TEXAS 8-14-23 by Top Agent Magazine

TEXAS EDITION

FEATURED AGENT

HOW TO RECOGNIZE

RUTH BANDA-BATISTA

TRUE LUXURY PROPERTIES

WAYS TO WIN THE BATTLE AGAINST PROCRASTINATION

WHY MILLENNIALS ARE NOW THE HOTTEST SEGMENT OF THE BUYERS MARKET

COVER STORY

DAVID CAVALIER

TEXAS EDITION

RUTH BANDA-BATISTA

Twenty-five years ago, Ruth Bandawhat she knows, Batista left her corporate job to spend comes to down p 7 16 time with her children, Edwin and programs. A testa Vivian. She was in the process of buyacter, Ruth was n ing her own home and was fascinated personal business by the work their agent was doing. “I others. When she felt like that was something I would offering her servi be good at and I would feel good loves spending ti doing for other people. So I talked to have a big yard, DAVID CAVALIER RUTH BANDA-BATISTA our agent and she encouraged me to loves bonfires,” s go for it, so I did. I got licensed in entertaining and a July and come springtime, I had ten have people ove to twelve transactions a month,” Ruth concerts, specific says. “I was blessed. And the best quiet places whe CONTENTS thing about it is that my kids, who are “Mainly, though, my4) inspiration, able to be with me.” 17) CONNECT at my house with my husband, f HOW TOwere RECOGNIZE BEYOND TRUE LUXURY PROPERTIES REAL ESTATE TO ATTRACT Ruth serves all of the Dallas-Fort Worth region. As for her future plans, Ruth is FUTURE CLIENTS Having in Northeast 14) 4lived WAYS TO WIN Dallas for 36 years, her the support she receives from he THE BATTLE AGAINSTis unrivaled. “I’m20) WHYtoMILLENNIALS knowledge of the metroplex familpass that on toARE others. “My HOTTEST SEGMENT iar PROCRASTINATION with all of it,” she says. “This area is prettyNOW much THE clear understanding of my car OF her THE BUYERS MARKET my backyard.” Ruth is passionate about serving able support, as well as my chil clients and goes above and beyond when it comes inspiration, have been a great p to helping and guiding them through the process. she says. “I’m about ten years “ThePhone best part of my job is when I get to hand keys and I’d love to help an agent g 310-734-1440 | Fax 310-734-1440 to my homebuyers or a check to my sellers.” Her licensed and work with them so mag@topagentmagazine.com | www.topagentmagazine.com repeat and referral business is around 30 percent, hand over my business.” Ruth No portion of this issue may be reproduced in any manner whatsoever without prior consent of the publisher. Top Agent Magazine by Feature GA, Inc.to Although are takenand to ensure the accuracy published materials, Top part isofpublished which shePublications attributes herprecautions marketing are alsoof involved in short-term Agent Magazine cannot be held responsible for opinions expressed or facts supplied by its authors. touchTo points “I have recurring email business she will continue to gr subscribe orwith change clientele. address, send inquiry to mag@topagentmagazine.com. Published in the U.S. campaigns at least once a month, direct emails, and to get ten houses in the next te I also have Facebook and Instagram pages where I nine houses in two years.” Ano post listings.” continue to focus onMagazine is with buy 2 Top Agent but I could not stop working w

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How to Recognize True Luxury Properties What to Consider Other Than Location When luxury home buyers are looking for a new abode, they are often advised to pay most of their attention to location, location, location. And it’s true that good locations often have better properties, but if you’re only looking at location then you might be forgetting what it is in a luxury property that makes it luxury. You could view a property in a great location, and because you completely ignored any of the other factors that make a property high end, you might find that once you move in, you aren’t as pleased with the actual house itself as you thought you would be. Here are the other things you should look out for when purchasing a luxury home: • Architectural Uniqueness: The simple fact is that good

architecture retains its value. Do your homework on architects and find the ones that have a good track record of designing beautiful, but practical homes. Don’t simply pay attention to how the building looks today. Consider how it will look in a few decades. Keep an eye out for the “bones” of the building, and decide whether they will stand the test of time or not. Things such as a solid foundation, high-grade materials, unusual details, and artistic components are good aspects to consider. Will the structure hold up well or will it degrade and crumble without constant upkeep? That funky molding may look artistic today, but in ten years will it be considered artistic or just plain weird?

