Margie's Blog

Emerald by the Sea High Rise Condos in Galveston

MK Luxury Homes & Condos, Houston Luxury Homes — Fri, 20 Apr 2007 21:12:14 -0500

The Crown Jewel of Galveston has finally arrived. Located in Galveston this luxurious high rise condos boasts 15 floors with remarkable surroundings.

Randall Davis is the developer. Davis introduced his loft concept of, "elegant living spaces for the affluent" in Houston starting in 1991. Since that time, Randall Davis has developed the Dakota Lofts, Tribeca Lofts, Strand Lofts, Hogg Palace, and St. Germain. His nationally acclaimed renovation of the historic Rice Hotel is generally regarded as the catalyst for the "rebirth" of Downtown Houston. He was the first Developer in twelve years to offer new high rise condominiums, with the Metropolis, followed by the Gotham, both sold-out before completion. The completion of the Renoir and the Manhattan across from the Houston Galleria followed shortly after. Construction of the Metropolis Las Vegas has begun with over 95% of the units Pre-Sold. These classic and contemporary developments have emerged from the insights of one man...Randall Davis

If you are looking for seaside living this is it.

Emerald by the Sea Available Condos for Sale

Commerce Towers Downtown Houston Condos

MK Luxury Homes & Condos, Houston Luxury Homes — Thu, 12 Apr 2007 10:25:08 -0500

Commerce Towers is not just Houston's premier downtown residential property with an exquisite marble and silver leaf lobby, top-quality material and features in every unit, and amenities that pamper its residents. It is a monument to Houston's past and future.

The view from the roof and rooftop pool at Commerce Towers condominiums reflects the vibrancy of Houston's business climate. Houston's skyline is a mix of the old and the new and

Commerce Towers embodies both elements.

Originally named "The Commerce Building," it was the concept of one of the fathers of modern Houston. Jesse H. Jones built The Commerce Building in 1928 and opened it in 1929 - the same year as the historic stock market crash. But Jones and his building survived the crash. In fact, he built more floors onto its original nine stories and went on to provide economic advice to President Franklin Roosevelt during the Great Depression.

Today, Jones' 25-story architectural achievement has been transformed into beautiful, high-end condominiums. It's an evolution that addresses the changing needs of a city that has re-vitalized its downtown. Jesse Jones would have been proud of the manner in which the transformation took place. Texas Construction Magazine awarded Commerce Towers its top award (Condominium of the Year) for the quality and innovation of the building's rehabilitation and renovation. The award is a tribute to meticulous measures such as $1 million in sound-proofing techniques used by the developer in the walls and ceilings. Our construction also gives Commerce Towers something in common with a modern president. Ed Eubanks, who designed former President Bush's Houston home, was Commerce Towers' architectural consultant.

Commerce Towers available listings

Information provide by Susan Speck

Houston Missed the Boom, But Now It's Payback Time

MK Luxury Homes & Condos, Houston Luxury Homes — Wed, 11 Apr 2007 20:05:47 -0500

Houston's gains are nothing like those seen in the past decade in the Northeast and California, but that may be the secret to Houston's success and the reason a bubble is unlikely to develop here.

Land here is abundant, and the city has some of the least-restrictive land-use and construction rules in the nation. Those factors help supply to keep pace with demand and keep prices within reach of a broad range of potential buyers.

Confined by neither oceans nor mountains, the Houston metropolitan area has plenty of room to spread out. What is more, the city has no zoning, weak historical-preservation rules and few tools to preserve open space.

Houston's economy is humming, thanks in part to a sustained boom in oil and gas and the city's burgeoning medical industry, which attracts patients from all over the world.

Affordable housing has played a significant role. James Gaines, an economist at the Texas A&M University's Real Estate Center, says a Houston developer can be "cutting roads and building houses" within a year of buying 500 acres. The same project would take a developer in Florida three years and as many as eight years in California, substantially pushing up the price, says Dr. Gaines.

