About Nueces County, TX

PORT ARANSAS, Texas - A recent article in the Port A South Jetty Newspaper summed it up quite well, "E is for Exemplary."

The Texas Education Agency ratings for the 2008-09 school year released Friday, July 31, revealed that the Port Aransas ISD, H.G. Olsen Elementary and Port Aransas High School were rated exemplary, the highest level possible, and Brundrett Middle School was rated recognized, the second highest rating.

The article is available at PortASouthJetty.com and details on the State Accountability Rating System are available here. Kudos to the faculty and students.

PORT ARANSAS, Texas - The purchase of a second home or condo on the coast has many of the same mechanics as buying a primary residence in an inland community. However, there are additional costs and some important considerations.

Financing

Despite what you may have heard in the news, there are plenty of lenders eager to loan money to qualified buyers. That remains true for the purchase of vacation properties as well. Loans for detached, single-family homes are more readily available. Some lenders do not participate in condotel loans. However, there are plenty that do. It is important to note that the terms will differ and it is advisable to do your homework in advance.

Speaking of doing things in advance, one of the most important things a potential buyer should do is to get pre-qualified for a loan. This does two things: It helps define an appropriate spending limit and it also increases your bargaining power with sellers. A contract/offer from a pre-qualified buyer carries more clout.

Property Tax

In the immortal words of Benjamin Franklin, "In this world nothing can be said to be certain, except death and taxes." Ad Valorem/property taxes on vacation properties do not qualify for the homestead exemptions that are applied to a primary residence. In Port Aransas, a good assumption to calculate a "ball park" amount for annual taxes on any given property is to use 2% of the sales price. This will of course change over time, but this serves as a good starting point.

Insurance

Hurricanes are a fact of life for those of us that live and own property on the coast. Here are two important things to remember: Insure your property and get out of the way. There are three insurance policies that are required by lenders and appropriate for all island property owners: homeowners, windstorm and flood.

Inland property owners are familiar with homeowners insurance. These are typically broad coverage policies that offer protection for the dwelling, possessions and personal liability.

Insurance for windstorm coverage can be costly, but it is of critical importance. In Texas, coverage is typically provided by the Texas Windstorm Insurance Association (TWIA). These supplementary policies cover Gulf Coast property owners in the event of catastrophic loss resulting from wind and/or hail.

The National Flood Insurance Program (NFIP) is managed by FEMA. Flood damage is not typically covered by a homeowners policy. Coverage through the NFIP is relatively affordable with policies on most properties costing $500 or less per year.

Condo Insurance

Generally speaking, Home Owner Association (HOA) fees in a condominium development include coverage for general liability, windstorm and flood. In most cases, owners only need to consider additional coverage for contents and furnishings.

Have Questions...Get Answers

Although some of these subjects may seem a bit foreign, they are all quite common for those of us in a coastal real estate market. Remember that there is no such thing as a stupid question. If the team at Port Aransas Realty can answer any questions or be of any assistance, we would love to hear from you.

Thank you for visiting the Port Aransas real estate blog.

Keith McMullin – Broker/Realtor

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PORT ARANSAS, Texas - While much of the country continues to suffer through a difficult housing market, the Gulf Coast City of Port Aransas continues to be a popular choice for vacation and second home buyers. Most of the real estate buyers in "Port A" call San Antonio, Austin, Houston or Dallas home.

The Texas economy has proven to be remarkably resilient. Buyers from large and small inland Texas communities are the lifeblood of the Mustang Island real estate market. The trends in 2009 have seen some price decreases for condos and homes with residential lots being the only segment of the market to experience major pricing reductions.

One option that makes vacation home ownership in Port Aransas quite attractive is the ability generate rental income when the property is not being enjoyed for personal use. This has perhaps never been more true than this Summer Rental Season. Port A has experienced record crowds as many Texans have apparently opted for "Staycations" rather than more elaborate trips out-of-state. After Labor Day I will be posting details on rental income, but suffice it to say that some properties have seen gross rental revenue over $50k in 2009.

Renting out a second home is not for everybody and many prefer to keep their condo or home solely for personal use. Port Aransas has zoning which creates quiet residential neighborhoods where vacation rental is not permitted. However, much of Port A is zoned to allow vacation rentals for homes and condos.

Waterfront condos are always a popular option. After all, when most people come to the coast they want a front row seat. Mustang Island has a wide variety of condos that range from modest efficiencies to penthouse suites and everything in between. As you move away from the water, the pricing generally declines. There is a large selection with 288 condos currently on the market (MLS 8/16/09).