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• Practical Layout: Make sure you have enough room to live

in comfort. As a buyer of luxury property, you probably have quite a busy social schedule. You want to make sure that the layout will lend itself to helping you maintain clear separation between your social areas and private ones. You don’t want guests having to go back into your bedroom to use the bathroom. Look out for places with stairwells, awkward columns, long hallways, and other wastes of space.

• Unobstructed Views and Light: You want to live in

a home that gives you lots of natural light, such as one that is open to the outdoors. That natural light will improve your mood, as well as the resale value. The openness of a space filled with natural light will make you feel more comfortable and happy in your new home. What about the view? Do you see a Do you park, a bridge, a river, or a skyline? Is the see a park, fantastic view out your window protected? a bridge, You’ll need to understand the surrounding air a river, or a rights and zoning allowances of neighboring buildings to understand the possible risks. skyline?

• Windows: Windows are the primary source of losing heat and

cooling. Make sure they are double-paned with good insulation that will protect your home against weather and noise. Unless the windows are already like this, it is unlikely that the condo or co-op board will allow you to install your own.

• Ceiling Height: Consider the cubic footage of the property.

You want to look for high ceilings that increase the openness of a room. Of course, you don’t want to go too high. Above 14 feet will get you diminished marginal returns.

• Storage: If you’re a woman, you will understand this one. We need

lots of closets and additional storage room to fit all of our clothes, shoes, jackets, hats, purses, etc. However, lucky for you, your potential home’s existing closet square footage will not limit you from putting in more storage space. Custom closet companies can create any kind of storage

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space you desire. You will have to, however, make sure that your new home does have an area that you can turn into this storage space. • In-Unit Laundry: In-unit laundry has become necessary for

any luxury home or apartment. Do you really want to have to trek down flights of stairs to use the basement laundry? If you still consider it wasted space, you can convert it into more closet space.

• The Gym: Having a fitness area nearby is an amenity that is especially

important, particularly in winter when you don’t feel like walking to the gym a few blocks down. One thing to consider is the Do you really want of the gym in relation to have to trek down size to the size of the building in flights of stairs? light of common area fees. • Move-In Ready: I’d advise against buying time-consuming and

frustrating fixer-uppers no matter how much you want to add custom kitchens, finishes, fixtures, and other characteristics. Choose a property that already has all of these amenities taken care of. These properties have already had the same designers you would hire fashion the house at a fraction of the cost you would pay to have them do it after you move in. In this light, it is worthwhile to pay a little extra for the move-in ready home.

• Reputation: Pay attention to the reputation of the building. A

property that has a good reputation tends to retain its value. You can easily find this out online on posts, and established locals are likely to have an opinion.

If you want to buy luxury property that is really worth it’s price, then I would suggest adding these points to your list of things your new home must have. If you want to get a high quality home that is a true luxury, you’ll want to watch out for these aspects as well as the location. Some properties might claim to be luxury based on their location, but when compared against this list, they don’t make the cut. So, don’t be fooled by imposters, and make sure you find a true high-end property. 6

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DAVID CAVALIER

Top Agent David Cavalier leads a team of twenty sales agents as the Broker/Owner of the Cavalier Real Estate Group based in Austin, Texas. David Cavalier of Austin, Texas, has perfected a systematic approach to assisting builders and developers who aim to create successful neighborhoods from the ground up. “I just have a passion for real estate and I love helping people. I have a very specific expertise in residential land development. I basically turn farms and ranches into residential subdivisions, and market and sell new construction 8Copyright Top Agent Magazine

communities. I’ve been doing this for over thirty-five years, and bringing success and knowledge to my clients is what keeps people coming back.” Originally, David got started in real estate in 1986 when he was tasked with digitizing an entire office. “I was in the electronics industry,” he recalls, “and I got hired to computerize the office functions Top Agent Magazine

of a builder developer in Pennsylvania. I took everything from his file cabinets – from contracts to floorplans – and by doing all of the data entry first hand, I slowly learned how to build a house.” While working on the assignment, David acquired his real estate license and went on to spend the next five years working alongside that very same business in land

acquisition, subdivision approvals, project management and sales. Today, David leads a team of twenty sales agents as the Broker/Owner of the Cavalier Real Estate Group based in Austin, Texas. They average between $50 and $100 million in annual volume (with 2021 being their record setting year at $150 million),

“I have a passion for real estate and I love helping people. I have a very specific expertise in residential land development. I basically turn farms and ranches into residential subdivisions, and market and sell new construction communities.

