It's a fact that over 90% of home buyers start their search for a new home by going to the Internet. WOW!  90%.  That's HUGE!  It made me stop and think what I have incorporated in my business to attract these buyers to me.  I started a business evaluation and believe that I have a tremendous supply of technical tools at hand to attract home buyers , , ,and home sellers.  BUT, do I make the best use of them?  Probably not to the extent I should.

Here's another fact . . . the #1 feature a home buyer wants to see is PICTURES of the a home they are viewing.  Virtual tours. Still pictures. Ariel pictures.  Pictures, pictures, pictures! 

I look at a lot of pictures of homes every day, since I'm a REALTOR. It saves me a lot of time and money to search for homes that customers and clients want or need using the Internet. 

Yesterday I was looking at a home online and there was a picture of half an interior door with no floor showing and only a tiny bit of wall on one side of the door.  I guess the agent thought it was a very special door when she added it to her picture display.  There wasn't even a sub-title to tell me why this door was so important to the home I was viewing.  Hmmm.  If I shared the picture with you, you'd probably be more interested in reading this article.

I obviously need to continue working on my businees and make sure I have great, high quality pictures to share with buyers and sellers.  The reason I didn't share the half door picture, is because it would have embarrassed me to show such a pitiful picture of any home. I think it's best to not post the horrible picture. 

Please post the best pictures you can.  Don't you honestly believe in doing so . . .you'll draw more GOOD interest to the home?  Let me know your thoughts on this matter.

Have a great week!

I'm very excited about all the information that will be provided!

WEST UNIVERSITY PLACE BOUNDARIES IN HOUSTON, TX

Kirby Drive to the East, Union Pacific Railway railroad track to the West, Bellaire Boulevard/West Holcombe Boulevard to the South, and Bissonnet and Law Streets to the North.

DEVELOPMENT OF WEST UNIVERSITY PLACE IN HOUSTON, TEXAS

Commonly referred to as West University or West U for short, West University Place in Houston, Texas was developed by former Tennessee Governor Ben Hooper. His idea for a community of country homes was conceived in 1910 when Governor Hooper bought a tract of land southwest of Houston out of an old Spanish land grant. The Houston West End Realty Company developed today's West University Place First Addition and put the first lots up for sale on April 1, 1917. The name "West University Place" originated from its proximity to Rice Institute (now known as Rice University). The city of West University Place incorporated in 1924 and adopted a formal city charter in 1940.

There are approximately 26 subdivisions in West University Place to include Rice Court, Pemberton, Colonial Terrace, Sunset Terrace, Cunningham Terrace, Evanston, Matthews Place, Kent Place, Monticello, Virginia Court, Belle Court, College Court Place, Collegeview, Preston Place, Pershing Place, Academy, Quenby Court, Bissonnet Place, Fairhaven, College Park, and Krenzler Courts and some sections simply known as West University Place.

SCHOOLS FOR WEST UNIVERSITY PLACE 
 
Students who live in West University Place are zoned to West University Elementary, Pershing Middle School in the Braeswood Place neighborhood of Houston, and Lamar High School, in the Upper Kirby district of Houston.  Each of these schools is highly recognised in the Houston Independent School District (HISD).

WEST UNIVERSITY PLACE HOMES SALES IN HOUSTON, TEXAS - MARKET REPORT - MARCH 2010

Based upon information gathered from the Houston Association of Realtors there were 9 West University Place homes sold in the month of February 2010. The homes ranged in price from $280,000 for a 2 bedroom, 1 bath home on a 5,000 square foot lot to $1,225,000 for a 4 bedroom, 5 bath home on a 6,600 square foot lot. This gave us an average of $241.65 per square foot on February sold properties.

There are currently 131 single family homes available for sale in West University Place with asking prices ranging from $284,500 to $3,499,000. While the majority of these homes are of newer construction with a minimum of 4 bedrooms and 3000 sq. ft., there are also smaller homes available with 2 bedrooms that were originally constructed in the 1920's, 30's and 40's, and some properties being sold for lot value. There are also 39 pending properties in this very desirable neighborhood.

