Sometimes we just miss the obvious. The media and the marketplace have been screaming that it’s a buyers market. Houston housing prices are way down. Interest rates are at historically low points. Sellers are often desperate to sell. Foreclosures and short sales are abundant. There has never been a better time to purchase a home in the Houston area in recent memory.
If you let greed drive you, you might decide to wait for the market to hit bottom. However, the only way to know you have found the bottom is when the prices have already risen from the bottom. Then it’s too late. Even if you buy now and the prices go a bit lower, the recovery will come and you will recapture that gap on the way up. Interest rates are unlikely to move much, of any, lower since there is little room for downward movement left.
Some folks who want to move up to a larger home, think that they want to wait for the market to recover before making a move. By doing so, they are simply going to allow their new home to recover its value. For example, if you are selling a $150,000 home and buying a $300,000 home and prices in your area are off by 10%, you may lose $15,000 ($150,000 * 10%) on the sale of your home. By the same logic, your new home will be discounted by $30,000 ($300,000 * 10%), giving you a $15,000 benefit
Even our government is stepping up with new home buyer incentives with $8,000 rebates for qualified buyers. Sure lenders are tight on qualifying borrowers right now, so marginal buyers could have some trouble. But make no mistake; if buying is in your near future, the future for buyers is now!
http://www.youtube.com/watch?v=d5YlaAHdaDM&feature=related
http://www.youtube.com/watch?v=xunqXonuQbc
Patrick W. Welsh, GRI
Using Technology to Solve Your Real Estate Puzzle!
Real Estate Consultant, REALTOR
Keller Williams Signature
14515 Briarhills Pkwy, Ste 100
Houston, TX 77077
281-558-8580 Direct
281-971-3570 Fax
West Houston Villages
In your Neighborhood a secret?
By: Patrick Welsh
Would you like to hear something different in Real Estate marketing that applies directly to you and your home? It’s simple really, what I propose to do. It’s the tried and true strategy of delivering value; a greater value than my competition. And perhaps it ultimately relates to a superior vision and understanding of an area than that of the competition.
As your local, full time Keller Williams agent, my office is in your neighborhood at 14515 Briarhills Parkway. And I’ve enjoyed success in selling real estate in your neighborhood. My primary business area is centered in the West Houston energy corridor. I am a listing and marketing agent, with internet marketing being a major focus of my business. It’s no wonder, if one considers that over 85% of buyers search the internet before they ever contact an agent.
Recently, I’ve recognized a shortcoming in the marketing and presentation of real estate properties in the general area bounded by Highway 6, Briar Forest, Eldridge Parkway and Hershey Park. That, specifically, would appear to include your neighborhood. Sure, Brairhills, Meadow Briar and Parkway Villages are well enough known and well represented. But the gated communities of Enclave Lake, Park on Enclave, Laguna Springs, Madera Vista, The Villas, Retreat, Sienna Cove, Charlton Park, Windsor Cove, Tracewood Park, Maplewood Park, Baldwin Square, and The Courts are a different story. The non-gated communities of Oaks of Parkway and Briarstone Park share a similar condition. These smaller niche subdivisions fall within Briarhills or Parkway Villages subdivisions. Together they present a challenging and difficult dilemma from an analysis and a marketing perspective. Our generally effective Houston Association of Realtors website, HAR.com, must present everything grouped in the major subdivision, as the tax records reflect. So your specific enclave may be lumped together within various subdivisions such as Briarhills the entire Parkway Villages grouping. There may not be anything inherently wrong with that approach, except that it becomes very difficult for prospective buyers to find, analyze and be attracted to these frequently unknown areas.
So here is my idea. First, I’m in the early stages of building a dedicated website to complement the entire area while delivering distinction to these niche subdivisions. Named www.propertyjewelsofwesthouston.com or
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The most common complaint to may agents by unhappy sellers is that the agent merely put the sign in their yard, listed the property, and did little or nothing to promote or sell their listing. And in a gated subdivision, what good can a sign do? My strategy is to deliver added value before you need me. I’m going to exceed those other agent’s efforts without ever asking for your listing!