Texas had six markets where home prices rose at a rate of between 6% and 12% and another nine markets where prices increased 12% or more, the survey showed. Richard J. Dekaser, chief economist for National City, says, "It's like revenge of the nerds."

Houston Residential home sales statistics for residential properties and new homes listed by 22,000 REALTORS throughout Harris, Fort Bend and Montgomery counties, as well as parts of Brazoria, Galveston, Waller and Wharton counties

Information gathered from the Wallstreet Journal's Thaddeus Herrick.

Public Schools in Houston

MK Luxury Homes & Condos, Houston Luxury Homes — Wed, 11 Apr 2007 17:04:02 -0500

If you are thinking about moving to Houston and have school aged children, chances are you are interested in the schools. It's a good idea to check out the schools before you begin your home search.

There are some neighborhoods and some school districts that provide excellent schools without the need for private schooling. I would not recommend the Houston Independent School District or HISD. I do recommend the following but in all cases suggest you visit the prospective schools and verify their statistics. Some are better than others.

Cypress Fairbanks (CyFair) Independent School District or CFISD.
Katy ISD
Klein ISD
The Woodlands
Sugar Land

There are other good schools you just have to do your research or let your Realtor help you.

If you are moving to the HISD area you may want to think about private schools or home schooling. For more information about the schools in the Houston area visit me at:

Houston School District Information you will find information on the ratings and much more.

Houston Real Estate Taxes

MK Luxury Homes & Condos, Houston Luxury Homes — Wed, 11 Apr 2007 16:13:08 -0500

For many newcomers to the Houston area, taxes can be quite jolting! Yearly taxes on homes in Houston range from 2.5% - 4.2% of the appraised value of your home. A lot of it depends on whether or not you are in a Municipal Utility District or MUD. Choosing a neighborhood without a MUD puts you in a lower tax rate.

Many people ask why are the taxes so high? I think a lot of it has to do with our schools. A good portion of the real estate tax goes to pay for our school districts. If you file a homestead exemption on your home because it is your primary home you can get a 10% - 20% off discount. So when moving to the Houston area don't forget to file for your homestead exemption after purchasing your home. To view or fill out the residential tax exemption forms on-line visit Information on Homestead Exemptions. For more information see below:

Harris County Appraisal District
13013 Northwest Freeway
Houston, Texas 77040-6305

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Seven Meadows Community in Katy

MK Luxury Homes & Condos, Houston Luxury Homes — Mon, 09 Apr 2007 12:47:45 -0500

Seven Meadows is a Newland Communities Development in Katy. It is an intimate, active community unlike anywhere else in the area. But it's not just a place to live. Seven Meadows is a community full of surprises, with places to explore and things to discover. It's something you feel the minute you enter the community. This place is special, from the layout of the neighborhoods right down to the smallest architectural detail.

There is the Greg Norman-designed Meadowbrook Farms Golf Club, miles of trails and pocket parks, the Central Park Recreation Complex, and the award-winning Katy Independent School District and you'll agree. Seven Meadows is truly a fresh alternative in living.

With a number of major grocery stores, specialty shopping like the Katy Farmers Market and the Katy Mills Shopping Center, shopping in Katy provides for all your needs. Katy also boasts a number of parks, golf courses and other recreational opportunities, as well as public services such as a library, post office, hospitals and police and fire departments. Seven Meadows is minutes from a tempting array of shopping, dining, entertainment and recreation opportunities. A Home Depot and a new HEB are both across the street from the entrance to the community, and convenient highway access and a nearby Metro Park & Ride bring major business and employment centers within easy reach.

Seven Meadows lies within the attendance zone of four excellent Katy schools: Michael Griffin Elementary, Beckendorff Junior High, Cinco Ranch High School, and the new Seven Lakes High School. Seven Lakes is adjacent to Seven Meadows, and along with Beckendorf Junior High, has been rated "recognized" according to the latest assessments.

Directions: Take I-10 west, exit Grand Parkway south. Travel to Fry Road and turn right to Seven Meadows Parkway. Seven Meadows is approximately 1/2 mile from the Grand Parkway, one mile north of FM 1093, and approximately five miles south of I-10.