There were 13 West University Place homes sold in the month of January 2010. The homes ranged in price from $305,000 for a 2 bedroom, 1 bath home on a 5,000 square foot lot to $1,775,000 for a 4 bedroom, 4/1 bath home on a 7,875 square foot lot. This gave us an average of $235.15 per square foot on January sold properties.

West University Place continues to be a popular neighborhood based on information obtained from The Houston Association of Realtors. In December there were 20 properties sold, up from 13 in November. The homes ranged in price from $285,000 for a 3 bedroom, 1 bath home on a 5,000 square foot lot to $1,500,000 for a 4 bedroom, 4/1 bath home on a 6,875 square foot lot. This gave us an average of $237.30 per square foot on December sold properties.

MONTROSE AREA BOUNDARIES IN HOUSTON, TX

The Montrose area in Houston, TX is generally bound by Highway 59 to the south,  Allen Parkway to the north, Bagby Street to the east and Shepherd to the west; Montrose market area boundaries expand beyond the subdivision.

Originally pronounced as if it were two words, that is, "Mont Rose", Montrose is generally bound by Highway 59 to the south, Allen Parkway to the north, Bagby Street on the east and Shepherd to the west. The Museum District is located in the southern part of Montrose and many bars & restaurants, thrift/vintage/second-hand shops, eclectic boutiques and small galleries maintain the unique flavor of this part of the city.

DISTINCTIVE CHARACTER OF MONTROSE

Initially envisioned as a planned community and/or streetcar suburb and dating back to the early 20th Century, Montrose comes with the most distinctive character of eccentricity and diversity in Houston.It is one of the prettiest areas with renovated mansions, bungalows with wide porches and cozy cottages lining shady boulevards where people can walk and cycle easily. There is even a small pocket of homes called Courtland Place where all of the houses are listed in the National Historic Registry. Other surrounding neighborhoods include Westmoreland, Avondale and Cherryhurst, all generating a Southern, cozy atmosphere. Townhouse/Condos and Lofts are very prevalent in the Montrose area as well.

MONTROSE HOMES SALES IN HOUSTON, TX - MARKET REPORT -  MARCH 2010

Based upon information gathered from the Houston Association of Realtors there were 5 single family homes sold in the month of February in the Montrose market area ranging in price from $279,000 to $710,000 for an average price per square foot of $179.35. There were 9 town house/condos sold in the Montrose market area during this same period with prices ranging from $60,000 to $350,000 for an average of $130.63 per square foot.

Currently there are 79 active available single family homes for sale in Montrose with list prices ranging from $220,000 to $1,375,000 and 12 properties option pending, pending continue to show and pending sale. There are 85 active available town house/condos in the Montrose market area with prices ranging from $83,500 to $899,000 and there are 18 properties in various stages of the pending process.

Montrose market area residents continue to enjoy stable property valuesas reflected in the following data provided by the Houston Association of Realtors. There were 4 single family homes sold in January 2010 with prices ranging from $264,500 to $550,000; averaging $169.70 per square foot. There were 7 town house/condos sold in the Montrose market area during this same period with prices ranging from $97,000 to $312,000 for an average of $133.71 per square foot.

BOUNDARIES OF MEYERLAND IN HOUSTON, TX

The boundaries of the Meyerland subdivision in Houston, TX are: South of Beechnut, North of Bellfort, West of S Post Oak and East of Chimney Rock

Meyerland is a residential area situated on the banks of the Brays Bayou at the outer southwest corner of Loop 610, just south of the city of Bellaire.Just a 15-minute drive (or less) to downtown Houston, the Texas Medical Center, the Galleria, and the Reliant Park complex, the Meyerland community boasts excellent accessibility, beautiful parks, and strong community leaders. Homes range in price from the mid $100,000's (usually lot value) to the $1,000,000's. While some of the homes are the original 1950s bungalows, others are new construction from homeowners who like Meyerland's ease and convenience.