And I’m going to put myself right in the middle as your real estate consultant, bringing experience, knowledge, and information to consumers as well as to you as a homeowner. Of course I’m not so altruistic as to do this for nothing. Ultimately, if I list properties in the area, I will earn the very same commission that any other real estate agent will earn while listing or selling in your neighborhood. The difference is that I’ll deliver, in advance, the added value that I mentioned in the first paragraph.
Now you want to know, “What is it that I want from you?” Not much really. My goal is to build an information base, and get accurate and useful data, photos, news items and the like, to enhance the opportunities to expose the niche areas in the best light possible. Any information or assistance you might provide to that mutually advantageous end is appreciated. I’ll start by populating the website with all of the background data you give to me. And sure, if or when the day comes that you want to put your home on the market, I’d like you to consider me for that job! Or if you know a buyer that is interested in the area, have them give me a call! That’s not asking too much in return is it?
It would be just great if you took a few minutes to call or email me with your thoughts. As the entire project spins up, talking with and gaining the understanding of as many residents of the various areas is crucial to making my efforts effective and fruitful. And make no mistake; we’re absolutely talking about a mutually beneficial endeavor. I sincerely hope that you can take a moment to call or email me with your thoughts and comments.
Patrick W. Welsh, GRI
Using Technology to Solve Your Real Estate Puzzle!
Real Estate Consultant, REALTOR
Keller Williams Signature
14515 Briarhills Pkwy, Ste 100
Houston, TX 77077
281-558-8580 Direct
281-971-3570 Fax
Is it the right time to buy a home in Houston?
Sometimes we just miss the obvious. The media and the marketplace have been screaming that it’s a buyers market. Houston housing prices are way down. Interest rates are at historically low points. Sellers are often desperate to sell. Foreclosures and short sales are abundant. There has never been a better time to purchase a home in the Houston area in recent memory.
If you let greed drive you, you might decide to wait for the market to hit bottom. However, the only way to know you have found the bottom is when the prices have already risen from the bottom. Then it’s too late. Even if you buy now and the prices go a bit lower, the recovery will come and you will recapture that gap on the way up. Interest rates are unlikely to move much, of any, lower since there is little room for downward movement left.
Some folks who want to move up to a larger home, think that they want to wait for the market to recover before making a move. By doing so, they are simply going to allow their new home to recover its value. For example, if you are selling a $150,000 home and buying a $300,000 home and prices in your area are off by 10%, you may lose $15,000 ($150,000 * 10%) on the sale of your home. By the same logic, your new home will be discounted by $30,000 ($300,000 * 10%), giving you a $15,000 benefit
Even our government is stepping up with new home buyer incentives with $8,000 rebates for qualified buyers. Sure lenders are tight on qualifying borrowers right now, so marginal buyers could have some trouble. But make no mistake; if buying is in your near future, the future for buyers is now!
http://www.youtube.com/watch?v=d5YlaAHdaDM&feature=related
http://www.youtube.com/watch?v=xunqXonuQbc
Patrick W. Welsh, GRI
Using Technology to Solve Your Real Estate Puzzle!
Real Estate Consultant, REALTOR
Keller Williams Signature
14515 Briarhills Pkwy, Ste 100
Houston, TX 77077
281-558-8580 Direct
281-971-3570 Fax
Selling your Walkers Mark Townhome.
As your neighborhood expert (more about that later), I recognize more than most people the challenge in selling your Walkers Mark townhome. Because I have “farmed” your community for the past six years, I’ve see the community in good times and in today’s more difficult market. And that period represents a variety of different homeowner’s association (HOA) management approaches. HOA management is a whole subject in itself. As a bonus I live just abolut four blocks from Walkers Mark.
Taking a direct and straightforward approach, I can say with certainty that the following are the key issues that must be addressed to effectively market and sell in Walkers Mark:
1. Price. Your sales price must be in the lowest third of the market. Every seller and every agent would like to price high so that the best net price can be gained on the sale. But pricing just a little too high will lead to disaster; long, fruitless periods of hoping someone will fall in love with your place. The key of effective pricing is getting traffic with interested buyers in the right price range. Competition and history (the market) sets the sales price, the agent interprets the conditions. Many sellers begin the pricing analysis with their needs to pay off their mortgage and pay sales costs and make a profit. Oftentimes that strategy leads to overpricing. When you see those properties that have been on the market for six, nine, twelve months overpricing is usually the cause.
