W
elcome to the January 2012 issue of the Hill Country Real Estate Report. As we finish up 2011 and begin to set our sights on 2012, my staff and I want to thank each and every one of you for the tremendous response we’ve experienced with the magazine. Starting a new publication is never an easy task, especially one as focused as this one, but the kind words and great response we’ve enjoyed has certainly kept us motivated. We look forward to working with each of you in the coming issues as we continue to provide you with a great resource. In this issue, we are looking at a variety of challenges facing the market. From financing to rentals to luxury homes, we are taking a comprehensive look at the “state of affairs” for a variety of buyers. Hopefully you can gain a greater understanding for what’s happening out there so you can be in a prime position to adapt.
Contents 5
What Insurance Fits Your Needs Best?
6
The Effects of PIGGS Debt
10
The Appeal of Renting Still Growing
Speaking of content, we want to continue to reach out to you, the realtor, and remind you that you are responsible for 100 percent of the content that finds its way into the magazine. So if you’ve got a great article idea, or know of an interesting bit of news that’s occurring in your area, we’d love to hear about it. Just drop us a quick note to news@smvtexas.com and we’ll take it from there!
14
HSB to get First Full Grocery
19
Realtor’s® Do’s and Don’ts
20
Phyllis Browning Celebrates Anniversary
22
More Changes Ahead for Kerrville
Again, thanks so much for taking the time to read the Hill Country Real Estate Report and I hope you enjoy what you find on these pages. We hope that 2012 brings continued strength in the housing market, and that you set new records!
25
Realtor® Profile - Denise Graves
28
Top Technology for Realtors®
30
Local Title Company in the Big Leagues
32
Luxury Market Still Booming
All the best, Benjamin D. Schooley ben@smvtexas.com 210-507-5250
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 | January 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
This Month’s Featured Property ROCKY RIDGE RANCH 128 ACRES
EDWARDS COUNTY $499,000 Rocky Ridge Ranch, a unique and completely high fenced “turn key” property located in Edwards County, Texas off of Hwy. 83 north of Garven’s Store. The acreage and facilities are ideal for multiple uses such as a private residence, personal or corporate retreat, or that very special hunting ranch you always dreamed about. This ranch is ready to go! The planning, preparation, and hard work is already done. Just move in, prop your boots on the banister, and enjoy from day one. Special features include: a lodge style five bedroom house with polished pine millwork and bamboo hardwood floors throughout; foundation in place for a master suite addition; guest house/hunter’s cabin; newly constructed lake; large walk-in game cooler; large metal outbuilding for storage, tractor, or workshop; views for miles. Own your piece of Texas history on land that once was part of the legendary YO Ranch. Kerrville MLS# 74894; Lands of Texas #985133
By Amber Thomason Everybody has to live somewhere, right? And whether you choose to live in a home,
Staff Writer, State Farm™
condo, or apartment, you’ll want to protect your home and property with a residential insurance policy. Here’s what you need to know about insuring your home, no matter where you choose to do it.
Insured Hazards Residential coverage insures your dwelling and/or personal property against common causes of damage and loss, such as theft, vandalism, fire, lightning, ice, wind and plumbing malfunctions, among others. However, some hazards will not be covered, including floods, earthquakes and hazards that affect the land itself but not the building, such as contamination. When considering residential insurance, ask your agent which perils are included in the basic policy and which may require separate or additional coverage.
Homeowners Insurance A homeowners policy is typically the most comprehensive form of residential insurance because it covers a house’s exterior and interior, as well other structures on the property, such as a garage. The policy will also cover residents’ personal property, including clothes, furniture, electronic equipment and other household items. (Additional coverage may be needed for especially valuable items.) Before buyers finalize a mortgage, lenders usually require that they purchase a homeowners policy so if you’re in the market for a house, contact an agent to start the process. If you already own a home but have no insurance, the National Association of Insurance Commissioners reports the average cost to insure a single-family home is about $800 per year. That’s peace of mind for an affordable price.
Condo Insurance Like homeowners insurance, condo insurance is usually required by lenders as a condition of the mortgage. However, the cooperative nature of a condominium adds a few twists to a traditional homeowners policy. Usually the building’s exterior, common spaces and some unit structural elements will be covered under the condo association’s master policy. The cost of this insurance will be included in the dues paid to the condominium association. The coverage needed for your particular unit will vary depending on the master policy. Most likely, you will be responsible for buying a unit policy that insures most of the interior elements – including additions, renovations and improvements – as well as your personal property. Review condominium association documents like by-laws or covenant for information on the insurance requirements for unit owners. You can also purchase additional coverage for special assessments against unit owners to pay for repairs to common property or other expenses.
Renters Insurance When you rent an apartment, your landlord is usually responsible for insuring the building’s physical structure, both inside and out. As a renter, you alone are responsible for insuring your personal property against theft, damage, and loss. And unlike homeowners and condo insurance, renters insurance is not usually required as a condition of occupancy. That means the decision to carry renters insurance is up to you. It’s an easy decision to make, though. The average renters insurance policy costs around $12 a month, making it an affordable option for almost any budget.
Loss Of Use And Liability A residential insurance policy will also typically include coverage for loss of use and liability. Loss of use means that living expenses in excess of your normal daily budget are covered if you temporarily have to live elsewhere because your home was made uninhabitable by an insured event, such as a storm or fire. This may include hotel costs, meals and other expenses. Liability insurance covers settlements and claims against you for physical injury to others for which you are responsible, as well as damage you cause to others’ property. This protection is an important part of your financial security. If you have any questions about any of these coverages please feel free to contact me : Amber Thomason Mike Kropp State Farm 330 Junction Hwy Kerrville, TX 78028 830-896-1551 Amber.m.thomason.r4s1@statefarm.com
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By Brett McDowell Greece - we Americans hear about this nation of 11 million almost daily. Most of us simply wonder, upon pausing to think for a nano-second or two as we listen to the morning news hovered over a bowl of Cinnamon Toast Crunch, “what’s up with those guys, anyway?” We are bombarded with talk of 50 percent bond-write downs here and austerity plans there, blahblah-blah. What about the talk of two “I”ed pigs? I have always operated under the impression that most pigs have two eyes, just not when you spell the word pig. Have you heard about the European Stability Mechanism? Sorry folks, if you guessed it’s France’s newest version of the Shake-Weight or a new German anti-depressant, you guessed wrong. Am I making sense? The correct answer would be “probably not”. Am I making a point? The answer is “yes” and the point is that Europe, from a financial perspective, makes no sense right now. Financially, Europe is messed up. The PIIGS (Portugal, Italy, Ireland, Greece, and Spain) are broke. They’re broke because they’ve tried to lend money to each other and other broke economies that can’t pay them back. Worse yet, they’re asking for bailouts from those same broke economies. The massive European bailout plan, or European Stability Mechanism as it is now known, has been on the table now for weeks and is currently on the ropes. The reason the Euro pack has yet to solve the issue lies in the fact that the financially strong(er) of the European countries (like Germany, Great Britain and to a lesser extent, France) have a fundamental problem with countries like Greece continually falling short of expectations. The strong refuse to carry a disproportionate amount of weight. Throw in a little negative attitude from the IMF and Standard and Poor’s and there you have it – a massive bailout that really has a questionable chance of success at this point in time. As a result of all the bailout uncertainty, European stocks are slumping and the euro is at its lowest value versus the dollar since January of this year. Worldwide concerns that the Euro-zone’s sovereign debt crisis is far from over have consequently been exacerbated. A double-dip recession for Europe could be in the cards. So, we have established that the European bailout is not a done deal. What, then, could continued and possibly magnified volatility and uncertainty in Europe do to the bond and credit markets in the United States going forward? While we have our own issues to deal with here at home, the effects should at least be non-detrimental in the short-run, unless Europe digresses into a complete tailspin. The negative short-run side of the Euro mess could mean reduced exports (mostly at the individual state level) to the Euro zone resulting in a possible downward adjustment to U.S. GDP estimates and/or actual GDP figures in 2012. Also, capital flows into the Far East have slowed substantially in the past few weeks as the stronger Euro members continue to balk at the bailout deal. Should this trend continue, there could be more negative pressure put on the world economy as the increasingly intermingled Chinese Yuan is further pressured by the world monetary situation. Europe’s problem is the World’s problem to some extent.
