san antonio: Choose your tenants before you choose your rental property - 11/14/10 05:53 AM
There's a saying that if you really want to get to know somebody, hire them or marry them. There is another way: rent to them.
It's important to decide in advance what kind of people you want to deal with as tenants. Even if you hire a property manager to fade the heat, your renters are going to be very important people in your life. The kind of home you buy as a rental will determine your tenant mix.
If you want income, go ahead and invest in less-expensive houses that you can rent at a higher ratio of rent-to-sales price. … (5 comments)

san antonio: Seller mistake of the week: turning the third bedroom into a Sex and the City-style closet - 11/14/10 05:43 AM
At the conclusion of his post, J. Philip shows the floorplan of an overimproved master bedroom in his market.
I see this a lot in San Antonio, Texas, too. For example, one of the most popular floorplans in many KB-built neighborhoods from the 1990s features a ballroom-sized master bedroom. It's situated upstairs, of course, because that's the only place it can fit, over the living space downstairs. Home buyers still love those bedrooms, which accommodate their sleigh beds, nightstands, dressers, big-screen TVs, and exercise equipment. You could just live in them.
The point is, however, that converting a three-bedroom home to a two-bedroom, even to make a … (4 comments)

san antonio: Don't buy the tenants along with the rental property - 11/12/10 04:21 AM
Interest rates are at historic lows, and rental rates are good in San Antonio, Texas. When buyers consider a single- or multifamily property for investment, one question they don't always think about long enough is whether to go for instant rental income or start from scratch.
Many investors think they only want to purchase a rental property if it's fully occupied. However, consider that it would be better to start with one that is partially or fully vacant.
Why? There are two main reasons that owners of rental properties put them on the market for sale:
1.       They need the money to retire debt or invest in … (4 comments)

san antonio: Some listing agents apparently just want to sell family homes - 11/06/10 04:49 AM
One of my pet peeves is when an agent specifically refers to their listing as a family home, or a home perfect for raising children, in the MLS description.
What if buyers don't have kids (or grandkids)? Wouldn't that description turn them off from some homes and neighborhoods?
It is appropriate to use the space in the Remarks to describe the property you're marketing, not the kind of buyers you want to attract. If you even put in the word "family," except when referring to a "family room," you are sending the message that your listing would not appeal to, or the … (8 comments)

san antonio: More wordy fun: property descriptions on the MLS - 11/05/10 03:05 AM
In my blog post yesterday about Tea Party signs that Alan May found, I compared them to listing agents' remarks that I come across on the MLS. Sometimes a misplaced letter in a description of a property can make all the difference between clarity and amusement. Other remarks just need some editing because the agents are not saying what they think they are.

The price is right, no need to guess (No CMA needed here then.)
Wall clock kitchen (I have always wanted a kitchen I could put my wall clock in!)
Home features marble floors, antique tube in master … (9 comments)

san antonio: Red sky at morning, sailors (and others) take warning - 10/28/10 12:39 PM

 
I had been working away on a CMA (still suffering from jet lag) since 6:00, when I happened to glance out the window and see the red hues of the dawn. By the time I grabbed my camera and dashed outside, some of the red had faded away, but it was still an unusual color. Sure enough, a cold front later blew into San Antonio, so the old sailor's rhyme still heralds a change in the weather.
(5 comments)

san antonio: Sold! Beautifully updated 4-bedroom home at 2818 Peppermill Run, San Antonio, Texas 78231 - 10/09/10 07:36 AM
This Sitterle-built home was completely updated with new flooring, granite-tiled counter tops in the kitchen and bathrooms, a neutral color scheme, stainless-steel appliances, newly tiled showers, window treatments, new door and cabinet hardware, and new light fixtures. It's in the conveniently located neighborhood of Oak Meadow, at the corner of N.W. Military and Huebner Road, in North East Independent School District.
Enjoy the Real Estate Show below, and click the Details tab for more information.

