After our last batch of tenants moved out, I decided it was time to sell this rental house and simplify my life a little. It was our first home when my husband and I moved back to San Antonio, and it became our first rental property when we found a better home for our needs. It's in Oak Hills Terrace, a quiet neighborhood close to the Medical Center, with big, tree-filled yards and actual 2-car garages, so I hoped it would sell quickly.
I replaced the vinyl flooring downstairs with ceramic tile, totally repainted the interior of the home, and replaced all the carpet. I refinished the counter top in the guest bathroom and updated several of the light and bath fixtures. I also did some "light" staging, and made sure the sprinkler was keeping the grass green.
My favorite thing about this home was the beautiful, stately oak trees in the front and back yards. We had planted some crepe myrtles and a sweet olive tree in the back yard, and they had grown in the last few years. We planted a jasmine vine at one corner of the patio, and it had grown up over the pergola to shade quite a bit of the deck.
We also planted daffodils, and some of them actually came up and bloomed before the squirrels ate them. Vividly colored bluejays hung out in our back yard. We had a resident possum who performed acrobatic feats on the back fence. We had enjoyed this home, and some good (and not so good) tenants had enjoyed it, too.
Anyway, after listing the house for 12 days at the higher, but not the highest, side of the price range of the comparable sales, but not getting much activity, I lowered the price to $145,000. Ten days later, we had a full-price contract for $151,000, including our $6000 contribution to the buyer's closing costs.
Today, the buyer's agent passed on the news that the house appraised for $155,000. So what did I immediately think?
"I priced the house too low! I'm givin' it away!"
...instead of thinking, "Yay! It appraised out!"
So, just as I would with my clients selling their home, I reminded myself of three things:
1. Lenders' appraisals do not reflect market value, and sometimes bear no resemblance to reality either.
2. There is now a happy home buyer who will be very unlikely to back out of the contract if something goes wrong, because she has "built-in equity."
3. And the most important thing: I am one step closer to moving on with my life.
This intriguing insect is a little larger than the average honeybee we see in our garden. It hovers like a bee and is attracted to the same plants as the honeybees are. However, it isn't particularly fuzzy, and it is speckled gray and white. What is it? This is the only one I have ever seen.
This swallowtail butterfly is looking for someplace to lay her eggs. Swallowtails love parsley. It is one of their favorite plants for hosting their eggs. When they hatch, the swallowtail caterpillars will fatten up on the parsley leaves. They still leave plenty for my husband to use when he's cooking, though.
Up until yesterday, I thought there were only two streets in San Antonio on which I'd sold more than one home. But as I was going through my spreadsheet and updating my sales data from last week's closings, I realized that I had another street to add to my list. I had just sold a nice rental home in Kenton Place, a neighborhood convenient to the Medical Center, UT Health Science Center, UTSA, and USAA.
Now, San Antonio is a big city--the seventh-largest in the US, according to the latest census data. And I do work all over the northern half of the metro area, including the neighborhoods outside the city and county limits in Guadalupe County to the northeast.
But that is no excuse for my forgetting that I had sold the house next door. It was almost exactly two years ago, too.
I guess I need to take a break and go on another vacation!
Workforce Solutions Alamo conducted a study, reported in the San Antonio Business Journal recently, showing the need for more skilled people to fill jobs in 33 categories. Five of these growing occupations are considered "green."
Here is the link to the article.
(I noticed that one of the jobs is that of loan officer.)
San Antonio was fifth on the list of cities experiencing a net gain in population as more people move to the metro area in search of jobs. This data is from the US Census for 2007-2008, and showed a 1.9% increase in population.
More jobs mean more prospective tenants in search of high-quality rental homes (see photo) and more home buyers relocating to San Antonio or moving up to a larger home. There is a direct correlation between good employment prospects and a healthy housing market.
 |
|
|
I specialize in residential properties in the north San Antonio metro and Schertz - Cibolo areas, second homes near 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 moving to Hawaii in 1990 and then England in 1996. I managed a rental property in Hawaii and invested in real estate in England, so my market niche became property management and sales of single- and multi-family homes. 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, as well as in the Cibolo/Schertz area, where I live. I also help buyers and sellers in Guadalupe and Comal counties, and I love the Guadalupe River area around New Braunfels and Lake McQueeney.
I recently joined the By Referal Only network, becoming a real estate consultant for my clients' lives!
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 rehabbing and remodeling in some of San Antonio's beautiful older neighborhoods. I mainly work with buyers, since I love finding the "right" property, but also really enjoy the marketing side of listing homes for sale or rent.
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.
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.
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 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 couple in the Air Force who saw the home I found for them for the first time when they arrived to move into it:
We love the house and the area. We couldn't be happier! We very much appreciate all your help in finding it.
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 lot, both near the Medical Center, who transferred out of state:
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 so far, the second of which they have not seen (and since they moved out of the country, they may never see):
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 anxious 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 investor 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 don't want to be surrounded by people who do nothing but agree with me. Why do I need another me? 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.
ActiveRain Corp. is not responsible for the accuracy of the site's content (which is written by members of the ActiveRain Real Estate Network) and does not endorse the views of the real estate agents, mortgage brokers, and others listed here.
Powered by the ActiveRain Real Estate Network
© 2009 ActiveRain Corp. All Rights Reserved