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The Cavalier Real Estate Group Facebook page is a testament to this philosophical cornerstone, and David’s tried-and-true approach to marketing and development has him doubling down on the formula that has brought him continued success: “create communities, develop properties, and help people chase their dreams.” and they sport a well diversified set of skills. “Everyone kind of does their own thing as far as specialty,” he exudes. “We all do residential resale, and I specialize in land acquisition, project financing, and subdivision approvals specifically; but we have an agent for anything. Leasing, commercial rentals, office and retail sales, Copyright Top Agent Magazine 10

private rentals – we can help anybody who needs to buy or sell real estate in-house.” Independently, David maintains a book of business that is over ninety percent repeat and referral clients, and he regularly hosts luncheons for listing opportunities to stay in touch with the builders and developers who rely on his services. Top Agent Magazine

As he continues to support his regular clients, David is proud to pass on his knowledge and expertise to the agents he mentors (including his twenty-three year old son, Blaise). “I just feel blessed to have this knowledge and experience that I can use to help others be successful in their endeavors. Everything about the real estate industry that I know how to do I’m happy to share.” The Cavalier Real Estate Group Facebook page is a testament to this philosophical cornerstone, and David’s tried-and-true approach to marketing and development has him doubling

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down on the formula that has brought him continued success: “create communities, develop properties, and help people chase their dreams.” When he’s not growing his business or assisting his agents, David enjoys spending time with his children, golfing with his friends, and supporting Habitat for Humanity. “Providing housing for people is what we do, so that’s a natural charity for us to champion! We love helping anybody and everybody get into the home of their dreams.”

For more about David, call 512.656.5787, visit cavalierrealestategroup.com, or email dpcavalier@earthlink.net www.

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4 Ways to Win the Battle Against Procrastination One of the most common professional afflictions is procrastination. The funny thing is, everyone knows that procrastination is negative—it’s a waste of time, a creator of stress, and is entirely a problem of our own making. Still, knowing all of this doesn’t necessarily decrease our odds of procrastination. There are plenty of explanations we give when putting 14

work off until the last minute. Perhaps you convince yourself that you work best under pressure, but it’s truer that you’re used to working under pressure by necessity. Maybe you’re a perfectionist and the fear of getting it all wrong puts you off from the task. Whatever the justification may be, overcoming procrastination requires some willpower and technique. With

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that in mind, take a look at a few tricks below to jumpstart your motivation and nix the lastminute time crunch. After all, you owe it to yourself and your business to operate like a procrastination-free professional.

1. Make Your Intentions Known As realtors and mortgage professionals, you may serve as your own boss. So, when the time comes to complete a task and you put it off—perhaps you’re only disappointing yourself. This is easily remedied by making a new promise to try again tomorrow. On the other hand, it’s much harder to break promises and commitments to others. Try verbalizing your intent and commitment to your team, or to an assistant who can hold you accountable, or better yet—to a business partner or to a client. Make a hard deadline public and you’re likely to perform for fear of embarrassment or losing face. In a way, this puts the pressure of expectation on you, instead of the pressure of the ticking clock.

2. Take a Baby Step When tasks pile up, it’s easy to get overwhelmed. If you’ve got a number of items on your to-do list, including some heavy hitters that require a lot of attention and time, begin by taking on something simple. Identify an easily completed job that needs attention and put it first in your queue. Duties that are straightforward and aren’t time-intensive can lead you to the rest of your to-do list, fueling you with the satisfaction of a task already complete. Even if it’s as small as returning e-mails, or dropping off your dry-cleaning, one simple thing off your Top Agent Magazine

list can inspire you to continue on to the next item in the spirit of productivity.

3. Work in Windows If work is the last thing you want to do and you can’t seem to self-motivate, make a compromise with yourself. Agree to work just fifteen minutes, and mean it. This tiny window of time is easy enough to complete, isn’t overwhelming, and you’ve already agreed to move on once time is up. The truth? Odds are that just fifteen minutes of active work will inspire you to keep going. After all, the most difficult part of procrastination is getting started. By putting in those fifteen minutes, you’ll trick yourself into diving into the action.