6 | January 2012
The positive side of the equation dictates that investors will continue to seek refuge from volatile markets. For the time being, that refuge will come in the form of continued flight-to-quality to U.S Treasuries. This movement is expected to prevail as investors world-wide remain risk averse into 2012 and will seemingly continue to believe that the U.S. is the safest place to invest money. With the benchmark 10-year Treasury yield recently sliding further downward (1.90 as of Mid-December), we might infer that the low interest rate environment we have experienced over the course of the past few years could be extended well into 2012, possibly beyond. With many published 30-year conventional mortgage rates hovering around 4 percent and the current TED spread (inter-bank liquidity measure) hanging around 50-60 bps, we could surmise that the credit markets for all types of loans will continue to be conducive to economic recovery state-side. On another positive note, there is currently a broad shift occurring in favor of the dollar. The dollar is strengthening and we can thank Euro zone volatility for that. At last Tuesday’s (12/13/11) Federal Open Market Committee Meeting, Chairman Bernanke set the tone that although the Fed remains cautious about the future of the U.S economic recovery, they also feel more upbeat about the recovery than they have previously expressed. The markets have reacted in a generally positive manner to the implied possibility of reduced odds of a third dose of quantitative easing. QE3 could wipe out optimism with regard to the continued strengthening of the dollar. A reduced risk of monetary easing would not bear the burden alone, but it does help. So, there we have it. Greece, with a population of approximately 3.5 percent and nominal GDP of 2% of that of the United States, will continue to take center stage until such time that the Euro mess is resolved. The implications of the Euro slide will no doubt continue to promulgate volatility in the U.S. equities markets but the current situation might just provide the breather we need to stage a strong economic recovery. Until that time, interest rates should remain at historic lows. Hindsight will prove that now is a good time to refinance that home mortgage or commercial property if you have not already done so. Contact your banker or mortgage broker and discuss the possibilities. Until next time, try not to worry too much about Greece, and by all means enjoy that bowl of Cinnamon Toast Crunch. It’s delicious. Brett McDowell has nearly a decade of experience in commercial finance. He has been active in this capacity in the Texas Hill Country since 2006 and 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. He is a 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
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
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8 | January 2012
hcrer.com | 9
With today’s economy, there are more reasons
than ever to rent. More specifically, there are more reasons than ever to rent an apartment. Let’s face the facts –people just aren’t buying houses like they used to and many would argue for good reason. After all, we have each felt the sting of the recent financial downturn and the dramatic drop in real estate values in the last several years.
At present, most seasoned real estate investors
will tell you they are laying low, patiently waiting
No Vacancy? Get Ready for Another Look at Apartment Living By Bethany Heinesh
as the market continues to demonstrate some continued level of stability before making any major purchases. Financial analysts are putting out reports in an effort to debunk myths surrounding apartment living and encourage developers to consider building apartment complexes rather than multi-family subdivisions. So, if the experts aren’t out house hunting, it’s not surprising that everyone from newlyweds to single gals like me have begun to reevaluate the idea of making a home purchase any time soon….if ever.
Renting. It’s the latest craze in real estate.
Seriously, everybody’s doing it. (Well, not EVERYONE of course. Some folks are fortunate enough to own their own home.) And sure, there are plenty of people who rent/lease houses, and that’s all fine and good. But let’s focus for a moment on the fact that there are thousands of Hill Country residents perfectly content to live out their days in the comfort of a rented apartment. Here’s why:
Apartment living does not demand the level
of financial commitment that comes with a home purchase. Undoubtedly, a young person (like myself) who is just getting started in life is unsure about what the future holds. After all, at the spry age of 34, buying a home is a huge commitment, not to mention a costly endeavor. Even if my first home was a modest hand-me-down, the thought of being weighted down by a mortgage payment, homeowner’s insurance and property taxes –well, it just doesn’t sound appealing to someone who isn’t yet sure where they’ll be in five years. Renting an apartment provides the comfort of a home without all the headaches. Plus, experts are now saying home equity is an illusion, encouraging consumers to rent an apartment for dirt cheap and invest in stocks instead of buying a home.
Apartments require almost no maintenance…
aside from vacuuming and dusting. What a relief. No paying for a plumber when the sink clogs. No summer days spent mowing the yard and messing around with the darn lawnmower. No sweeping pine leaves off the roof. When you rent an apartment, it’s almost like an all-inclusive vacation. It’s a package deal: Pay X amount of dollars per month, get a maintenance crew at your disposal at no additional cost! But wait! Act now and we’ll throw in a free fully maintained swimming pool…just pay separate shipping and handling. Honestly –enough can’t be said about the luxury of not having to worry about pest control and all the other necessary nuances that come with home ownership.
Easy come, easy go. When a person finds
themselves in a transitional period, an apartment is the perfect place to land. Divorcees, widowers, single moms, high school and college grads –these are perfect examples of situations that will cause a person to seek out an apartment. Renting gives people the opportunity to regroup and refocus. Short terms contract like three and six-month leases are ideal for the kind of people who want a place to stay, but not a place to STAY. What often happens,
10 | January 2012
however, is these people settle into their new life and become accustomed to living in an apartment community. They never leave! Or, they leave and move from one apartment to another for years, as is my story.
The problem? Because of the reignited attraction to
Americans call apartments home? In 2006, housing studies
apartments, more and more people looking to relocate to the
predicted an increase of 1.8 million renters by 2015. Instead,
Hill Country and rent are finding that small cities like Boerne,
the industry saw a surge of four million renters from 2005 to
Bandera, Fredericksburg and Blanco are saying, “No Vacancy!”
