Hill Country Real Estate News

2011-03-05T13:18:00.000-06:00

Hill Country Real Estate has Moved

Please Visit

Our New, Improved Location

2011-02-16T17:24:00.001-06:00

Please click image to enlarge. For more information, click here.

2011-02-09T13:49:00.001-06:00

Click on flyer to enlarge. For more news & information from Comanche Trace, please click here.

2011-01-18T18:10:00.000-06:00

Massage Therapy
with Donna Blackburn, LVN,LMT

Massage Therapy is yet another example of Comanche Trace's commitment to enhancing your membership experience. Relieve stress and soothe ails with Donna Blackburn, Comanche Trace's new State Certified Massage Therapist and Licensed Vocational Nurse.

PRICING
15 Minute Chair Massage - $15
30 Minute Chair OR Table Massage - $30
1 Hour Full Body Massage - $50
***Non-Members please add $10***

NEW!!! Massage Packages
(1 package includes six 1 hour massages)
Members Only $275
Non-Members $355

AVAILABLE BY APPOINTMENT ONLY
Book your Appointment Today by Calling:
Hands On Therapy: 830-895-8500 ext.248

For more information on this & more at Comanche Trace, please click here.

2011-01-12T11:01:00.000-06:00

Massage Therapy
with Donna Blackburn, LVN,LMT

Donna has implemented some exciting new things in Massage Therapy. For a limited time, each time you visit for a massage, Donna will place your name into a drawing. At the end of the month, Donna will draw a name and the recipient will receive a free massage!

Massage Therapy is yet another example of Comanche Trace's commitment to enhancing your membership experience. Relieve stress and soothe ails with Donna Blackburn, Comanche Trace's new State Certified Massage Therapist and Licensed Vocational Nurse.

PRICING
15 Minute Chair Massage - $15
30 Minute Chair OR Table Massage - $30
1 Hour Full Body Massage - $50
***Non-Members please add $10***

NEW!!! Massage Packages
(1 package includes six 1 hour massages)
Members Only $275
Non-Members $355

AVAILABLE BY APPOINTMENT ONLY
Book your Appointment Today by Calling:
Hands On Therapy: 830-895-8500 ext.248

For more news & information from Comanche Trace, please click here.

2011-01-05T09:29:00.000-06:00

The Comanche Trace Certified Junior Golf Program

We at Comanche Trace understand the importance of our junior members being involved with the game of golf at an early age and want to provide an opportunity for them to learn, play and have fun with the game.

Program details below:

When:

Our scheduled times to meet will be the 2nd and 4th Saturday of the month starting

January 8, 2011

Time:

12 p.m. - 1 p.m.

Where:

The Comanche Trace driving range

Who:

Any Junior member under the age of 18

Cost:

Membership: January 1, 2011December 31, 2011-$100. After July 1, 2011-$50 per child. Includes clinic hours, special prizes/awards and 2011 rules of golf book.

This program is designed for the student to ask questions during clinic hour and practice and complete short-term goals away from the clinic hour. We encourage each parent/guardian to assist them in completing the goals and if ever needed schedule private lessons with our professional staff.

Program Objectives:

1. Our juniors will be taught the game's history and traditions; its rules; expected etiquette; and potential values.

2. Provide well-organized and conducted junior clinics twice a month.

3. Students will learn the basic fundamentals of golf (grip, stance, posture, etc.)

4. Playing and practicing the game by setting short-term goals and being rewarded for completing those goals.

5. Most importantly to HAVE FUN!

To register contact Jacob Davis by e-mail jdavis@comanchetrace.com

2010-11-29T18:53:00.000-06:00

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2010-11-29T18:52:00.000-06:00

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www.comanchetrace.com

2010-11-21T16:27:00.001-06:00

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For more information & news from Comanche Trace, please click here.

2010-11-09T13:51:00.001-06:00

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For more news & information from Comanche Trace, please click here.

2010-11-05T09:23:00.000-05:00

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For more information on Comanche Trace, please click here.

2010-10-25T11:07:00.000-05:00

For more news & information from Comanche Trace, please click here.

2010-10-20T18:17:00.001-05:00

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For more news & information from Comanche Trace, please click here.

2010-10-04T19:31:00.000-05:00

Massage Therapy

with Donna Blackburn, LVN, LMT

Donna has implemented some exciting new things in Massage Therapy. For a limited time, each time you visit for a massage, Donna will place your name into a drawing. At the end of the month, Donna will draw a name and the recipient will recieve a free massage!

