Archives for July 2011

Don't Panic-A Home Inspection on a San Antonio Texas Home for Sale is a Good Thing

The Home Inspection is a Stressful Time for both Buyer and Seller

No doubt about it, once a San Antonio Texas home for sale gets an offer, the home inspection is one of the most stressful parts of the home sale for both the seller and buyer!

Sellers perhaps worry that the home inspector will find something devastating that will cause the buyer to not want to buy the home and of course the buyer worries about the same thing.

I counsel both my buyers and my sellers about the home inspection so that they are prepared.  To both I tell them that it is the inspector’s job to find everything and anything that might be a problem and believe it or not this is a good thing.

San Antonio Sellers can Prepare Beforehand

There are a few things the seller who is selling their San Antonio Texas home can do to prepare themselves to not have a surprise at the buyer inspection. One very big move that will most likely help out tremendously is to get a prelisting home inspection from a licensed Texas Real Estate Inspector.  For a couple of hundred dollars, the inspector can do a thorough inspection of your San Antonio Texas home for sale and let you know any deficiencies you may have.  This will allow you to fix any potential issues before they become a problem and can end up saving you a lot of money in the long run and again, minimizes the possibility of a nasty surprise from the buyer’s inspection.

Another thing you can do is offer your inspection to the buyer as an incentive.  This can end up saving the buyer time and money if they have your inspection and proof of items you have repaired.  Of course it will be up to them to hire their own inspector, regardless of whether you offer yours up or not.

Buying a San Antonio Texas Home?  The Inspection is Voluntarily Mandatory

When you are buying a San Antonio Texas area home then the inspection is a must have in my book.  I like to call it a term I used to use when I was in the military…voluntarily mandatory.  What that means is that getting a home inspection is voluntary as it’s not a legal obligation for you to get one, but it’s highly encouraged.  This is the one area that will let you know how and if things are working in your home.

Again, look above a few paragraphs, it’s the inspectors job to find everything they can and they often do.  Now, most inspectors that I have had the pleasure of working with will go over the inspection with their clients and explain to them the areas that they found and what that means.

There are areas of true concern to the function of the home such as the electrical and plumbing and there are some things that they will find that may not be life altering, but things that you need to know about.  Either way, an inspection will give you some much-needed information about the home you are about to purchase.

Additionally, the home inspector, (in my experience), will go over preventative maintenance tips with you on some of the upkeep of your new home…in fact at one home inspection of a buyer of mine, I personally learned how to drain my water heater, (the buyer learned too).

If Both Seller and Buyer are Prepared the Process Will Go Smooth

The home inspection is a very important part of the San Antonio Texas home buying process and shouldn’t be discouraged or anything to panic over.  If both San Antonio Texas area homebuyer and seller are counseled and prepared on what the benefits of a thorough home inspection can do for them, then the process goes much smoother and anxiety levels remain at a relative low.

Don’t panic-A San Antonio Texas home inspection can be a good thing.

Brenda Mullen – San Antonio Texas Real Estate Professional

San Antonio Texas Real Estate, Buying a home in San Antonio Texas, Selling a home in San Antonio TexasSelling a San Antonio Texas area home involves many steps and having an experienced  San Antonio  Texas Real Estate Agent by your side will make the transaction run a lot smoother.

I would love to be your San Antonio Texas Area Real Estate Professional! I assist both buyers and sellers in the San Antonio Texas area with either the purchase and or sale of residential real estate.

As an Accredited Buyer’s Agent, I have received special training to guide and educate you through the entire home buying process. From start to finish, I listen to your needs and desires in what you would like and take the information you give me to find you home.

As your San Antonio Texas listing agent I am well versed on the local San Antonio Texas area Real Estate Market. You can expect personalized service that includes a detailed consultation on how to best position your home to be competitive in today’s market with an in depth comparative market analysis, and advice on staging. I use the latest and most up-to-date marketing methods to get your home in front of as many buyers as possible.

Being your San Antonio Texas area Realtor® not only involves just finding the home or selling the home, but being your guide, negotiator, advisor and advocate and making sure that your needs and goals are met. Being your San Antonio Texas area Realtor® is one of my truest passions, and “Helping You Find Home” is my number one priority.