To see available homes for sale in Seven Meadows.

Riverstone - Luxurious Waterside Living in Fort Bend County

MK Luxury Homes & Condos, Houston Luxury Homes — Mon, 02 Apr 2007 22:33:28 -0500

Located in the heart of Fort Bend County, Riverstone is a community centered around one of nature's most pleasing amenities- water. Enjoy waterside living planned for 250 acres of lakes and numerous Recreation Centers located throughout the community.

With approximately 600 homes on the ground today, Riverstone is planned for 6,000 homes over the next eight years. Great Fort Bend ISD schools, an impressive list of amenities and a team of superb homebuilders. There are four new builders - Newmark, Perry, Highland and Wilshire Homes from the $200s-$300!

Homes from $200s-over $1 million. On Hwy. 6 three miles south of U.S.59

Other new homebuilders include Ashton Woods, Coventry, David Weekley, Trendmaker, Bayou Bend, Sterling Classics and Westport Homes.

The home above is available for lease in Riverstone for $7500 per month. For more details contact me.

Turn your Utilities on the easy way in Houston

MK Luxury Homes & Condos, Houston Luxury Homes — Sun, 01 Apr 2007 22:05:27 -0500

I've found a great little website that makes it easy to get your utilities turned on if you are relocating to the Houston area. Just go to www.movehouston.com.

Since Texas Deregulation you now have the power to choose your own electic provider. There are so many choices so go to www.powertochoose.com.

AT&T offers bundled choices for phone service, DishTV, Cingular cell phone service and DSL. You can visit them at www.att.com. You can also get VOIP service for $19.99 per month.

I hope this information will help you on your next move.

Copper Lakes New Sections and Home Builders

MK Luxury Homes & Condos, Houston Luxury Homes — Sun, 01 Apr 2007 21:51:54 -0500

Copper Lakes is a great place to live. New sections have opened up and the building continues into higher price ranges. Copper Lakes' convenient location off Barker Cypress and West Road offers easy access to shopping, restaurants, and entertainment. Recreational amenities include something for everyone in the family.

New Home Builders in Copperlakes include:

Trendmaker Homes
Taylor Woodrow Homes
Partners in Building
Highland Homes
Newmark

Quick Facts about Copper Lakes

A quiet enclave nestled around two shimmering lakes rolling greenspaces.
Jogging and bike trails, tennis courts and an Olympic-style pool.
Spacious, executive-class homes
Convenient access to Highway 6, Highway 290 and Barker Cypress
Excellent Cy-Fair school district
HOA dues $730/year

Copper Lakes Homes for Sale

The Bridgeland Community up-and-coming Crown Jewel of Houston

MK Luxury Homes & Condos, Houston Luxury Homes — Sun, 01 Apr 2007 00:18:30 -0500

Bridgeland community is being hailed as the up-and-coming crown jewel of the rapidly growing northwest Houston region. The new community is located approximately 2.3 miles south of US 290 on Fry Road.

The Bridgeland community is a 10,000-acre master-planned community. It will ultimately offer an extensive lake and trail system that will connect residential villages (ranging in size from 100-200 acres with approximately 600 homes within each village), open areas and amenities via a series of bridges and trails. The first Village within the Bridgeland community is named The Shores and offers nearly 600 homes in 10 separate neighborhoods on almost 200 acres, all surrounded by water and open space. Approximately 50 homes in the Shores will be located within an intimate gated neighborhood.

Upon completion, approximately 65,000 people will live in 21,000 homes. It is estimated that the Bridgeland community will be completed in 2020. Children living in the first phases of the Bridgeland community will attend schools in the Cypress-Fairbanks Independent School District.

Conveniently located just south of the Shores Park entrance are 13 distinctive model homes showcasing the many architectural styles, sizes and price ranges of homes being built by our prestigious builder team. Visit the park to help you decide which home is exactly right for you.