Gift Baskets have arrived! Are you looking for the perfect gift for a Birthday, Anniversary or special occasion? Why not buy your special someone the perfect gift...a relaxing massage by Donna!

Here's what our members are saying:

"The massage by Donna was invigorating. Left me stress-free and all of my muscles relaxed. I intend to have it done more often."

- Marvin Herd

Massage Therapy is yet another example of Comanche Trace's commitment to enhancing your membership experience. Relieve stress and soothe ails with Donna Blackburn, Comanche Trace's new State Certified Massage Therapist and Licensed Vocational Nurse.

Donna will be available at the Club at Comanche Trace as listed:

Hours

Tuesday & Wednesday 12:00pm - 7:00pm

Thursday 4:00pm - 8:00pm

Friday & Saturday 8:00am - 8:00pm

Closed Sunday - Monday

Pricing

15 Minute Chair Massage - $15

30 Minute Chair OR Table Massage - $30

1 Hour Full Body Massage - $50

***Non-Members please add $10***

NEW!!! Massage Packages

(1 package includes six 1 hour massages)

Members Only $275

Non-Members $335

AVAILABLE BY APPOINTMENT ONLY

Book your Appointment Today by Calling:

Hands On Therapy: 830-895-8500 ext.248

For more news & information from Comanche Trace, click here.

2010-09-21T19:54:00.000-05:00

DATE: Monday, October 18th, 2010

(Please note, event date differs from event date listed in calendar)

TIME: 5:30pm

WHERE: Sales Center Parking Lot

Join your fellow Comanche Trace Residents for the 2010 Residents Party on Monday, October 18th, 2010 at 5:30pm in the Sales Center Parking Lot. We will enjoy a BBQ dinner catered by The Club at Comanche Trace to include: grilled chicken, ribs, cole slaw, potato salad, baked beans, corn on the cob, iced tea, water and cobbler. A Cash bar will also be available. Entertainment and music will be provided by Elemental DJ. Tickets are $20.00 for adults, $8.00 for chidren ages 6-12, and ages 6 and under are complimentary. Please drop checks by the Sales Center to RSVP no later than Monday, October 4th, 2010. Checks should be made payable to CTRCA.

For more news & information from Comanche Trace, please click here.

2010-09-21T19:52:00.001-05:00

The 2010 Hill Country Tour of Homes is scheduled during the weekends of October 22-24 and October 29-31. This unique Tour allows you to experience the extra-ordinary lifestyle only available in the Hill Country. Travel through Boerne, Fredericksburg, and Kerrville to visit 11 beautiful homes that are open to visitors on both weekends from Friday 1:00pm to 6:00pm, Saturday 10:00am to 6:00pm and Sunday 1:00pm to 6:00pm. Best of all, admission is FREE.

Visit www.HillCountryTourofHomes.com or call 830-895-5424 for more information. The Hill Country Tour of Homes is sponsored in part by Hill Country State Bank and MainStreets of Texas Mortgage.

2010-09-15T01:33:00.001-05:00

2010 Residents Party

DATE: Monday, October 18th, 2010

(Please note, event date differs from event date listed in calendar)

TIME: 5:30pm

WHERE: Sales Center Parking Lot

For more news & fun from Comanche Trace, please click here.

2010-09-11T12:25:00.001-05:00

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For more news & information from Comanche Trace, please click here.

2010-07-05T21:29:00.001-05:00

For the latest news from Comanche Trace, including events & new member announcements, click here.

2010-06-24T15:22:00.000-05:00

"A dream becomes a goal when action is taken toward its achievement." Bo Bennett.

I appreciate your interest in making a move to a new home. Whenever your dream home becomes available, you want to be aware of all your real estate options, don't you?

I'd like to invite you to call me anytime you see an advertisement, a sign, or are curious about a property. Whether you see a property on the Internet, or hear it through the grapevine, be sure to call me first. I'll do all the checking for you.

If you have visited my website and used the dream home finder, then you are well on your way. We'll automatically send you information on properties that match-up to your specifications. If you'd like to review the properties on the phone or in person, I'd be glad to set aside time to do that.

I see a lot of available homes on a daily basis. This means I may have already seen your dream home. If so, I'd love to show it to you.