Brenda Mullen
Realtor®, ABR®, e-Pro
RE/MAX Access
210-807-0819 (Cell)
210-657-7500 (Office)
210-657-7506 (Fax)
brenda.mullen@sbcglobal.net

Map of San Antonio, Texas


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Don't You Want Someone in Your Corner? Hiring a San Antonio Texas Buyers Agent

San Antonio Texas Realtor®, Buying a home in San Antonio Texas

Home Buying isn’t a Do it Yourself Experience

Many people, when they decide they want to buy a home haven’t a clue on how to get started…so inevitably they will start on the Internet.  With today’s access to technology, one might think that home buying can be a do it yourself kind of experience.  Just hop on the old Internet, shop for a home and then wallahhh…I’ll be in a home by next weekend.

Buying a Home in San Antonio Texas isn’t like Retail Shopping

That simply isn’t the case.  Buying a home in San Antonio Texas isn’t like retail shopping.  Most folks who shop online don’t even like to buy clothes or shoes online because they are taking a risk that the items won’t fit, or don’t end up looking like they do on the mannequin.  However, it’s a bit easier because nine out of ten times, you can likely return the item for a full refund.

Home shopping or browsing online is a fun activity, and it can be neat to look at the pictures and get an idea of what you want in a home for sale.  However, until you get with a San Antonio Texas buyers agent and a lender to assist you with guiding you though the home buying process, you may be just setting yourself up for failure.

Understanding the Advantage of Having a San Antonio TX Buyers Agent

There are a lot of people who may not understand the advantages of having a San Antonio TX buyers agent.  They may think that all we do is open up the door and let a person in the home and then the rest is a cake walk.  That is the furthest thing from the truth.  Finding the home is often times the easy part.  Once we get you qualified for the type of loan you want to use, then it’s just a matter of narrowing down wants and needs and area and, for me at least, doesn’t take me long to find my buyer’s home.

However, once we find that home, that is where the true work begins with comparative market analysis preparation, structuring an offer to meet your needs, negotiating, getting the acceptance, guiding you on inspections, ensuring all of your interests are protected, ensuring you get all disclosures, communicating with all parties involved with your purchase and clearing the way for a smooth transaction so that on closing day, you get your keys to your new home and are one happy buyer.  That’s the short and sweet version.

Hire a San Antonio Texas Buyers Agent to be in your Corner

Not having a San Antonio Texas buyers agent will cause you to either figure all this out by yourself or have the listing agent do this for you.  Perhaps you are thinking to yourself, if I work through the seller’s agent, that will save me money on the home purchase.  Let me disabuse of that notion right here and now.  The listing agent works for the seller…period.  Although they are to treat you fairly in the transaction and with honesty, they owe fiduciary duty to their client.  Their number one goal is to get the best price and terms for their seller.  Period.  Any agent that tells you otherwise is not being very truthful to you.

Besides, don’t you want someone in your corner?

Related Article:

  • Buying a San Antonio Texas Area Home is a Team Sport!

Brenda Mullen – San Antonio Texas Real Estate Professional

San Antonio Texas Real Estate, Buying a home in San Antonio Texas, Selling a home in San Antonio TexasSelling a San Antonio Texas area home involves many steps and having an experienced  San Antonio  Texas Real Estate Agent by your side will make the transaction run a lot smoother.

I would love to be your San Antonio Texas Area Real Estate Professional! I assist both buyers and sellers in the San Antonio Texas area with either the purchase and or sale of residential real estate.

As an Accredited Buyer’s Agent, I have received special training to guide and educate you through the entire home buying process. From start to finish, I listen to your needs and desires in what you would like and take the information you give me to find you home.

As your San Antonio Texas listing agent I am well versed on the local San Antonio Texas area Real Estate Market. You can expect personalized service that includes a detailed consultation on how to best position your home to be competitive in today’s market with an in depth comparative market analysis, and advice on staging. I use the latest and most up-to-date marketing methods to get your home in front of as many buyers as possible.

Being your San Antonio Texas area Realtor® not only involves just finding the home or selling the home, but being your guide, negotiator, advisor and advocate and making sure that your needs and goals are met. Being your San Antonio Texas area Realtor® is one of my truest passions, and “Helping You Find Home” is my number one priority.

