1. Will the cost of real estate in The Woodlands go up, up,
UP? - Less Blah Blah More Ah Ha.
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The certain beginning of a shockingly steady rise in real
estate prices.
You see signs everywhere. Longer lines. Thicker traffic. More shoppers. Lanky
construction cranes pepper the skyscape. And then there’s this endless parade
of good news about growth. Todays blazing real estate market, shortage of
inventory, rising prices and solid Seller’s Market conditions are the result and the
growing-richer-every-week improved local economy and three years of pent up real
estate demand and desire.
What would you imagine the market will look like beginning January 2014 when
many of new multi-story office towers are ready for their inbound corporate
employee transferees. What about when the Grand Parkway is complete.

2. What does this mean to you?
If you’re thinking of making a move, you better get a move on. The cost of
everything is going up. Although you’ll pay higher prices today compared to last
year at this time, or even three months ago, you’ll be patting yourself on your back
when you see how impressively steady real estate prices rise.
If you don’t have to sell, sit tight and watch your equity blossom. If you want to
sell don’t short change yourself – Read This.
The supply of For Sale homes will be perpetually wafer thin.
Last year at this time there were 668 properties (in all price ranges) For Sale in The
Woodlands. Due to organic demand and record breaking sales activity there are
currently only 414 properties (in all price ranges) For Sale in The Woodlands. More
eye opening, today there are only 33 properties For Sale in The Woodlands under
$200,000.
Buyers: This means that you’re going to have to be super aggressive in finding a
suitable property and fighting your way to a acceptable contract. Of the 947 closed
sales Year-To-Date one-in-four sold within five days, many with multiple offers and
over list price. Like I said, move fast and flexible.
When fresh inventory hits the market you’ll want to know about it pronto. To keep
from losing out, have your trusted real estate agent set you up with an email auto-
notification based on your unique and specific requirements. With our new Fusion
MLS system when a listing agent enters their shiny new listing data, property photos
and information into the MLS system and hits the This-New-Listing-Is-Officially-
On-The-Market button, within a few heart beats you will receive an instant email
alert. It doesn’t matter if the new listing goes live at high noon, midnight or
anytime in-between you’ll know about cool, hot new listings that meet your
personal criteria before the uninformed and slow-moving tortoise like masses. Now

3. that you know before your bidding against you home buying competitors everyone
else, move swiftly. Stories about hot new listings hitting the market and attracting
multiple showings and offers on the first or second day are not exaggerated. Move
fast and you’ll be moving in. Congratulations! Let me know if you need an New
Listing Alert setup – Ken Brand 832-797-1779.
We’re seeing more and more off the MLS radar inventory sold via jungle drums,
whisper campaigns and real estate agent grape vines. Savvy listing agents prepping a
new listing for market and always-on selling agents are exchanging phone calls, texts
and emails about upcoming inventory. Many properties sell privately before they
hit the MLS mass market. Ask your trusted real estate agent to send emails to
known top listing agents, put a ear to the ground, make some phone calls and see if
they can learn about fresh soon-to-be-on-the-market listings before everyone else.
Let me know if you want to know about Pocket Listings – Ken Brand 832-797-1779.
Once you find a property keep this in mind:
Anticipate competing offers and consider adjusting sweetening (without souring
your satisfaction) your offer accordingly. Values are risings, don’t wring your hands
over a few thousand dollars. Today’s insanely low mortgage rates make affordability
a once in a life time gift. For every thousand dollars you borrow on a thirty
year mortgage your monthly payment will rise a measly five bucks or so. That
means if you and the seller are ten thousand dollars apart from an agreed up price,
you’re really not talking about ten thousand dollars, because you’re financing your
purchase you’re really talking about fifty bucks more a month. Come on now.
What’s the big deal. If it’s the property for you and yours, make your move.
Remember, odds are, if it’s an attractive enough property for you to be interested,
no doubt other qualified buyers will be attracted too. Those other people are
your competition! Don’t let them drink your milkshake. You will begin to build
equity by owning now, not looking and waiting for deals and steals – they don’t
exist.
Don’t be embarrassed, too prideful or penny wise and pound foolish to offer full or
over list price . In this market offers submitted at or slightly above list price are
necessary to win. These committed buyers usually walk away with prize. When you
find what you like, it’s fine to end the home search tour and put in an immediate
offer. If you like it love it, buy own it. Plus, keep in the mind the mortgage company
will complete a property value appraisal. If the property doesn’t appraise for the
contract price you can always bail or renegotiate.

4. Consider Your Terms Of Purchase: To hone an edge and stand out in the
sellers eyes consider sweetening the terms of your offer.
Larger down-payment.
Bigger earnest money deposit.
Short trigger point deadlines and exit clauses for things like the Option Period
and days for financing approval.
Provide the seller with written mortgage pre-approval from your lender.
Flexible closing date.
Possible seller lease back.
A personal letter to the seller sharing a little bit about yourself and your
situation sometimes helps the seller choose one bidding buyers offer over the
other.
What To Expect On Inspections and Repairs: After your contract is executed
you’ll have an opportunity to have the property inspected. Because you’re not
buying a brand new home it’s common to turn up a long or short list of items that
aren’t perfect. Understand accept that in a seller’s market a seller is less inclined to
pay for the repair of cosmetic items. Have your agent get a bid on the inspection
items you’d like to have completed. If the seller won’t pay for them don’t get angry
or take your eyes off your prize, your real estate agent will have the names and
numbers of reputable repair and home improvement people who can get the job
done for you fast and affordably. Or if you’re a DIY kinda person, go for it. Don’t
lose out because the seller won’t make the property perfect or spend a few hundred
dollars in cosmetic type repairs. If you like it, buy it own it.
The bottom line for buyers.
Use these tips and you’ll successfully navigate today’s new strong-like-bull seller’s
market realities with a smile and success. Good luck, speed and grace
A few more facts about The Woodlands Closed Sales |
January 1st to May 27th, 2013
Closed Sales = 947 [Up 16.4%]
Average Sold Price: $389,784 [Up $22,369 | 6%]
Median Sold Price: $293,000 [Up $11,400 | 4.1%]

5. Average Price Per Square Foot: 2,992 Square Feet @ $134.94 Per Square Foot [
2012 = 3,060 @ $120.50 Per Square Foot]
Average Days On Market: 45 Days [2012 = 70 Days On Market]
Average Sold Price To List Price % = 98% [2012 = 96%]
Closed Sales – The Woodlands / 1.1.13 to 5.27.13
Closed Sales – The Woodlands / 1.1.12 to 5.27.12
Thanks for reading. If I can be helpful – Ken Brand 832-797-1779.
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