I am available at your convenience. http://www.shamccumber.remaxtexas.com/

2010-05-31T21:29:00.002-05:00

Help us welcome new members & learn about exciting events like the upcoming shopping extravaganza. Please click here for details.

2010-05-24T01:20:00.001-05:00

For the latest news & events from Comanche Trace, please click here.

2010-05-04T23:18:00.002-05:00

Mother's Day at Comanche Trace! Ice cream! Golf! News! More!

For all the latest news & events, click here.

2010-05-02T02:11:00.001-05:00

For news about new members, golf events & much more, please click here.

www.comanchetrace.com

2010-04-16T23:12:00.000-05:00

For the latest news & events from Comanche Trace, please click here.

2010-04-07T19:27:00.000-05:00

For news & event information from Comanche Trace, click here.

News from Comanche Trace -

2010-03-15T14:59:00.002-05:00

For the latest news & information from Comanche Trace, click here.
You'll find news about Easter festivities, golf, grill & so much more!

www.comanchetrace.com

News & Events from Comanche Trace -

2010-03-09T02:00:00.003-06:00

For all the latest news from Comanche Trace, please click here.

www.comanchetrace.com

2009-12-24T16:51:00.000-06:00

The Kemmerer Family, owners of Comanche Trace Ranch & Golf Club, were pleased to make a charitable gift of $25,000 this week to The Museum of Western Art, through The Kemmerer Family Foundation.

Comanche Trace President Trevor Hyde, who presented the check December 18 said, “We are extremely pleased to present this gift on behalf of The Kemmerer Family Foundation and Comanche Trace, to an institution that contributes so much to this community and the art community.”

Hyde said The Kemmerer Family has a strong belief in supporting organizations that have a direct impact on the local community. The Kemmerers’ have supported other Kerrville organizations in the past and plan to continue their support in the future.

Hyde said. “It was important to Comanche Trace and its ownership to select organizations where the funds will be used for the benefit of the local community.” Comanche Trace has a longstanding history with The Museum through its former owner, Bobby Shelton. Shelton was a founder of The Museum, and was instrumental in establishing Round Up, the annual Spring fundraiser.

The Museum of Western Art is one example of local opportunities where Comanche Trace staff, members and residents volunteer their time and give back to their community.

www.comanchetrace.com

Local Agencies Accept Charitable Giving

2009-12-20T15:44:00.005-06:00

Comanche Trace, Integrity Group Texas and Palacios del Guadalupe teamed up this summer for the Texas Hill Country Tour of Homes. A portion of the proceeds from ticket sales during the Tour of Homes were designated to Kid’s Advocacy Place and Freeman-Fritts Animal Shelter. Accepting a check in the amount of $1,500.00 on behalf of Kid’s Advocacy Place is Judy Sullivan, Executive Director, Comanche Trace staff and Andy Phillips of Integrity Group Texas. KAP is a child advocacy center located in Kerrville and serving five surrounding counties. Accepting a check in the amount of $1,500.00 on behalf of Freeman-Fritts Animal Shelter is Dr. Shelby Key, staff veterinarian, members of Freeman-Fritts’ Board, Comanche Trace staff and Andy Phillips of Integrity Group Texas. Freeman-Fritts is a low-cost veterinary clinic and animal shelter in association with The Animal Welfare Society of Kerr County.

www.comanchetrace.com

Comanche Trace Recognized as Best Value...

2009-12-20T15:41:00.000-06:00

Comanche Trace Recognized as a
“BEST VALUE” by Links Magazine

Comanche Trace was selected as a Best Value Property by Links Magazine in its “America’s Premier Properties” issue published in December, 2009. Comanche Trace is excited for our community to be chosen in this category because it validates our position as the best country club value available in the Texas Hill Country. It is very gratifying to be chosen as one of the best values in the entire country.

Comanche Trace is a private country club featuring a 27 hole championship golf course designed by Tom Kite and Jay and Carter Moorish. In addition to the golf course, the community has all of the amenities expected such as pool, crushed granite walking trails, fitness center, private river park, private fishing lake, tennis courts, community garden and so much more. The “bang for the buck” here is excellent. There is a variety of neighborhoods to choose from including architecturally planned neighborhoods, single family neighborhoods, golf villas, single family home lots and estate lots. Lot prices start at $49,000 and range up to $300,000. Home prices start at $279,000 and go up to $2,000,000. A great “Value” that is priceless is the beautiful hill country setting and the year round enjoyment of the outdoors which is provided by the great weather.