If your browser won't display the show, you can click here to see it or go to www.realestateshows.com/531237.
(5 comments)

san antonio: San Antonio set to gain even more jobs, courtesy of BRAC and Fort Sam Houston - 09/11/10 02:19 PM
How many people are relocating to San Antonio to work at or around Fort Sam Houston in the next few years? It depends. The number could be as many as 12,000, comprising both military and civilian workers.
Whatever the final head count, the folks who move to San Antonio as a result of the Defense Base Closure and Realignment Commission consolidation will give a boost to the housing market for home sales, builders, and investors in rental properties.
Fort Sam, as it's known locally, is poised to be the center of the military's medical training programs. Brooke Army Medical Center, right next … (5 comments)

san antonio: Programs, Incentives and 91 Reasons To Buy In Texas - 09/11/10 02:12 PM
Greg apparently likes to do research. So do I. But I haven't had enough time lately to do quite this much research!
Greg has done a thorough round-up of many of the programs available in Texas to help people buy homes. Not only that, but it helps people with homes listed for sale in Texas. Click the links below to check out what is available in your city or county.

The $8,000.00 Tax credit brought truckloads of buyers to the market. Many of our listings sold to buyers that qualified for this incentive, but now that the tax credit has finally … (2 comments)

san antonio: Investing in real estate? Be wise like an owl, not quick like a bunny - 09/03/10 06:42 AM
Greg Nino recently posted has some great advice, some of it tactfully worded, for prospective investors in real estate.
Like Greg, I have heard it all before, and I don't spend time working with investors who won't provide proof of the following important criteria:
- ability to follow through on a purchase with cash or financing already in place
- loyalty; or at least appreciation for all my research, expense, and time to check out properties on their behalf
- most of all, that they'll listen when I tell them what neighborhoods they won't make any money in.
The low prices for real … (4 comments)

san antonio: Sold! Charming English Tudor style home in Monticello Park: 314 Club Drive, San Antonio, TX 78201 - 08/30/10 11:45 AM

 
This lovely home is located in the historic Monticello Park neighborhood, where homes built in the late '20s and ’30s hearken back to Italianate Revival villas and Tudor cottages, with the occasional Mediterranean manse thrown in for good measure. Stone and stucco are the norm, and the interior details and architectural styles have given this area the name Deco District.
If your web browser doesn't display the Real Estate Show above, you can still view it by clicking here. Also, be sure to check out the Details tab for information on the home's features and neighborhood amenities.
(5 comments)

san antonio: Is it okay for a real estate company to require new surveys on all sales? - 08/25/10 12:11 PM
The good news is that I received an offer on one of my listings today.
The bad news is that the buyer is requesting a brand-new survey at the seller's expense, even though we already have an original of the survey done in 2001. It was acceptable to the title company when my client bought the house.
When I called the agent with my client's counter-offer and reminded her that we have a survey, she said, "Oh, my company always requires a new survey."
"Huh?" I said brilliantly.
"Yes, we always get them, because of all the lawsuits about encroachments."
Oh, … (17 comments)

san antonio: Sold! Another beautifully updated home in Hollywood Park: 379 Donella, San Antonio, Texas 78232 - 08/13/10 01:43 PM

Got deer? If not, just move to popular Hollywood Park, on the north side of the San Antonio metro area. Homes here are on large, tree-studded lots, and deer roam happily, coexisting with joggers and dog walkers. This home was completely remodeled, so the happy new owners can watch the deer through the windows of their gourmet kitchen!
If your web browser doesn't display the Real Estate Show above, you can still view it by clicking here. Also, be sure to check out the Details tab for information on the home's features and neighborhood amenities.
(8 comments)

san antonio: It's another dragonfly Friday! - 08/13/10 11:27 AM
 
Wouldn't you like to impress your friends with more facts about dragonflies? Here are some:
- The maximum speed of large dragonflies is around 25 to 30 miles an hour. The average cruising speed is about 10 mph.
- Dragonflies rely on their eyesight more than on their sense of touch or smell, unlike other insects, so their antennae are small and inconspicuous.
- The largest dragonfly today is found in Costa Rica. Its wingspan is 7.5 inches. This is considerably less than the wingspan of a fossil dragonfly: 3 feet!
(15 comments)