2010. The 2010 U.S. Census even ranked Texas as the state
Apartment complexes are reporting 100 percent occupancy
with the third highest number of apartment complexes in the
for weeks at a time, often blacking out the entire calendar for
country -1,508,607 to be exact. New York came in second with
anyone looking to move to an apartment in a certain area. Many
1,967,219 apartment complexes and surprise! The Golden State
complexes have waiting lists that go on for months.
of California came in at number one with 2,515,960.
“I couldn’t believe it,” said Brea Meyer of her recent Hill
The National Multi Housing Council in Washington, D.C.
Country apartment-hunting experience. Looking to relocate from
reported some interesting facts and figures back in September,
San Antonio to Boerne –a town of 10,000 –Meyer immediately
information every realtor should know. “The U.S. is on the cusp
got her first taste of small town living. “I called every single
of fundamental change in our housing dynamics as changing
complex in Boerne every day for weeks before anyone would
demographics and changing housing preferences drive more
even talk to me about renting a one bedroom. They would tell
people away from the typical suburban house and toward the
me they were at max capacity. Finally, I called one day and one of
type of housing that rental housing offers,” said NMHC President
the property managers told me she had a one-bedroom opening
Doug Bibby. “Families with children made up more than half of
up at the beginning of the month. I didn’t even look at it; I told
households decades ago, but they made up only one-third of
her I would take it! I went and put a deposit down that day.”
households in 2000 and by 2025, they will be closer to one-fifth. In their place are growing numbers of households who are more
In talking to one of Boerne’s apartment managers, she
likely to choose renting—single parents, couples without children
reported that her 120-unit complex, one of the more upscale
and empty nesters. By 2025, singles and unrelated individuals
choices among the city’s dozen or so apartment communities,
living together will comprise 40 percent of households.”
has consistently maintained anywhere from a 95 to 98 percent occupancy rate for months. “That is not even close to the
Sure, the Texas Hill Country is still considered a vast land
industry standard. We stay really full. In fact, these units basically
of prime real estate. Oil tycoons, country western mega stars
lease themselves. Before someone has moved out, someone else
and professional athletes hang their hats in luxury homes from
is ready to move in.”
Meyer isn’t alone in the quest to find solutions to the issue of
affordable housing in the Hill Country; it’s a topic that has made its way to the minds and conversations of civic leaders all over Texas. In fact, apartment development has become a rather contentious subject in many small-town communities.
“Your home isn’t the investment you think it is.”
There are those who argue affordable housing will attract a
certain unwanted class of people and thus result in an increased crime rate. Many homeowners will tell you they don’t want those kinds of people living down the street. The idea that apartment renters are somehow second-class citizens and should be feared by homeowners is just plain silly. As one of those people, I can tell you I love apartment living. I’m a professional, single
- Wall Street Journal
woman pursuing a career –not some riff raff the cat drug in. My neighbors are also hard-working, law-abiding citizens who love a glass of wine, a good country song and a Sunday trip to church. As someone looking to enjoy luxury apartment living, finding my place in Boerne was a real challenge and it shouldn’t have to be that way. P.S. the average income for a person living in a Hill Country apartment is reportedly $38,000. Not too shabby.
Another hurdle rental property supporters face is community
Bandera all the way to Fredericksburg. While it’s true that Texas is
backlash. Apartment developers are not welcome by area
still the place to be if you happen to be in the real estate biz, the
homeowners who will be directly effected by the building of
times –they are a –changing. Yes, people love living in the Lone
a complex. Inevitably, almost every apartment community will
Star State where Texans enjoy everything from wide open spaces
back up to someone’s fence or be built in the vacant lot across
with babbling brooks and old farm houses in Llano to custom
the street. Nothing will rally neighbors faster than what they
built homes in exclusive neighborhoods like Boerne’s Cordillera
think is a much needed trip to a city council meeting to oppose
Ranch or Kerrville’s Comanche Trace. Nevertheless, there is an
development and run off potential builders.
increasingly noticeable need for smaller, more affordable places to live as the population of apartment folk continues to increase
In contrast, there are those who are making an effort to
by the minute.
educate the community about the realty of apartment complexes and the people who live there. Homeowners and realtors are
Every realtor’s heart skips a beat when they think of the dream
both guilty of stereotyping apartment dwellers as irresponsible
client –some big tall drink of water who moseys into their office
party animals who destroy property and disturb the peace or
and lays out a couple mill for 500 acres in the middle of nowhere.
child molesters who can’t find housing elsewhere. Thankfully, the
Now, that’s all fine and good, but let’s get real….First of all, those
powers that be are currently working to raise public awareness
kind of clients are far and few between and the fact is you may
about the growing need for apartments, acting as the voice of
never cross paths with one in your entire career. Two, as any
those people who aren’t too concerned with getting out and
successful realtor knows, there’s a lot of hustling involved in the
rallying support for the issue of affordable housing.
sale of a home or piece or property. All too often, realtors make the mistake of banking on big sales or pursuing them with a
Statistics suggest there are currently more people renting
apartments than ever before. Did you know more than 17 million
fervor that causes them to ignore “the little people.” There is an entire demographic of Hill Country residents being overlooked
hcrer.com | 11
entirely and not being offered the services of a knowledgeable and understanding realtor who will cater to their individual need rather than try to give them the ole homeownership sales pitch.
The Wall Street Journal is reporting that “your home isn’t the
investment you think it is.” The New York Times gives a word of advice in a housing slump: rent. According to a survey by Fannie Mae, almost half of all renters said they rent out of choice and
not necessity. Headlines all over America are screaming RENT!
researcher estimates that in order to meet emerging housing
During this critical time in American history, being flexible and
needs, half of all new homes built between now and 2020
open to innovative approaches to real estate is essential to the
should be rental units. Approximately 19 million housing units
survival of the ever elusive American Dream.
will need to be built to accommodate population growth.
Some advice –stay up with the times! Realtors everywhere…
• America needs rental properties. One prominent
• Paying rent is NOT throwing away money. Reality: for
wake up to the shift happening in today’s real estate market.
the first five years of ownership, you are simply giving away
A rapidly changing trend is sweeping the country. We are
your money to a bank. Nearly one-third of all buyers move
shifting from a society of homebuyers to a gaining majority of
within five years before they start building any real equity.
renters. Big things are happening at the national level in the area of affordable housing and apartments in particular. The
The argument for apartment development is strong and it
message being sent is loud and clear –America wants and needs
continues to gain momentum as organizations like the NMHC
affordable housing.
implore Americans to take another look at home ownership and choose what they’re calling the more feasible solution for our
Here are some key points from presentations recently made by
country’s ever-changing way of life –renting.
the National Multi Housing Council, who is trying to implement a new housing policy. These messages have been designed to
As for the myth that apartment renters are somehow second-
encourage apartment rentals as opposed to home purchases:
class citizens and should be feared by homeowners is just plain silly. As one of those people, I can tell you I love apartment
• Housing is shelter, not an investment. A $100
living. I’m a professional woman pursuing a career –not some
investment in housing in 1985 would be worth $235 today,
riff raff the cat drug in. My neighbors are also hard-working, law-
while that same $100 placed in stocks would be worth
abiding citizens who love a glass of wine, a good country song
$1,200—more than five times as much.
