This lovely home is located in the historic Monticello Park neighborhood, where homes built in the late '20s and ’30s hearken back to Italianate Revival villas and Tudor cottages, with the occasional Mediterranean manse thrown in for good measure. Stone and stucco are the norm, and the interior details and architectural styles have given this area the name Deco District.
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He
re's a quick rundown of the mid-year statistics on the San Antonio metro real estate market:
San Antonio’s builders got busy in the first six months of 2010, as construction began on 4,227 new homes. This is an increase of 929 units from the same time a year earlier.
Home buyers bought 8,146 homes by the end of June, down from 8,989 in the first half of 2009.
The number of foreclosure homes at auction fell to 1,255 after they went up to 1,520 in July.
For mid-year, there has been a 13% increase of home sales, to 9,387. A solid portion of the homes were sold in June: 1,859.
Prices were lower, too. The median price for a home in the San Antonio metro was $145,600, a decrease of 3% from 2009’s median.
Time on the market was a bit shorter, at 83 days, and there is an 8-month supply of housing.
Data from the San Antonio Board of Realtors and Metrostudy.
View of the top of the Tower Life Building from La Villita
Here in San Antonio, home owners are gradually turning from grass to xeriscaping and ground covers to save water. I replaced a large section of Bermuda grass with xeriscaping perennials and mulch in my organic garden in Cibolo. One of the bonuses is that many plants native to the San Antonio area are not only drought-resistant, but the flowers attract butterflies and hummingbirds.
Mint is a pretty good ground cover--it grows quickly and doesn't mind the South Texas heat. Plus you can use it to make mojitos.
Here's a good article with information on replacing your high-maintenance (and thirsty) grass with ground covers.
Low-Maintenance Lawn Alternatives: Ground Cover
By: Laura Fisher Kaiser
If you want a yard that demands less time, money, and water, consider ground cover rather than a traditional lawn.
Americans have long had a soft spot for lawns. Turf grass covers nearly 47 million acres in the U.S., according to the Lawn Institute. But there's plenty that's not green about all that green. For starters, the average household dumps 60 gallons of water a day on conventional lawns. Toxic lawn herbicides and pesticides run off into lakes and streams. Gas-powered mowers spew pollution into the air. And then there's all that time spent watering, weeding, seeding, sodding, thatching, and mulching.
If you're looking for an alternative, consider replacing some or all of your high-maintenance turf with ground covers that form walkable "carpets," and innovative grasses that require little or no water or mowing once established.
In turn, you'll reduce the need for irrigation, stop washing harmful chemicals into the watershed, add depth and texture to your landscape, and spend your spare time enjoying your yard instead of manicuring it.
Creeping perennials, clover, and other ground covers
There's a ground cover to meet most needs, whether you're planting a pathway, a hedge, or a broad swath of green. They run the gamut of foliage textures and colors, and many have wonderful flowers. Some varieties are ground-hugging and feel delicious under bare feet. Others grow up to two feet tall, making them ideal as barriers or landscape punctuation.
Look for attributes that meet your needs: child-durable, deer-resistant, drought-tolerant, shade-loving. Mixing them up is not only aesthetically pleasing, it's also good for the landscape: Diversity increases resistance to pests and disease and reduces the need for fertilizer and pesticides. Here are some popular choices.
Creeping perennials: Tight to the ground, these plants are especially good for cushy green carpets. They keep out weeds and allow air, water, and nutrients to get to plant roots. Many work equally well in rock gardens or in crevices between stepping stones, in full or partial sun. These include mat-forming New Zealand Brass Buttons (Cotula squalida) and Scotch or Irish Moss (Sagina subulata), which isn't a moss at all but a perennial that forms a cushiony blooming carpet.
Some, like Blue Star Creeper (Laurentia fluviatilis), which has tiny green foliage, bear up to heavy foot traffic. Creeping Jenny (Convolvulus arvensis) has an extensive root system that makes it quick to spread and tough to kill. That's a good thing if you're looking for a tough turf alternative but a problem if it creeps into beds where you don't want it.
