been in the real estate business for 34 years and has lived in Fredericksburg all of his life except when he went to college. - Has a BBA from Sul Ross State University and has been President of the Gillespie Co Board of Realtors® and the Jaycees. - Is a past trustee of the Hill Country Memorial Hospital.
Laura Fore - Raised in Kerrville, the Texas Hill Country has been part of Laura’s life since she was a little girl. As such, she is quite familiar with the many different neighborhoods and the offerings of each. - After receiving her college education at Texas A&M University Corpus Christi, Laura went on to work as the Administrative Manager for the #1 Real Estate Team in the Coastal Bend before “getting back to her roots” and moving home to Kerrville. - When not hard at work, Laura enjoys spending time with her family and friends, being actively involved in the art community, and traveling.
Austin Ruple - Ruple Properties, www.SouthTexasProperties.com - Specializes in ranch sales throughout the Texas Hill Country including South Texas. - Operates two offices, one in Boerne and one in Pleasanton.
2 | March-April 2012
Charlie Hill - Vice President, Development and Marketing DHI Investments - After graduating from the University of Texas at Austin with a BBA in finance in 2000, Charlie spent five years at Guaranty Bank in Dallas as an Assistant Vice President of commercial real estate lending and also homebuilder finance. - In 2005, Charlie joined DHI and has been actively involved in finance, entitlement, development, construction and marketing for new development projects, including Johnson Ranch, Cordillera Ranch and Ledgestone, management and leasing of three commercial properties, as well as strategic investment and finance planning for DHI.
Hill Real Estate Report Magazine is published by Schooley Media Ventures in Boerne, TX. Hill Country Real Estate Report Magazine and Schooley Media Ventures are not responsible for any inaccuracies, erroneous information, or typographical errors contained in this publication submitted by advertisers. Opinions expressed do not necessarily reflect the opinions of Hill Country Real Estate Report and/or Schooley Media Ventures. Copyright 2011 Schooley Media Ventures, 265 N. Main, Suite C, Boerne, TX 78006
hcrer.com | 5
oil Boom How has the
By Leah Bredemeyer
affected the hill country?
Oil, black gold, Texas tea. No matter what you call it, the one thing it always brings is money. Oil deposits have sprung up over Texas in the past, but nothing has had as much impact on the Hill Country as the recent Eagle Ford Shale. Ever since Petrohawk drilled the first successful well in the Eagle Ford in 2008, other major oil and gas exploration and servicing firms have surged to the region. These companies include, but are not limited to, Anadarko, Apache, Atlas, EOG, Pioneer, Marathon Oil, Schlumberger, Halliburton, and XTO. These unprecedented opportunities for investments in the Eagle Ford and the resulting relocations to the San Antonio area are, according to many of the economists, just beginning. A UTSA study predicts the Eagle Ford
6 | March-April 2012
will create 68,000 new jobs by 2020, of which an estimate 6,000
According to Austin Ruple, owner of Ruple Properties who
may be in San Antonio. This is about double the employment
specialize in ranch properties in the Hill Country, because of
impact of the much revered Toyota manufacturing plant in San
the land buyouts, the immediate result has been a major cash
Antonio. By all estimates, this new Spindletop covering 24
influx into many communities across the state. “Over time, a
counties has real staying power.
significant amount of revenue will also be generated for the land and mineral owners, and as a result they will be looking for
According to the New York Times, EOG Resources, Inc.
viable options to reinvest those revenue streams. Accordingly,
began quietly buying the rights to thousands of acres in the
one of those options for reinvestment will be rural farm and
Bakken and Eagle Ford areas after an engineer concluded
ranch land. These land owners know, understand, and trust
that the techniques used to extract natural gas from shale —
buying land as a viable long term investment. With the change
fracking, combined with drilling horizontally through layers of
in these areas, many investors will potentially consider moving
rocks — could be used to obtain the oil. Eagle Ford is already
to other areas in Texas, specifically the Texas Hill Country.“
producing more than 100,000 barrels a day and could reach 420,000 by 2015, almost as much as Ecuador, according to
Ruple also said low holding costs help make rural land a
Bentek Energy, a consultancy.
good investment. “The tax exemption is allowed by the state and counties for rural land owners that are using the land for
EOG CEO, Mark Papa, recently quoted as saying, “I continue
agricultural purposes and/or wildlife preservation is another
to believe EOG’s Eagle Ford position is the highest rate of
favorable reason to own rural land in Texas. As opposed to
return of large-scale hydrocarbon play in all of North America,
other real estate holdings such as residential or commercial
onshore or offshore. I also continue to believe this is the largest
properties, which are taxed on the current market value. When
oil company — oil discovery net to any one company in the last
compared to the stock market, ownership of rural farm and
40 years in the U.S.” With tens of billions of dollars of planned
ranch land has been a much more stable investment. Many
investment in this burgeoning energy in play for the next few
of these investors have invested in rural ranch land for many
years, it sure appears that most of the industry heavyweights
reasons including low holding costs, recreation for family,
agree with him.
friends, and clients, tax shelters, and most of all land has historically been a great investment.”
For Cordillera Ranch, located just outside of Boerne, many of the recent home sales in the last two years have been either
After nearly 40 years in the real estate business in Texas,
directly or indirectly related to people associated with the
Cordillera Ranch Development President, David Hill, is emphatic
energy industries. Whether it’s an engineer at a drilling firm,
in saying, “In Texas, whether you’re a lawyer, a carpenter, a
an executive at a refinery or pipeline company, or some other
jeweler, a real estate developer or just about any other trade,
business professional that does business with these oil and gas
we’re really all in the energy business, for better or worse.”
companies, they’re definitely feeling the positive impact of the
Considering the national economic recession, the timing of this
Eagle Ford.
oil and gas find could not have been better for San Antonio.