To view current homes for sale in Bridgeland Community

Houston Luxury Real Estate - Ten Most Expensive Neighborhoods & Subdivisions in Houston

MK Luxury Homes & Condos, Houston Luxury Homes — Thu, 29 Mar 2007 10:55:28 -0500

Houston Texas has the best luxury real estate at great advantages over other states in the USA. You can buy a luxury home with over 6000 square feet for under 1 million. We have great 24 hour gated country club communites. For instance Royal Oaks Country Club has townhomes and patio homes starting at $400,000. Then the real luxurious homes go above $2 Million. Please let me know if you have any interest in finding a luxury home in Houston.

The top 10 Most Exclusive Neighborhoods in Houston are listed below. To view the available homes in each community click the links below.

RIVER OAKS TALL TIMBERS	Harris	77019	112	$2,750,000	6,577	4.00	4.50	1970
RIVER OAKS COUNTRY CLUB ESTATE	Harris	77019	232	$2,350,000	5,600	3.90	3.90	1939
STABLEWOOD	Harris	77024	117	$1,790,500	6,268	4.40	4.40	1996
RIVERCREST	Harris	77042	97	$1,445,000	4,854	3.80	3.20	1967
SHERWOOD FOREST	Harris	77024	102	$1,269,950	5,304	4.10	4.00	1958
EDGEMONT	Harris	77006	67	$1,201,728	2,760	2.80	2.30	1925
RIVER OAKS	Harris	77019	1,459	$1,005,320	3,683	3.50	3.10	1941
HUNTERWOOD	Harris	77024	65	$1,003,214	5,079	4.20	3.60	1971
WEST OAKS	Harris	77056	81	$938,900	4,657	3.70	3.50	1996
ARLINGTON TERRACE	Harris	77007	67	$923,100	4,128	3.20	3.10	1994

Margie Kaplan is a Certified Luxury Home Marketing Specialist (CLHMS) and Million Dollar Guild Member.

Memorial Villages in Zip Code 77024 in Houston Texas

MK Luxury Homes & Condos, Houston Luxury Homes — Wed, 28 Mar 2007 21:52:41 -0500

The most luxurious areas of Houston can be found in the Memorial Area of Houston. Many million-dollar-plus homes can be found here, especially in the Memorial Villages: Hunters Creek, Hedwig Village, Piney Point Village and Bunker Hill Village. The Memorial area extends from the 610 loop west to Beltway 8. These are all exclusive villages, offering an affluent style of life, and higher than average home prices.

There are many homes that have been torn down and now lots are hard to get for under $800,000.00. You can find gorgeous homes in the 2 million and above range. Many homes have well over 23,000 square foot lots. Many of the homes are well over 6,000 square feet.

To see homes that are available in the Villages look below:

Bunker Hill Homes

Memorial Area Real Estate

Piney Point Homes in Memorial for sale

Homes zoned in The Memorial High School are the most desirable. Memorial School Information

How do you successfully help out-of- town clients buy a home site unseen?

MK Luxury Homes & Condos, Houston Luxury Homes — Wed, 21 Mar 2007 09:09:46 -0500

Have you ever had clients that are depending totally on you to pick their new home? Sometimes for whatever reason you may be put in the position of looking for a home for your clients because they need to buy before getting to your city. I am currently working with a client in that situation. But I want to write about one of my previous experiences. I had a client coming from South Africa that needed a home, a special home because his wife was wheelchair bound. So, not only did I need to find a home but one that had extra wide doors for the wheelchair. They also were very concerned about the schools and I had to make sure schools were okay too. I got lucky and found a beautiful one story home that was perfect.

How do you successfully help out-of- town clients buy a home site unseen?