DEVELOPMENT OF MEYERLAND, HOUSTON, TX

Meyerland is the concept of three generations of the Meyer family. In the late 1800's, Joseph F. Meyer started buying land in the southwest part of the area surrounding Houston, eventually accumulating 6,000 acres of which he paid less than $5 per acre. In the mid-1950's Joseph's son, George, saw the possibilities of a prestigious subdivision and after his father's death, son George took the 1,200 acres he inherited and created Meyerland with 2,700 lots and an 80-acre reserve for a shopping center. George Meyer proceeded to develop homes that were affordable enough to attract middle America. Look magazine called Meyerland a "state-of-the-art neighborhood" while House and Home magazine claimed it was the "ideal plan for a subdivision." Meyerland might be termed Houston's first "planned community" in that Meyer held to stringent deed restrictions and strong architectural controls for its development. Characteristic of Meyerland are brick, contemporary styled homes, three and four bedrooms with two baths, an uncommon feature when built.
 
MEYERLAND PLAZA - SHOPPING CENTER

Meyerland Plaza Shopping Center was opened in 1957 as Houston's second regional mall and was managed by George Meyer's oldest daughter, Leota Meyer Hess.The third generation of the Meyer family sold the center in 1984. After years of neglect, in the mid-90s it was purchased and renovated by a new owner. The revival of Meyerland Plaza brought 927,000 square feet of new shopping space to Meyerland and the plaza now includes a variety of 50 shops and restaurants, several of which opened spring 2005.

MEYERLAND SCHOOLS

 
Schools - Meyerland has numerous Houston Independent School District (HISD) Exemplary schools and is zoned to nationally acclaimed Bellaire High School.Zoned neighborhood elementary schools include Kolter Elementary School and Lovett Elementary School, both located in Meyerland. The neighborhood is also served by Johnston Middle School (located in Meyerland), Pershing Middle School (located in Braeswood Place), and Pin Oak Middle School in the city of Bellaire (pupils zoned to Johnston have the option to attend Pin Oak), and Bellaire High School located in the city of Bellaire.

MEYERLAND LIBRARY

The Houston Public Library system operates the Meyer Branch Library at 5005 W. Bellfort, which serves the Meyerland community.

MEYERLAND HOME SALES, HOUSTON, TX - MARKET REPORT - MARCH 2010

Meyerland residents continue to enjoy increased property values as reflected in the following data provided by the Houston Association of Realtors. There were 5 single family homes sold in February with prices ranging from $279,500 to $735,000 averaging $149.19 per square foot.

Currently there are 35 active available homes for sale in Meyerland with list prices ranging from $265,000 to $1,095,000. The wide range in price reflects the new construction homes however the majority of homes are 3 to 4 bedrooms, 2 baths, 2000 plus sq. ft. constructed in the 1950's and 1960's. There are 15 properties in option pending, pending continue to show and pending stages.

Based upon information gathered from the Houston Association of Realtors only one Meyerland home sold in the month of January. This was a 4 bedroom, 3/1 bath, 3,542 square foot home and it sold for $400,000.

There were 7 single family homes sold in December with prices ranging from $207,000 to $509,000 averaging $144.24 per square foot.

2006 was a good year for homeowners in Meyerland as we saw 109 properties sold ranging in price from$197,000 up to $1,150,000 with an average sales price of $368,966 or $133.73 per square foot showing a definite upward trend. These figures are based on data collected from the Houston Association of Realtors.

There were 89 single family homes sold in 2007 with prices ranging from $200,000 to $1,000,000 averaging $144.73 per square foot.

KNOLLWOOD VILLAGE, HOUSTON, TX BOUNDARIES

Knollwood Village Subdivision is located in Houston, Texas.  It's boundaries are inside 610 Loop South, south of S Braeswood and Buffalo Speedway area.

Knollwood Village is a Houston inner loop, deed restricted, residential subdivision consisting of around 600 single family homes. It is close to the Texas Medical Center, downtown Houston, the Museum District, Reliant Stadium and the Galleria. Originally developed in the 1950s, the last few years have seen new construction in the neighborhood. The subdivision is zoned to Houston Independent School District (HISD) schools, Longfellow Elementary, Pershing Middle School, and Bellaire High School. One should always check with HISD for boundary changes. Other subdivisions in the immediate area are Braes Terrace, Westridge, Linkwood and Woodside.