and a Sunday trip to church. As someone looking to enjoy luxury apartment living, finding my place in Boerne was a real challenge
• Apartment development = eco-friendly. Shift
and it shouldn’t have to be that way. P.S. the average income for
60 percent of new growth to compact, walkable
a person living in a Hill Country apartment is reportedly $38,000.
neighborhoods—the kinds where apartments are found—and
Not too shabby.
the U.S. will save 85 million metric tons of carbon dioxide annually by 2030. Plus, apartments preserve green space,
So what does all this mean for you, the real estate
thereby reducing damage to streams, lakes and rivers by
professional? Simple. Be forward thinking. Become an advocate
reducing the amount of paved surfaces.
for affordable housing. Sooner rather than later, investors and developers are going to be hitting small communities hard. They’ll be seeking planning and zoning changes and approval from city councils and addressing all the details needed to put up a 100+ unit apartment complex. Expand the services you offer, connect with local apartment managers, talk to your colleagues and be proactive about your business… do whatever it takes so that when the apartment boom rocks your community to the core (and it will), you’ll be ready.
12 | January 2012
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By Leah Bredemeyer
In a region where there is an HEB on nearly every corner, Horseshoe Bay
into a reputable family business which catered to many famous customers,
has been a Hill Country oddity. At present, the town currently operates
including actors, comedians, past presidents and even prime ministers.
without a grocery store – the nearest being in Marble Falls – so Horseshoe Bay residents are excited that soon, thanks to Jamail’s, a fresh produce and
After many years in the Houston market, a move to the Hill Country
specialty grocer will soon be opening.
seemed like the next logical step. Developer Mike Walsh, known for building The Trails of Horseshoe Bay and The Falls in Marble Falls, had
Originally a Houston-only grocer, Jim and Kathy Jamail, along with
purchased the land at 9710 Hwy. 2147 in Horseshoe Bay and was looking
daughter and son-in-law Paige and Micah Barnes, are re-locating their
to put in a retail center.
business to Horseshoe Bay. Jamail’s, known for its excellent quality and vast selection, not to mention amazing service, hasn’t changed much from
“I had Super S Foods and other chains look into putting a grocery store
when Nageeb “Jim” Jamail created his first fruit and vegetable stand after
on the property, but they all rolled up and quit talking,” he said.
coming to the states in 1905. Originally from Bekfaya, Lebanon, Jim started selling in the Houston’s Farmers’ Market and was quickly recognized for his
Walsh said he thought about his fellow St. Thomas High School alumni
fair priced, high-quality produce.
Jim Jamail in Houston. He knew Jamail’s family had been in the grocery business for three generations, so they went into talks to partner up and
Eventually, the produce stand grew into a small grocery store run by
get a grocery store to Horseshoe Bay.
Jamail, his wife Mary and their five children. Jamail and Sons grocery grew When Walsh approached Jamail, he was no longer in the grocery business. Instead he was selling wholesale produce straight to customers. Jamail said, “I have had many opportunities presented to me to open
14 | January 2012
another store, but none had interested me. Then the opportunity to open a store in Horseshoe Bay came along, and it was exactly what I was looking for. We have now been in the developmental stages for many years, and now that the building has commenced, things are moving ahead
is needed to stimulate the real estate sales. For so long we have heard,
quite quickly.”
Horseshoe Bay needs a hospital, Horseshoe Bay needs a grocery store. Well, now we will have both! Jamail’s and Scott and White Regional
Keeping with what they know, the new store will have the same quality
Hospital will have a tremendous impact of the growth of this area.”
Jamail’s has been known for, but in an impressive, new 15,800 sq. ft. store. “We’re not going to be focused on the satellite side,” Jamail said. “We’re
Goebel reports that Jamail’s had a great variety of foods at their store
not going to have housewares or blue jeans. This grocery will not be as
in Houston. “For example, they had 117 different types of mustard. Also,
tremendous as the past stores, but will still have all the major departments
they were one of the first grocery stores in Texas to have prepared meats
and will concentrate on fresh products.”
that they sold in the store. Shoppers could take it home and it was ready to eat. Each of their steaks were hand-cut every day. Their produce was always
One concern Jamail had was with the personnel required to run such
fresh and they always had store employees to help with produce selections
a store. “We were not sure we were going to find staff out here, but
and to answer any questions.”
have been pleasantly surprised to have a great many interested with the same work ethics we have. Many have come forward in this job market.”
When asked what the residents of Horseshoe Bay can look forward to
Jamail also said he was pleasantly surprised with the response from the
being stocked on the shelves, Jamail said, “We are going to have a wide
community. “The residents have shown tremendous support, they are
selection to cheeses, with a great many imported from overseas. We’re not
constantly E-mailing me. They are happy we are coming and can’t wait for
going to open a can of beans, cook it and serve it; it will all be done with
us to open.”
fresh produce. We’re going to have pâté and caviar and also we will not have any pre-packaged meats - everything will be cut fresh. The produce
One of those eager residents is real estate professional Brad Goebel.
will lean more towards being from the Hill Country, but if it is imported it
He said he thinks the grocery store will be the hub of activity in Horseshoe
will be fresh.”
Bay. “I think the store will give this area the excitement and synergy that Residents have seen the progress of the building and will get to experience the Texas-renowned excellence of Jamail’s sooner than later. “Everything in Horseshoe Bay moves at a snail pace, its more relaxed and a different dynamic than Houston. It’s taken a longer time to get things rolling, but that’s not unusual here. We are looking to open this next spring instead of summer. We are on schedule and that is a nice surprise,” Jamail said. You watch the progress of the building happening at Jamail’s. Visit www. jamails.com or check them out on Facebook. leah@smvtexas.com
hcrer.com | 15
“In terms of real estate, what is the one thing your community is lacking? More residential housing? Big box retail? More open space? Other?”
