Pearland real Estate Expert - Danny Frank

Setting the stage for a successful sale

Danny Frank (Keller Williams Realty) — Tue, 10 Nov 2009 13:28:47 -0600

You probably know many steps you can take to make your home more attractive to would-be buyers. Keep the yard mowed and edged, put a fresh coat of paint on the front door and you’ve started boosting its curb appeal. Inside the home, be diligent with cleaning chores and putting things away so the house looks its best whenever a buyer shows up.

But consider taking the presentation of your home even further if you want to the best chance to sell it quickly and for the highest possible price. That’s where home staging comes in. Staging helps you make the home more appealing to the widest possible audience.

Staging works best when someone with a practiced eye evaluates your home to give you tips to make it more sellable. Most people have a hard time seeing their home objectively enough to make good staging decisions.

Your Realtor® may have experience staging homes or at least have suggestions to get you started. He or she may also have a list of staging professionals for you to consider hiring. As with hiring other professionals, you can ask friends for referrals and you should inquire about the stager’s references. Also, make sure to ask the home stager whether they will give you a free estimate.

Home staging may involve removing some furnishings, making changes to the décor, or moving some furniture around. Some stagers may bring in new furniture or suggest accessories that can make a difference. You might get advice about painting a room a different color.

Remember that staging your home is not the same as decorating it. Staging is all about helping potential buyers focus on the property’s best features while minimizing the less attractive ones. Knowing that, you shouldn’t be offended if the home stager recommends changes to the master bedroom that you spent so long getting just the way you like it.

It’s not about you anymore; it’s about the people who will consider buying your home. And the better the impression your house makes on buyers, the closer you will be to making a sale.

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com/. All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 14Nov09 edition of the Galveston County Daily News

Where do you want to live?

Danny Frank (Keller Williams Realty) — Tue, 10 Nov 2009 13:15:11 -0600

When you purchase a house, you’re not just buying land and a structure. You're also choosing the community you’ll live in. Finding the right neighborhood for you is an important consideration. After all, many details of your daily life depend on your location. And while you certainly can describe a neighborhood by a subdivision name or the streets that form its boundaries, a neighborhood is much more than a section on the map. It is defined by the people, amenities and character of the area.

Set your priorities

Deciding on a neighborhood that fits your lifestyle and desires is an important step in ensuring your happiness. It can be challenging, too. There are so many things to consider.

Quality schools top many homebuyer lists of desirable neighborhood amenities. It may surprise you that being in an area with good schools is important even for people without children because of the influence on resale value.

It’s unfortunate that we have to think about it, but crime statistics of a neighborhood are important, too. Take your time and do your research on this one.

You will also want to consider transportation issues, such as how living in this area is going to affect your commute and the ease of access to public transportation and major thoroughfares.

Some people would like to be in close proximity to healthcare facilities. Others find that having quick access to shopping centers or their favorite grocery store or restaurants is a top priority. Still others may value features such as public pools and parks, access to bike routes and jogging and walking trails.

Everyone’s list will be different. The key is to find a neighborhood that scores well in areas you deem important. That’s a good place to concentrate your search.

It would be great if you found everything you were looking for, and I hope that you do. However, if you’re like many people, you may have to make some sacrifices. A neighborhood you’re considering may score well on most of your checklist but not meet every single one of your criteria. That’s when you have to decide if a missing attribute can be offset by the presence of another.

Now that you know what’s important

Once you establish what you want in a neighborhood, how do you find a place that has what you’re looking for?

A great way to judge the character of an area is to go out and view it with your own eyes. If you have the opportunity, get in your car and drive around or walk through the neighborhood. Don’t limit yourself to one particular time of day. Visit the neighborhood during rush hour, mid-day, on weekends and other times to see if there are significant changes at different times.

Talk to people who live and work there. Ask them to candidly describe their neighborhood. Check out the schools and stores.

If you are relocating to a new city and want to get a feel for the area, subscribe to the community newspaper. You can find out a lot about a neighborhood through a local paper.

Searching the Internet can yield interesting results, too. Many neighborhoods have online communities where frank, lively discussions of neighborhood issues are common.

You also can find sites that offer demographic information, data about crime, statistics about public and private schools, business reviews and much more.

Get local expertise

When you purchase a house, you’re also making an investment in a neighborhood. As a result, choosing the neighborhood should be a primary consideration when you begin your home search. Many Realtors specialize in specific neighborhoods and can offer valuable insider advice and local expertise.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 09Oct09 edition of the Galveston County Daily News

Shop around for lower insurance rates

Danny Frank (Keller Williams Realty) — Wed, 28 Oct 2009 13:58:05 -0500

Does it surprise you that Texas homeowners pay more for homeowners insurance than residents of any other state in the U.S.? You may wonder why residents of Florida, with all of its hurricanes, and California with earthquakes, mudslides and wildfires don't pay more. Average Texas rates easily surpass those states, though, according to information from the National Association of Insurance Commissioners. Weather is a major factor in the cost and Texas has historically had hail, hurricanes, tornadoes and floods.

Although insurance companies determine your rate by looking at data across the state as well as by zip code, there are steps you can take to make sure you're getting the best deal possible.

Consider the property
When purchasing a house, you may want to consider its age. The newer the home, the cheaper it usually is to insure. Also, when you purchase a new home, some insurance companies will give you a discount because they believe fewer problems will occur. Now that doesn't mean you should buy a new home solely because of insurance costs. But it is a factor to keep in mind.

When purchasing an existing home, you may want to inquire about that property's CLUE report (Comprehensive Loss Underwriting Exchange). Only the homeowner can order this report, so you must request it from the seller. The CLUE report will enable you to learn about the history of insurance claims for the property. Not only will a lengthy list of claims be of interest to you regarding the property's condition - it might have some bearing on premium costs and your ability to secure coverage.

Increase the amount of your deductible
The deductible amount you choose makes a significant difference in your premiums. The deductible is the amount of money you have to pay toward a loss before the insurance company will begin covering your claim. If you choose a higher deductible, you will save money on your insurance premiums. Basically the more risk you take on, the lower your premium will cost. But make sure you have the means to pay your deductible if a loss should occur.

Don't over-insure
When you are considering how much coverage to buy, don't include the value of the land. The land, for the most part, is not susceptible to damage like the structure of your home is prone to, such as hail, wind, theft, etc.