Knollwood Village consists of older and new construction homes. The older homes, many of which have been remodeled, range from around 1300-2000 sq. ft., were built on slabs, and most have hardwood floors. The older homes in poor condition are often sold to builders who are usually building two story, 3500-5000 sq. ft. brick, stucco and stone exterior structures. The price range for older homes is generally $250,000-$400,000 and $600,000-$850,000 for new construction.

As of 3/22/2010, there are 8 single family homes for sale in Knollwood Village ranging from a low of $279,900 for a 3 bed/ 2 bath/ 2 car garage, 1634 sq. ft home on a 7140 sq. ft. lot to a 2006 built, 4 bed/3.5 bath, 3776 sq. ft. home on a 8696 sq. ft. lot being sold for $699,000. The average list price per average square foot of living space is $191.83. One home is under contract and pending sale.

In December 2009, 2 homes sold. The low sale of $250,000 was a 3 bed/ 2 bath,2182 sq. ft. home in need of remodeling on a 9240 sq. ft. lot. The high sale was $575,000 for a 2008 built 3 bed/ 3 bath, 3092 sq. ft. home on a 7651 sq. ft. lot. The average price per sq. ft. was $156.43.

One home sold in January 2010. It was a remodeled 3 bed/ 2 bath/ 2 car garage, 1706 sq. ft. home on a 7000 sq. ft. lot which sold for $350,000 or $208.09 per sq. ft.

In February 2010, 2 homes sold. The low sale of $259,000 was a 5 bed/ 2.5 bath,2594 sq. ft. home in need of remodeling on a 8611 sq. ft. lot. The high sale was $284,500 for an updated 3 bed/ 2 bath, 1268 sq. ft. home on a 6834 sq. ft. lot. The average price per sq. ft. was $140.73.

HOUSTON HEIGHTS BOUNDARIES

Houston Heights is within the City of Houston, TX and it's boundaries are Downtown Houston, Memorial Park and Oak Forest Subdivision.

HOUSTON HEIGHTS GENERAL INFORMATION

This historical neighborhood, with a mixture of bungalow, Victorian homes, and new construction (as well as some industrial and commercial property) was originally established as a planned community in the late 1890s. The location was partially chosen because it was 23 feet higher than downtown Houston, located 4 miles away. In 1918, Houston Heights residents voted for annexation by the city of Houston.

The single family home market in the Houston Heights consists of older Victorian era homes, older bungalows, and new construction. Many of the older homes have been remodeled and over 100 Houston Heights structures are registered in the National Register of Historical Places. The newer construction consists of everything from contemporary designs to Victorian looking homes.

HOUSTON HEIGHTS HOME SALES - MARKET REPORT - MARCH 2010 

There are approximately 3500 single family homes in the Houston Heights with an average sales price per sq. ft. of $175 in 2007. Since 1994, this figure has increased every year. The values were $164/sq ft. in 2006, $156/sq ft.in 2005 and $150/ sq ft. in 2004. These figures were obtained from the Houston Association of Realtors Multiple Listing Service, as are the others cited in this article.

As of 3/22/2010, there are currently 148 single family homes for sale in the Houston Heights ranging from a 3 bed/ 1 bath, 980 sq. ft. "lot value" home on a 3300 sq. ft. lot being sold for $81,000 to a 2007 built, 4595 sq. ft., 4 bed/ 3 full-2 half bath/ 2 car garage home on a 8715 sq. ft. lot priced at $1,425,000. The average list price per sq. ft. of the homes for sale is $193.56. Many of the homes for sale are new and recent construction ones on small lots but there are a good selection of older homes. Another 41 homes are under contract as of 3/22/2010, but haven't closed yet.

In December 2010, 22 single family homes sold ranging from a 3 bed/2.5 bath,2381 sq. ft. foreclosure on a 2115 sq. ft. lot which sold for $180,000 to a high of $1,100,000 for a new construction, 4272 sq. ft., 4 bed/ 4 bath/ 2 car garage home on a 9180 sq. ft. lot. The overall average sales price per sq. ft. was $183.93.