san antonio: San Antonio housing market statistics for the first half of 2010 - 08/13/10 03:02 AM
Here's a quick rundown of the mid-year statistics on the San Antonio metro real estate market:
San Antonio’s builders got busy in the first six months of 2010, as construction began on 4,227 new homes. This is an increase of 929 units from the same time a year earlier.
Home buyers bought 8,146 homes by the end of June, down from 8,989 in the first half of 2009.
The number of foreclosure homes at auction fell to 1,255 after they went up to 1,520 in July.
For mid-year, there has been a 13% increase of home sales, to 9,387. A solid … (1 comments)

san antonio: The beauties of ground cover in your yard - 08/11/10 11:15 AM
Here in San Antonio, home owners are gradually turning from grass to xeriscaping and ground covers to save water. I replaced a large section of Bermuda grass with xeriscaping perennials and mulch in my organic garden in Cibolo. One of the bonuses is that many plants native to the San Antonio area are not only drought-resistant, but the flowers attract butterflies and hummingbirds.
 
Mint is a pretty good ground cover--it grows quickly and doesn't mind the South Texas heat. Plus you can use it to make mojitos.
Here's a good article with information on replacing your high-maintenance (and thirsty) grass with ground covers.
Low-Maintenance … (6 comments)

san antonio: Is this a good sign, or a bad sign? - 08/01/10 03:41 AM
I showed some more homes to a delightful couple on Saturday afternoon who had been looking for a fixer-upper to remodel and sell, since the husband is an experienced general contractor. I have been working with them for several months, and their lease will be up in October. They are on an automatic listing system, and on the weekends they drive by the homes that look interesting to see if they like the location.
The neighborhoods they like are some of my favorites, too: Terrell Hills, Northwood, Northridge, and Bel Meade, in the north-central part of San Antonio near Fort Sam Houston, … (17 comments)

san antonio: Drive-bys and how to handle them - 07/26/10 09:06 AM
I was inspired by a recent post about agents suspected of hiding homes from their buyers, instead of showing all the homes their clients are interested in.
Many of my buyers have never been to San Antonio, or at least only once or twice. They haven't had much time to search for homes on the internet before we set out to look at some, and they don't know the neighborhoods. Folks in the military being transferred to Fort Sam Houston, Lackland AFB, or Randolph AFB can be on a very tight deadline, too. Often, they have just met me for the … (40 comments)

san antonio: What's the most important thing about a rental property? - 07/26/10 03:01 AM
These days, lots of sellers who can't sell their homes quickly may decide to rent them out until sales prices go up. And buyers are taking advantage of the historically low interest rates to invest in rental properties in San Antonio.
There are two important things: the tenants and the property itself. What's the best way to have a successful experience as a landlord? Start looking for the best tenants by offering them an appealing home.
Many people are scared of owning and managing* their own rental property because of the horror stories they have heard about bad tenants. If you provide an attractive, clean home for … (8 comments)

san antonio: Sold! Lovely home for sale at 511 Saint Xavier, San Antonio, Texas 78232 - and it has a pool! - 07/24/10 09:38 AM
Located on a cul-de-sac in the gated Mission Ridge neighborhood on San Antonio's north side, this spacious home has been updated and made even more luxurious. The master suite is on the ground floor, and four guest bedrooms and two more full bathrooms are upstairs. Best of all, with the hottest days of summer approaching, is the swimming pool with waterfall-spa. The home is surrounded by mature landscaping, bright flowers, and mature oak trees, adding to its considerable charm.
Check out the Real Estate Show:

If your browser doesn't display the show above, you can view it by clicking this link.
(6 comments)

 
Robin Rogers, CRS, TRC, MRP - Real Estate Investment Adviser (Robin Rogers, Silverbridge Realty, San Antonio, Texas)

Robin Rogers

CRS, TRC, MRP - Real Estate Investment Adviser

San Antonio, TX

More about me…

Robin Rogers, Silverbridge Realty, San Antonio, Texas

Address: Cibolo, TX, 78108

Mobile: (210) 602-5402

Fax: (210) 764-5702



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