My opinion is that available financing is the one thing the community is lacking. One solution to the problem would be lease to own your property. S. Tom Carle Keller Williams Realty
Here is what Blanco, TX lacks: Affordable housing & senior retirement community. As an agent, I hear this all the time. As a builder, I have the perfect spot for affordable housing and the perfect spot for a retirement community. Debbie Vallone-Homeier Vallone Real Estate II & Paragon C&D Builders Blanco, TX
“I think affordable housing for blue-collar workers needs to be addressed.” Cyn Thomas
“I think we need a grocery store with fresh produce and meat, not just frozen stuff.” Lynda Escalante Real Estate Haus New Braunfels, TX
Next month’s Opinion Topic:
“Share one of your favorite stories about your best or worst client!” E-mail your responses to opinion@smvtexas.com
Stagecoach Realty And Coldwell Banker D’ann Harper, Realtors® Join Forces Martha Bodiford and Rene’ Leith, Co-Owners of Stagecoach Realty in Bandera, Texas and
D’Ann Harper, Broker/Owner of Coldwell Banker D’Ann Harper, REALTORS® have joined forces to form Coldwell Banker Stagecoach Realty. Joining Sales Associates Bodiford and Leith will be Linda Stevens, Kat Ryan, June Baker, Terry West, Ginger Puckett, and John Figueroa. Carol Schultz, Manager of Harper’s former Bandera office will continue to serve as Sales Manager for the new Bandera office. Bodiford and Leith say they plan to continue doing what they have always loved to do, which is to help people and to serve their community. “We truly believe that the resources D’Ann can provide the Sales Associates and to our Clients will far exceed anything we have seen thus far in the Bandera community,” says Leith and Bodiford. “I am very excited about this expansion of our Company!” says Harper. “Our Bandera office, which opened in 2009, has enjoyed a very successful presence in the Bandera market area. However, with the addition of the Stagecoach sales team, it will allow us to grow and expand our services even more,” says Harper. The Coldwell Banker Stagecoach Realty office is located at 603 Main Street, Bandera, Texas. In addition, Coldwell Banker D’Ann Harper, REALTORS® has three offices in San Antonio, an office in New Braunfels, and in Boerne. About Coldwell Banker D’Ann Harper, Realtors® Coldwell Banker D’Ann Harper, Realtors® is a local real estate expert, serving the entire greater San Antonio area, New Braunfels, Boerne, and surrounding areas. We represent buyers and sellers in all phases of their transactions. The properties we handle range from the middle of the market to the premier upper-tier market. ©2011 Coldwell Banker D’Ann Harper, Realtors® All rights reserved. An Equal Opportunity Company. Equal Housing Opportunity. Each office is independently owned and operated.
Tony Mangus
Tony has been nominated as a Semi-Finalist
for the Platinum Top 50 Realtors in San Antonio. www.platinumtop50.com PT50 REALTORS® are successful professionals and community leaders. Platinum Top 50 Winners stay current with marketplace trends through the acquirement of professional designations and by taking an active role in industry organizations that promote education and affect the governance of industry standards. Platinum Top 50 Winners also generously give back to the public through participation in various community, nonprofit and philanthropic activities, and achieve high levels of sales production.
If you have news, let us know! news@smvtexas.com hcrer.com | 17
18 | January 2012
By Kaye Harper Contreras & Jeannine Voss
As a real estate sales associate it is important to remember that this is a business and you are going to meet some clients that are a
Don’t belittle the “know it all” client. They will test your knowledge and your patience. Let the client know you are
joy to work with and others that are clearly not. While most clients
impressed with his initiative and that he or she is making a valuable
will be reasonable and easy to advise, there will be others that will
contribution. By agreeing, he or she will most likely start to trust
constantly test your patience. In today’s tough economy it is hard to
your judgment as the professional they hired.
turn away clients, so here are a few Do’s and Don’ts from Coldwell Banker D’Ann Harper, REALTORS® to keep potentially problematic clients to a minimum.
Do conduct a pre-client interview, preferably at your office. This
helps you determine if you and the client will be a good fit and will weed out clients that are not really serious.
Don’t send clients a list of homes until they have presented you with a pre-qualification letter from their bank.
Do trust your instincts. If your gut is telling you this relationship doesn’t feel right, try to refer them to another sales associate that
Do help your buyer understand the market and why the right pricing is so important. Many offers are low. Don’t let them immediately close the door on any negotiation.
Don’t disregard referrals that come from past clients, past coworkers or dear friends. Take extra care of those referrals.
Do prepare your sellers for possible closing obstacles. Most of the time transactions close without any serious problems. However, sometimes other entities such as title companies, mortgage companies, appraisers, etc. can delay the process which is out of the agent’s control.
might be a better fit for this particular client.
Don’t immediately dismiss the indecisive clients. They can take
Do go in search of new ‘ideal’ clients. Figure out the
characteristics of people you enjoy working with. Join a gym or a
up a lot of valuable time, so make a good impression early on and
service organization to meet new people. When you build a
don’t go out of your way to do work for them. Be enthusiastic about
trusting relationship with people you already get along with, they
the process to get them more interested. When they make up their
are more likely to work with you or refer you to friends, coworkers,
mind, they will most likely remember your enthusiasm.
and family.
Do set boundaries. Be clear from the start about your
expectations, the hours you are available, your showing schedule, etc. Be in control of managing your time.
Don’t be reactive. Try to be patient with difficult clients. Don’t brush off their concerns right away. Listen and address those concerns, however big or small.
Do communicate regularly. Being attentive to a client may turn them into a lifelong customer and good source for referrals.
Kaye Harper Contreras is the Executive Vice President of Marketing and Public Relations for Coldwell Banker D’Ann Harper REALTORS®. D’Ann Harper, Broker-Owner, opened her first real estate office in San Antonio in 1986. Just three years later, D’Ann Harper REALTORS® joined Coldwell Banker Residential Affiliates to become Coldwell Banker D’Ann Harper, REALTORS®. Since then, the company has experienced phenomenal growth and now serves the greater San Antonio real estate market including Boerne and New Braunfels with multiple residential offices and over 300 licensees. In addition, the company is home to full service Corporate Departments including Relocation and Referrals, Property Management and Leasing, Apartment Locators, Asset Management and a Military Best Relocation Office at Fort Sam Houston.
hcrer.com | 19
Phyllis Browning marks a year of selling in Boerne By Diane Prodger
The “original luxury real estate company” celebrates a year in their new Boerne office! On Friday, December 9th, Realtors, associates and friends of Phyllis Browning Company gathered to celebrate a successful first year at the company’s newest real estate office, at 210 East Blanco, a stone’s throw from Main Plaza! Reminiscent of the very first office the company opened on Broadway, in San Antonio, back in 1989, the accommodation is a charming Hill Country cottage – at least that’s how it appears on the outside – but don’t be fooled by its looks. Inside, it’s a hive of high-tech industry, complete with giant, flat screen TV displaying luxury properties for sale not just in the neighboring Hill Country, but all over the world. Despite being a totally- independent and family-owned business, Phyllis Browning Company is well-connected globally through the two largest international property networks: Luxury Portfolio and Christie’s International (if the name is familiar, it should be – Christie’s is the world’s oldest and largest auction house, currently in the headlines for offering the Elizabeth Taylor collection). Marketing real estate in the Texas Hill Country is not new to the company. Even in the early days, the area was known for its beautiful scenery, exceptional schools and gentler way of life and has always attracted savvy property buyers. Founder and CEO Phyllis Browning says “I have always loved the Hill Country along the I-10 corridor and into Boerne. Over the last several years we have been watching the area grow and so it just seemed natural to have an office here.” Her daughter, company president Jennifer Shemwell adds “We already had several top-producing agents in this market and this was just a great way to put them closer to home.” Since the 1990s, the Hill Country region has grown at a healthy pace and Boerne has blossomed into a model community. Some of the company’s top selling real estate professionals – who also happen to be local residents – moved to the new office when it opened in December 2010 and haven’t looked back. Luxury real estate specialist Patti Nelson says “I chose to move to the Boerne office because I live in Boerne and most of my listings are in the Boerne area. Having an office here is more convenient for my sellers, and enables me to keep my finger on the pulse that is driving the Hill Country real estate market.” Because of her workload, Patti kept her San Antonio office where she commutes twice a week. “This allows me flexibility in marketing and handling buyers moving in from outlying markets.” Denise Graves, whose successful Graves Group team joined the company in 2007, is delighted to be celebrating their first year in the Boerne office. “We loved being a part of the move and are happy to be part of “the Very Best” in its new Boerne location,” says Denise. “The Hill Country is a hot spot for sellers and buyers and has long been known for its quality of life.” Phyllis Browning Company brings not only its esteemed residential real estate services to Boerne and the Hill Country, but also its highly-respected philosophy of “giving back” to the community. Philanthropy has always been high on the list of priorities of both the company and individual agents, and in 2010, those at the Boerne office gave generously of their time and resources to many local civic organizations and nonprofits, including: Hill Country Family Services, Kendall County 4-H, Kendall County Economic Development, Boerne High School Booster Club, Leadership Boerne, Muscular Dystrophy Association, Capital Campaign for New Public Library- Patrick Heath Public Library, Wounded Warriors, Wounded Heroes Golf Tournament at Cordillera Ranch, Battered Women’s Shelter, Kendall County Sheriff’s Toy Drive- contributors, Boerne BergesFest and Hill Country Daily Bread – as well as support for local churches and schools. At a time when many businesses are still recovering from recession and a stagnating real estate market, it’s refreshing to know that an organization of the stature of Phyllis Browning Company, the “original luxury real estate company,” with its long and proven track record of outstanding achievements, continues to expand into new markets while still offering the highest quality real estate services.