Besides being good creepers, many ground-hugging perennial herbs are often nicely scented, hardy under foot traffic, and even edible. These include chamomile (Chamaemelum nobile), which has fern-like foliage and white flowers with yellow centers; Corsican mint (Mentha requienii), which thrives in shade, exudes a minty smell when trod upon, and is edible; and various thymes (Woolly, Red, Prostrate), which feature dainty flowers and work well between pavers or as a low mounding carpet.
Creeping perennials cost $6 to $10 per plant. A 15-by-20-foot area with plants 2 inches apart (for instant density) requires 300 plants. But if you're patient enough to wait a year or so for them to spread, you can buy fewer plants and space them 12 inches apart.
Clover: Although clover has gotten a bad rap as a weed, it's actually not a weed at all. In fact, a clover lawn (or, for high-traffic areas, a clover-grass mix) has many advantages. Sweet-scented, inexpensive, and quite durable, white clover (Trifolium repens) grows in any kind of soil, stays green even during low-water periods, and feels lovely underfoot.
Low-growing clover doesn't need regular cutting, nor does it need fertilizer, but an occasional mow will encourage new growth and discourage bees. If you don't mind the bees, consider letting your clover bloom, which benefits the bees and the environment. Clover is one of the least expensive groundcover options, costing about $4 to seed 4,000 square feet.
Laura Fisher Kaiser writes about architecture, design, and sustainability. She is in the process of letting clover, moss, and creeping jenny take over what's left of her Washington, DC, lawn.
Published March 18, 2010, and reprinted from HouseLogic with permission of the NATIONAL ASSOCIATION OF REALTORS®. Article From HouseLogic.com. Visit www.houselogic.com for more articles like this. All rights reserved.
I showed some more homes to a delightful couple on Saturday afternoon who had been looking for a fixer-upper to remodel and sell, since the husband is an experienced general contractor. I have been working with them for several months, and their lease will be up in October. They are on an automatic listing system, and on the weekends they drive by the homes that look interesting to see if they like the location.
The neighborhoods they like are some of my favorites, too: Terrell Hills, Northwood, Northridge, and Bel Meade, in the north-central part of San Antonio near Fort Sam Houston, where the husband works. We had looked at a few places in Alamo Heights, but the one they liked was snapped up the day before we planned to go for a second viewing.
Now that it's August, they are starting to get more serious about planning a move. Plus, they have changed their criteria. Because the husband is getting very busy at Fort Sam, we are looking at homes for them to live in now, instead of solely investment properties. And although they are still considering fixer-uppers, they have also decided to look at remodeled homes that don't need any work.
Yesterday, we had a third showing of the only home that had met their previous criteria so far. Then we looked at six others in the neighborhoods that they liked, but only found one other possible contender.
We ended the day with a showing of a newer home that looked like it wouldn't need a thing done to it. First, we took a break to change cars, since the last house on the list was on the way back to my house and they offered to drive there themselves. It's in a gated neighborhood in Churchill Estates (another favorite!), so they hadn't been able to drive by it.
As we entered the home, they were speechless. I mean literally: not a word was spoken for at least 5 minutes as we walked slowly through. I didn't say anything either, since I didn't want to break the spell.
When my clients finally did say something, it was to comment favorably on some photographs and the decor.
So what do you think? Was their speechlessness a sign that they loved the home, or not?
These days, lots of sellers who can't sell their homes quickly may decide to rent them out until sales prices go up. And buyers are taking advantage of the historically low interest rates to invest in rental properties in San Antonio.
There are two important things: the tenants and the property itself. What's the best way to have a successful experience as a landlord? Start looking for the best tenants by offering them an appealing home.
Many people are scared of owning and managing* their own rental property because of the horror stories they have heard about bad tenants. If you provide an attractive, clean home for rent, you will greatly reduce your chances of getting a tenant who won't take care of it. And calling to check all references, especially any previous rentals, will give you a good idea of whether the tenant pays their bills on time.
The hardest part of the process is saying no to borderline prospective renters in order to hold out for someone who is better qualified.