Use security devices
Many insurance companies will offer a discount - sometimes as high as 20 percent - when you install a security system that includes a burglar alarm to call the police. Even just installing deadbolts and smoke alarms can save you a few dollars. Before making a major change in your security measures, talk to your insurance company about what kind of discounts they offer and how much it would lower your premium.

Retire or kick the habit
Smokers typically have higher premiums because their homes are more susceptible to house fires than nonsmokers. Also if you are 55 years or older, ask your carrier if they offer a discount for seniors.

Use the same company for multiple policies
Some insurance companies give you a discount if you buy more than one policy from them, such as homeowners insurance and automobile insurance. This multiple policy discount can save you as much as 15 percent.

For more information about homeowners insurance, you can find a wealth of resources on the Texas Department of Insurance Web site, http://www.tdi.state.tx.us.

You can also talk with your Realtor. Realtors are knowledgeable about homeowners insurance and may be able to help guide you into making a decision that could save a substantial amount of money. Your Realtor understands insurance as well as all of the aspects involved with purchasing or selling a home.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 23Aug09 edition of the Galveston County Daily News

Making green housing choices

Danny Frank (Keller Williams Realty) — Wed, 28 Oct 2009 13:46:05 -0500

Interested in a green home? I'm not talking about paint color. I mean green as in environmentally friendly.

Many consumers today consider the environment when making purchases. Just look at the popularity of hybrid vehicles, alternative fuels, locally grown produce and a host of other products designed to use fewer resources and reduce pollution and waste. Add housing to the list.

What pollutes more - a car or a house?
You don't think of houses being responsible for carbon emissions, but they are - to a significant degree. The energy you use for heating, cooling, appliances and lighting most likely comes from a source that produces carbon emissions. Other factors, like water use and building materials used to construct or remodel a home, can also significantly affect the environment.

You might think the best way to "go green" in housing is to start from scratch. And it's true. If you're building a new, custom home, you can make decisions that will greatly increase energy and water efficiency. You can also select the most environmentally friendly building materials and construction methods. But if you're not building a new home, there's no need to throw up your hands. There's still plenty you can do to make a difference.

How low can you go?
When looking to purchase an existing house, it's possible to assess some aspects of its energy use. How old is the air conditioning unit? Does the landscaping consist of native plants? You might even be able to secure energy bills from the current owner to review electricity and water usage (but keep in mind that your usage may vary considerably).

You can also hire a professional to better determine just how energy efficient or inefficient a home may be.

Whether purchasing a home or wanting to make the best of the house you already own, there are many steps you can take to improve energy efficiency. Here are some examples:

Install rain barrels to collect roof runoff and use that water for irrigation.
Replace water-thirsty plants with landscaping that requires little additional irrigation.
Replace old windows with energy-efficient windows.
Seal air leaks around windows, doors, and other areas that may have gaps.
Seal air ducts.
Install additional installation.
Replace appliances with newer models that have earned the EPA's Energy Star designation.
Replace heating and cooling units.
Replace the water heater with a more efficient model.
Change out incandescent bulbs with compact fluorescents.

You probably know that efforts like these offer benefits beyond helping the environment. They also save money. Yes, you pay more on the front end to make improvements such as those listed above, but each one of them reduces your expenses - often paying for itself in short order. As energy costs continue to rise, the more you can do to cut consumption, the more it pays off.

Be informed
You can find information online about how to lower your energy consumption and make wise environmental choices in housing. The EPA's Energy Star Web site, EnergyStar.gov, offers resources and tips about new homes, home improvements and more. You can find advice, calculators and other helpful tools on other sites as well.

Your Realtor also can help you make informed, green decisions. Some agents have even taken courses specifically designed to help their clients reap the benefits of environmentally friendly practices.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 16Aug09 edition of the Galveston County Daily News

Know your association

Danny Frank (Keller Williams Realty) — Wed, 28 Oct 2009 13:35:37 -0500

The home or condominium that you're thinking of buying may be governed by a homeowners association (HOA). These legal entities are common and growing in popularity across the country. According to the Community Associations Institute, more than 57 million residents in 23.1 million housing units were governed by HOAs in 2006; that's up from 45.2 million residents and 17.8 million housing units in 2000.

These associations provide many benefits, such as property maintenance and amenities that individual residents couldn't otherwise afford, and their rules often protect property values. But the dues HOA members must pay and the covenants, conditions, and restrictions (CCRs) they must follow rub some people the wrong way.

Look past the pool and golf course
Your perfect condo may have a great pool or your dream home might be sitting on the first tee, but remember that those things are only part of the HOA's scope. When you purchase a property governed by an HOA, you enter into a legal contract with the association. You agree to abide by the association's regulations and pay its dues. In exchange, you get a community guided by an HOA and the access to its facilities and perks.

Read before you buy
Make sure that any uses or freedoms you expect to come along with your property are allowed in the CCRs. Do you store your boat trailer in your driveway? I doubt your CCRs will allow that. Want to paint a bright color? Check the color palette allowed by the HOA.

You may have heard horror stories of home repossessions and other legal squabbles involving property owners and HOAs. A common theme among many of these cases is homeowners not understanding the regulations or ignoring them. Review the CCRs carefully before you purchase the property and you'll be less likely to run afoul of your HOA.

About those dues ...
HOAs run on dues - your annual fee for living in the community. These fees range from tens to thousands of dollars, depending on the neighborhood or building and what amenities it offers or what things are covered. Ask how much the dues are and if they've increased during the past few years.

Find out what the dues cover and what they don't. For example, your condo association may perform all exterior maintenance. That means when the roof leaks, your dues pay for its repair - even if you live on the ground floor of a three-story building.

Who's in charge?
When you review an HOA's documents, be sure to inquire about its finances. Is the HOA solvent? Does it have a reserve fund? Who controls the money? What kind of oversight is that person subject to?

Find out who manages the HOA and what role residents have in its governance. There may be a board or other group of property owners who manage the association. Take some time and talk to people who currently live in the community. How do they feel about the neighborhood or building? Find out their impressions of how the HOA is run.

Perform some due diligence before you sign a contract to purchase a property governed by a homeowners association. You will be able to make an informed decision about the HOA's pros and cons without jeopardizing your real estate transaction.

For expert advice about HOAs and all kinds of information about owning, buying, or selling a home, contact a Realtor.

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com//. All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 09Aug09 edition of the Galveston County Daily News

Take a look behind the numbers

Danny Frank (Keller Williams Realty) — Tue, 08 Sep 2009 22:59:51 -0500

Whether you’re buying or selling a home, you’re going to be confronted and perhaps overwhelmed with numbers: interest rates, days on market, loan terms and many more. They’re all significant in the transaction, but what do they mean?