Photo captions: 1. Benita Patuel cuts the ribbon as she joins the Boerne Chamber of Commerce surrounded by friends and associates of Phyllis Browning Company 2. Giving back. Phyllis Browning Company agents display some of the toys they have collected for children this Christmas. 3. Picturesque Cibolo Creek. Beautiful scenery like this is one of the reasons so many people move to Boerne. 4. The gazebo on Main Plaza. A gathering spot for the Boerne community and literally a stone’s throw from the Phyllis Browning Company office.
20 | January 2012
Kerrville’s New City Hall Gets Green Light – All Systems Go By Bethany Heinesh
Kerrville is going through some major changes. Yes, with
“quality of life” now the city’s defined economic target, the people of Kerrville are seeing a lot of action around town. Local officials are working overtime to make sure the city continues to stay on the fast track toward a massive citywide renovation. River Trail Project developments are already underway and while progress is highly visible in the community, another project is still in its infancy stages –the construction of a new city hall. Even though these are two separate endeavors, both are part of a colossal effort to encourage Kerrville’s ongoing beautification process.
City staff is calling the river trail a defining project for
the community, one that will steer both quality-of-life and economic development opportunities along the Guadalupe River for the long term. The trail route, in its entirety, will extend from the 1400 block of Junction Hwy to KerrvilleSchreiner Park, a trail length of approximately six miles. Community leaders say developing public river access and amenities promotes community activity and will serve as a catalyst for private development in Kerrville. Because of the highly visible intersection where the new city hall will be positioned, many believe the new building will be the “cherry on top” to the trails project.
“I have always thought this was a good project,” said
Stacie Keeble, Kerrville’s Place 2 City Council Member. “The new city hall is being brought downtown where it should be –at the center of all the action. It will be just around the corner from the county courthouse and down the street from Louise Hays Park. People will be able to go to city hall and walk just a short way to get on the river trail. Plus, this new building will create a brand new gateway to the community, one we can all be proud of.”
Keeble explains that constructing a new city hall is not
just a want, but a need. She says the current city hall is in terrible shape, literally jam-packed with city staffers. “We have long since outgrown it. There are way too many people working in that building now. We literally have people whose offices are set up in oversized closets. That has to change!” Keeble also reports the current facility needs a lot of maintenance and the air condition is lousy. “I just can’t say enough about how excited I am about this project,” Keeble says. “City hall should be a place that best reflects the spirit
22 | January 2012
of the community. An old building that’s falling apart doesn’t exactly welcome those who have come to Kerrville looking to do business.”
Mindy Wendele, Director of Business Programs
for the City of Kerrville agrees. “We have completely outgrown our current building. Our entire staff is looking forward to being able to spread out in a new office and have our own private workspaces. Plus, once completed, I believe city residents will also enjoy the new city hall. It really will benefit everyone in the community.” Wendele has been with the City of Kerrville more than 17 years and is one of 65 employees who work at city hall. The city manager, city secretary and county attorney are just a few of the people who occupy the building and will benefit from the big move.
After shuffling city staff and relocating city
hall from building to building for many years, in December, the Kerrville City Council unanimously voted in favor of four very important agenda items. Each was instrumental in getting the ball rolling to construct a new city hall, a plan that has been discussed for years.
The council agreed to accept the deed for the
new city hall property located at 701 Main Street, a relatively small tract of land generously donated by the Cailloux Foundation, valued at approximately $5 million. They also had to approve lease agreements for a parking garage facility at 201 Clay Street and two adjacent buildings located at 219 Clay Street and 200 Sidney Baker Street. Architect Peter Lewis was hired to design the two-story building.
The new facility will be located on the site of the
former Sid Peterson Memorial Hospital,one that has remained vacant since the hospital relocated and was demolished in 2008. A temporary construction easement for city-owned property and a temporary construction easement from the Cailloux Foundation was also accepted at council. City staff hired Huser Construction to build the new 14,700-square-foot city hall and renovate two existing buildings for $2.4 million.
The majority of the money for the project –2.1
million to be exact –is coming from taxpayers who voted “yes” in a 2009 bond election in favor of a new city hall. The remaining balance is set to come from the sale of the current city hall.
The 2-acre tract, located at the intersection of
Sidney Baker and Main Streets, will become the home of what has been designated the Kerrville Peterson Plaza, named after the hospital. The plaza will be complete with Kerrville City Hall, a clock tower and park. Construction of city hall and Peterson Plaza should begin in early 2012. Construction of the clock tower and improvements to the crosswalk began in early July. Many local residents have begun affectionately comparing Kerrville’s new clock tower to the one in the blockbuster smash hit movie Back to the Future. It was also donated by the Cailloux Foundation.
“Another nice part of this project is that the
people of Kerrville are getting a great deal,” Keeble said. “Thanks to the gracious support of the Foundation, we are able to build city hall on donated land that didn’t cost the taxpayers a cent and we get a great-looking clock tower. How cool is that!?” Bethany@smvtexas.com
Constructing a new City Hall is not just a want, but a need. - Stacie Keeble hcrer.com | 23
24 | January 2012
1. How did you get into real estate?
rest of the Nation. We’ve been slow since 2008 but steadily increasing each year.
My husband was working at USAA in the Real Estate Department, RealCo and
heard lots of complaints about the service people received when dealing with real
7. What issues have you been seeing lately in the real estate market?
estate agents. He told me I could do a much better job so I gave it a shot.