In January 2010, 11 single family homes sold at prices from a low of $60,000 for a 2 bed/ 1 bath, 716 sq. ft "lot value" home on a 3275 lot to a high of $775,000 for a new construction, 4232 sq. ft., 4 bed/ 3.5 bath/ 2 car garage home on a 6250 sq. ft. lot. The overall average sales price per sq. ft. was $182.62.

In February 2010, 17 single family homes sold at prices from a low of $222,000 for a 3 bed/ 1 bath, 1260 sq. ft home on a 3864 lot to a high of $982,000 for a 1912 built, renovated, 3898 sq. ft., 4 bed/ 4.5 bath/ 2 car garage home on a 10,996 sq. ft. lot. The overall average sales price per sq. ft. was $183.64.

HOUSTON, TX GENERAL INFORMAION

Known as both the Bayou City and Space City, Houston, Texas was founded in 1836 and named after General Sam Houston. With a population of close to 2 million, it's the 4th largest city in the United States. The city has been a dynamic center of business since the early 1900s and is also the leader in space technology, being home to NASA and the Johnson Space Center. The port area is thriving and connected to the city by the Houston Ship Channel. Other well known areas are Interstate 10's Energy Corridor, the Galleria, and the world class Texas Medical Center. Houston's feel is diverse, with both a high rise skyline and waterways like the Buffalo Bayou, which winds through the city.

Recently, downtown Houston has been transferred into a dynamic area of the city for both entertainment and residential living. Many new lofts and townhomes have been built in and near downtown and other buildings have been converted from commercial to residential use.

Houston has major league football, baseball, basketball ( men's and women's), and soccer teams, as well as AHL hockey. It also has separate horse and greyhound racing tracks.

For the theatre lovers, Houston is one of the few cities that has permanent ballet, orchestra, opera, and theatre companies.

Houston offers most everything you could possibly desire in real estate. 

Fell free to view our INTERACTIVE MAP of Houston.

HOUSTON, TX HOMES SALES - MARKET REPORT, MARCH 2010

Note: Due to the large volume of homes sold, I usually need two months to compile data. So in March, I'll be using January data, obtained from the Houston Association of Realtors.

Although the whole nation, including Houston, has been affected by the economy and bad debt,the problems have affected Houston housing much less than most other areas of the country. According to a Builder magazine March 2009 article, Houston tops the list of the nation's healthiest housing markets. Here's a little bit of history: The year 2007 was the second best year in Houston on record based on the HAR stats. Total property sales were lower in 2007 than in 2006, but total dollar volume was a record high. So in a nutshell, less homes were sold, but for more money.

This trend continued in 2008, until October, when both total sales and average prices declined. This was probably a result of both the troubled economy and Hurricane Ike. Since then, both stats continued to be less than those from the previous year until September, partially due to the fact that many of the sales were foreclosures at below market prices. However in September 2009 total single family home sales increased 32.0% from September 2008. The main reason is that real estate and many other services were basically shut down for several weeks following the hurricane in 2008. In October 2009, total single family home sales increased 13.8 % from October 2008 and in November 2009 sales increased 32.8 % over last November. I'm sure that the " Ike Effect" played a factor in this statistic also. December numbers appear to be more realistic. December sales numbers decreased by 2.1 % from Deember 2008.

In January 2010, total single family home sales decreased 12.3% from last January. If you break it out, homes priced at $500,000 and above increased and homes priced at $80,000 and below decreased. The January 2010 average sales price increased from last year by 18.4 % to $194,454, the highest January price in Houston history. The median price which is a price where half the homes sold for more and half sold for less was $144,500, a 11.9 % increase from January 2009, the 9th straight monthly increase. Foreclosures sales decreased 30.1 % from a year earlier.

Townhomes and condo January sales increased 14.8 % in total sold from January 2009. In January 2010, the average sale price was $147,501, a 4.7 % decrease from last year.