There has also been some sales activity from people who
While oil is not the only industry bringing new residents
owned ranches in the Eagle Ford Shale. With lease prices as
to Texas, the Eagle Ford Shale has definitely created a new
high as $20k+/acre, some land owners are cashing out and
generation of lucky oil barons. One might even tell you to
moving to more developed areas of the Hill Country. According
set a spell, take your shoes off, or even Y’all come back
to Cordillera Ranch, a few of the energy companies whose
now, y’hear?
employees or owners have bought property recently are EOG, Howard Energy Partners, Pioneer, SRX Group and Pioneer
leah@smvtexas.com
Natural Resources.
hcrer.com | 7
8 | March-April 2012
Attention Realtors®! The Texas Hill Country real estate market is one of the hottest in the country and the Hill Country Real Estate Report is one of the most unique real estate publications to
be found. There has been no viable news source for professionals in the local real estate
market to help them stay informed of the news and information they need to know
to be successful – until now. Featuring articles specifically tailored to our readership, with the most comprehensive distribution list in our area, the Hill Country Real Estate
Report is your premier source to learn about what’s going on throughout the industry, as well as growing your business!
For more info rma contact us at: tion
210.507.5250
B o e r n e, T X |
www.hcrer.co
m
hcrer.com | 9
Still living the American Dream By Bethany Heinesh
You may have seen the recent commercials that suggest the United States is facing
a real estate disaster. Here’s the message: For the first time, the American Dream of homeownership is being threatened. These commercials include images of a grandfather and grandson sitting on the porch, looking anxiously into what is implied to be a future without people who own their own homes. Little Junior looks frightened. Grandpa looks disappointed. This is just one of the many messages currently being perpetuated by the media in a mad attempt to... what? I haven’t figured it out yet, but, nevertheless, it’s happening. Today’s headlines read, The American dream of homeownership has become a Nightmare. Simply put, this is nonsense.
Home ownership is still a dream on the minds of many Americans, a goal that is still very
much attainable. Houses continue to be the most significant investment made in a person’s lifetime.
First, let’s remember what the American Dream is: Life, liberty and the pursuit
of happiness. At least this is what our forefathers suggested in the Declaration of Independence; that all men (and women!) should be afforded these inalienable rights. It did not say, “and a home at a reasonable mortgage with guaranteed equity-building, one that will survive floods, fires and the Wrath of God.” Home ownership is a privilege, not an entitlement. It is something you work and save for, a purchase to be proud of, a home for you and your family. Yes, it is an investment, but we all know it is so much more than that.
Homeownership is a privilege, but let’s take a moment to see if this nightmare concept
is actually true. Yes, as the U.S. housing crisis continues, the investment of home ownership is getting riskier. Declining home values are quickly becoming the biggest threat to those looking to buy a house in this market, and it is often the reason people decide to keep
10 | March-April 2012
renting. However, real estate agents say this a great time to
What you don’t hear about in the news is that 25 percent
buy, that is, if you can get a loan. Home prices are super low
of the people who haven’t made a single mortgage payment
and interest rates are around four percent.
in the last two years have yet to be put out on the streets. A staggering 8 million U.S. home loans are in some state
What most people need to acknowledge is that there
of default, delinquency or foreclosure. Another 9 million
are very few investments that are not accompanied by great
homeowners are estimated to have mortgages representing
risk. It doesn’t matter if you’re into stocks, bonds, gold or
95 percent or more of the value of their homes, leaving them
collectibles like beanie babies. Whenever you put money on
with five percent or less equity. Most of these families will
the line for an investment, you are taking a gamble. Period.
never be able to catch up on their payment deficits.
Likewise, there are no guarantees home values won’t
plummet. There is no guarantee the breadwinner won’t get laid off and the house won’t get foreclosed upon, there is no
“Home ownership is a privilege, not an entitlement.”
guarantee your area won’t be devastated by wildfire. When it comes to the housing and real estate market, it is the fear of the unknown that gets people shaking in their boots. But, come on. There are no guarantees in life and nobody ever said it was fair. The same holds true when it comes to home ownership and the purchasing of property. With buying a home, there also comes risk.
The economics of home ownership could not be more
catastrophically opposite to the expectations of generation
after generation. In the past decade, millions of homes have
this country, and while we are in no position to suggest the
been foreclosed upon. About 23 percent of all properties
real estate market is officially in trouble, we can no longer
with mortgages have mortgage balances that exceed the
ignore the fact that there are some issues that need to be
home’s value. Can you imagine!? Talk about throwing
addressed. Yes, people are upside down in their homes and
money to the wind!
may never get turned back around. Sure, folks are struggling,
It’s true. We cannot overlook the foreclosure rate in
bewildered and confused. Nevertheless, the American Dream
Given the total inventory, and the shadow inventory of
is NOT in danger. Why? Because we live in a country with
empty homes, many experts expect home values to fall
systems in place that will ultimately bring about an upswing
another five to 10 percent in the next two years. That means
in the economy. That is the beauty of capitalism. And, while
40 percent of homeowners could have mortgages that
we complain about out $150,000 homes losing value, we are
exceed of the value of their homes.
still living far better than more than 75 percent of the world’s population! It’s all about perspective.
The growing danger of disappearing equity encourages
clever defaults on mortgages. Homeowners with negative
equity consider just turning over their keys to the lender and
do not bode well for the market and the future of real estate
walking away, even if they can afford the mortgage payment.
and are, quite frankly, counterproductive. These are the types
Banks don’t want to take the deflated properties because
of messages, especially when promoted by the media, that
they will then have to declare a financial loss and still have to
throw fuel on the fire of an already overwhelming fear.
worry about maintaining them.
Let’s decide not to believe the hype. These scare-tactics
continued on page 12
hcrer.com | 11
On a positive note, there are some statistics you won’t
see in headlines that are far more promising than the doomygloomy economic reports you see on the morning news. In fact, findings from the Economic Mobility Project, a focus group designed to get a consensus from “The People,” fared well for the American Spirit.
Here’s what they found: • More than 79 percent of all Americans still believe it is possible to get ahead, despite the current economy. This was especially true among uneducated, lower income, and unemployed Americans. • Americans are optimistic about the future. More than 72 percent believe the economy will significantly improve in the next five to ten years. • Most Americans (58 percent) say their living conditions have improved considerably since their childhood, that they live in a nicer home than mom and dad. • Almost 75 percent said they feel responsible for their own economic situation and that they could change it if they worked harder. • Interestingly, when surveyed and asked how they defined the American Dream, “being rich” was very low on the defining scale. • Blacks, Whites, Hispanics and those in that ever-elusive “Other” category all agree on the same definition of the American Dream: Freedom to accomplish anything you want with hard work. Awesome!