Everything has just gotten tougher. Appraisal issues, lender issues - it’s harder to
get a loan today even for a qualified buyer than it’s ever been.
2. List recent awards or accomplishments:
Platinum Top 50 2001-present, SuperStar, Pinnacle. My favorite- Bill & I were
voted one of the Cutest Couples in Boerne.
8. What’s one thing about working in real estate you wish you’d known when you first started? How much fun it is and what great people you get to meet.
3. Most rewarding experience in real estate?
You can’t beat the smiles and hugs you get from a satisfied buyer or seller. Those
expressions of joy make it all worthwhile.
9. Family:
Husband & Business Partner, Bill- we’ve been married 27 years. Daughter,
Lauren, 22 - in nursing school.
4. Most frustrating experience in real estate?
Working in a tough lending environment.
10. This time next year, how do you believe the real estate market will be performing?
5. Most unique home you’ve ever sold?
I expect it to keep steadily increasing and because it’s an election year we may get
an additional boast!
Hard to say-I recently sold a “camp type” compound on the Guadalupe.
Probably the most unique situation was a custom home sold in Comanche Tracebeautifully designed and executed with breathtaking views of the golf course and
Education: San Antonio College
never lived in. The owner’s lives changed and we needed to sell their dream home that was way over the top of the market. In a challenging market we sold it to a
Hometown: Born in Bastrop, La.
delighted family in less than a year.
Agency: The Graves Group-Phyllis Browning Company 6. How is the market performing in your area overall? We were fortunate - Boerne and the Hill Country never got hit as hard as the
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. 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 - $249,900 - Hill Country Hide-a-way with 2 bedrooms, great views, and 9+ acres to make this the perfect weekend place!
4.) FOR SALE - $145,000 - Charming, Hard-to-Find turn of the century 2 bed, 1.5 bath. Wood floors & high ceilings!
830-816-2288 | www.boernetexashomes.com
Bluebonnet Realty would like to welcome Angela Schooley to our team of Realtors®.
210-912-8221 angela@smvtexas.com
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 5.) FOR LEASE - $4000 - 4 bed, 3.5 baths, library, dining room, bonus room, approx. 4200 s.f. of living area, pool, barn on 28 acres east of Boerne on Highway 46E. Private setting, long drive back to the house. Great views.
7.) FOR LEASE - $1475 - 4 bed, 2 bath home with approx. 2000 s.f. of living area.
8.) FOR LEASE - $1550 - 4 bed, 2.5 bath on large corner lot. Approx. 2688 s.f. of living area in Bentwood.
9.) FOR LEASE - $1100 - 3 bed, 2 bath, 1900 s.f. mobile home on 5+ acres.
6.) FOR LEASE - Commercial space in high traffic area. $1.20/p.s.f. Currently a total of 2600 s.f. available.
10.) FOR LEASE - $1650 - 3 bed, 1.5 bath rock home on 3 acres. Gated, lots of tile, fireplace, large family/game room, fireplace, covered pavilion with large bar-b-q.
12.) FOR LEASE - $875 - 2 bed, 2 bath duplex with fenced yard and garage. ONLY ONE LEFT!
RECENTLY RENTED
1.) $1395/mo. 3 days on market
3.) $1595/mo. 5 days on market
Scan Code With Your Smart Phone
2.) Less than 30 days on market
1.) $850/mo. 13 Days On Market
4.) $2200/mo. 4 days on market
2.) $1430/mo. 35 days on market
5.) $875/mo. 25 days on market
In today’s technology driven world, everyone has at least one gadget that helps make his or
5. Portable Printer
her lives easier. We compiled a list of devices that we think are
Out showing houses
essential for today’s fast paced
and forgot to grab a
life of Realtors®.
contract? You don’t have to drive all the way back to the office if you have a portable printer with you. These can easily be programmed for a wireless connection through Bluetooth to print any document anywhere. Portable photo printers can also be good to have on hand, particularly when showing homes. These two gadgets can keep you visually organized by printing out photos for clients who want to remember a showing or for specific attributes that do not come across well in simple text.
4. Digital Camera – These days you don’t load film or wait for the film to be developed to get pictures of your listings. In contrast to early cameras, new digital cameras have better resolution and can even record short videos. Now you can catalog all your listings online and post a virtual tour of properties on YouTube easier than in the past.
3. Bluetooth – Multi-tasking while driving is not always a good thing. With all the driving a real estate professional has to do in the course of a day’s work, having your phone connected through Bluetooth is one of 2. the safest ways to go. Not only does it allow Smart phone you to go hands free while driving, but For those of us who it also allows for multitasking while remember those long past days working. With a Bluetooth device when the only phone we owned leaving your hands free, was attached to the wall, today’s phones you can print, search and E-mail, all while may seem like something out of Back to the talking to clients. Future. Keeping connected with these devices
has never been easier, not only because they can make calls, they also are able to find where you are, where to go, snap a quick photo and even search online. Sync your E-mail and search listings online
to help you maintain your business in a second office or the car. Need help finding the next house on the list? Most models now come equipped with GPS. Data plans do not have the cheapest rates, but with all the possibilities in this one small device, a smart phone is still the best investment a real estate professional can make.
1. Laptop/Tablet Smart phones are like tiny computers, but sometimes the bigger screen you have with a laptop or tablet is the way to go. Easily pull up listings, edit PDF copies and print out a detailed record of what your clients want. The drawback
to laptops and tablets is they need to be charged more regularly than most gadgets, but they are still number one on our list simply because of the multitude of abilities and ease of use. 28 | January 2012
hcrer.com | 29
By Jay Ermis, News Editor with The Boerne Star
“The cost of getting into business as far as your capital expenditures were never cheaper than they are right now,” Vallone said. “Nobody in their right
A Boerne title company has made it to the major leagues.
mind would possibly start a title company in the midst of the worst recession
Texas Investors Title was selected to close the sale of the Houston Astros
with very good competition here in town, but I decided to do it anyway.”
from Drayton McLane of Temple to a partnership headed by Jim Crane and
Vallone said his company’s business model requires them to become
Crane Capital of Houston.
involved in business transactions throughout the state.
The five-person title company closed the $250 million loan from Bank of
“We fortunately have the ability to close ranch deals throughout South Texas
America to the partnership and provided the title insurance securing the loan
and the Hill Country,” he said. “We have done some large transactions for
with the lease on Minute Maid Park where the Astros play.
USAA. I still have my friends and former partners in Houston who have me do
Steve Vallone, president of Texas Investors Title, said the total sales price
some of their deals from time to time.”
of the Astros was reported to be $680 million and included the move by the
Vallone said Bank of America approved the $250 million loan to the Crane
Astros to the American League in 2013.
group.