4. Switch Up Your Environment If you’re stuck in rut when it comes to procrastination and productivity, try changing your surroundings. If the office feels stale and stressful, take your work to the nearest coffee shop and try to tackle your tasks there. Perhaps the quiet, studious ambiance of a library can make you focus, or a picnic table outside the office can stimulate the senses. Sometimes changing your scenery can breathe new life into your routine and give you the extra push you need to get work done. There’s no one way to overcome procrastination. In fact, it’s likely a lifelong process of building discipline, finding techniques that work for you, and simply prioritizing your time more effectively. Don’t lose hope—remember these tricks and winning the war will be possible, even if you lose a few battles along the way.

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RUTH BANDA-BATISTA Twenty-five years ago, Ruth BandaBatista left her corporate job to spend time with her children, Edwin and Vivian. She was in the process of buying her own home and was fascinated by the work their agent was doing. “I felt like that was something I would be good at and I would feel good doing for other people. So I talked to our agent and she encouraged me to go for it, so I did. I got licensed in July and come springtime, I had ten to twelve transactions a month,” Ruth says. “I was blessed. And the best thing about it is that my kids, who are my inspiration, were able to be with me.”

what she knows, especially when it comes to down payment assistance programs. A testament to her character, Ruth was not hoping to gain personal business but rather to guide others. When she is not working or offering her services to others, Ruth loves spending time at home. “We have a big yard, and my husband loves bonfires,” she says. “We love entertaining and at least once a week have people over.” She also loves concerts, specifically at parks and quiet places where you can picnic. “Mainly, though, it’s spending time at my house with my husband, friends, and kids.”

Ruth serves all of the Dallas-Fort Worth region. Having lived in Northeast Dallas for 36 years, her knowledge of the metroplex is unrivaled. “I’m familiar with all of it,” she says. “This area is pretty much my backyard.” Ruth is passionate about serving her clients and goes above and beyond when it comes to helping and guiding them through the process. “The best part of my job is when I get to hand keys to my homebuyers or a check to my sellers.” Her repeat and referral business is around 30 percent, part of which she attributes to her marketing and touch points with clientele. “I have recurring email campaigns at least once a month, direct emails, and I also have Facebook and Instagram pages where I post listings.”

As for her future plans, Ruth is beyond grateful for the support she receives from her family and wants to pass that on to others. “My husband and his clear understanding of my career and unmeasurable support, as well as my children, who were my inspiration, have been a great part of my success,” she says. “I’m about ten years from semi-retiring, and I’d love to help an agent go to school and get licensed and work with them so I could eventually hand over my business.” Ruth and her husband are also involved in short-term leases, an aspect of business she will continue to grow. “Our plan was to get ten houses in the next ten years and we got nine houses in two years.” Another area Ruth will continue to focus on is with buyers. “I love listings, but I could not stop working with buyers. That’s something special for me. I will keep in contact with my past clients, and when their kids or family members are ready to buy, I’ll be here.”

When Ruth was invited to speak about the home buying process at her former church, she agreed but said she wanted to only answer questions and share

To learn more about Ruth Banda-Batista, https://www.instagram.com/ruthrealestate/?hl=en https://www.facebook.com/profile.php?id=100048634436457 you can call her at (972) 670-4634, visit Instagram or Facebook 16

CONNECT BEYOND

REAL ESTATE

to Attract Future Clients What kind of content are you sharing on your blog, website, and social media? Does most of it have something to do with buying or selling a home? While sharing the latest market information or tips on how to qualify for a mortgage, or when someone should buy or sell is important and demonstrates your value as a REALTOR®, it shouldn’t be the only subject you cover. If you only focus on real estate, you’ll be missing the chance to connect with future clients that might not be ready to move just yet. By sharing a lot Top Agent Magazine

of industry-heavy content, you are only going to appeal to those who are currently in the market rather than a broad base of potential clients. To pull in those other future clients you want to provide fresh, interesting content that will appeal to those possible future clients that aren’t quite ready to move yet. However, you also want to still tie this content back into your business goals. So, how do you share content that will speak to a wider audience, but also still be relevant to your business?