Brenda Mullen
Realtor®, ABR®, e-Pro
RE/MAX Access
210-807-0819 (Cell)
210-657-7500 (Office)
210-657-7506 (Fax)
brenda.mullen@sbcglobal.net

Map of San Antonio, Texas


View Larger Map

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Free Comparative Market Analysis Guadalupe County Texas

Free Comparative Market Analysis Guadalupe County Texas

Free Market Analysis from Brenda Mullen for Guadalupe County Texas Home Owners Looking to Sell!

Free Market Analysis from Brenda Mullen for Guadalupe County Texas Home Owners Looking to Sell!


Get Your Free Market Analysis from Brenda Mullen, Smart Moves Realty, if you live in  Schertz, Cibolo, and Selma Texas! Of course, I will certainly provide a Free Market Analysis for those in San Antonio TX as well!

Now, please excuse my make up and my not so perfect on camera self…Hollywood tried to take me but I said NO WAY!  I don’t want to leave homes in Schertz, Cibolo, Selma and Garden Ridge without their Best Listing Agent!  I would never!  Call Today to set up your appointment for your Free Market Analysis.  Just in case you missed it in the video postcard, the number is 210-807-0819!  Can’t wait to hear from you!
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What is this Comparative Market Analysis Thingy and Why is Everyone Trying to Give Me a Free One?

What is this Comparative Market Analysis Thingy and Why is Everyone Trying to Give Me a Free One?


If you have ever had an interest in Guadalupe County Real Estate, (or any Real Estate for that matter), such as selling your Schertz, Cibolo or Semla Texas home, I am sure you have heard the term Comparative Market Analysis before.  Not that you haven’t heard the term if you haven’t had an interest in selling a home, but you probably pay more attention when you are.  You may have heard it referred to in other terms such as CMAMarket AnalysisHome EvaluationHome Valuation and perhaps some other terms that I haven’t thought of as yet.  

With one or more of those terms, you may, quite often, see the term FREE placed in front of the word or words.  So…does this mean because you can often find a Realtor® who offers you this tool for FREE that there is no value in it?  Absolutely Not.  In fact, a well prepared Comparative Market Analysis (I am going to use the term Comparative Market Analysis for continuity, but since you now know the different terms, we should all be on the same sheet of music), is going to give you the Home Seller (and believe it or not, the Home Buyer), some really good information!  This tool will shed some very much needed light on what the Home Selling/Buying Market in the Guadalupe County area is doing.

Quite simply, I take the data for your home (or the one you are going to buy), to include your upgrades, condition of your home, how old it is, size, and any other pertinent information about your home and find homes that are as similar as possible to your home.  I look at the Sold Homes for the past 3, 6 and 9 months.  I also look at the expired listings in your area (along with the cancelled or withdrawn listings).  I then compile this information and compare these homes to yours.  This will give me an educated guess on a price range that your home will likely sell for.  

Here are some questions you may be thinking right now and I am going to answer them for you.

Why don’t you look at further than a year?  As the Real Estate Market is in constant flux, the best and most reliable data you are going to get is within 3 months.  The further out you go, the staler and more inaccurate the data.  I truly only like to do 3-6 months but I will do up to 9 to show you, the client the comparisons.

Why do you include expired listings in your CMA?  There are many reasons that homes expire on the market.  A lot of the time though, it is because of price.  With including the expired listings to  show you, you can see where perhaps your neighbor may have gone wrong with the pricing of their home for the market.

Why don’t you include Active listings (Available homes for sale) in the CMA?  I do, but only to show you what your competition is.  I don’t typically use Active Listings to come up with the price range of your particular home UNLESS the seller tries to price WAY above the market in the area.  This way I can show you that by overpricing we are going to help your neighbor sell and, although I am sure you like your neighbor and want their home to sell, we want to be first!

How long does this take you?  It varies.  If there is good and reliable data and I get some really go information about your home, it may not take me as long as some homes.  There are some homes where it is difficult to find good comparable homes and I may need to go further out of your area and adjust accordingly to prices in your area.  Sometimes these CMAs can get complicated.  

You said above that this data will give you an “educated guess”.  Why do you call it a guess, educated or otherwise?  Well, quite simply, the actual value of your home (according to the definition), is the amount that a buyer agrees to pay and the seller agrees to accept.  So, anything else to include a Comparative Market Analysis and even an Appraisal is called what we term “An Opinion of Value“.  It is only an opinion so I like to call mine an educated guess.  Educated because I have been educated in Guadalupe County Real Estate and its market and I have extensive resources at my disposal to make those “guesses”.  You can rest assured that my range will be pretty accurate.  Again, though, as the market fluctuates, an opinion is all I can give you.