This column is not the place for in-depth analysis of real estate math … that would be a tall order, indeed. I hope to convey two things: the importance of understanding what the numbers mean and that there is help available to decipher it all.

Should you go with a 15 or 30?

Many buyers are able to shorten their financial obligation by choosing a 15-year mortgage instead of the 30-year variety. The payments on 15-year mortgages are certainly larger, but are not, as it may seem, twice as large. If you can handle the bigger monthly expense, you’ll build equity faster because a greater portion of each payment goes toward principal rather than interest. Additionally, the lower rate and shorter term lessen the overall interest due.

With a longer loan term, you have a higher interest rate and build equity more slowly, but you get the benefit of lower monthly payments and, perhaps, increased buying power. You also still have the option to shorten your loan by making additional payments when possible.

Time is money

When negotiations between a buyer and seller stall, each party should think about what the difference in the offers actually means.

To a seller, it means more money at the time of sale, of course. But there could be more to it. Has the house been on the market a long time? If you decide to stick to your guns on a number, do a little math to be sure it makes financial sense. Should the home linger on the market another two or three months, the cost of keeping the house may be close to or even surpass the amount you’re holding out for. Your move may be delayed and you could end up paying two mortgages, two utility bills, two landscaping bills and so on.

As a buyer, plug the numbers in to see the difference on your monthly payment. It may be that the extra money each month pushes the home beyond your budget, or it could just be a few dollars per month – an amount you may decide isn’t worth it to lose the home.

That’s not what I heard on the news …

Don’t be confused by national numbers that have little to do with our market. Texas never saw the rapid rise in property values that parts of California, Arizona, Nevada, Florida and a few other states did. Nevertheless, the national media and even reporters in Texas have been reporting doom and gloom in the real estate market for some time now.

In most cases, though, real estate investments hold their value quite well, appreciating consistently over the long term. Even many homeowners in the states mentioned above aren’t in as dire straits as the media would have you believe. Think about it this way: If you bought a home four years ago, and its value increased $80,000 over the first three years but dropped $12,000 in the fourth, are you down $12,000 or up $68,000? Unless you’re bought in the third year and are selling in the fourth, that $12,000 drop is not as bad as it sounds.

To the rescue

There’s more to real estate math than this column could possibly explain … we didn’t cover buy-down points, fixed-rate vs. ARM loans, tax implications, credit scores, loan ratios and many other concepts. The intricacies of a transaction this large, along with your specific situation, call for extensive knowledge about numbers in the real estate world.

I encourage you to make a smart choice and hire a Realtor. Realtors work with these figures and concepts regularly and can help you navigate the financial waters and make sense of the numbers. Additionally, Realtors are bound by a strict code of ethics, which means that they are obligated to act in your best interest.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 26July09 edition of the Galveston County Daily News

One Minute Housing Market Video Report - Nov 2008

Danny Frank (Keller Williams Realty) — Sat, 22 Aug 2009 13:35:34 -0500

Dr. Ted Jones, Chief Economist, Stewart Title, reports on the Housing Industry for November 2008. Smart people are buyin and selling real estate right now... The time is right for you to get into the market...

Pearland TX: 1406 Pineland Dr, 77581 Open House TODAY

Danny Frank (Keller Williams Realty) — Sat, 22 Aug 2009 12:57:39 -0500

Please take the time to stop on BUY ans see this fine house in Pine Hollow of Pearland TX... The house for sale is lactated at 1406 Pineland Drive, Pearland TX 77581...

Pearland TX: 1406 Pineland Drive, Just Reduced

Danny Frank (Keller Williams Realty) — Thu, 30 Jul 2009 10:26:44 -0500

Price Reduced on 1406 Pineland Dr in Pine Hollow

Pine Hollow, Pearland TX - Announcing a price reduction on 1406 Pineland Dr, Pearland TX 77581. A 3,171 sq. ft., 2 bath, 4 bdrm 2 story. Now MLS® $195,000 - WOW - Priced Below Market. This house is a gem.... And this is a best buy NEIGHBORHOOD... Prices are at an all time low..... Buy low sell high... Call me at 713-581-4702 for an appointment today...

Property information

Pearland TX: 2201 WASHINGTON IRVING DR - Open House

Danny Frank (Keller Williams Realty) — Wed, 29 Jul 2009 07:33:31 -0500

Please come and visit this fabulous house located at: 2201 Washington, Pearland TX 77584. We are holding the house Open for public view on Saturday Aug 1, 2009 from 11:00 AM - 2:00 PM. All are welcome. Realtor's, bring your clients buy and show this fine house...

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com . All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert

Pearland TX: Real Estate Market conditions through June 2009

Danny Frank (Keller Williams Realty) — Sat, 25 Jul 2009 15:36:36 -0500

Today I am going to examine the Pearland real estate market up close and personal. I am gong to drill down to the last 6 months of information about Pearland.

I am going to start at the first week of February 2009 and move all the way through to July 19, 2009 a week at a time to find out just how Pearland and the real estate market is doing. My goal is to help you understand how the real estate market is doing and why is a great time to buy a home.

So, the 1st week of Feb. 2 2009, Pearland had 27 homes sold with an average price of $184,900 which is above the $183K running average price. Then the next week, Feb. 9, we had 25 homes sold with an average price of $157,500... Wow. And that was way below the average. Then the week of Feb. 16, the real estate market jumped back with a nice rebound of 38 homes sold with an average sales price of $186,296. The following week as very close to the same.

Then come the big jump. The week of March 2, 2009 Pearland sold 31 homes with an average sales price of $207,354.00 which is well above the average price of a home in Pearland of $183K.

For the next few weeks, the real estate market in Pearland just kind of bounces around until the week of April 20, 2009. In that week Pearland sold 42 houses with an average sales price of $216,234.00. Then we just kind of cost along again until the week of May 25, 2009 when we sold 80 homes with an average sales price of $177,500. That many homes being sold in the Pearland area is way above the average of 57 houses a month since Ike hit last year...

As you can see by the chart below, the real estate market is like a ride at AstroWorld... Lots of up and downs. But all in all, I say Pearland is holding it's own... For the last 24 weeks the average price of a home in Pearland has only dropped 1.1% or $1,993.00. To me, that's good news compared to the rest of the world.

Now let's look at what I think is the leading indicator of how the real estate market in Pearland is really doing, the number of homes under contract...