Comanche Trace thanks Links Magazine for this honor.

www.comanchetrace.com

2009-11-23T11:30:00.001-06:00

A December to Remember...
It's shaping up to be a great Holiday Season at Comanche Trace. Don't miss
out on all of the exciting opportunities the upcoming month has to offer including:

Golf Shop Sale of the Season
Tuesday, December 1st, 2009 - All Day

Tuesday December 1st, 2009, come by the Golf Shop all day for the annual Sale of the Season. Special discounts will be in effect, and plenty of merchandise will be available to choose from. You're sure to find something special. And, should you find that perfect gift, in-store gift wrapping service will be provided at no additional charge. Wine will also be available from 4:00pm to 8:00pm.
Call the Golf Shop: (830) 895-8500 ext.248 for more information.

Trim the Tree Celebration
Tuesday, December 1st, 2009 from 6:00pm - 8:00pm

Get in the Holiday Spirit! Join us to partake in the fun of trimming the Comanche Trace Clubhouse Christmas Tree on Tuesday, December 1st from 6:00pm-8:00pm. This year's theme for ornaments is Western.

Please bring a theme ornament to garnish the tree, and a non-perishable food item or two which will be contributed to the Kerrville Salvation Army Food Pantry. What a great way to celebrate the holidays, gather with good friends, trim the Comanche Trace Tree, AND help our less fortunate citizens. It doesn't get any better than that!
Complimentary hors d'oeuvres and cocktails will be available for participants.

Please RSVP NO LATER THAN Saturday, November 28th, 2009.
To RSVP call: (830) 895-8505.

Candlelight Dinner
Wednesday, December 9th, 2009 @ 6:45pm. Vista Room. $39.95++ per person (Please note that 7oz. Filet is an option for the main (fourth) course, not part of the first course)
Join us Wednesay, December 9th at 6:45pm for a very special 5 course dinner to celebrate the Holiday Season. Reservations must be made no later than Friday, December 4th, 2009.
To RSVP call: The Pinnacle Grill at (830) 895-8500 ext.249
Reservations carry a 72 hour cancellation policy. Reservations
cancelled less than 72 hours prior to event will incur full charges.

MENU
Course I
Pan-seared Bandera quail with a balsamic
reduction. Served with Roasted
Yukon Potatoes.

Course II
Butter-nut squash soup with fresh creme
in a sourdough bread bowl.

Course III
Raspberry Sorbet

Course IV
7 oz. Filet OR Rosemary and Lime Roasted Chilean SeaBass with Mediterranean Salsa and wild
mushroom parmesan polenta.

Course V
Chocolate Trilogy with a vanilla bean creme
anglise and fresh whipped cream.

Family Holiday Party
Tuesday, December 15th, 2009 from 6:00pm - 7:30pm.
Vista Gallery

[Photo]Join us Tuesday, December 15th, 2009 from 6:00 to 7:30pm in the Vista Gallery as we decorate Gingerbread Clubhouses to be on display in the Clubhouse. We will also have cookies available for the children to decorate and take home! Enjoy complimentary hot dogs, mini burgers, hot beverages, and a visit from a special guest (around 6:45pm)!

RSVP is required by Tuesday, December 8th, 2009
To RSVP call: (830) 895-8505

www.comanchetrace.com

Hill Country Tour of Homes

2009-10-10T16:13:00.002-05:00

What is a Tour of Homes and how is it different from a Parade of Homes™?
Home parades and tours are truly the best way for you to find land and choose a builder for your new home. You should also expect to see some of the new products and materials available in today’s new homes.

A Tour features many different developments scattered throughout an area; and
A Tour can feature custom homes, spec homes, model homes, and even homes still under construction. This Tour of Homes features fifteen beautiful homes and two developments across the magnificent Texas Hill Country.

When is the Tour of Homes?
Dates
October 16-18 and 23-25

Hours
Friday 1-6 PM
Saturday 10AM – 6PM
Sunday 1-6 PM

How much does it cost?
There is no Admission Fee to the Hill Country Tour of Homes.

Where are the homes located?
The homes and developments are located throughout Boerne, Comfort, Fredericksburg, and Kerrville.