In closing, the Houston housing market is still stronger in pricing than other areas of the country, although the foreclosures, more stringent lending requirements, lower oil prices and poor economy have affected us. Our employment numbers and cost of living are considered some of the best in the country. Houston's favorable job and housing market have been mentioned in recent issues of BusinessWeek, Financial Times, Newsweek, Chicago Tribune, Washington Post, and Kiplinger's Personal Finance. NAR's chief economist, Dr. Lawrence Yun has predicted that Houston and Denver would be the top US cities in home price performance in 2009. In Houston, in recent years, you have been able to purchase a home for less than in many other cities and the value has increased. According to the National Association of Realtors, Houston's current median sales price for a single family home is $144,500 compared to the national average of $177,500. Month's inventory in Houston is 6.1 months compared to the national average of 7.2 months. This indicates the great value of living in Houston. If your credit is good and you look on the bright side, interest rates have declined to near 50 year lows and the inventory is up, making this a good time to buy. Mortgage folks are seeing indicators that rates may increase this year though.

The new stimulus package has been extended until April 30, 2010 and the income limits to participate have been increased. This will help first time homebuyers up to $8000 in tax credit and the repayment provision has been eliminated. In addition, a new program has begun which could give folks up to $6500 if they buy a new home after living in their existing home for 5 years. Please call me for details, but the tax credit is good for homes priced up to $800,000. Interest rates have begun to increase and I've read that 1% increase in interest rates will wipe out a 10% reduction in cost, so if you have been waiting to buy at the bottom, it's something to consider. I read in the Houson Chronicle that "the experts" are predicting that Texas will be the first state to recover from the economic downturn.

BRAES HEIGHTS, HOUSTON, TX BOUNDARIES AND CONSTRUCTION

Braes Heights is a Houston, Texas subdivision of mostly single family homes located inside the 610 Loop, west of the Texas Medical Center and south of West University and Southside Place. It's street boundaries are roughly Holcombe to the north, North Braeswood to the south, Stella Link to the west and Buffalo Speedway to the east. It is part of Braeswood Place which is composed of seven subdivisions: Ayrshire, Braes Heights, Braes Oaks, Braes Manor, Braes Terrace,Emerald Forest, and Southern Oaks. It was built in the 1950s and is now mainly composed of the older ranch style homes and new construction homes. There has been much new construction in the last 10 years-mostly 2 story homes from 3200 to 5500 sq. ft.

BRAES HEIGHTS OVERVIEW

Recent developmentsare a library, YMCA, Sheltering Arms senior citizens facility headquarters, McGovern Park ballfields for children, Helen's Park and Beal Park. Braes Heights is zoned to Houston Independent Schold District (HISD) schools - Mark Twain Elementary (newly built), Pershing Middle School(newly built) and Lamar High School. Children in Braes Heights are placed in the West University Little League. Braes Heights is part of the Braeswood Place Homeowners Association.

BRAES HEIGHTS HOME SALES - MARKET REPORT

Sales in this subdivision can be largely broken down as follows: 1)Older homes with few if any updates which are mainly worth lot value 2)Older homes which have been remodeled 3) New or recent construction.

According to information that I reviewed on Houston Association of REALTORS Multiple Listing Service, as of 3/22/2010 there are 25 single family residential homes on the market priced from $299,000 for a 4 bed/2 bath, 1941 sq. ft. home in poor condition on a 12,152 sq. ft. lot to a new construction, 4 bed/5.5 bath/ 2 car, 6362 sq. ft. home with some special energy efficient features on a 9673 sq. ft. lot, priced at $1,925,000. The average asking price per square foot is $228.28. As of 3/22/2010, there are four homes under contract pending sale.

In December 2009, 6 homes sold at an average of $215.45 per sq. ft. The lowest sale of $344,000 was for a 3 bed/ 2 bath, 2633 sq. ft home on a 8750 sq. ft. lot. The highest sale was $1,050,000 for a new construction, 5 bed/ 4.5 bath/ 2 car garage, 5280 sq. ft. home, on a 8614 sq. ft. lot.

There were no sales in January 2010 although several went pending.

In February 2010, 2 homes sold at an average of $197.77 per sq. ft. The lowest sale of $359,000 was for an original condition, 3 bed/ 2 bath, 2043 sq. ft home on a 8195 sq. ft. lot. The highest sale was $760,000 for a 1993 built, 5 bed/ 3.5 bath/ 2 car garage, 3615 sq. ft. home, on a 8137 sq. ft. lot.