When I was looking for a home to rent in the past, just like the tenants I rent to now, I wanted more than just shelter. I wanted a neighborhood that seemed safe and quiet, and was not too far from work or school. I wanted enough room for my furniture plus some storage space. I wanted a nice yard to look at and relax in, because I was tired of living in an apartment. I wanted to be able to park my car close to the front door. I wanted a feeling of privacy-again, something you don't always get in an apartment. I wanted a comfortable, clean home that didn't gross me out thinking of the people who had lived there before me. It didn't have to be new, just nice and clean. Fresh paint, unstained carpet, no smells, no bugs.
The same holds true to some extent for duplexes and fourplexes, but I have never liked them much. They are a compromise between apartments and homes in the size, storage, and privacy features. Accordingly, they should rent out for a rate between an apartment and a single-family home, and should be priced for sale that way, too. The good ones at least offer a fenced, private yard and a garage.
As a tenant, I had a certain amount of money to spend on rent every month, and I wanted as much as possible for my money, especially since I was going to have to commit to living somewhere for a whole year. So if the home had a bonus room (fourth bedroom, study, or game room), nice kitchen, fireplace, garden tub, or covered patio, it would be at the top of my list-and I might even be able to come up with another $25 or $50 for something really fabulous.
Do you want tenants who will trash your property and/or not pay their rent on time? Offer them a home in a neighborhood where there are mattresses out on the sidewalk and trash blowing on the streets. Or one where the flooring is different in every room and the walls have not been painted in years. Or one with no grass in the yard. Or one that is just plain dirty. You have to give to get.
The best tenants will think of your property as their home. It's a good idea to reward them in some way every year for taking good care of it. I replaced an old secondhand washer for my tenants with a new one, (even though I wrote in the lease that I would not repair it) because they have been terrific tenants for the last 4 years. My tenants are on my Christmas card list. They are some of the most important people in my life!
Real estate is a people business, even when it comes to investment properties, not just a numbers game. Somebody has to actually want to live in the property in order for you to make any money. So picture your ideal tenants, and offer them a home they would be happy to live in.
*You can hire a property manager to manage, and/or lease, your property, of course. But you'll be making the decisions about the property itself.
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I specialize in residential properties in the north San Antonio metro and northeast to Schertz, Cibolo and New Braunfels; homes on the Guadalupe River; military relocations; and rehabbing older homes
I was born in Texas and grew up in San Antonio. I came back to my hometown in 2003 after living in Hawaii for a few years and then in England. I managed a rental property in Hawaii and invested in real estate in England, so my market niche became helping home buyers and sellers with rental properties and relocations. San Antonio changed a lot in the 14 years I was away, and continues to grow and diversify--geographically and culturally. Despite its healthy economy, the cost of living here is still low compared to similar-sized cities, and real estate is very affordable.
I enjoy working with international clients who are attracted to San Antonio and the Hill Country for their excellent investment possibilities and vacation properties, especially waterfront homes. I am an Advisor for the National Association of Residential Real Estate Investment Advisors (NARREIA). I also work with military transferrees, relocations, and foreign buyers who are delighted to find out how much real estate they can buy in affordable San Antonio. I'm a Certified Residential Specialist and an Accredited Buyers Representative, and have a Transnational Referral Certification.
I work mainly in the northwest, north-central, and northeast sections of San Antonio, Bexar County. I specialize in selling homes in established neighborhoods such as Alamo Heights, Terrell Hills, Olmos Park, Northwood and Northridge, Terrell Heights, Shavano Park, Hunters Creek, Churchill Estates, and Elm Creek, as well as in the Cibolo/Schertz area, where I live. I also help buyers and sellers in Wilson, Guadalupe, and Comal counties, since I love the Guadalupe River area around New Braunfels, Lake McQueeney, and Seguin.
I specialize in buying and selling single-family homes, many for residential investment as rental properties, and helping with relocations, including military, to the San Antonio area. I also help with finding homes for rehabbing and remodeling in some of San Antonio's beautiful older neighborhoods. I often work with buyers, since I love finding the "right" property, but also like the creativity and challenges of marketing homes for sale.