Get a Buyer's Representation Agreement signed right away because you will spend more time with this client
You take lots of pictures
Take good room measurements
You take a virtual tour of home
Have a gallery of photos made
Check out builder and make sure he is reputable
Make sure it's not in a flood zone - order flood maps, and get disclosures
Check out proximity to stores, parks, schools, restaurants etc.
Get Seller's Disclosure signed
Make sure you have a trusted and respected inspector that will do a thorough job
If repairs are to be made, have re-inspection and walk property for them
Make sure you have a good relationship with clients to determine their needs
Use your technology skills to provide pdf's of survey and other important docs
Email contracts and addendum by using Zipforms or other forms program
Communicate on a regular basis what you are doing for them and provide updates
Are they relocating their business? Find them commercial property as well

My clients from South Africa were very pleased with their new home in the Katy Cinco Ranch area. In addition to a home they were starting a new business here too. They needed me to find a great location for a computer business. I referred that end to another agent that specializes in commercial property so I could focus on their home. The agent found them a great place but unfortunately for me he never paid my referral fee. I have asked him for it repeatedly and always get an excuse. Getting paid on referrals... that's another story for next time.

Agents have you had any experiences with out of town clients?

Buyers how was your experience moving sight unseen?

2400 McCue Condominium $196,000 1 bed 1 bath

MK Luxury Homes & Condos, Houston Luxury Homes — Tue, 20 Mar 2007 23:42:48 -0500

I have a beautiful townhome/condominium for sale in the Galleria and Uptown area. This is a lovely one bedroom one bath unit. It boasts a private entrance from street (brownstone style). Has entrance from inside too. Located in the heart of Houston's most dynamic district, Uptown/Galleria, 2400 McCue Condominiums is a resort style retreat of in-town homes. It's central, chic, urban location provides residents with walking access to the city's world-class restaurants, retail, entertainment and parks. Resort-Style Swimming and Tanning Pools. Many amenities include gameroom and large excercise room. This unit is also available for lease at $1900 per month.

To see full details on this listing go to: www.har.com/9927954

The Renoir by Randall Davis

MK Luxury Homes & Condos, Houston Luxury Homes — Tue, 20 Mar 2007 23:30:04 -0500

The Renoir is a beautiful 8 story building located in River Oaks. The address is 1005 SHEPHERD Dr. Year Built: 2002 Market Area: River Oaks Directions: On the corner of W. Dallas and Shepherd. Minutes from River Oaks shopping center, boutiques & restaurants. This building was developed by Randall Davis. He is the developer on several other notable high rise condos. Most recently he is developing The Cosmopolitan (that's another blog). The Renoir is a first class residential mid-rise building. There is no valet but not everyone cares for that either. Just across the street is a lovely, relaxed restaurant. I can't remember the name but my client said she would be spending a lot of time there.

For information on purchasing or leasing please feel free to call me or email me.

To see current available listings in the Renoir High Rise take a look.

Turnberry Towers in Houston

MK Luxury Homes & Condos, Houston Luxury Homes — Tue, 20 Mar 2007 23:09:26 -0500

Today I talked with a client that works in the Williams Tower across from the Galleria mall. He inquired as to what was being built outside his window. I was happy to have the answer for him because last week I had lunch with the woman that will head up all the sales for the new Turnberry Towers coming to Houston. This will be the most exclusive and expensive I might add, high rise condominium building ever built in Houston. It's questionable whether it will have 42 stories or 32, we'll see.

I've been told prices will start at $500K for about 1600 square feet. They will be asking over $500 per square foot, that's quite a lot in Houston. I do believe there is a market for the elite. I will market this to my international clients interested in a great place to stay when visiting Houston. The penthouses will cost around $8 Million.

The sales center will be open in May and you will be able to see a full scale model of their units. It will be over 11,000 square feet. I will be happy to give you a tour and write a pre-construction contract for you. They will be taking no less than 30% at contract.

If you want more information on the Turnberry Towers in Houston please don't hesitate to ask or email me.

Certified Luxury Home Marketing Specialist - CLHMS

MK Luxury Homes & Condos, Houston Luxury Homes — Tue, 20 Mar 2007 10:10:32 -0500

I am a founding member of the Institute for Luxury Home Marketing - It's easy to become a member after taking a course with the Institute. They have classes in different cities across the nation.