In looking at this next chart, you can clearly see houses are starting to go under contract at a much higher rate than just 12 weeks ago. When we started on this chart, the week of Feb. 2, 2009, we were sitting at only 49.5 houses under contract as an average. And today we are sitting at an average of 57.8 houses under contract... And everything I see is telling me the housing market in the Pearland area is starting to get even hotter than than last year...

With all of this being said, NOW is the time to buy a home in the Pearland TX area...

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com . All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert

Pearland TX: Price Reduced on 2201 WASHINGTON IRVING DR

Danny Frank (Keller Williams Realty) — Sat, 25 Jul 2009 14:07:49 -0500

Sleepy Hollow, Pearland - Announcing a price reduction on 2201 WASHINGTON IRVING DR, a 3,535 sq. ft., 2 bath, 4 bdrm 2 story with "Mother-in-law quarters too". Now MLS® $245,000 - Just Reduced.

Incredible custom-built 2 story home on over-sized corner wooded lot in coveted area. Recently remodeled, new roof, energy friendly a/c & beautiful landscaping. Home features all oversized bedrooms up, with master down. The kitchen begs for a cooking enthusiast; the downstairs an entertainer s dream. Utility area is the size of some bedrooms with incredible storage, wonderful natural light and a craft area. Mother-in-law quarters over detached garage. Easy access to 45 & Btwy 8. MOVE IN READY.

Property information

An offer they can’t refuse

Danny Frank (Keller Williams Realty) — Mon, 20 Jul 2009 08:13:02 -0500

You’ve searched for weeks and finally located the perfect house for you and your family. Unfortunately, your work isn’t over yet. You still have to convince the owner to sell it to you at a price you can afford.

Don’t despair, however. With a little research and an informed strategy, you can drastically improve your chances to move in to your dream home.

You have to start somewhere
Obviously, the amount you initially write into the contract has a great influence on whether the seller looks favorably on your offer. How do you come up with that figure? There are several factors to consider.

Determine how the home compares to similar properties in the area. The most reliable way to make this evaluation is to look at homes that sold recently in the same neighborhood. Texas Realtors are a great source for this information, as they have access to multiple listing service data that includes sales prices.

Is the home bigger or more updated than the average house on the street? A house with a remodeled kitchen, an extra 500 square feet or a new roof will fetch a higher price than the average house in that neighborhood.

It’s not just the money
Most sellers have a number in mind when perusing offers, but there are factors beyond price that influence how they view your proposal – factors that you can control.

Get pre-approved for a mortgage. Being pre-qualified is swell, but being pre-approved means that your lender has committed in writing to lending you a certain amount of money. That kind of commitment shows sellers that you’re serious about buying their home, and you can pay for it.

Be ready to pull the trigger. A seller may need to close quickly or remain in their home for an extended period of time. If you can meet his timeline, your offer gains strength.

Avoid contingencies, if possible. Maybe you can’t close the deal until your current home sells, but each special request negatively affects your chances. A seller presented with several offers will likely choose the one with the fewest strings attached.

It depends on the market
Until you get a response from the seller, you never know if your initial offer will be accepted. And if it’s not and the seller submits a counteroffer, the real work begins. Deciding how to respond to a counteroffer is one of the hardest parts of purchasing property.

If it’s a buyer’s market, you may have some leverage and can stand firm on your initial offer. On the other hand, a seller might be able to command his asking price – or even higher – in a seller’s market. Knowing what shape your market is in will help you figure out an appropriate response.

Also, consider how much you really want the home and how much you can spend. If your initial offer was a stretch for your budget and the counter didn’t reduce the price significantly, it may be time to move on. However, if you’re in love with the house and were simply looking for a better deal, it may be worth trying again.

Regardless of the seller’s response, don’t take it personally. Reaching an agreement on the price of the home is strictly a business negotiation, not a reflection of your appeal as a buyer.

Many things combine to make an attractive offer. Your Realtor can help you determine how to put together an offer that gives you the best chance of getting the home you want at terms that are favorable to you.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 19July09 edition of the Galveston County Daily News

What to know about disclosure

Danny Frank (Keller Williams Realty) — Wed, 15 Jul 2009 07:34:50 -0500

There’s an old adage that what you don’t know won’t hurt you, but when it comes to buying real estate, that’s not the case. After all, wouldn’t you want to know if the dream house you’re buying had flooding problems in the past or has a defective roof?

That’s why full disclosure – a seller’s obligation to disclose facts about properties for sale (such as conditions like occurrence of past floods or structural problems) – is critical when it comes to buying or selling a home. If you’re selling, buyers need to know material facts about your home – that is, anything that could materially affect the sale price or influence a buyer's decision to buy it. And, if you’re buying, as a concerned consumer with a big financial commitment at stake, you want to make an informed decision about what you’re buying.

The National Association of Realtors reports that the major causes of post-sale disputes and lawsuits center around defects and disclosure. But most disputes can be avoided if proper disclosures are made. That’s why most states, including Texas, require some type of formal seller disclosure.

What’s on a disclosure form?
A disclosure form is a notice certain sellers are required to give potential buyers on or before the effective date of a real estate contract for sale, covering in reasonable detail the seller’s awareness of any defects in the property before the sale.

For example, if you’ve had a termite problem in the past, that’s something that prospective buyers should know. Or, if the roof has a leak, buyers need to know that, too.

Attention sellers …
Intentionally withholding information about a property when you sell can have serious legal consequences. Talk to your Realtor and attorney and make sure you understand your disclosure responsibilities. You don’t want to inadvertently leave something out and have to deal with expense, hassles and possible legal consequences later. Also, if you’ve had previous inspections done in the last few years, make that information available to the buyer.

Disclosure also applies to federal laws. For example, those selling homes built before 1978 must disclose any known lead-based paint problems.

Don't be afraid to disclose information about your property. Disclosure laws were created to protect buyers, but they also protect sellers. If all the information about a property is revealed up front, you're less likely to be involved in disputes after the sale.

Attention buyers…
If you’re a buyer looking for a home, look closely at the disclosure notice provided by the seller. If any items concern you, ask questions and investigate. But there are other steps you can take to protect yourself and your financial interests, too. For starters, make sure you hire an inspector. For a few hundred dollars, you get a professional to look into all the systems and components and report to you where deficiencies or potential problems exist … clearly a worthwhile investment.