I especially enjoy welcoming people to San Antonio who are relocating here in the military or with a job transfer and need to find a home in a city they may not be familiar with. San Antonio has several military installations, including Fort Sam Houston Army Base, home of the world-renowned Brooke Army Medical Center; Lackland AFB, where most of the Air Force trainees go at one time or another and Wilford Hall VA hospital is located; Randolph AFB, with its pilot training; and the former Brooks AFB, now Brooks City Base and host to a Centers for Disease Control facility.
San Antonio's diversified economy also benefits from jobs in the oil and gas industry, especially thanks to the Eagle Ford Shale play. In addition, the South Texas Medical Center employs nearly 28,000 people, and the University of Texas Health Science Center contributes biotech research while training future healthcare professionals.
For my investor clients, I take the long-term approach to invest in single-family homes for break-even or positive cash flow and/or future appreciation. Rehabs and remodeling projects can be rewarding; especially those that could be rented after, or even during, rehabbing to take advantage of lower capital gains rates after one year's ownership. All of the properties I help my clients acquire must have features that would appeal to both good-quality tenants as well as future home buyers for resale purposes.
I look for good investment properties in the northeast and northwest parts of the San Antonio metropolitan area, near major employers and the Medical Center, which is where I grew up and where I still work with a lot of my investor clients. Neighborhoods close to Fort Sam Houston and Randolph AFB are others that attract tenants. The city is growing in practically every direction now, but I still have a fondness for the older neighborhoods with lots of trees. I provide relocation guides with neighborhood information to home buyers relocating here.
For sellers, I am a convert to staging to make a vacant home more appealing and I offer this service. Most buyers--and prospective tenants--are unable to see past the cosmetic issues of a house. I'll give my recommendations for preparing a home for sale or lease, and I have assembled a terrific team of people who do excellent work for a reasonable price. I want every home I list for sale or lease to look better than the competition.
From a couple who retired to San Antonio to be near their children and grandchildren:
Robin expertly guided us through relocation from Maryland to Texas. She found us an excellent local real estate agent in Maryland who helped us sell our home during one of the worst real estate markets in recorded history. Robin then rented her Corpus Christi beachfront condo to us while our household goods were in storage and transit. When we were ready to purchase, Robin found us the retirement home of our dreams with a beautiful inground pool in a nice, quiet neighborhood in north San Antonio.
She knows San Antonio as only a native Texan can, and tackles any problem that arises with her amazingly extensive network of experienced maintenance people. As we enjoy our retirement playing in the pool with our granddaughter; we say, "Thank you, Robin!!"
And an update from them:
It's been a year since we signed the papers to buy our home. How amazingly fast time goes by! We've been blessed with a happy life and loving family, but we're happier now than we've ever been. Thank you so much, our dearest Robin, for all you've done to make our retirement dreams come true. You truly are the best!!!
From the buyer, and then later the seller, of a duplex:
I wanted to share the fantastic experience I had working with Robin Rogers buying my first investment property in Texas. I found Robin's contact information from an article, gave her a call and within a day or so we were in action over phone and e-mail looking for my investment property. Robin is a fantastic communicator, always quickly answering my questions via e-mail. She connected me with extremely helpful folks (inspector, appraiser, property manager) who all worked closely with Robin and myself to make my long distance investment process very smooth.
From a first-time buyer who was excited about moving out of an apartment, although she will miss the pool (that'll be in her next home!):
Working with you was very easy. I met with two realtors before you but really liked the fact that you asked for what was most important to me in a house (meaning bathrooms, yard, kitchen...) and did not laugh that it was "the feel" when you walk in. You did not push me to try things outside of my comfort and gave subjective opinions when some of my "feelings" were a little out there (i.e. the bank owned house needing A LOT of work, with a great yard).
It truly was a pleasant experience and I would definitely recommend you and use your knowledge in the future.
From the sellers of a home I managed and subsequently listed for sale (a couple of my many clients whom I've never had the pleasure of meeting):
We have truly enjoyed working with you and we truly appreciate all of your hard work. I know you are moving away from the property management business but if any of your clients ever ask for a business reference, don't hesitate to give them my name.