How do I find the homes and developments?
The Hill Country Tour of Homes Guide will be available in October and has maps, directions, and information on each home and development. Either download the Tour Guide from this website or pick up a Tour Guide at one of the locations listed on the homepage.

Taste of the Hill Country at Belvedere

2009-10-09T13:13:00.001-05:00

SUNDAY, OCTOBER 11th
"Taste of the Hill Country" Event & Home Tour
Food & Wine Tasting: 1pm to 5pm
Open Home Tour: 1pm to 5pm

Our Home Tour features 5 of the most innovative home designs in the Austin area that take advantage of Belvedere's 1 to 3 acre Hill Country home sites.

You'll see Hill Country Contemporary, Santa Barbara and Spanish Colonial style architecture with panoramic hill country views.

Our Home Tour reflects Belvedere's standing as one of the premier hill country neighborhoods with an upscale presentation of negative edge pools, media rooms, travertine floors, knotty alder cabinets, stainless steel appliances and state-of-the-art green features.

The tour starts at the Belvedere Amenity Center and Lazy River Pool with a wine tasting presented by Fall Creek Vineyards and food tastings by The Connolly's, Verdes and Hill Country Pasta House.

Pick up a tour map, and it's on to some of the most interesting home designs in the Austin area. But hurry, 10 of our past custom open homes were sold over the past 6 months and to date we've sold 112 of the 222 homesites in Belvedere.

Directions
Take Highway 71 west of Austin through Bee Cave and turn left onto FM 3238 (Hamilton Pool Road). Travel 5 miles to the Belvedere gated entrance, on your right. GPS Coordinates: 30.295647, -98.041692

Fall Creek Wine Tasting from 1 to 5 pm
Hosted by Fall Creek Vineyards

Food Tasting from 1 to 5pm
The Connolly’s
Pulled Pork
Mini Cornbreads
Texas Slaw

Verdes
Bacon Wrapped Shrimp
Bacon Wrapped Stuffed Quail
Grilled Tomato topped with Crab Meat and Tequila Lime Butter
Chocolate Tres Leches Cake

Hill Country Pasta House
Spinach & Artichoke Dip with our delicious Gouda Bread
Stuffed Mushroom caps
Pizza Squares
Squares of Lemon Bars
Flourless Chocolate Cake

Open Home Tour
5 Luxury Custom Homes
1pm to 5pm

Admission
Free, for more information, click here.

Killeen, Round Rock growth pushes into Lampasas County

2009-09-08T12:41:00.002-05:00

Killeen, Round Rock growth pushes into Lampasas County

By David Lowe, staff writer, Lampasas County Dispatch Record Volume 104--Number 60 Tuesday July 28,2009

Lampasas County appears poised for a continuing population increase, fueled in large part by rapid growth in Killeen and the Austin area.

Killeen and Round Rock both rank among the 10 fastest-growing U.S. cities with populations of 100,000 or more, according to an analysis recently released by Baylor University's Center for Community Research and Development.

Round Rock, the second-fastest-growing city on the list, grew 8.2 percent between July 1, 2007 and July 1, 2008, according to the study. Population figures were based on U.S. Census Bureau estimates.

Killeen ranked ninth with a 3.8 percent population increase over the same time period.

Lampasas County had 17,7623 residents at the time of the 2000 national census. The U.S. Census Bureau estimates the county had experienced a population increase of 19.4 percent, to 21,197 residents, as of July 1, 2008.

Lampasas' population, officially recorded in the 2000 census as 6,786, increase to 7,975 by July 1, 2008, according to projections by the U.S. Census Bureau Population Division.

The addition of soldiers at Fort Hood has contributed to population growth in east Lampasas County, Lampasas Mayor Judy Hetherly said. At the same time, the extension of toll roads has allowed Austin-area suburbs to grow toward Lampasas, the mayor added.

"It's bringing Austin to our city limits," Ms. Hetherly said.

Although funding for a loop around Copperas Cove remains uncertain, Ms. Hetherly said Lampasas' population growth likely will increase when road construction begins.

"Copperas Cove is such a bottleneck, and if the bypass comes through, it will direct people over here." she said.

From 2007 in the early 2008, The Kuker Company worked with quite a few real estate buyers from the Killeen area, as well as from Round Rock, Georgetown and other cities on the northern edge of Austin, owner Ron Kuker said. Recent clients have included military officers and Austin-area buyers of a variety of ages, he said. Some middle-aged buyers, Kuker said, look at Lampasas for a second home or for a place to retire. For more information on The Kuker Company, click here.

