About San Antonio's The Vineyards

The Vineyard in San Antonio Real Estate Profile 2010

The Vineyard's real estate profile in 2010 is a subject I will be examining this week. Since there are five communities in the Vineyard, I will address each separately. Today the focus is on Napa Forest and Sienna Woods.

Napa Forest and Sienna Woods is the section of the Vineyard that has Huebner is its western boundary, This section of the gated community can be entered via Huebner Road or Blanco Road. These communities have the largest number of homes in the Vineyard. The community pool and clubhouse are in this section of the community.

Fewer homes were sold in 2010 as compared to 2009 in Napa Forest and Sienna Woods. See The Vineyard, A North Central San Antonio, TX Community, Sales Data 2009. In 2009, there were 26 homes sold compared to 17 in 2010. This 35% decrease in sales volume is significant considering these are the lowest priced homes in the Vineyard.

Sales prices are down too. In 2009, average sales price was about $281,000, but in 2010 the average in these sections is about $272,000 with a median sales price of $275,000. When we are used to homes appreciating in value, even a small decrease in sales prices is magnified in the minds of sellers. The good news is that in most markets, the price of the next home is likely to be lower too.

There are twelve (12) homes currently available in this section of the Vineyard. Considering current absorption rates, this is about a six month supply. Key for sellers is not to price yourself out of the market. There are buyers available, however, not as many as in past years, and those needing financing are finding lenders providing new challenges to qualify for mortgages.

I look forward to helping you buy or sell your San Antonio property. The Vineyard is a great area in whcih to live, work, and play. Call me if I can help you.

Looking for a good Realtor® in San Antonio? Let me Google that for you.

Wayne Johnson
18756 Stone Oak Parkway
Suite 101
San Antonio, Texas 78258

e-mail: wjohnson@cbharper.com
Tel: 210.483.6329
Website:www.Wayne-Johnson.com

Texas Real Estate License #0566780

Texas Law requires all real estate licensees to provide the following information about brokerage services:
http://www.trec.state.ts.us/pdf/contracts/OP-K.pdf

The information, opinions, suggestions, and ideas contained in this blog are mine, and are not necessarily those of Coldwell Banker, Coldwell Banker D'Ann Harper Realtors. Information contained herein is deemed reliable but should be verified before acting upon.

©January 2011 By Wayne Johnson All Rights Reserved *The Vineyard in San Antonio Real Estate Profile 2010*

Smooth Real Estate Transactions-The Devil Is In the Details

Smooth real estate transactions do happen. But they happen most frequently when the real estate professionals involved pay attention to the details involved in the transaction, have procedures in place to handle the routine matters, and are skillful in developing solutions for the unexpected.

It's kind of like driving. Most of us drive everyday and avoid accidents. We follow the rules of he road and get to our destinations in good order. When it rains, we know that we should alter our procedure and slow down to give additional space for stopping because roads are slick. If we fail to slow down, what would have been a minor incident becomes a really big deal.

In the case of this photo, a few drivers decided to ignore road conditions and screwed up the afternoon for several hundred other people. So how is that like a real estate transaction? Well, you are cruising to your Closing Date, thinking everything is on track, when you receive word that "we have an issue". "Issue" in this case always means bottleneck, complication, or delay.

In a real estate transaction, lots of effort is expended in marketing a property from the Seller's side, and effort on the Buyer's side is used in locating the right property and negotiating a sales price.

And then the fun begins. I try to make sure my clients understand, be they the Buyer or Seller, that much of the value a competent real estate agent brings to the transaction is needed between the time the contract is executed and the Closing. My unscientific estimate is about 40% of my value is earned between these two milestone events.

Lots of things can go sideways in the process of a real estate transaction. Sometimes issues can be resolved and the deal can be kept on track to a successful resolution. Sometimes, even super human effort cannot keep the deal together. Get a competent agent to help you with your marketing, pricing, and negotiating if you are the Seller; and if you are the Buyer get help with the search, selection, and sales price. A good agent will be well worth the commission earned.

Looking for a good Realtor® in San Antonio? Let me Google that for you.

Wayne Johnson
18756 Stone Oak Parkway
Suite 101
San Antonio, Texas 78258

Should A Home Buyer Use the Seller's Agent?

Have you ever been the third wheel joining a couple on a date? I know it's really stretching the analogy to compare a real estate transaction to a social function. But there are similarities.

In a social situation, the couple are getting to know each other, and the usual objective is to have fun with each other. If you are the third person in this arrangement, you add a differenct dynamic and things are likely to feel a bit out of balance. Somebody is going to feel a bit uncomfortable.

When a seller engages the services of a real estate agent to list and sell their property, they establish a bond and working relationship. They share confidential information that will not usually be divulged to outsiders. They have a relationship, a strategy for getting the house sold, and financial objectives.

If you, as a Buyer, are interested in the property, should you find an agent to represent your interests in obtaining information and possibly negotiating for the sale of the property, or should you work through the agent already hired by the Seller? The Seller's agent does know a great deal about the property. However, they also have a longer term working relationship to the Seller. Does that help your position as the Buyer?

Some Buyers have the opinion that if they do not have an agent, they will be able to buy the property for a lesser amount because there will not be a commission for a Buyer's Agent. In Texas, the absence of a Buyer's Agent usually has no affect on the sales priceor commission paid by the Seller.