Vallone was involved in the Nov. 22 transaction along with assistants Becky
“It’s interesting. I closed some pretty large deals and sometimes the bigger
Edmiston and Jackie Crouch.
deals are actually easier than some of the houses or small ranches we have
“It was a great opportunity to put our little company on the map,” Vallone
closed,” Vallone said. “Not always is the dollar size indicative of how difficult
said. “What this shows is that you can be a small company in a small town and
the transaction will be.”
complete against anybody who might be in a larger city with a large company.
Vallone said a lender’s title policy was required because the purchaser was
“Hopefully, this will be sort of a wake up call to a lot of small companies
going to mortgage his lease-hold interest in Minute Maid Park.
… don’t be afraid to compete with the big companies. If it boils down to the
“Bank of America wanted to make sure they also had control of the lease
quality of your work on a level playing field, we can do anything they can do in
because the owner of the Astros will lease Minute Maid Park for the length
Houston or Dallas. I think we have established some relationships that will lead
of the baseball season,” Vallone said. “It doesn’t do you any good to have a
into some other large deals.”
baseball team without a lease to play. That required title insurance so we went
Texas Investors Title’s involvement with the Astros transaction goes back to
down and did all the title work on the stadium, sent everything to two law firms
the 1979 in Houston. Vallone was in a title company partnership with former
in New York and North Carolina and worked out the title matters.”
University of Texas All-America running back Chris Gilbert and UT defensive
Vallone said they were concerned about the Bank of America deal involving a
standout Corby Robertson.
major law firm in New York City and a major law firm in North Carolina.
“Those guys were able to put together a group of partners who were in the
“You’ve got this five-person company from a town that nobody’s ever heard
Who’s Who of early ‘80s development in Houston,” Vallone said. “We had a
of and if they have they can’t pronounce the name,” he said. “I am sure a few
bunch of guys who did apartments, shopping centers and malls and downtown
people are scratching their heads asking why did this group end up with it as
buildings. We were sort of a boutique operation that had a small number of
opposed to one of the big national companies.”
large deals.”
Vallone continued, “Whenever they did the background on our Houston
According to Vallone, they sold the company to Stewart Title in 2006. “Part
company, they saw that I closed a $1.2 billion transaction with the Shell-Deer
of the terms of the purchase required me to stay on and run one of their
Park refinery sale to a partnership composed of Shell and PEMEX and I closed
divisions for three years, which I did. When I got down to the last few months
the Houston Center transaction which was a $510 million deal on a group of
of my contract, I thought I am ready to leave Houston,” he said. “I decided I
downtown Houston buildings.”
wanted to move to the Hill Country. I looked at ranches around Kerrville and
Vallone says it all boils down to the fact that the team is doing all the work.
Bandera and Fredericksburg and then came to the conclusion that Boerne was
“Whether you’re part of a giant national company of your part of a small
the best located, the neatest town. It was a great atmosphere. I decided to
company in Boerne, it’s still that closing team where all of the interaction takes
move to Boerne.”
place. Just because you’re in a small town doesn’t mean you can’t perform at
After nine months of retirement, Vallone decided to form a title company,
big levels. I was happy we had the chance to prove that.”
which started in January 2010 and is approaching the end of its second year of operation.
30 | January 2012
news@smvtexas.com
hcrer.com | 31
By Patti Nelson
As a Realtor® marketing to, and representing, the
buying craze of the early 2000’s are back in place with
luxury market, it has been difficult to find consistent
a little more stringency. I believe we are finally reaching
statistics establishing a clear picture of what 2012 will
a point of stability for the qualified home buyer. Even
bring for homes valued at $1 million and up. With four
with underwriting guidelines being tough, they are
plus years of plunging home prices and, doom and
not any worse than a year ago and are not getting any
gloom national media updates, the Texas Hill Country
tougher, which is a good sign. As the standards and
has proven itself time and time again to be resilient and
guidelines become more balanced, this will lead to
the best place to sell real estate.
more sales.
Wrapping up 2011, the real estate climate for the
Another huge plus for the luxury market is the boom
luxury home market was strong. Areas North of Loop
of the oil and gas industry. Eagle Ford shale, just south
1604 sold and closed 57 homes with 7 under contract,
of the Hill Country, is said to be one of the largest oil
creating an approximate sales volume of more than $90
and gas discoveries to date. New businesses and jobs
million. This number does not take into consideration
in our area usually entice real estate investors to pump
the “Non-MLS” sales. On average, 5.3 homes sold
money into the area. In 2010 alone, this newest of the
each month. Currently 109 homes, at this price point,
Texas shale plays generated close to $2.9 billion in
are on the market. Inventory is down considerably from
revenue, supported approximately 12,600 full-time jobs
the last few years.
in the area, and provided nearly $47.6 million in local government revenue, says the University of Texas at
I believe two basic factors are laying the
San Antonio Institute for Economic Development.
foundation for a dramatic recovery in the luxury home market. First, there has been a historic drop in new
construction. Second, there has been a slight decline
County and surrounding areas, 2012 should be a
in price. Although San Antonio and surrounding
great year. The instability in the stock market and the
areas have seen less of a decline compared to the rest
European markets seems to be driving a lot of people
of the nation – we had decline none the less. With a
to put their money back in the one safe long term
more balanced supply and demand, boasting a new
investment – real estate. I feel cash buyers will be a
affordability, Americans will be lured back to luxury
large part of the luxury market in 2012. We all need to
home buying.
remember we do not watch the news in California to
determine what the weather will be for the day here
One fear that continues to plague the high end
For those in the luxury home market in Kendall
locally - so we should not listen to the national statistics
market is today’s tight credit standards for the jumbo
to determine the temperature of the local luxury real
lenders. The standards and guidelines used before the
estate market.
Patti Nelson has been an agent for 8 years with The Phyllis Browning Company as an Accredited Luxury Home Marketing Specialist. She is a consistent Top 10 Realtor as named by the San Antonio Business Journal and a consistent San Antonio Platinum Top 50 Agent. She is married to Randy and has 2 children - Katie 23 and Tanner 19.
32 | January 2012
$2,600,000 Bandera Co., Tx 319 Acres
$699,000
Burnet Co., Tx 63.25 Acres
$8,997,650
$1,249,550
$695,000
$669,900
Gonzales Co., Tx 373 Acres
$184,995
Burnet Co., Tx 10 Acres
$175,000
Gillespie Co., Tx 10.87 Acres (Tract A)
$140,000
Lampasas Co., Tx 48.22 Acres
$554,334
Calhoun Co., Tx 187.91 Acres
Live Oak Co., Tx 2,884 Acres
Gonzales Co., TX 231 Acres
$150,000
Gillespie Co., Tx 10.44 Acres (Tract D)
$1,295,000 Burnet Co., Tx | 43.92 Acres (Commercial)
Gillespie Co., Tx 10.44 Acres (Tract E)
Rick Doak | 361-243-1040 (c) | 512-263-9090 (o) | jrdoak@mac.com Cheryl Fowlkes | 512-749-8509 (c) | cherylfowlkes@earthlink.net David Faust | 512-940-3300 (c) | diamondfranch@hotmail.com Representing Buyers and Sellers of Fine Ranch Properties Throughout Texas!
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