CLHMS stands for Certified Luxury Home Marketing Specialist. The next step is to become certified and this requires documentation of luxury home sales in your market. This designation is given to Real Estate Agents that take a course at The Institute for Luxury Home Marketing and provide documentation of high-end and upper-tier sales. After paying your application fees and annual dues and you can become a CLHMS. The courses can be arranged by your broker such as at a RE/MAX Convention. I took my first course at the Las Vegas International Convention several years ago. I was already practicing in the luxury home market. The course was given by Laurie Moore-Moore of Dallas, TX which is where the Institute started.

Million Dollar Guild Member - The next step in the Institute is to become a member of the Million Dollar Guild. Million Dollar Guild members are specialists who have certified success in the million-dollar and above market. You have to have a proven track record in selling properties over a million dollars. I became a member right away because of my experience.

I would recommend to any agent wishing to break into this market to take the first class and explore the possibilities. Any prospective buyer or seller in the luxury end should consider the agents credentials and expect only the best from a Million Dollar Guild Member.

Institute for Luxury Home Marketing

To find an CLHMS agent in your area

Houston High Rise Leases on the Rise

MK Luxury Homes & Condos, Houston Luxury Homes — Mon, 19 Mar 2007 22:20:44 -0500

Ever wonder where people relocating from other cities move to when they first arrive to Houston? Well a great many move to a high rise apartment or high rise condo. Clients coming from the northern states are well accustomed to the luxury high rise city living. They prefer the easy lifestyle with concierges, valet parking, 24 hour security.

Some clients want to lease a high rise before they decide to purchase. They ask themselves "Will I really enjoy this lifestyle?" In my experience the majority that try it really like it and end up buying a high rise condo. Condo leases range from $1500 a month to over $17,000 per month. The luxury penthouses are for the well heeled. Some of the favorite choices have been The Montebello and Villa D' Este. The younger crowd goes for The Royalton at River Oaks and The Post Oak Lofts.

There are so many choices and amenities to choose from. To see a completed directory of High Rise Apartments and Condos for lease visit my site.

View photos, floor plans and availability of Luxury Apartments by clicking here.

Any questions? You can reach me at (281) 463-6365 Ext. 701.

7 Riverway new Luxury Apartments coming to Houston

MK Luxury Homes & Condos, Houston Luxury Homes — Mon, 19 Mar 2007 22:04:46 -0500

7 Riverway - It's the most exclusive, high-end rental community in the city. The developer is Hanover Company. Residents are expected to include high-net-worth families waiting for a new home to be built, corporate executives in town on a temporary assignment and area homeowners who want to simplify their lifestyles. The swanky structure is a cross between an apartment tower and luxury boutique hotel.

Apartments in 7 Riverway range in size from 1,088 square feet to 2,302 square feet, and rent for $1,900 to $5,100 per month. There will be 175 units.

Clients began moving into the upscale property - located in the Riverway office complex - on Nov. 1. The complete build-out will not be finished until early 2007.

If you would like a detail report with floorplans along with pricing and availability contact us and we can email you a brochure and plans.

Click here to schedule an appointment or call Margie Kaplan at (281) 463-6365.

Benders Landing in Spring near The Woodlands

MK Luxury Homes & Condos, Houston Luxury Homes — Mon, 19 Mar 2007 21:57:15 -0500

Benders Landing is a wonderful acreage community located in Spring but within 10 -15 minutes drive time to the best shopping in Houston area. The Woodlands Mall. I have recently sold 2 gorgeous homes brand new homes in this beautiful community. Homes range from $400,000 - over 1 million. The thing I really like about Benders Landing is the beauty and nature that surrounds the community. There are lovely walking paths around lakes with lush landscaping abounding. There are still some lake lots to be found but nothing under $250,000 for a lake lot.

If you would like to make a reservation to view some custom homes or lots then contact Margie Kaplan at (281) 463-6365 Ext. 701 or visit my website at http://www.MargieKaplanHomes.com.