There are issues regarding agency, and intermediaries in this sort of arrangement under Texas Real Estate Rules that should be discussed and understood by the Buyer and Seller. I will not be describing the issues or such variables in this blog post. But if you are inclined to take this approach, ask the real estate professional to explain agency and intermediary arrangements.

As with any business arrangement, having qualified representation, for all parties, is the best approach to take. If you don't mind being the third wheel, use the Seller's Agent. However, I think it best to have separate representation for each party.

Looking for a good Realtor® in San Antonio? Let me Google that for you.

Wayne Johnson
18756 Stone Oak Parkway
Suite 101
San Antonio, Texas 78258

e-mail: wjohnson@cbharper.com
Tel: 210.483.6329
Website:www.Wayne-Johnson.com

Texas Real Estate License #0566780

Texas Law requires all real estate licensees to provide the following information about brokerage services:
http://www.trec.state.ts.us/pdf/contracts/OP-K.pdf

The information, opinions, suggestions, and ideas contained in this blog are mine, and are not necessarily those of Coldwell Banker, Coldwell Banker D'Ann Harper Realtors. Information contained herein is deemed reliable but should be verified before acting upon. Suggestions and ideas expressed herein are appropriate under the real estate laws and regulations of the State of Texas.

©December 2010 By Wayne Johnson All Rights Reserved *Should A Home Buyer Use the Seller's Agent?*

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Days On Market-Does It Matter?

Days on market is a statistic or data point available on our MLS. Buyers usually ask how long a property has been on the market. I know as a negotiating strategy, we maybe a bit more aggressive in a pricing offer if the property has been on the market awhile.

I encourage buyers to avoid getting hung up on the number of days a house has been on the market. The real issue should be, is this the house for you and can we structure an offer that will work for the buyer and the seller?

What seems to happen in cases where the house has been on the market a short period of time is buyers does not want to act too quickly. There maybe something else out there better than this one and if we wait awhile, the price on the house in question maybe reduced. Wrong strategy if you like this house. Better to make an offer, with a reasonable price now than to wait. If you like the house, chances are someone else will snap this one up before the price is reduced.

Now for the houses that have been on the market awhile, the buyer's concern that maybe something is wrong with the house and that's why it is still on the market. I find that in many cases houses are on the market for extended periods because the market does not agree with the owners price. The inventory of available homes is high enough that buyers, in many cases, are not making offers on houses deemed to be overpriced.

Its been my experience over the past year that most houses on the market for extended periods of time are unsold becasue the market does not agree with the owner's price. So if you like the house, make a reasonable offer, based on what other homes are selling for in the area, regardless the number of days its been on the market. Obviously the Seller's Disclosure and Inspection will be used to help you come to a final decision on the property.

Don't let the "Days On Market" be the over arching statistic used to determine if this is a good deal or not. If you like the house, make an offer.


Looking for a good Realtor® in San Antonio? Let me Google that for you.

Wayne Johnson
18756 Stone Oak Parkway
Suite 101
San Antonio, Texas 78258

e-mail: wjohnson@cbharper.com
Tel: 210.483.6329
Website:www.Wayne-Johnson.com

Texas Real Estate License #0566780

Texas Law requires all real estate licensees to provide the following information about brokerage services:

http://www.trec.state.tx.us/pdf/contracts/OP-K.pdf

The information, opinions, suggestions, and ideas contained in this blog are mine, and are not necessarily those of Coldwell Banker, Coldwell Banker D'Ann Harper Realtors. Information contained herein is deemed reliable but should be verified before acting upon.

©December 2010 By Wayne Johnson All Rights Reserved *Days On Market-Does It Matter*

NEISD Schools Serving the Vineyard-Exemplary All

Northeast Independent School District (NEISD) provides public education for residents in the Vineyard. All schools in Texas receive performance rating by the Texas Education Agency. The highest rating is Exemplary. All school serving the Vineyard are rated Exemplary.

That is a testament to the many outstanding teachers, and the importance of education as stressed by the parents of the students. Without parental support, guidance, and encouragement, learning can take a back seat to all sorts of bad pursuits.


Ronald Reagan High School, 19000 Ronald Reagan, 78258
Student Population Oct 2009 2,513
Rated-Exemplary

Jose M. Lopez Middle School, 23103 Hardy Oak Blvd, 78258
Student Population Oct 2009-1125
Rated-Exemplary

Wilderness Oak Elementary School, 21019 Wilderness Oak, 78258
Student Population Oct 2009-1,244
Rated-Exemplary

Of course the Vineyard is not the only area in San Antonio with a great public school tradition. But combined with the many great homes in the area, this is a pretty outstanding place to live, work, and get a good education for your family.

Looking for a good Realtor® in San Antonio? Let me Google that for you.

Wayne Johnson

18756 Stone Oak Parkway
Suite 101
San Antonio, Texas 78258

e-mail: wjohnson@cbharper.com

Tel: 210.483.6329

Texas Real Estate License #0566780

Texas Law requires all real estate licensees to provide the following information about brokerage services:
http://www.trec.state.ts.us/pdf/contracts/OP-K.pdf

The information, opinions, suggestions, and ideas contained in this blog are mine, and are not necessarily those of Coldwell Banker, Coldwell Banker D'Ann Harper Realtors. Information contained herein is deemed reliable but should be verified before acting upon.

©November 2010 By Wayne Johnson All Rights Reserved*NEISD Serving the Vineyard-Exemplary All*