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n Talk About Your Philanthropic Activities

The philanthropic work you do to support your community says a great deal about who you are as a person. Many people will be attracted to working with you because of the charitable works you are involved with. While you may be hesitant to share these efforts because you feel it may come across as bragging, you also need to remember that sharing information about the charitable organizations you support will actually help those organizations. Many of them have small marketing budgets, so any free exposure you can give them helps to promote their cause. In fact, they want and need you to promote them. And you can promote them without coming across as a braggart. Focus your content entirely on the organization. Talk about why you support them, how they help the community, and how others can also get involved. This turns what could have been bragging into something that benefits everyone. n Your Local Community

We humans are connected to each other through our community – our local sports teams, parks, churches, schools, and much more. What better way is there to connect with people in your community than to talk about your community? Demonstrate that you are an expert on your community, and bring that community to your followers. Share information about a local event; perhaps even share the actual event through live-stream video. Interview city officials to get the low-down on the latest development project. Share information with your followers about things they didn’t know about their community. Consult with local historians or the historical society to share interesting information about your community that your followers will want to read. You could even turn it into a series of podcasts or videos. n Use Your Creativity to Connect

Find creative ways to engage your followers on the topic of real estate. Try engaging your followers in an interactive project such as posting photos of interesting front doors. Doors are the entry point into our homes as well as our private lives. The way we adorn our front door can give someone a sense of our style and personality. Ask followers to submit photos and choose one to post each Friday. Make sure to watermark each photo with your logo at the bottom and include an inspirational quote that ties back to the importance of home. You could also ask your followers to provide a little story or caption to go along with the photo that tells something about them and their home. These kinds of projects are interesting and unique, and clearly connect back to your business. n Share Your Hobbies

Are you an adrenalin junkie who has bungee jumped from some of the tallest bridges in the world? Are you a foodie that grows your own organic vegetables and fruit? Do you have a 18

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secret passion for photography? Everyone has hobbies that they enjoy outside of work. When you look past the surface people become quite interesting. People also happen to find interesting people interesting, and tend to remember people based on their distinctive traits. We humans love discovering a person’s behind the scenes story, the mind behind the face. While you don’t want to talk too much about yourself, sharing pieces of your personal life and things that interest you can be a great way to connect with followers. By sharing interesting facts about your life, you will find that many followers will feel a strong, personal connection to you based on your hobbies and personal interests. n Divulge Interesting Experiences

This is somewhat similar to the idea of sharing your hobbies. Sharing some of your more interesting personal experiences such as a fateful conversation with a stranger or an exciting adventure you had while in another country can be a great way to connect with followers as long as it also relates to some kind of life or business lesson. Talk about experiences you’ve had with clients or purchasing your own home. Experiences that relate to your business are great ways to connect with future clients in a manner that goes beyond the world of business. n What and Who Inspires You

No matter what you’ve chosen to spend your life doing, you didn’t get there alone. You may have had a mentor that made a special impact on your life or someone already in the business that you looked up to and who perhaps inspired you to get into real estate. You may have found inspiration through a love of architecture or design. People want to know why others do the things they do. Sharing who or what influences you in your personal and business life is a great way to connect with followers. Recognizing that you didn’t get to where you are now by yourself shows humility, and talking about those people that had an influence on you shows others that you stay connected to the world and people around you. Connecting with potential clients is something that is essential to any REALTOR’S® business. If you’re doing the work to create interesting blog posts and make those connections, you want to make sure that you’re sharing the right kind of content to draw in those future clients. It takes a lot more than simply providing the latest market news. To get the most out of what you share, you need to provide a wide array of interesting content Top Agent Magazine

that will draw in a broad range of followers. Providing the right kind of content can make all the difference when it comes to connecting with future clients and building the right kind of relationship with them right from the start. Connecting through your website or social media and sharing more than just real estate advice will help you build confidence and trust with future clients before you even meet them.