This research indicates that the American dream of
homeownership is in no way threatened and is still very much within reach. You see, as long as The People themselves believe they can accomplish something –they will. In this way: no dream ever dies. bethany@smvtexas.com
12 | March-April 2012
• INTERIM CONSTRUCTION & PERMANENT FINANCING • RATE AND TERM, CASH OUT REFINANCE & REVERSE MORTGAGES • RESPONSIVE & RESOURCEFUL • VOTED 2011 BEST OF THE BEST IN KENDALL COUNTY
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• NOMINATED FOR BUSINESS OF THE YEAR
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Exceeding Expectations
Stop by or give us a call: (830) 755-4635 | 31004 IH-10 West | Boerne, Texas 78006
or visit us online: www.rpm-mtg.com/texas
hcrer.com | 13
By Adrianne Peña Carnes
Authentic Custom Homes, by Israel Peña, has over 30
us to fully realize the client’s goal for their home. We must
years of excellence in designing and building unique homes
understand and get to know our clients to artfully express their
throughout the Texas Hill Country. To us, design-build is
personality and lifestyle throughout the home. To ensure a
centered on a philosophy that homes must have beautiful
pleasant building experience, our service includes:
architectural form with practical convenience and functionality.
• Finding and securing the perfect lot for your home,
When you walk through our doors, you’re home. We build real
based on needs and lifestyle
homes, right from the start.
• Consulting on financing and mortgage details, even
tracking important milestones along the way
within a predetermined budget and timeline. What you fall in
• Professional guidance on enhancing value of your
love with on paper will soon become your actual home. Our
investment for years to come
team of designers and builders work together to develop
• Research and recommendation on materials from basic
a home plan from day one that fits our clients’ vision and
and practical to extraordinary and rare
practicality of construction. What you see is what you get.
• Anytime one-on-one contact with our designers and
builders, for complete open communication
homebuilders, we are dedicated to personalized, individual
• Regular status updates with photos
attention. It is this high level of attention to detail that allows
Our homes are stunning while also very realistic to build
Service is at the heart of our business. As custom
14 | March-April 2012
We have a passion for design, creativity and discovery, the
three most important elements to achieving a home that is the
performance, providing an added layer of confidence for
authentic, living version of our client’s wish.
our clients.
At Authentic Custom Homes, we focus on utilizing
With the 2012 New Year comes reinvigorated creativity.
energy-efficient, environmentally sustainable materials and
We are pleased to introduce our New Classics by Authentic
technologies. As a Green-Certified Builder, we construct
Custom Homes. All the creativity, unique styling and detail
homes that exceed Energy Star and are verified by National
of beloved designs past, now offered with refreshed styling
Association of Home Builders (NAHB). By surpassing these
and smart sense of space‌ convenient and efficient living.
stringent standards set forth by both the U.S. Government
We have 6 available scattered lots in Boerne within walking
and independent agencies, our clients make their homes
distance to Main Street shopping and dining. Our New
work smarter for them, saving money year after year utility
Classics are designed on an in-town lot, which is not small on
and maintenance bills over the life of their home. We support
quality or style.
energy efficient technology with on-site testing to ensure
Call us at (830)816-7100 to tour one of our new homes and visit our website www.achomes.com and facebook.com/authenticcustomhomes for an interactive experience.
hcrer.com | 15
Edward Trevino
Edward Travino, Licensed Real Estate Broker, announces the launching of Home Sweet Home Boerne - A Real Estate Service. Travino will help you as a relocation specialist, give expert advice, and his honest opinion in: * Boerne Area Rentals * Townhomes * Duplexes * Homes and Apartments for Rent * Furnished / Unfurnished Rentals * Commercial Space for Lease * New Home Purchase Check out his website at www.homesweethomeboerne.com or call him for more information at 210.535.1355, fax him at 210.547.7903 or e-mail him at info@homesweethomeboerne.com.
David J. Mata San Antonio…Phyllis Browning Company announces the addition of David Mata as a sales associate. A fluent Spanish speaker, David Mata began his real estate career on the island of Oahu, Hawaii and recently relocated to San Antonio. He will be located in the company’s Leon Springs office where he will specialize in residential property sales. David received his degree in Business Administration and his MBA from Hawaii Pacific University. Mata served in the US Navy for seven years and then worked for the Department of Defense before entering real estate. His motto is: “I thank you in advance for your interest, and I am at your service” Questions, please contact me.
If you have news, let us know! news@smvtexas.com hcrer.com | 17
18 | March-April 2012
Cordillera Ranch
Tops the list
By Leah Bredemeyer The San Antonio Board of Realtors® recently released it’s housing forecast
“Because of its tenure of experience with ever changing market
and Cordillera Ranch came out on top. What makes Cordillera Ranch so
conditions, DHI approaches each project with a long-term perspective. DHI
desirable? Director of Real Estate Sales Barry Denton gave me a run-down of
is able to identify and capitalize on unique value-add opportunities while
what puts Cordillera Ranch above all others.
maintaining conservative investment structures in order to successfully weather down cycles. We’re probably one of very few developments in the
“Cordillera Ranch continues to push the envelope on the number of sales
country that as maintained land and membership pricing AND had a net gain
and pricing,” he said, “because it provides the “Best of the Best” - best
in club memberships over the recent economic downturn. It’s truly been a
land and natural setting, best location, best amenities and best developer,
model for success.”
best lifestyle. It has the best opportunities available to purchase the most coveted, most sought after property anywhere in the Texas Hill Country.
Finally, more and more people and businesses are said to be taking note
Nowhere else can you select from Guadalupe Riverfront property, a Jack
of Cordillera Ranch providing the best. “Lots and home sales are up and
Nicklaus Signature Golf Course front property (recently voted Dallas Morning
lenders are once again eager to loan dollars on a proven commodity,” he
News Best San Antonio/Austin/Hill Country golf course), a 25-mile panoramic
said. “Also, there are over 30 homes under construction and a dozen more in
view hill top property, live water and creek-front property, equestrian
ARC review. Area corporations are inquiring about membership opportunities
property and much more.”
and our bi-monthly magazine, Cordillera Ranch Living, has record advertising and distribution. With new areas to be developed and released, along with
Location, location, location. Realtors® know the best way to sell is for
new and different product offerings in 2012, there’s no reason why “the best”
the house to be in the best location. “Cordillera Ranch is within minutes of
won’t continue to get better.”