When you have specific concerns, or when the inspector suggests it, you may also want to hire specialists to look at certain things, such as a structural engineer to examine a potential foundation problem. Yes, you will have to pay for these professionals, but you’ll want to know if there are expensive repairs in a property’s future before it becomes your property. To find a reputable inspector, ask for recommendations from friends, family, co-workers or your Realtor, and make sure your inspector is properly licensed.

For everyone’s protection
Disclosure is a necessary facet of the real estate transaction, helping to protect both buyers and sellers and ensuring lots of smiles on closing day. If you have questions about disclosure, ask your Realtor for advice. Realtors are a wealth of information on this subject.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 12July09 edition of the Galveston County Daily News

Yesterday was a Historic day for Texans

Danny Frank (Keller Williams Realty) — Fri, 10 Jul 2009 11:08:14 -0500

Governor Rick Perry signs two very important pieces of legislation into law on Thursday, July 9 at 9:30 a.m. in HAR’s Training Room. State Senator Tommy Williams and State Representative John Otto, are the authors of the bills that where signed into law.

House Bill 8 and House Bill 3613 where signed into law by Governor Rick Perry. Realtors® were instrumental in helping pass these appraisal reform measures. Consumers can expect to see updated appraisal methods and better oversight of appraisal districts, more enforcement authority over appraisal districts to ensure that uniform standard appraisal practices are being used. Consumers will also find alternatives to lawsuits when appealing a ruling by an appraisal review board. Also, a residence homestead to be appraised as a residence will be done so accordingly and not on the basis of the “highest and best use” appraisal standard.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

Pearland TX: 3418 Woodbine Place, Silverlake 77584 Reduced

Danny Frank (Keller Williams Realty) — Mon, 06 Jul 2009 15:48:44 -0500

Flowers bloom 365 days a year, including azaleas that wrap the house like River Oaks. Top-of-the-line alarm system was installed. The master bed/bath had major upgrades, including new tile, faucets, and a glass shower frame. Invisible tinting was installed on all windows facing the sun which reduce heat intake by 30%. New water heaters and a new roof were installed. The lovely oak floor and front doors were refinished. Great neighbors. Walking distance to schools and close to golf course.

Priced at only $269,999.00 The house is is move in ready shape... Call or Text me at 713-581-4702 for more info on this house.

Click Here for more info on your next home.

What’s it worth to you?

Danny Frank (Keller Williams Realty) — Sun, 28 Jun 2009 08:03:31 -0500

All homeowners have one thing in common – home improvement and maintenance projects. Whether something breaks, becomes outdated, or you’re ready for a change, certain projects are just a part of owning a house.

Should I stay or should I go?
So what makes for a successful home-improvement project? The answer depends on your intentions. Are you making a change because you plan on living in the house for a while? Are you upgrading so you can sell soon? Your plans should affect your priorities and make certain improvements more appealing.

Where to start?
Whether you’re staying for a while or selling soon, structural and mechanical improvements should come first. Plumbing and electrical systems should be sound before you go for a hot tub and modern appliances. What good are new wood floors if your roof is leaking? Get the point? Is it necessarily interesting or rewarding work? Not really. Frustrating? Maybe. Trust me, though, it’s the right move.

When you’ve gotten the infrastructure up to snuff, you can start on more exciting and gratifying improvements.

Home sweet home
If you’re planning to stay in your home for the foreseeable future, the nature of your improvements is not so much about recovering money as it is about a higher quality of life. Want to get rid of a small bedroom and create a big master suite with two walk-in closets and a hot tub? Go for it!

Even if you’re not planning on selling anytime soon, though, keep in mind that the longer you stay in your home after a project is complete, the less likely you are to recoup a high percentage of the project’s cost.

Make buyers want your home
If you’re improving the house with a goal of a short-term resale, some improvements are more appealing to buyers and, as such, offer a higher return on your investment.

It’s also worth noting that while you may not get a dollar-for-dollar return on the sales price, a quicker sale can save you thousands of dollars.

Now, there are no guarantees on recuperating costs when you sell, so I strongly suggest doing lots of research. Use the Internet to see what other homeowners are doing and what their experience has been. Go to open houses in your neighborhood. Consult your Realtor. The more information you have, the better off you’ll be. In general, I find that most buyers value kitchen upgrades, bathroom upgrades and increases in livable space. It’s not only my years of experience that lead me to believe this. Data from various sources show that people want these areas to be comfortable, functional, attractive and durable.

How much you'll recover in costs depends on several other factors, as well. These include the big-picture condition of the housing market, the value of the homes in your immediate area, when you plan on selling and the type of projects you undertake.

How much is too much?
For a short-term sale, make sure you don’t overdo your improvements. If you put in top-of-the-line appliances or light fixtures, you’re most likely going to recover a lesser percentage than the seller who went with brand new mid-range appliances or fixtures.

Guidelines for remodeling
Curb appeal is important, and easy fixes like fresh paint and exterior improvements like landscaping are simple ways to instantly improve the appearance of any house. First impressions stir potential buyers’ emotions as they evaluate homes. Curb appeal also encourages prospective buyers to come inside to see your new wood floors, updated kitchen and remodeled master bathroom.

Who, me?
After you decide what kind of improvements you’re going to do, the next step is deciding who’s going to do it. Some people are adept at home improvement, some are not. You probably know which category you’re in.

Safety is a factor as well. If you’re going to tackle the project yourself, exercise caution – working on a ladder or dealing with electricity are not jobs to be taken lightly. If you lack confidence, find an insured and bonded professional.

Just do it
Whether you want to increase your living space, avoid the expense of moving to a pricier neighborhood, make a needed or wanted upgrade, prolong your home's life or achieve a good return on investment, there’s no time like the present. Start your research today.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 28June09 edition of the Galveston County Daily News

Pearland TX: 2201 WASHINGTON IRVING DR in Sleepy Hollow

Danny Frank (Keller Williams Realty) — Sat, 27 Jun 2009 07:51:23 -0500

Pearland TX; Home for sale, 2201 Washington Irving, Pearland Real Estate

• 3,535 sq. ft., 2 bath, 4 bdrm 2 story "Mother-in-law quarters too" - MLS® - Priced to Sell

Sleepy Hollow, Pearland TX - Incredible custom-built 2 story home on over-sized corner wooded lot in coveted area of Pearland. Recently remodeled, new roof, energy friendly a/c & beautiful landscaping. Home features all oversized bedrooms up, with master down. The kitchen begs for a cooking enthusiast; the downstairs is an entertainer s dream. Utility area is the size of some bedrooms with incredible storage, wonderful natural light and a craft area. Mother-in-law quarters over detached garage that could also be used for reantal income. Easy access to 45 & Btwy 8. MOVE IN READY.