From the sellers of a home and a golf-course lot, both near the Medical Center:
Where do we begin? We will start with a huge thank you for making the real estate business simplified! You made everything seamless! From our very first interaction as buyers a few years ago to our recent transaction as sellers, you have been not only a wealth of resourceful information, but also courteous, patient, and determined. With everyone's busy schedule these days, what a client wants and needs is someone who can break down the complicated real estate jargon, set reasonable expectations, and possess good follow-through. You absolutely shined in every one of those aspects!
From the buyers of two rental homes, planning to add more to their portfolio in 2010:
If there's a Robin Rogers fan club, sign us up! When we found Robin's name through an internet search for San Antonio Realtors, we had no idea what a terrific experience was in store for us. As out-of-towners, we depended on Robin's expertise to guide us through the San Antonio real estate market. Both times we worked with Robin to buy rental properties, Robin steered us to winner houses that quickly generated income for us. Her advice was unbiased and spot on, and her commitment to us and our expectations was unsurpassed. You would be hard pressed to find a more competent and caring Realtor in San Antonio.
From first-time home buyers from California who wanted to move closer to the kids' grandparents in Schertz:
I want to say thank you so much for all of the help you have given us. You were so wonderful throughout the process and found us great lenders as well. We couldn't have made it without you, so thank you so much!
From an attorney in the military from Chicago whose wife is from San Antonio:
What was I looking for in a Realtor? I'm concerned about a few things. They have to deal with a lot of investors. I think it's a completely different thing for a buyer's Realtor to deal with someone looking to buy a house they will live in compared to a house they will rent out. They have to respond to your calls, emails, questions and concerns in a timely manner. This goes without saying, but I was surprised that I have called or emailed at least three other active Realtors and did not receive calls back from them. Obviously a Realtor needs to be familiar with the area, neighborhoods, schools, crime statistics, where appreciation is most likely to occur, and basically which neighborhoods are improving and which are declining. My other requirement is that the Realtor doesn't agree with me all the time. I would like my ideas to be thoughtfully challenged. I require someone who ultimately carries out my will, but who helps to clarify my thoughts and plans by not blindly agreeing with me on everything.
I was lucky to find Robin Rogers. I Googled San Antonio investment Realtor and found her blog as well as some articles she had written for the National Association of Residential Real Estate Investment Advisors (NARREIA). Got that? It's a mouthful. I liked her right off the bat for a few reasons: she responded to me very quickly and we opened up with a very nice conversation about my investing goals and what she was able to provide; she understands the area; she spends time blogging and connecting with other bloggers which, I think, is like a form of continuing education; she owns investment properties herself; and she independently offers her advice even when she knows it is different than my thoughts.
Robin has been great about dealing with the seller, sending me listings that I may be interested in, and having a great network to recommend to me. She recommended a great inspector, which helped me to get a new roof from the seller, as well as a mortgage broker, accountant, and handyman. These were particularly helpful since I was new to the area.
If you're looking for a Realtor that focuses on investment properties, I would recommend looking for someone that has these traits. If you're in the San Antonio area, you should contact Robin and see if she would be a good fit for you. Check out her blog at activerain, and check out her Web site for more information.
From a captain in the US Air Force:
I have moved many times in my life, and without a doubt, Robin is the best realtor I have ever worked with. She helped me purchase one home, sell another, and found long-term tenants for a rental property on two separate occasions. Robin is a gifted communicator and you couldn’t ask for a better advocate whether buying or selling. She knows the business and has always earned her keep by looking out for my best interests. She’s the first person you should call for any real estate need in the San Antonio area!
From the wife of a US Army chaplain whose family PCSed to San Antonio from Virginia:
I would recommend you to anyone, and I feel like the lucky one, because you're still the one I contact when I need help...finding a service person or information I misplaced etc. :) I only wish they made all realtors like you. I wish we could take you with us each move we make!
From a first-time home buyer who relocated from California with her husband in the Air Force:
What sets Robin apart from her peers is her ability to anticipate your needs. Robin was always one step ahead of us as she directed my husband and I through the experience of buying our first home. As a military family living on the west coast Robin's efficiently and reliability were invaluable to us. When the time comes to sell our wonderful home there will be no other realtor I even consider calling!
P.S. We are STILL very much in love with our home!
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