2. Price Ahead of the Market in a Buyer’s Market. This is easy to understand if you look at it this way. In a seller’s market where prices are rising at 1% per month, if you are 3% overpriced, you will be adjusted to the market in 3 months. In a buyers market, with prices falling at 1% a month, if you are 3% overpriced, at three months you are 6% over the market, and in a year you are 15% over the market. To price ahead of the market, you begin with the lowest price for 30 days from now and get marketed and sold in that time window. Chasing the market as in the second example is what leads to listings that languish on the market for months and years. This is where so many of the foreclosures and short sales come to be as well.
3. Condition. The property condition must be in the top third of the market. It must be surgically clean during the entire showing period. Updates and upgrades are critical components to an effective sale. In a strong seller’s market condition can pay good benefits to the seller. In a buyers market such as we have today, with plenty of inventory (competition) available, updates and upgrades will help to sell your house, but the premium price for condition evaporates with the buyers market. To rephrase, the buyer will look at all of the best properties available, and choose the best one at the lowest price. Sellers often think that updates like a new air conditioner or roof adds value to their home, but that’s not true. Every buyer expects a good air conditioner and a good roof; updates improve the salability of your home. Updates do not add to the sales price.
Know that I am the Walkers Mark area expert. And I can make that claim based on my experience in the community and my dedicated interest in continuing to promote the community with a website and blog. If you are a potential seller, let me suggest that since I charge the same rate as most agents, I am the logical choice to sell your home quickly and for a fair price. Sure, you can find an inexperienced agent that will list your property for an artificially higher price, but be prepared for a long and unfulfilling experience.
When I take a listing in Walkers Mark, that property gets fed to all of the major real estate web sites, my personal website and www.walkersmark.com, my personally sponsored site for your community. Since more than 85% of all buyers start their search on the internet, using the internet is clearly the most effective way to market and sell your home. There is no more effective approach than using today’s technology and there is no more dedicated or informed agent to employ in selling your Walkers Mark property.
Patrick W. Welsh, GRI
As an agent taking listings frequently on Houston's West Side, I was surprised to learn that Eperany Subdivision is comprised of both Townhomes (approximately 155) and Single Family homes (approximately 73). Both Sections of the Subdivision are located north and east of the intersection of Kirkwood and Brair Forest. Eperany Townhomes maintains an excellent website at http://www.epernaytownhomes.com/.
The adjacent, more econimical townhome community of Walkers Mark often has some very good deals for buyers interested in a low cost (low $100,000's) townhome community. You can learn more about Walkers Mark at http://www.walkersmark.com/.
The single family homes are ones mostly built in the late 1970's. However there are several extraordinary homes built in the area in more recent years. That is the case in my most recent listing built in 1998, which can be seen at http://search.har.com/engine/dispSearch.cfm?mlnum=1633114.
For more information about West Houston, Epernay and Walkers Mark properties, contact me for immediate assistance: Patrick Welsh, Keller Williams Realty, 281 558 8580.
Visit my website for additional information: www.patwelshproperties.com
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Using Technology to Solve Your Real Estate Puzzle!
Patrick Welsh has been a successful and highly dedicated professional businessman, business owner and real estate professional for many years. As a Houston resident for the past eleven years, Pat enthusiastically embraces the traditions and the lifestyle of the great State of Texas. 
Pat specializes in residential properties and has consistently been a multi-million dollar producer since his first year in the business, attaining numerous awards and recognition from his colleagues and associates. His extensive experience, attention to detail and follow-through have helped him establish a productive and expanding business.
Pat's profound respect for others and his commitment to exceed each client's expectations are reflected in his mission statement and his personal life as well. "I treat each client as a member of my family, with trust, loyalty, and friendship. I want my clients to truly feel that I am their REAL ESTATE CONSULTANT FOR LIFE."