Property information

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

Keep safety in mind when buying a home

Danny Frank (Keller Williams Realty) — Tue, 23 Jun 2009 18:43:31 -0500

Personal and home security is a concern whether you're old or young, single or married a parent or not. Protection of self and property is a fundamental component of feeling safe, and this is especially true in our homes. So, if you're in the market to buy a home, be mindful of security during your search.

Searching for your new home
It's likely that you will evaluate different neighborhoods as you look for you next home. Do your research to find areas that appeal to you. In addition to relying on your Realtor's expertise, go online and look around. http://www.HAR.com is an excellent resource. Many neighborhoods have Web sites, e-mail groups or discussion forums that offer helpful information about the area. You can also use the Internet to review crime statistics and search for sex offenders.

Other considerations are more in your direct control - things that are already present on the property or that you can change after you take possession of the house. Generally speaking, criminals will select the house that presents the least risk of being caught. Homes with easy access, substantial cover and good escape routes tend to be more common targets.

Simple ways to tighten up
Evaluate points of entry to the home. Solid-core or metal doors are preferable, as are keyless deadbolt locks. Also check to see if there are windows near the doorknob; a thief could smash the window, reach in and unlock and open the door. Look at the condition of the door jamb … should it be replaced? Do all the locks on the windows work? Sliding glass doors and sliding windows should have functioning latch locks, but a through-the-frame pin is a decent hindrance to a potential thief, as is a charley-bar. Unsecure garages are also a common access point. Does the entrance to the house from the garage have a good door with a solid locking mechanism?

If the home does not have heat- or motion-activated lights outside, consider installing them. A potential thief may be dissuaded from entering your home simply based on the fact that the automatic lights around the property remove his cover as he approaches.

Let the pros handle it
You might consider a security system. If the home is not pre-wired or does not have an existing system, you could spend a substantial amount to get one installed, although most insurance companies offer an attractive discount for such a setup. If there is an existing system, determine if all windows and doors are monitored and see if the installed equipment includes a motion sensor and a battery backup. Some systems can even detect smoke, heat, fire and carbon monoxide. Find out whether the system you're looking at has that capability.

Good fences make good … security
Fences not only cut off easy escape routes, but also can provide a degree of privacy and restrict unwanted access. Additionally, if there's a lot of pedestrian activity in the neighborhood, a property without a fence may get pass-through traffic. If you have children, a fence provides a safe area for them to play.

With an enclosed back yard, you may even consider getting a dog. While big dogs are usually more intimidating and more of a stereotypical watch dog, any barking dog can be effective at giving warning that something is out of the ordinary. Plus, you can hang a Beware of Dog sign, which may act as another deterrent.

Minimize your risk
Everyone has different definitions of and expectations about safety. After all, what's "safe" to one person may be far too risky for someone else. One thing's for sure, though - we all want our home, our possessions and most of all, our lives to be as secure as possible.

When searching for a home, consider personal and home security. You may not be able to find a home that offers every conceivable security feature, but you can make improvements. Anything that makes your house less of a target will reduce your risk and give you increased peace of mind.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 21June09 edition of the Galveston County Daily News

Preventing Foreclosure

Danny Frank (Keller Williams Realty) — Sun, 14 Jun 2009 11:02:51 -0500

There's no question about it: nationwide foreclosures are up, particularly in Nevada, California, Arizona, Michigan, Florida and Colorado. Although we can be grateful that the Lone Star State is not currently near the top of this list, there are Texans facing foreclosure.

No one buys a home with the intention of falling behind on payments and facing foreclosure proceedings, yet it happens. Even when the nationwide picture is much rosier than it is today, some homeowners find themselves in this unenviable position. Here are a few tips to avoid this scenario, and what to do if it occurs.

Don't set yourself up for failure
There are two main ways to lessen the likelihood of foreclosure before you're even in the house. First, don't put yourself in a situation where you won't be able to afford your mortgage. Just because the mortgage lender approves you for a loan at a certain amount doesn't mean you can actually afford the payments on that loan. If you know how much you can afford before you start shopping for a home and stick to that price range, you're taking a big step in the right direction.

Second, it's vitally important that you have a solid grasp on the details of your loan. Some people get into trouble because they don't fully understand their obligations regarding their home loan. There are many types of loans where the payments for the first year or first few years are much lower than the amount you will pay in the following years. When you're shopping for the loan, ask the lender about how various loans work, and make sure you understand the payment structure of each and how it may change.

Could it happen to you?
Unfortunately, bad things sometimes happen to good, hard-working people. Injuries or illness, accidents, unforeseen economic circumstances, unemployment and other factors can hinder the ability of a homeowner to pay his or her lender. Many people do not have sufficient savings accounts and cannot afford to miss even one paycheck without facing considerable struggle.

If you find yourself in a bad spot, take a hard look at items you spend money on that you can do without. Cable is great, a night on the town is fun, and eating out is convenient, but keeping your home should take priority over those types of expenditures

What to do
If you face the prospect of missing a monthly payment on your house, do not be embarrassed. Instead, contact your lender as soon as you're aware your payment will be late. Also, if your lender attempts to get in touch with you, never ignore those phone calls or letters. If you're elusive, unresponsive or seem disinterested, your lender will be less willing to work with you.

A HUD-approved counseling agency can work with you and your lender and may be able to negotiate a repayment plan. You can call (800) 569-4287 or go online at HUD.gov (search the term HUD approved counseling) for the counseling agency nearest you.

Beware of sharks
In addition to legitimate companies and agencies that can help you, there are scam artists out there. They may tell you that they can stop the foreclosure by signing a document that authorizes them to act on your behalf. Make sure you read and understand any document presented to you - you may be signing over your title to the house, and before you know it, you are a renter in the home you formerly owned! Stay away from companies that promise you swift, effortless results by paying them a large fee - this is usually evidence of a scam.