Boerne’s top ranked schools, chic boutiques, quaint restaurants and small town USA main street. It’s minutes from far NW San Antonio’s world class
leah@smvtexas.com
shopping, dining, hotels and amusement that abounds at The Shops of La Cantera, Eilan and Six Flags Fiesta Texas. It’s at the crossroads of the best natural areas that the Texas Hill Country has to offer - the Guadalupe River State Park, Canyon Lake, wide-open and winding roads for bicycle and motorcycle enthusiasts, and in the heart of some of the area’s best hunting.” Combine the aforementioned with the best offering of amenities anywhere in the southwestern United States. One membership provides access to seven different clubs including golf, social, fitness, tennis, sporting clays, equestrian, and river. Nowhere else is there an array of recreational and entertainment opportunities within the same community that appeal to so many.
According to mySA.com, The price per square foot for home sales in various higher-end neighborhoods in 2009, 2010 and 2011. Data is from homes sold in September, October or November of these years: • The Dominion: $186.83 in 2009; $166 in 2010; $164.23 in 2011 • Alamo Heights: $193.68 in 2009; $193.51 in 2010; $186.73 in 2011
Denton also said, “In addition to that, Cordillera Ranch has had the benefit
• Cordillera Ranch: $187.94 in 2009; $168.89 in 2010; $192.49 in 2011
of perhaps the best development team in the Hill Country today. David Hill
• Elm Creek: $120.55 in 2009: $139.89 in 2010; $111.67 in 2011
Investments (DHI) has been involved in the development of over 10,000 acres of residential properties including golf course communities and other
• Deerfield: $111.17 in 2009; $116.33 in 2010 and $112.97 in 2011 • Inwood: $99.43 in 2009; $107.15 in 2010 and $105.55 in 2011 • Fair Oaks Ranch: $123.39 in 2009; $121.25 in 2010; $122.21 in 2011
high-quality single-family developments, focusing primarily on the Austin and San Antonio areas. DHI specializes in preserving the legacy and beauty of the land while navigating the tedious entitlement process that is necessary to maximize and preserve value.
hcrer.com | 19
Once upon a time, if you had a home to sell (or any other product or service), you placed an ad in the local newspaper. As communities grew larger, city newspapers grew fatter and more unwieldy, and finding real estate meant combing through page after page of classifieds, deciphering small print and abbreviated text. The alternative was to find a local real estate agent, tell them what you were looking for, and trust them to show you everything that matched your search criteria. That was fine if you lived locally and could arrange to meet and view homes at short notice; not so convenient if you were relocating from another part of the country. Today, the internet provides the means to search for a property from almost anywhere in the world before ever talking to a Realtor. According to statistics from the National Association of REALTORS® (NAR), over 90% of all new home sales begin with a search of the internet. However, it is how that search proceeds and where it eventually leads that will likely determine the success of the marketing effort. And that is where the difference between life in a big city and a small town really comes into play. Occasionally we hear stories of homeowners and investors from “big cities” buying property, thousands of miles away, via the internet, based on nothing more than a brief description and a YouTube video. Not so in small towns. Smaller communities have embraced the technology of the world wide web in their own way, but a good Realtor will know the difference between marketing real estate in a big city and a small town. Professional credibility in a small town depends on building a close personal relationship, not just with the prospective buyer or seller, but with the community as a whole. In smaller towns, newspapers (whether daily or weekly) remain fundamentally important to everyone. They are still a compact and manageable size and are regarded as the primary source of news and information within the community. Advertising in a small town local newspaper is a way to be seen and recognized as part of the community. And to be successful in a small town, a Realtor needs to become part of the community. According to Hill Country real estate specialist Denise Graves, of Phyllis Browning Company, small town local newspapers are enjoyed, not only by residents, but also by visitors to the small communities. “Unlike most areas, print advertising works well for the Hill Country”, she says, “a lot of tourists come to the Hill Country for the activities and for
that small town feel and to get away from the city.” Many of those visitors finish up looking for a new home or second home. Having a physical presence in the community is crucial. An inviting environment and an open door policy goes a long way towards building credibility. Joining in and giving back builds long-lasting friendships and trust, key factors for anyone making a decision about whose professional services to use. It has often been said that the best form of advertising is “word of mouth” and there is no better way of being “talked about” than by participating in local events, volunteering for good causes and supporting community organizations. Boerne epitomizes the very best of small town living in the Texas Hill Country. Growing gracefully and with a strong sense of community, Boerne boasts an outstanding school district as well as numerous civic groups and almost endless opportunities for “joining in” and “giving back”. Organizations such as Kendall County 4-H, Battered Women’s Shelter and Wounded Warriors, as well as local churches and schools offer such festivities as art and craft shows, fairs and community fundraising activities practically year round. Having reached the small town buyer, either through the internet or local newspaper, the real estate professional must be able to understand his or her needs and how to facilitate them – which also requires special skill and expertise. The small town buyer, particularly in the Texas Hill Country, seeks a different quality of life. Whether buying in town or on an estate with acreage, most seem to prefer custom construction: the fulfillment of the dream of “building a place in the country.” Buyers also come for the local schools, so family values are very important. While there will always be a need for personal and attentive professional services in real estate, technology and the “speed of life” is undoubtedly becoming increasingly important for many buyers – especially in big cities. In smaller communities, life is less hectic and there is still time to stop and smell the roses – and maybe even get to know the gardener! All the buyer needs is an attentive and knowledgeable guide. One such guide is Phyllis Browning Company, founded in San Antonio 23 years ago, the firm has two offices in the Texas Hill Country and recently celebrated the first anniversary of its newest office at 210 East Blanco in downtown Boerne.
Mick J. Prodger was born in Great Britain and has previous experience with The Art Brigade, London, UK (An advertising/ design firm handling national and international accounts including Crosse & Blackwell, Trust House Forte, Jones Lang Wooton, International Realtors). He is married to Dianne Prodger and currently with The Pairtree Group, San Antonio, Texas as a Designer/illustrator/consultant on numerous freelance projects in the UK and USA including retail, travel, sports, service and professional business clients prior to co-founding Panache Communication Arts. Also a syndicated cartoonist, writer and illustrator of childrens’ books, an aviation historian and published author and a licensed pilot.