Active in the community, Pat has served as Homeowners Association Officer and President, and has coached little league baseball. In his leisure Pat enjoys being an avid Astro's baseball fan, as well as working with computers, reading and watching movies. Pat is fortunate to be married to Eileen, an escrow officer at a title insurance company. Eileen and Pat frequently enjoy traveling to the New Orleans area to visit the family, children and grandchildren. The Welsh's make their home in the West Houston/Memorial area.
Solving Your Real Estate puzzle! Before you surmise that this is a trite meaningless catchphrase, let me say that my hobby is collecting wooden puzzles. And, because each real estate transaction is comprised of many, often dissimilar pieces, real estate practice is rather like puzzle solving. Solving problems and finding solutions in a real estate transaction is more like a puzzle than most folks might guess!
As a mature, seasoned agent I work with buyers and sellers to negotiate the best terms and conditions for each client on each transaction. The Keller Williams philosophy of win-win deals means my goal in having each transaction meet everyone's needs and expectations.
As a member of our Keller Williams Market Center's Agent Leadership Council, I dedicate my time to help other agents and direct the progress of our business. Being involved in the fundamental business operation as well as being the advocate of each and every client keeps my role and a Realtor focused and involved.
Because I live in the West Houston area near Briar Forest and Kirkwood, the bulk of my business is West Houston, Katy, Sugar Land and Northwest Houston. I also work frequently in the Galleria and inner Loop areas as well.
Victor Melton
March 12, 2004 Please accept this letter as a testimony to my experience with Mr. Patrick Welsh, as an individual and as a real estate agent. I had the good fortune of having Pat referred to me by a neighbor who had a great experience with him on a sales transaction. I had the dilemma of choosing between Pat, who I did not know at the time, and an established agency that had been selling properties in the area since they were built. Thankfully, I chose Pat. Pat's demeanor and professionalism sold me from day one. His positive attitude helped make a difficult decision easier. And it only got better from that point. Pat is extremely professional, knowledgeable, responsive, and results oriented. He has a knack for analyzing a situation and making logical recommendations to resolve it. He told me that he had a marketing plan for moving properties and that most properties, if priced correctly, can be sold within the first 30 days using his plan. In my case, he accurately forecasted the price that my property would sell for, and together we were able to conclude the transaction in less than 30 days, almost to the penny that he said it would sell! I was very impressed by my experience with Pat. He gave me timely feedback on showings, and when an offer was made, his ability to close the deal was never in question. To me, Pat was working for my best interests on the transaction, rather that just trying to make a sale. I would strongly encourage anyone to make Pat Welsh their choice in listing or selling real estate. He is an exceptional person to have on any team! If you are considering using him, you may call me at 281-297-7841 and I would be happy to speak with you to further discuss his merits.
Andrea & Rob Walter
You'll never meet a nicer, more competent real estate agent than Pat Welsh. As first-time homebuyers, we thought we'd done our research about the process, and decided to wait until we had some homes in mind before signing with a Realtor. Wary of a pushy agent, we figured that way we would be in the drivers seat. We happened upon Pat while calling on one of his properties, and we knew from the start he was the kind of agent we were looking for. He never rushed us into anything; while touring homes he was careful to point out everything the bad and the good. When the process got stressful for us, Pat was always the calming, reassuring voice that kept us looking for the perfect home. It was at our lowest point after we decided to walk away from negotiations on a property we thought was the one - that Pat helped us find the right one. After four months in our new house, we couldn't be more grateful to Pat for guiding us here. We now consider him a good friend, and when it comes time to become the sellers, we'll know who to call. Regardless of your experience with buying or selling a home, we guarantee Pat will tell you something you didn't already know, and he'll be your best representative at the bargaining table.
Marcia Raymond
Congratulations!! Job well done... it has been great working with you and successful all the way around. I truly appreciate your "down home" comfortable way of doing business - professional yet personal. You were a Godsend to me when I was about worn out with the "project". Thanks and rest assured I will tell my friends in need of a good realtor about your expertise. Celebrate the success!