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Why Millennials Are Now the Hottest Segment of the Buyers Market

and How You Can Attract Them to Your Home There are many factors when it comes to knowing how to sell your home to the Millennial generation. Millennials are becoming an important part of the buyer market, and to fail to cater to their needs will cut you off from a large and important segment. But, why have Millennials all of a sudden become interested in buying houses when they were perfectly content to rent for the rest of their lives? 20

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A number of factors contribute to what has recently made Millennials the hottest segment of the Buyers market. One factor is the improved job outlook for Millennials. Millennials took a serious blow during the recession. Unemployment in this group soared to 14 percent, compared to the 9.6 percent for the population as a whole. But, in recent years that number has been decreasing, with unemployment for Millennials being 9.3 percent this past year. Rising rents are also contributing to making Millennials more interested in purchasing homes now. Rents have risen so much that buying a home now just makes more sense. Half of all renters spend more than 30 percent of their income on housing. Millennials are becoming increasingly stressed over the constantly increasing financial obligation to something that isn’t even theirs to own. The near-historic low mortgage rates are luring Millennials towards purchasing a home with their promise of affordability. When compared with the skyrocketing rental rates, buying a house looks even more enticing. Another factor helping Millennials get over the hump of purchasing a house is the lower down payment requirements. Fannie Mae and Freddie Mac are now offering new loan programs that require as little as a 3 percent down payment. This may just be the last push the Millennials needed to turn toward buying a home rather than rent. So, now that we’ve established that Millennials are finally joining the Buyers market, the next thing that it is important to understand is what exactly Millennials are looking for in a home. What kind of floorplans do they prefer? What locations are they interested in? Here are some of the essentials that Millennials are looking for in a home: • Updated Kitchens and Baths: Almost everyone wants to buy a

home with new kitchen and bath fixtures, but this is especially true for Millennials Buyers. Millennials are going to spend most of their savings on the down payment and furnishings, leaving little room to update the Kitchen and Bath, which are also the most expensive parts of a home to

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update. Millennials who are on a budget simply won’t have the money to sink into those areas. An updated Kitchen and Bath is sure to bring in a younger crowd. • Big Kitchen with Open Floor Plan: For Millennials, the kitchen has

become the room where they hangout in addition to the family room. This is why having an open space that can transition easily from the kitchen to the TV room is high on the list of things Millennials are looking for in a home. Along a similar vein, Millennials are attracted to an open floor plan rather than one that compartmentalizes the home. This has to do with how Millennials entertain. Millennials want their guests to flow through the rooms and mingle together, rather than be sectioned off in different rooms.

• Home Office: More than 13 million Americans now work from home,

and if you look at the trend, that number is only going to increase as the time goes on. With technology steadily increasing, more Millennials than ever have the flexibility to work from home. But, the home office isn’t just for someone working from home full time. Having a separate space dedicated to work helps people concentrate and focus on work while they are at home. They can separate themselves from the activities going on around the house and have a quiet space where they can set up their workday, plan a presentation, hold a meeting on Skype, or even pay bills.

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• Less Maintenance: Many Millennials work different schedules that

don’t conform to the 9 to 5 workday, as well as full social calendars. This doesn’t leave them much time to clean a big house. Lawn services and low-maintenance front yards are particularly appealing, as they take less responsibility to still keep the curb appeal high.

• Energy-Efficient Appliances: Millennials have been educated on

keeping the Earth clean from the time they were born. They want to do their part to help the environment and appreciate the long-term cost savings that come with it. Energy-efficient appliances and greener ways to heat and cool the home might end up being the tipping point that makes them choose one house over another.

• Hardwood Floors: Millennials don’t have the time or patience to clean

dirty carpets, especially those that own pets. Hardwood and laminate flooring is easy to mop up if there’s been a mess. The more time they can conserve, the better.

• Good Location: Millennial buyers are looking for homes that are in

proximity to public transportation and have a good walking score. Young Millennial buyers without children are more likely to want a location closer to the action of the city, while Millennials with children would prefer more residential areas.

• Technology: Technology rules the Millennial’s life. They do work on

their computers through an Internet connection and solely use cellphones for communication. They are going to ask about how strong the cell service is and about the Internet service provider. While these amenities are out of the seller’s hands, Millennials are still going to ask these questions, and you will need to know how to answer them.

Knowing what Millennials are looking for in a home will ultimately help you make the necessary changes that will attract these buyers to your home. Since they are the a serious segment of the market now, updating your home to fit their needs will lead to more buyers and better offers. So, get with the times and embrace the Millennial buyer. Top Agent Magazine

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