Why do you try to use homes only in my neighborhood?  Well, believe it or not, Guadalupe County Real Estate and Real Estate in general is what we like to term “hyperlocal”.  That means that each neighborhood or area with regards to selling homes is unique unto itself.  There are some neighborhoods that are more popular than others and homes simply sell faster there.  There are some neighborhoods that are very well established and haven’t anyone buy into or sell a home in quite a while.  Each area has it’s own Real Estate personality I like to call it so it is very important that I first gather the information from you immediate neighborhood.  If I cannot find good data, then I start fanning out a bit.  

I have a lot of new construction in my neighborhood, will this raise the price of my home?  Having builders in your neighborhood can make it very tough to sell your pre-construciton home.  It’s not impossible, but it can be harder.  This will not likely raise the price of your home, and in fact, you may need to price very competitively to get your home Sold.  This will be a part of your CMA and part of the plan we discuss when listing your Schertz, Cibolo or Selma TX home.  The opposite of this is having a ton of Short Sales, REOs and Foreclosures in your neighborhood.  This can affect your home value as well.  Again, a good CMA is going to show you this information.

You said in your blog the CMA will also help buyers.  How so?  Well, if you are buying Guadalupe County Real Estate and you find the perfect home, your agent (and hopefully that’s me), should be offering to do a Comparative Market Analysis for you so that you will know the home values of the area and where to place your offer according to your needs.  I have asked many a buyer before if their agent had done an analysis for them only to get a deer in the headlights look from them.  This is so unacceptable in my book that I can’t even fathom it.  If you are buying a home in Schertz, Cibolo or Selma Texas and you have not gotten your CMA yet, then go now (well, after reading this), and get your agent on the phone.  I know I won’t get any calls from my buyers as they have received theirs, (that’s right pat on my own back :)! ).

So, Brenda, again, if it’s such a valuable tool, why give it away for FREE?  Honestly, I don’t always “give away” a FREE Comparative Market Analysis.  I can definitely charge for one, (and if a home owner would like one for, let’s say tax purposes, I will charge); however, it is a tool that allows me to have my first (really second) conversation with you about selling your Schertz, Cibolo or Selma Texas Home.  This allows me to show you initially the hard work that I will provide to you while being your listing agent.  It also shows you that I am an honest individual as with anything, the Comparative Market Analysis will show you the numbers up front.  Truth be told, there are many agents that will tell you just about anything to get you to list with them, to include pricing your home too high.  With the Comparative Market Analysis that I do, I show you that numbers don’t lie and neither do I, (hey, that rhymes!). 

There are a few other things involved with a well prepared Comparative Market Analysis, but this sums it up in a nice, neat little package for you.  I hope that this post has cleared up some of the muddy waters on what a Comparative Market Analysis is, what it can do for you as a Home Seller or a Home Buyer in Guadalupe County and even Bexar County and just how truly Valuable this Free Tool can be to you.

Looking for more information about Guadalupe County Real Estate or looking to sell your home in Schertz TXCibolo TX or Selma TX?  Call me, Brenda Mullen Realtor® Smart Moves Realty 210-807-0819 for your FREE Comparative Market Analysis.  Now that you are versed on how this can help you, I will be looking forward to getting your call!   

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Guadalupe County Real Estate Schertz TX 30 Day Market Report

Guadalupe County Real Estate Schertz Texas 30 Day Market Report


Presenting your anticipated Guadalupe County Real Estate Schertz Texas Market Report for the past 30 days.

Currently there are 141 Active listings or homes available for purchase.  The average sale price is $196,786.00.
There are 15 pending sales and 0 homes that expired on the market.  There have been 17 homes that have either been canceled or withdrawn from the Schertz, TX Market.

Schertz, TX had a total of 32 Sold Homes.  The average sales price of the homes were $198,334.00 with the average days on market being 81.


If you are looking for information about the Guadalupe County Real Estate Market or selling your Schertz, TX home call me Brenda MullenRealtor® Smart Moves Realty at 210-807-0819 for your Free Comparative Market Analysis.
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