Get back on track
Facing the possibility of foreclosure is stressful. However, if you understand this risk, you can take steps to avoid it before you even buy a home. Should you ever find yourself behind on your payments, though, there are resources to help you get back on track. As a real estate professional, your Realtor understands the entire homebuying process and can discuss options available to you.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 14June09 edition of the Galveston County Daily News

Pearland TX: 3418 Woodbine Place, Silverlake 77584

Danny Frank (Keller Williams Realty) — Fri, 12 Jun 2009 07:50:10 -0500

Silverlake, Pearland TX, Real Estate for Sale - Announcing a price reduction on 3418 WOODBINE PLACE, a 3,363 sq. ft., 3 bath, 4 bdrm 2 story. Now MLS® #90389165 $272,000 - Priced to Sell and Move in Ready. Call me today to schuled and appoitment

http://www.har.com/90389165

Property information

Pearland TX - Real Estate Market conditions through May 2009

Danny Frank (Keller Williams Realty) — Mon, 08 Jun 2009 12:20:25 -0500

Looking at the Pearland TX real estate market snapshots, I see wee had a slight downturn in property values for the months of May. But I also see we sold more real estate in Pearland TX last month than we have since Aug 2008. So with that being said, I still feel buying real estate in Pearland is a smart buy. Pearland real estate is still on the increase in value... We are still have a higher sales price than we had 2 years ago.

As you can see from this next chart, the total number of home under contract is on a very steep incline and has surpassed pre-Ike numbers... This is just another key indicator of how strong real estate is in the Pearland TX area. The Pearland area has more house under contract at the end of May 2009 than it has had in the past 2 years.

Now I want to look at the key indicator of (DOM) days on market and (MSI) months supply of inventory. This is one way of telling how the real estate market is doing by seeing how long it take to sell a home in a given area like Pearland. First let's look at the DOM in the Pearland area. The average DOM in the Pearland area was only 79 days. Compare that with the national average of over 200 days and for someone trying to sell their home in Pearland, our is outstanding in any market.

Now looking at the MSI, you can see Pearland is doing great in this catogory too... Pearland's MSI is down to only 3.9 months of inventory. I believe this is what is driving real estate prices in the Pearland market to hold on and even grow. The National Association of Realtor's, NAR says that 6.1 months of home inventory is a natural market and anything below that number is a seller's market and anything above it is a buyer's market... But I think Pearland is just sitting at neutral right now because of the national economy...

So what does this mean for the person wanting to buy or sell real estate in the Pearland TX area? It shows you NOW is the best time to buy or sell real estate and a lot of people are doing just that... Donald Trump and Dave Ramsey both said last month on Fox News that this is the best time to move real estate in the last 20 years...

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com . All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert

How many miles to the gallon does that home get?

Danny Frank (Keller Williams Realty) — Mon, 08 Jun 2009 11:01:18 -0500

The rising cost of energy is a concern for all of us. And I'm not just talking about what we pay at the pump. Energy prices affect how much we spend on almost everything we buy. That includes the electricity and natural gas we use to power, cool and heat our homes. It even can play a role in the price you pay to purchase a home or how much you can fetch when you sell.

For buyers
Buyers are still looking at all the usual factors in selecting a home; considerations like schools, bedrooms, bathrooms, and closet space - those things won't change. Recently, though, increasing energy costs have prompted consumers to place more emphasis on the proximity to desirable locations and the energy efficiency of the homes they find.

For many families, utility bills and pressure at the pump amount to substantial expenditures that are often overlooked in affordable housing decisions. Choosing a less expensive home that's 10 miles farther from work or one with lower energy-efficient qualities may actually cost you more over time and could even jeopardize your ability to afford the home. Talk about diminishing returns!

If you find a home that piques your interest, see what you can find out about the average energy costs for that property. Two seemingly similar houses can have large discrepancies in heating and cooling costs, especially if one was remodeled with energy efficiency in mind.

What about transportation costs? How would living in this home affect your commute and errands? Is public transportation available? Living just 10 miles farther away from a five-day-per-week job adds up to 100 miles per week. That's at least one extra tank of gasoline per month. These days, that can add up to a few thousand dollars over the course of a year.

For homeowners and sellers
Energy-efficient homes are less expensive to run, more comfortable and have a higher resale value.

If you're interested in making energy upgrades to your home, consider having a Home Energy Rating audit performed. A home energy rating system (HERS) report is a review of your home's efficiency prepared by a trained professional.

In this audit, a certified home energy rater will check insulation levels, window efficiency, the integrity of the ducts, ventilation, weather stripping, the HVAC unit, the water-heating system, appliance efficiency, climate considerations and other components of energy efficiency. The results of the report show opportunities to increase efficiency.

Is your home already energy-efficient and on the market? If so, you have an attractive selling point. If you're trying to sell your home and haven't made any energy improvements, it's possible the house down the street has that advantage over yours. A prospective buyer may feel she's getting more for her money at the other house, due to the anticipated savings of a smaller utility bill.

Energy-efficient mortgages
A HERS rating can also be used to help a buyer or homeowner qualify for financing options like an energy-efficient mortgage.

In new construction, the HERS rating verifies that the home and appliances are energy-efficient, and the borrower qualifies for a higher amount based on projections of low energy consumption.

For existing homes, a buyer or owner can use an energy improvement mortgage to purchase or refinance the property. After the certified rater makes suggestions for efficiency upgrades, the estimated costs of these improvements are rolled into the loan. Once the projects are complete, the lender pays for the work out of an escrow account. So, even though the monthly payment to the lender is slightly higher, you would realize an advantage through lower utility bills.

Who can help?
There are Realtors who specialize in "green" real estate. Many of them have earned the EcoBroker designation, which teaches real estate professionals innovative energy, environmental and other green strategies. Additionally, some Realtors have attained an affordable housing certification - Texas Affordable Housing Specialist - which includes a course on green technology's effect on housing affordability.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 17May09 edition of the Galveston County Daily News

New or existing home – which is right for you?

Danny Frank (Keller Williams Realty) — Mon, 25 May 2009 09:40:12 -0500

You've finally arrived at the decision to buy a home. Now you face the choice between buying a newly-constructed or an existing home.

There are advantages and disadvantages to each option, so the decision may not be an easy one. No matter which way you go, you'll probably end up making a few tradeoffs. In the end, choose the type of home that makes the most sense for you, your lifestyle and your upcoming plans.

You will sell someday

From an investment standpoint, it's wise to think about the future when you're buying. After all, you'll be the seller one day and you want to get the largest possible return on your investment.

What if, for example, a home is one of the first in a new subdivision. As other houses are still being built, short-term resale of a two-year old house can be difficult. Given two similar choices in the same neighborhood, most buyers opt for a brand new house as opposed to one that's been lived in. Additionally, builder incentives can make the new home down the street more attractive to buyers.

This typically changes as the neighborhood matures and the builders clear out.