20 | March-April 2012
Video tours for real estate 73% of homeowners are more likely to list with a real estate agent offering to do video. Only 12% of the real estate industry currently has YouTube accounts.
Packages starting at $199
call for details 210.507.5250 hcrer.com | 21
Self Employed FACT: 59% of real estate brokers and sales agents are self-employed
By Rich Sena Having access to adequate and affordable
non-employee family members seeking lower cost
healthcare for all Americans is an issue that has been
individual plans.
on the political front burner for many years. Candidates are prone to offering “solutions” that emphasize
Healthcare premiums are now so high in many
benefits (to as many voters as possible) while
industries that it significantly impacts the prices of
downplaying the cost to the taxpayer.
their products. For example, General Motors, with its extremely rich and low deductible employee plan,
For example, we often hear of the “benefits”
factors in about $2,000 to the price of their average
of Obamacare or the Medicare Part D drug plan,
auto to cover health costs. According to a recent
but little of the long term $32 trillion unfunded
McKinsey & Company study the average Fortune 500
Medicare liability.
company will spend as much on healthcare as they will earn in profits.
To small businesses, self employed individuals, and large corporations, health insurance premiums
The challenges for small businesses and self
represent one of their largest budget items. What
employed individuals are no different. According to a
we will explore in this article are the challenges that
survey conducted by United Health Care, cost is the
businesses and self employed individuals face and
primary reason causing small businesses to not offer
present a variety of options and solutions.
health insurance to employees. Some small business owners offer a higher salary in lieu of benefits, with
From my experience in working with individuals and
individuals consequently needing to find a plan that fits
small business owners, they often lack the knowledge
their needs and budget.
and information to make good decisions regarding their health insurance plan, and express frustration with
There are 27 million Americans and over 3 million
its complexities and high cost.
Texans currently covered with individually purchased health insurance plans. In Texas, we have at least 25
It is critical to remember that 46% of all bankruptcies
companies that offer major medical plans. When I
are due to illness and medical bills, despite the fact
meet with a new client, I make three main
that 75% of these individuals were insured when
commitments to them:
their sickness began. Having the proper insurance is essential. The average cost of insuring a family in a typical
1. Educate them on their options
corporate group plan now exceeds $15,000/year.
for health insurance coverage.
Small business owners and self employed individuals generally cannot afford that kind of expense, so
2. Make sure their family is
they must look for affordable alternatives. Texas
adequately protected.
state law requires that employers offering group plans must pay at least 50% of an
3. Find a plan that stays within
employee’s premiums, though there is
their budget.
no such requirement for spouses or children. This results in many Let’s dig into these three items a little deeper. 1. Education – Self employed individuals and small business owners must be aware of all their options. There are
22 | March-April 2012
many questions and options to consider when making an informed and proper decision. Working with an agent who specializes in health insurance and represents many companies and is able to be objective about various plans is vital. Consider this analogy – should you need open heart surgery, you would not read a manual on how to perform the procedure, but rather hire an expert heart surgeon. 2. Shop for health insurance. This is not something you do every five years or so. An annual review with your agent makes sense. I’ve had a client for almost 4 years who is paying the same premium as he was back in 2007. We simply visit each year to reassess his needs and identify the appropriate plan for his family. 3. Tweak deductibles and co-insurance. People often view raising deductibles as “cutting” their benefits, but this is not necessarily so. The challenge in selecting your health insurance plan is to find a good balance between the amount of risk (deductibles, etc.) and the desired premium level. For example, a 40 year old female can save $76/month ($912/year) by raising the deductible with one carrier from $1000 to $2500/ year. To take on an additional $1500/year in risk saves $912/year. The savings for a 40 year old couple with 2 children would amount to about $2500/year. 4. Consider Health Savings Account
(H.S.A.) compatible plans. H.S.A. plans combine a high deductible (usually $5,000 for a family) health insurance policy with money deposited in a personally owned, tax free account (health insurance premiums are also tax deductions for self employed people). Many of my clients love these plans - preventive services such as physicals, annual exams, and routine colonoscopies are covered 100%, while pre-tax funds deposited in the H.S.A. pay for other smaller and
reached, larger costs such as surgery or hospital stays are paid for by the carrier. Premiums are generally quite a bit lower for these types of plans, and they have experienced lower annual rate increases than more traditional plans.
5. Supplemental plans – Accident and Critical Illness policies (cancer, heart attack, stroke, etc.) are common supplemental plans used by individuals. Having such supplemental plans allows a person or family to raise their deductible and save significantly on their premium, with these supplemental plans covering the gap. For example, raising the deductible for that 40 year old couple with 2 kids from $1000 to $3500 saves about $3500/year, while purchasing a $5000 accident plan and $20,000 of Critical Illness coverage should cost about $1000/year. An individual who has cancer finds that the critical illness plan not only covers their deductible and out of pocket costs, but a few months worth of income while they recuperate. This is by no means a complete list of solutions. However, spending a little time and research can result in significant savings and strong protection for a typical American family. With the increases in gas prices, food, and college education, it would be nice to save a little bit here and there. Rich Sena is an independent health and life insurance broker and owner of Hill Country Health Plans in Boerne. He can be reached at rsena@gvtc.com or 210-833-4904.
routine health expenditures. After the deductible is
hcrer.com | 23
1. How did you get into real estate?
6. What issues have you seen lately in the real estate market?
I have always loved looking at homes and thinking about the decorating
The lending institutions have been more stringent in giving loans to individuals.
possibilities. Every year I look forward to The Parade of Homes and seeing
The buyer’s credit must be very good to get the low interest rates that are
all the new styles and ideas the builders would put into the homes. Once
advertised. Even though the rates are low, it doesn’t mean that the buyer will be
my father retired, he started buying houses at auction on the steps of the
able to close at the low rates.
courthouse in New Braunfels as an investment. I went with him on several to get my real estate license a few years ago and start looking for my own rentals
7. What is the one thing about working in real estate you wish you had known when you first started?
and work for a real estate company.