Pablo Gonzalez
In general, I've had an excellent experience with Pat. I met him about a year ago, when I first arrived in Houston. At the time he helped us in the leasing of a house while we took our time for buying. He was able to get us what we were looking for, within budget and with adequate terms. Then he helped us in the complex 'home hunt', a process that took several months since finding the 'right' place is not necessarily easy. He was very patient and always readily available. Early in the process he tries to identify your needs, so from that moment onwards he can focus the search so your time and efforts are not wasted. Just remember that the market out there is huge, and although he is related to a small real state firm he nevertheless has the necessary resources and contacts to cover the whole market. He is generally very knowledgeable on real state laws and regulations, and, most importantly, he knows were to look for an answer when he does not have it at hand. During the process I had many questions, and he never left them unanswered. By the way, since his wife works for a Title company he has help at hand when it comes to related queries or to review all documents before closing. Something that I found very important is that he will never tell you what to do, but when facing decisions he will present pro's and con's and/or options where applicable so your decisions are based on solid ground. Your best interests will however be always of paramount priority. Finally, Pat will not disappear after closing. He will always be there for you in case of need. In summary, if I had to go through this process again I would not hesitate to have Pat help me with it.
Bill Spence
To whom it may concern: Pat Welsh did a great job selling my house at 1918 Briarturn, Houston while I lived in Los Angeles. He handled all aspects of the sale including difficult negotiations with the buyer who constantly changed his position on financing options. He also speedily communicated all contract and escrow papers to me so that the sale could proceed without delay. His expertise saved me from many head aches. I wholeheartedly recommend Pat to any other seller who is or is not located in Houston.
Bob Bogan
I would just like to thank you again for the terrific job you did in handling the sale of my house in Houston. From the start, it was apparent that you were fully equipped and experienced in dealing with absentee homeowners. I was initially apprehensive regarding the process of selling a home by remote control. Establishing an appropriate listing price, addressing repair items, dealing with contractors, listing the property but then promptly forgetting about it, were all things that concern every absentee property owner. But these concerns disappeared quickly as your continuous professional attention to detail and constant communication by e-mail, fax, and phone reassured me that nothing was falling through the cracks. Your cheerful and upbeat demeanor was instrumental in handling what I can only call a less than fully cooperative tenant whose actions, in many ways, hindered showing the property in a timely manner. Your efforts in handling the various contractors involved in maintenance and repair issues were never accompanied by excuses for delays or "snowballing" scopes of work. Frankly, not being allowed to show the property until the week before Thanksgiving and then closing the sale in February pretty much speaks for itself. If you ever need a reference, please let me know.
John Funk
My experience with Pat Welsh was great. Pat is a real professional and did everything that he told me he would do. He has a real gift with people, and a real feel for the market. If I ever sell another house, I would want Pat to be my realtor. I highly recommend him.
Tammy Thompson
I had such a great experience with Pat Welsh as my realtor in my recent purchase of a new home I wanted to share my experience with you. Pat was always on time (usually early), to any meetings we had scheduled. Pat worked on Saturdays, Sundays and even when ill, when necessary to get our deal closed. Pat met us at the house many, many times without complaint before we had truly made our decision. He is a very professional, yet personable realtor that I would not hesitate to recommend to my closest friend or family member. As with any purchase of a home, there will be a few bumps along the way, but Pat was there to do all he could to smooth them out for us. In fact, my 3 yr old son got quite attached to Pat and was a little disappointed that he wasn't going to move into our new home with us. :-)
Leslie Way
I have so many good things to say about my home buying experience with you that it's hard to put them all in a letter. I would be more than willing to provide a reference to any of your new clients and have been telling my friends that are considering buying a home about you. I'll start by saying that I couldn't be happier with the house I purchased. It is exactly what I was looking for and wouldn't have found such a great property without your help. I've spoken to many people who were not satisfied with realtors in the past and I was skeptical when I first found you. However, from the very beginning I felt that I could trust you, that you know your business very well, and that I would be happy with the results. You proved me right in every respect. Besides all the fun we had looking at properties, I particularly appreciated your network of reliable contacts that helped me throughout the whole experience. I'm very busy at this time of year and I don't have time to screen contractors, etc. I trusted that you knew the people you do business with on a regular basis and even though I never felt pressure to use your sources, I was glad that they were available and was happy with the results. Thank you for finding my dream home. Your help throughout the entire process including making an offer, closing, etc. was invaluable. I look forward to working with you again in the future.
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