Port Royal Condominiums on Mustang Island (Prices start at $200k)

"I want a house on the beach" is a common statement for local Realtors to hear. Often, that is how the dialog in a property search begins. Another popular choice for waterfront homes are the luxurious canal front homes in Island Moorings which features a marina and is located adjacent to the Mustang Beach Airport. Port A has a large number of homes that are located in beachfront developments that offer community pools and access to the beach with a boardwalk over the dunes (Royal Sands, Cinnamon Shore, etc).

An increasingly popular choice for homes in Port Aransas is a bit of a hybrid. Developments such as Village Walk, Royal Palms and Twin Palms feature detached single-family homes and cottages in a zero lot line setting. These properties typically offer amenities generally associated with homes (enclosed garage, fenced yard, etc) and include the benefits of community pools, palapas and other common elements. Construction will begin in the coming weeks on another one of these developments when Sunrise Cottages gets underway on Tenth Street.

Village Walk Homes In Port Aransas (Prices start at $239k)

If you are trying to find your little piece of paradise, we are here to assist you. Port Aransas Realty has two locations and a team of 17 professionals. You may opt to begin your search by browsing the Port Aransas MLS. Upcoming installments in this series will include information on insurance, financing and other commonly asked questions. Stay Tuned! If you missed it, check out Part One - Why Port A?

Thank you for visiting the Port Aransas real estate blog.

Keith McMullin – Broker/Realtor

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PORT ARANSAS, Texas - In the August 2009 edition of Texas Monthly Magazine, a hungry team of intrepid explorers set out to find the 50 best burgers in Texas. Their quest lead them to Port Aransas and more specifically to the Port Aransas Brewing Company.

Their very own "Stopher Burger" landed at number 44 in the statewide burger search. KIII TV 3 from Corpus Christi covered the story with a live, on-location broadcast earlier this week (Video).

Thank you for visiting the Port Aransas real estate blog.

Keith McMullin – Broker/Realtor

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PORT ARANSAS, Texas - I love my job. Selling real estate is one thing, but showing people how they can enjoy a laid-back, island lifestyle that is only a few hours from home and a world away from life in the big city...well, that's the fun part. Over the next couple of weeks there will be a series of posts that will seek to answer the FAQ of Vacation Home Ownership in Port Aransas.

Part One asks a simple question "Why Port A?" The subtitle could also read something like "So you think you want a place on the beach and you can't decide between South Padre Island, Galveston or Port Aransas."

The Texas Gulf Coast offers something for everyone. Having grown up in Houston, I have been to Galveston on countless occasions and love the historical aspects of this majestic coastal city. There are conflicting census numbers, but the population is somewhere near 60,000. The Strand is a Texas treasure. Galveston earned the legacy of being "The Texas Gulf Coast" a generation ago. Galveston has much to offer and has rebounded from hurricane Ike.

South Padre Island (SPI) means beach vacation and spring break to many. SPI is the Texas Riviera. The offshore currents provide SPI with arguably the prettiest water on the Texas Coast. Years ago SPI set out to be a full-scale travel destination. The hotels and condos are frequently packed with visitors from the US and Mexico. Like Port Aransas, the City of SPI has a small population that rapidly expands during tourist season.

Well of course, I am biased. Port Aransas (Port A) is in my opinion the best little beach town in Texas. On an almost weekly basis, I hear from someone that is visiting Port A for the first time in many years. Port A has been a "sleepy little fishing village" and while that it still true, it is not as sleepy or as little as it once was.

If you haven't been to Port A in a few years, it has changed a little. There is a new Arnold Palmer golf course and some new places to stay and even more great places for breakfast, lunch and dinner. More importantly, what has not changed is that there is not a Starbucks, McDonald's, Walmart, Taco Bell or Red Lobster. Instead, Port A offers a great selection of "mom and pop" cafes, diners, restaurants and stores.

Located on Mustang Island, Port Aransas offers miles of unspoiled beaches with beautiful dunes and abundant wildlife. If you are a regular visitor on this site, than you know quite a bit about Port A. If not, stay tuned and you might also want to visit the Port Aransas Chamber of Commerce.

There is a Texas beach town to accommodate every taste. To many, Port A is the kind of place best described in a Jimmy Buffett song.

The next installment will focus on Port Aransas condos and homes.

Thank you for visiting the Port Aransas real estate blog.

Keith McMullin – Broker/Realtor

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