I did not realize originally how much computer work I would be doing.
occasions and got really excited about the process. I decided that I would like
Technology is constantly changing and our real estate contracts and programs
2. Most rewarding experience in real estate?
are updated frequently. I have taken many classes and will continue to attend
I had my real estate license for only one week when a friend called and said he
classes to keep up with technology. I am definitely more computer savvy now
was moving to San Antonio. I warned him that I was brand new to real estate
than a few years ago. I enjoy learning new things to help me with my business
and could find him an experienced agent, but he still wanted to use me as his
and I’m lucky to work for a company that has so much training available to
realtor. He told me he wanted a WOW house and I found it for him. I found
the agents.
him the most amazing hill country home in Anaqua Springs. He still absolutely loves his home and my husband and I enjoy visiting him often. It was extremely
8. Family:
rewarding to sell my first home to a good friend.
I met my husband in college and we have been married for 27 years. He has his Doctorate and is working in Biomedical Research. I have a daughter who has
3. Most frustrating experience in real estate?
her Masters in Guidance and Counseling and she works as a Career Counselor
I always want both parties to be happy with the outcome. I believe the real
in San Antonio. My son just graduated with an Engineering degree and
estate experience should be a win-win situation but in today’s market I feel
works as a Design Engineer in Dallas. I have a large family who comes to visit
bad for some of the sellers. It is definitely a buyer’s market right now and it is
frequently. I feel very fortunate to have such a close family.
frustrating to think that individuals might not get the return on their home which historically has been one of the best investments you could make.
9. This time next year, how do you believe the real estate market will be performing?
4. Most unique home you’ve ever sold?
I believe the market in San Antonio and surrounding areas will continue to do
I sold a beautiful home in Fair Oaks Ranch that sits on almost six acres. There
well in 2012 compared to other markets. City leaders are continuing to attract
are gorgeous oak trees filling the property with an amazing pool including a
new companies to the area each year. This will keep the demand up for homes
waterfall and spa. The house itself was 5,500 square feet and has three fireplaces.
in San Antonio and the Hill Country. I think we live in the best city in Texas.
I thought the fireplace in the kitchen was the most unique because it is so warm
We have it all: a nice dry climate, the river walk, shopping, great restaurants
and family centered. It has a four car garage plus a huge carport. The family has
and the rolling hills. Who wouldn’t want to live in San Antonio and the
three children. I can just imagine the kids playing ping-pong and other games in
surrounding Hill Country?
all the outdoor space and it is gratifying to think of them growing up in such a wonderful environment.
Education: Bachelor of Arts in Sociology, Southwest Texas State University
5. How is the market performing in your area overall?
Hometown: Houston, Texas
We are very lucky to live in the San Antonio area. The home market has declined over the past years but overall we are in much better condition than
Agency: Keller Williams - Boerne
most markets. The homes are staying on the market an average of six and a half months (SABOR). The low interest rates are making it more affordable to buy a home if you have good credit.
hcrer.com | 25
Welcome to Boerne
Bluebonnet Realty
REALTOR® Should be a verb!
You know what I mean…
As a Property Manager, I honestly feel that way most of the time! And, an Active Verb at that! However, I’m also a guidance counselor (guiding home owners and tenants to find the best solution to their individual problems). A psychic (how long will it take my house to lease?) A decorator – I should have bought stock in Home Depot! I have my own apron. Scan Code With Your Smart Phone A financial advisor (well…maybe not!) But at the end of the day, when I’ve helped an owner save their home from foreclosure, or helped them realize income from their home that hasn’t sold, I’m glad I’m a Noun. When I’ve helped a family who has lost everything and is trying to start over with bad credit, and they are so appreciative that they’ve been given a “new” chance, I’m glad I’m a Noun.
or illness, or any of the other life bombs. As a professional, you can make a difference. Now it’s a renters market! Especially here in Boerne! In the last 45 days, I’ve leased over 10 homes in less than 45 days…one in 4 hours! I didn’t even have time to put it in MLS! If you don’t know how to price a rental, call me. I’ll be happy to help you and your client.
Judy Filingeri, Bluebonnet Realty P. S. Agents, do your homeowner a favor, and counsel them not to lose their homes, their investment, due to loss of job,
Good luck out there to all of you!
Now be a Verb and go to work!
HOMES FOR SALE
2.) FOR SALE - $695,000 - Priced $50K below 2010 county appraisal! Residential, potential commercial property on Scenic Loop Road, 1/2 miles South of IH-10. Main house had approx. 3000 s.f., 4 bedroom, 3 bath, 2 story; 2nd house, 1 story has approx. 1500 s.f., 2 bed, 2 ba; and 3rd house, 2 story, approx. 1500 s.f., 2 bed, 1 bath. There’s also a storage building and a rock smoke house, all on 2.16 acres with frontage on Scenic Loop. 1.) FOR SALE - $497,000 - Exceptional Property in Mountain Springs Farms on 4.25 acres. This home has approx. 3289 s.f. of living area, 3 bedrooms, 3 baths, PLUS a guesthouse, a workshop, and in-ground pool. This owner has completed extensive, impressive upgrading and landscaping.
3.) FOR SALE - $160,500.00 - 3 bed, 2.5 baths, sm. off. gameroom, approx. 1807 s.f. of living area in The Villas of Hampton Place.
4.) FOR SALE - $375,000 - NEW LISTING in Heart of Boerne Subdivision on the creek. 4 bed, 2.5 baths, approx. 2800 s.f. Corner lot. Great storage, wood floors, study, master has sitting room, lots of extras.
830-816-2288 | www.boernetexashomes.com
EXECUTIVE OFFICE FOR LEASE / SALE 2 Spencer Rd., off Hwy. 46 West, Boerne, TX 78006 Scan with your smart phone to see a virtual tour of 2 Spencer Lane
This exquisite office retreat favors the finest Hill Country appeal with stucco & stone construction, metal roof & fine details that add residential warmth to an office environment. All one level, it has excellent access with ramped sidewalks & ample parking. Large trees are complemented with xeriscaped grounds & stone work for entrance walls, accents & drainage paths. The generous design has potential for 8 separate offices for lease with an impressive lobby, tiled bathrooms, 12’ ceilings, & designer windows for natural light.
Scan with your smart phone to view the property website
Spaces ranging from 475 sq.ft. - 2,300+ sq.ft. • Rent starting at $1/sq.ft.