That's a big closet

It's not all about the investment, though. You have to live in this home. Central air, large pantries, walk-in closets, multi-car garages, more and bigger bathrooms and other contemporary amenities are more common in newer homes. There are not many 40-year-old homes featuring a master suite with a spa and two walk-in closets.

New homes are also built with infrastructure tailored to modern life - like having more electrical outlets or being pre-wired for security or Internet.

Additionally, there are stricter building codes and significant advances in construction materials and techniques. These improvements result in safer and more energy-efficient homes.

Also, the builder may offer customization options, like color schemes, flooring, kitchen cabinets or appliances, that allow you a degree of personalization. Existing homes were built and designed to someone else's standard and taste, which is bound to be different from yours.

On the flip side, many older homes have a charm from the period during which they were built. That's not easily replicated in a new home. Some older homes sit on larger parcels of land than the lots common in most new subdivisions. You also may find an existing home that has been remodeled in a way that suits your needs perfectly.

New doesn't mean perfect

Home maintenance comes with homeownership. There is no house that is maintenance- or defect-free - ven brand new homes. In fact, it's not uncommon to find at least one construction defect that must be addressed in a brand new house. So, if you do opt for a new home, make sure you understand the warranty and the process for identifying and fixing problems.

If the 'hood fits …

The neighborhood should be a significant part of your decision. Think about what you value - school district, proximity to your workplace, and day-to-day convenience are common concerns for most people, but your list may vary.

You'll find that many residential builders acquire large tracts of land (usually far away from the center of the city) and starting a subdivision from scratch. It's more cost-effective to lay infrastructure and build if there are no obstacles. So, if you happen to be partial to large trees lining the streets, an older neighborhood may be more your style.

Some new communities also initially lack services like nearby grocery stores, shopping or other things that you take for granted in established areas.

When can I move in?

If you purchase a home before it's completed, builder delays or other holdups could prevent you from moving in on schedule. This may end up being no big deal, but if the timing's wrong, you may have to find a temporary solution while the setbacks are resolved. This may mean delaying closing on the sale of your current home, finding a place to rent, staying with friends or family or placing your belongings in storage.

Talk to someone who can help

When you're deciding between a newly built home and an existing home, decide based on your family's needs. A Realtor can help you sift through the options. Sit down with him and let him know what's important to you and your family.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 17May09 edition of the Galveston County Daily News

Don’t buy someone else’s problems—get a home inspection

Danny Frank (Keller Williams Realty) — Fri, 22 May 2009 21:41:39 -0500

Houses include many complicated systems. They have heating and cooling systems, electrical wiring, plumbing, a roof, siding, windows - you get the idea. No matter how careful you are, you're not going to be able to assess each and every item and system before you buy a home. However, a qualified home inspector can give you a pretty good picture of the overall shape of the home and its parts.

Armed with a report from a qualified inspector, you can make a better-informed decision about your purchase of a home. You can proceed with the transaction as planned, ask the seller to make some repairs or concessions, or terminate the sales contract.

What does an inspection cover?
A home inspection is a visual examination of the structure and systems of your home. A typical home inspection covers the electrical, heating, and air-conditioning systems; plumbing; roof; interior walls and ceilings; insulation; windows; doors; and foundation. It usually does not include septic systems, swimming pools, and hot tubs. Keep in mind that if an inspector cannot access a particular area, such as a very steep roof, he won't be able to inspect it.

Time it right
Most buyers contact a home inspector immediately after signing a purchase contract in order to have the assessment completed before the contract's termination option period expires. That way, you can further investigate any problem with the home and, if the problem is a deal-breaker to you, kill the contract without penalty. Because of timing involved with the contract and the inspection, do some research and identify more than one potential inspector before you sign a contract on a house in case your first choice is unavailable.

What should I ask?
When looking for a home inspector, start by contacting those recommended by friends and family. No matter how you get the name of a home inspector, you'll want to ask him some questions about his services. Here are some suggestions:

What is the fee?
What will the inspection include? Ask for a list of items that are included and excluded.
How long will the inspection take, and can I attend it? Be wary of an inspector who doesn't want you around.
What type of training and licenses do you hold? Make sure he's licensed in Texas.
Will you provide a written inspection report?
Do you climb onto the roof to inspect it?
Can you provide a list of references?
Is there an additional fee to re-inspect the house after repairs have been completed?

Talk to a specialist
A home inspector's job is to find problems, not fix them. If your inspector finds a problem with a house's wiring, call an electrician. You can get an estimate of the cost and severity of the repair and decide how to proceed with your purchase. Be wary of any inspector who finds a plumbing problem and immediately tells you that he's a licensed plumber.

Money well spent
Inspection fees vary depending on the home's location, systems and size. Don't let cost be the sole determining factor. It's more important that the professional you hire has the skill and experience necessary to do the job right.

Talk with your Realtor about the timing of your home inspection and any questions you have about the termination option in your contract. It's unlikely that you'll find a home without any problems - even newly constructed ones typically have flaws - but a home inspection can make you a better-informed homebuyer. Once you know the condition of your dream house, you and your Realtor can discuss how to proceed.

Danny Frank is a local Pearland TX Real Estate expert!

My column was also published in the 17May09 edition of the Galveston County Daily News

Pearland real Estate Expert - Danny Frank

Setting the stage for a successful sale

Where do you want to live?

Shop around for lower insurance rates

Making green housing choices

Know your association

Take a look behind the numbers

One Minute Housing Market Video Report - Nov 2008

Pearland TX: 1406 Pineland Dr, 77581 Open House TODAY

Pearland TX: 1406 Pineland Drive, *Just Reduced*

Pearland TX: 2201 WASHINGTON IRVING DR - Open House

Pearland TX: Real Estate Market conditions through June 2009

Pearland TX: Price Reduced on 2201 WASHINGTON IRVING DR

An offer they can’t refuse

What to know about disclosure

Yesterday was a Historic day for Texans

Pearland TX: 3418 Woodbine Place, Silverlake 77584 Reduced

What’s it worth to you?

Pearland TX: 2201 WASHINGTON IRVING DR in Sleepy Hollow

Keep safety in mind when buying a home

Preventing Foreclosure

Pearland TX: 3418 Woodbine Place, Silverlake 77584

Pearland TX - Real Estate Market conditions through May 2009

How many miles to the gallon does that home get?

New or existing home – which is right for you?

Don’t buy someone else’s problems—get a home inspection

Pearland TX: 1406 Pineland Drive, Just Reduced