ANGELA SCHOOLEY | 210.912.8221 | angela@smvtexas.com P :: 830-816-2288 | F :: 830-816-5903 | www.boernetexashomes.com
GREAT BOERNE LOCATION For Sale - $275,000 - 3 Bed, 2 Bath, This exquisite home features Hill Country masonry and remarkable landscaping. Over sized lot with room for an RV/Motor Home, Plenty of land to build a workshop or storage space.
PUT YOUR HOME TO WORK FOR YOU! Take advantage of the HOT rental market! Sales are slow and some people are motivated to buy but can’t get loan approval! So... they have to rent! If your home has been on the market for a long time, and you are still making house payments, turn that home into a bonus instead of a drain on your pocketbook! Lots of folks coming into our area for jobs, good schools, a great place to live and they all need a place to live! Short-term leases, long-term leases, it doesn’t matter. This will give your home a rest from the market place and ready to go back on the market when the market is moving at a faster pace! Think about it and if you have any questions, just feel free to contact an agent at Bluebonnet Realty. Leasing and Selling homes in the Boerne area since 1987! No charge for a phone call!
HOMES & COMMERCIAL FOR LEASE
6.) FOR LEASE - $2675 - Heart of Boerne, 4 bed, 2.5 baths, approx. 2788 s.f. of living area.
5.) FOR LEASE - Commercial space in high traffic area. $1.20/p.s.f. Currently a total of 2600 s.f. available.
9.) FOR LEASE - $1375 - 4 bed, 2 bath home with approx. 2000 s.f. of living area.
10.) FOR LEASE -$1450 - 4 bed, 2 bath near new walking trails and Main Street shops, with approx. 2000 s.f. of living area.
11.) FOR LEASE - $1800 - Garden home in Serenity Gardens, 3 bed, 2 baths, beautiful backyard, on cul-de-sac
7.) FOR LEASE - $2850 - Cypress Bend - Beautiful 3 bed, 2.5 bath on 5.05 acres with river access. Can be leased furnished for $3200/mo. Also for sale with barn for $625,000.
8.) FOR LEASE - $3200 - Coveney Ranch gated community approx. 6 mi East of Boerne, beautiful custom home one owner, available March 1. 4 bed, 3 baths, approx. 3566 s.f. of living area on 3.01 acres.
12.) FOR LEASE - $975 - 3 bed, 2 bath clean mobile home with storage and fenced yard on large lot. In Cascade Village.
12.) FOR LEASE - $3400 - River Mountain Ranch estate on 3.16 acres with river access. 4 bed., 4.5 baths, 3 car garage, formal areas, plus screened porch and 420 s.f. unfinished office/apt. over garage. Home has approx. 3239 s.f. of living area. Exceptional home.
RECENTLY RENTED
LEASED $1595/mo. 5 days on market
LEASED $2200/mo. 4 days on market
LEASED Less Than 30 Days on Market
LEASED $1250/mo. 7 days on market
LEASED $1430/mo. 35 days on market
Secluded
By Leah Bredemeyer
One might not think that Hunt, Texas would have one of
They can facilitate your every need for upcoming nuptials – options with wedding coordinator, full service – all in one flat rate package. As an added benefit, not only does the “Antler
the most elegant places to stay in the state. In all actuality,
Grill” serve visitors and residents, but also has catering for onsite
many people probably do not even know where Hunt is. But
and other events. A wedding near to the pool and restaurant
just outside Kerrville, past Ingram, is not only the town, but the
can cater from 80-100 people, or out on the expansive, rustic
incredible retreat of Stablewood Springs Resort. A little off the
grounds, Stablewood can facilitate a wedding of up to 225
beaten path, this is one place to stay that is well worth the trek.
people.
Driving to the resort from Kerrville requires a trip down a
If a wedding is not in your the near future, the rental villas
twisting road that follows the winding Guadalupe River. When I
are also available to the public as a way to experience the Texas
recently took the journey, it felt as if I was driving down a path
outdoors in comfort. In fact, the whole development was built to
to the past. In fact, Stablewood, initially a horse ranch, still has
be far enough away from the hustle and bustle of the big city but
many original historical buildings on property. These converted
near enough to be convenient and with big enough plots to feel
structures as well as multiple new villas and estates gives this
isolated, but not too big to become a hassle.
resort an impressive blend of the old and new.
After passing through the entrance gate, which is about to be
The fully furnished villas are equipped with all the modern
necessities, whether it be a coffee maker or a TV, they have it.
dramatically changed as the gate itself is moved back, one drives
Every unit also has extra comforts like high speed internet, gas
up another twisty climbing road, lined with multiple waterfalls
fireplaces and top-of-the-line appliances in the kitchen. Also
that are naturally spring-fed as well as a few of the fully stocked
available at all times is a concierge who is there to assist with
ponds on the property. The resort itself sits atop a 2,100-foot hill
dinner reservations, off property and on-site activities, ground
and features 360 degree views of the Guadalupe River Valley. The
travel arrangements and other special requests.
villas are strategically situated so each one of the rentals has a breathtaking view of the Hill Country from its personal balcony.
In a style I call modern rustic, each villa I was able to view was
exquisitely designed by Pamela Pierce and Ginger Barber. With
One recent addition, open since last Thanksgiving, is the
white stucco walls and rustic beams protruding from the ceilings,
on-site restaurant “Antler Grill.” Here, not only do they prepare
this is definitely a perfect place to visit on a weekend getaway.
traditional dishes, but also meals using regional wild game, like
Choose from 1 or 2 bedroom native limestone triplexes or one of
quail and axis. I had the opportunity to try one of the restaurant’s
the larger adobe villas for a stay with accommodations that are
dishes and it was hands down suburb. At the moment, the
unmatched.
restaurant is only open select days, check the website for hours, and hope to be open full-time soon.
Some of the accommodations offered at Stablewood are
7 miles of hiking and biking trails, fishing in one of the many
In one way, Stablewood has become a one-stop resort for
those looking for large group events, particularly weddings.
28 | March-April 2012
stocked ponds, and kayaking on the Guadalupe River. Some exciting amenities coming soon include a fitness center near the
luxury Tucked Away In The Hills Of Hunt
community pool as well as a skeet shooting range. These on-site choices as well as many off-site options including golf, Stablewood has access to Riverhill Country Club that is a mere 15 minutes away, this resort allows the individual to uniquely customize their vacation.
At the moment, there are 24 rental villas with plans to add 9 more soon. Every villa
is individually owned and rented out, but if you are looking for a permanent residence, Stablewood also has estates available to build on. Each lot ranging from 1.25 to 2 acres includes design help form Stablewood to create your dream home. Each estate has all the amenities mentioned above along with the private club pool. With all utilities underground and it’s own water system, Stablewood Springs Estates is exactly what developer Tom Fatjo envisioned – a way to own the ranch without the hassle.
In all, Stablewood Springs Resort is a unique place to experience the Hill Country.
Fantastic views, top-of-the-line accommodations and multiple activities all speak to that inner adventurer. To inquire about rentals or interest in buying, contact the Stablewood Springs Resort office at 830-238-4646. leah@smvtexas.com
hcrer.com | 29
logos | websites brochures rack cards | branding publications
210.507.5250 • 265 N. Main, Suite C • www.smvtexas.com
what does it take to be a
Silent Realtor® The Silent Realtor… No, that’s not an oxymoronic concept and we really do exist, only we fly a thousand feet or so below the radar. We conduct a portion of our business without computers, photographs, MLS or advertising. Real Estate is done the old fashioned way: using word of mouth, phone calls (of course with cells instead of land lines) and knocking on doors of total strangers on behalf of an investor or client. My partner and I have found that a tremendous opportunity lies in the non-MLS land of abundance - where buyers and sellers have discretion and anonymity as their most common traits and desires. Let’s think about that for a minute: a discreet buyer has a multitude of reasons of why he or she wishes to trust the Realtor and remain anonymous throughout the transaction. Sometimes they are well known or they wish to acquire multiple properties or adjoining tracts for a larger project. At other times they believe the price will be impacted based on their identity. Sometimes, they are just extremely private people who wish to look at properties without disclosing their identity until they are ready to submit an offer. A discreet seller has his or her own set of reasons as to why they do not wish to be publicly listed. The seller may also be known locally or nationally, and wish to not have his or her property brandished all over the internet, do not want his or her neighbors, family, employees, tax assessor, or ex-spouse to know they are selling. Even when the seller requests anonymity, they may never give you the true reason of why they do not wish to publicly advertise the sale. And, there is nothing wrong with that. At times it is truly a breath of fresh air to work with a client who forces you to use an abacus instead of a laptop. All Realtors have experienced buyers and sellers who are seeking something that the conventional business model does not offer. These clients seek you out because they believe you to be the professional that can work with them to achieve their particular quest, but they are often disappointed. At times it is the buyer who wants something unique, spectacular and precise that isn’t on the market. It could also be the seller who has a fabulous property that he or she doesn’t really want to sell, but will indeed sell, if the price is right. Both of these types feed a niche market that is largely ignored and largely under-served by the Real Estate community. My partner and I love this market, because it is virtually untapped and the volume of properties that are quiet or secret is astounding. One surprising outcome of the information inundation of the last decade is the ever increasing market segment made up of sellers who do not wish to merchandise their sales on the internet. These sellers have an aversion to virtual tours, still photos, tax information, disclosures, location, or surveys getting posted on the web for everyone to view. There is a sector of
32 | March-April 2012
?
By Kathy Miner
the demographic that is private, and they feel that such online exposure is invasive and a violation of the very privacy they covet. This sector needs representation, too, and as an industry, we need to address their concerns and provide them the same level of service we provide for the conventional client. Most of our offices have a quiet listings sheet that we circulate, but there is no go-to person at each location that we can call or e-mail with a specific property in mind. We can each assimilate a compilation of non-listed homes, ranches, commercial properties, land, etc. But if nobody knows we have this plethora of real estate offerings, what good are we doing for each other or for our clients? As we have seen this market grow and watched it become regularly ignored, we have decided to put more emphasis on it, and make it more of a priority instead of an underworked subsector of our industry. We are currently working on a website to promote these properties and attract the buyers, who really have no direct line for a contact if they are looking for a non-mainstream purchase transaction. It is, in its simplest terms, concierge service made available to buyers and sellers where time, privacy, and professionalism are equally important. Although, locating the agent who can accommodate this criterion is basically a crap shoot. We want to attract this buyer and seller, and specialize in the non-MLS market sector. We believe doing this is going to be a larger part of our portfolio, even as we evolve with the explosion of data available via our computers. The bottom line for us is that in this multi-media platform world we are morphing into, not everyone is on the train to tomorrow. There is a populace that is requiring representation but can’t find it because this group isn’t really recognized or promoted by our industry. As more and more consumers search online to find their homes, the traditional role of the Realtor® is also changing. We need to stay with, and hopefully ahead of, the evolution of our profession into this next decade and beyond. While the online focus increases to skyrocketing proportions, there is a push back from a percentage of discreet buyers and sellers. We believe that we need to recognize and cater to the portion of the market that wants to use a Realtor® because of their expertise, connections, and intimate knowledge of their community that cannot be found online. It can only be accessed with a personal touch, a cup of coffee, or a handshake. By reaching out to these buyers and sellers with the very medium they are trying to avoid, we hope to put our skills and credibility to work in a more unconventional manner, transforming a pocket listing into a pocket niche. Kathy Miner has a full time partner, Kathy Budde, and company-wide, they are the number one team for listings and sales at Kuper Sotheby’s International Realty in Boerne. Together, they have decades of experience in sales, marketing, property management, development services, and customer satisfaction. They participate in numerous community charities in San Antonio and Boerne, and have an ongoing passion for their business as it changes and grows.
The Hill Country’s
ONLY
news publication specifically for the real estate industry. The Hill Country real estate market is one of the best in the United States. This strength is due to the relationships and the service that thousands of real estate professionals exhibit and offer for both their clients, as well as their peers. However, the Hill Country real estate professional has had no centralized source of information and news concerning their industry.
That is, until now. Each month, the Hill Country Real Estate Report will provide you with up-to-the-minute information about the real estate industry that you need to know. The Hill Country’s FIRST real estate industry news magazine, we offer the most targeted news, as well as the most unique and specific advertising vehicle for you, the real estate professional.
Don’t miss your PREMIER opportunity for advertising your listing, development, agency, or service. Packages begin at $150.
For more information contact us at:
210.507.5250 Boerne, Tx | www.hcrer.com