"A lot of people in Texas grew up in small towns, and now they want to get back to them -- not necessarily to the town they grew up in but to that kind of atmosphere," Kuker said.

The U.S. highways passing through Lampasas make the city a "crossroads," the real estate broker said, and Kuker said the combination of retailers, outdoor recreation at Sulpher Creek and medical centers like Rollins Brook Community Hospital also attracts new residents.

"Medical facilities are a big one," Kuker said.

Taylor Creek Elementary in ease Lampasas County and the new Lampasas High School campus, both opening in August, also provided an impetus for families to move to the area, Kuker said.

The new high school is designed to accommodate 1,600 students -- about 550 more than were enrolled at the beginning of the 2008-09 term -- and Taylor Creek Elementary is built to hold 650.

As Lampasas grows, Ms. Hetherly hopes to attract new businesses to the city and develop recreational facilities, including a civic center and a possible bird- or butterfly- watching area at the recently donated Rex and Linda Johnson Park land.

Ms. Hetherly also believes plans for a higher-education center in Lampasas will allow the city better to serve its growing population, as well as students from as far away as Evant, San Saba, and Hamilton.

"I really believe we're going to become a regional destinations," she said.

Challenges remain as Lampasas County growth continues. Subdivisions have begun to fill up in east Lampasas County, Kuker said, and new ones are limited within Lampasas. While homes priced at less than $100,000 remain plentiful, buyers looking for homes worth more than $200,000 typically have fewer options, he added.

Ms. Hetherly believes one of Lampasas' greatest needs is for a positive vision of growth.

"We don't think big here," the mayor said. "We need to think outside the box and be willing to do things differently."

What customers are saying about Design Tech Homes...

2009-08-25T15:21:00.003-05:00

To: Mike Feigin, Design Tech Homes

"I wanted to let you know what an incredible experience that we had building with Design Tech Homes. We were definitely nervous about the whole process but David Sullivan, our New Home Consultant, (above left) kept us continuously informed and updated on everything. He was extremely accommodating and always helpful. We were also able to spend some time out at the property with Andrew Lahasky, our Area Manager (above right). He was always right there for anything that we needed and kept in touch with us throughout the entire build. Once we started the build, this is when Jeff Gatlin, our Construction Manager (above middle) came into the picture, and what a wonderful job he does. I have never seen someone that knows his stuff so well and is so on top of things.

I can honestly say that we had more trouble with the guys putting in the satellite dish, than we did building our home. This was a great experience, and we would absolutely recommend Design Tech Homes to anyone. I love getting up each morning and feeling so incredibly blessed to be in this beautiful home. Thanks so much for the time and commitment from all involved!!"

Sincerely,
The Goodmans, DTH Homeowners
Boyd, Heather, Tyler and Austin

For more information, call 210-980-5558

or click www.dth.com.

The Latest from Stadler Custom Homes -

2009-08-21T13:32:00.005-05:00

" Our company is built upon the outstanding relationships that are formed with our homeowners and the referrals that follow. If you know of a friend or a family member that is interested in building a custom home, please call me with their name and phone number. I would be delighted to follow up with them."
~ Talashia K. Jansen, 210-852-8503 (mobile)

Welcome to Stadler Custom Homes of San Antonio,LP, one of San Antonio’s leading custom home builders. Founded in 1995, Stadler’s mission is to provide exceptional customer service to our clients, by exceeding their new home building expectations, while assisting them during the building process of their dream home.We accomplish this over and over by creating a professional and enjoyable atmosphere during the contracting and building process. This allows our customers, employees, subcontractors and suppliers to come together with respect, integrity,and trust while crafting a high quality custom product. Stadler’s growing success is derived from the effective execution of our company mission. As we strive to exceed our customer's expectations, our commitment to excellence in all aspects of business is a driving force and is a reflection of the characteristics and long-term vision of our leadership. Business matters are conducted in a responsible and conservative manner which builds value for our customers, our team, and our community. Building strong relationships with homeowners is based on establishing a mutual trust and is a core part of the Stadler business philosophy. Relationships with clients are open and interactive, and we strive to develop and
define the concept of the client’s dream home within the confines of their personal and financial parameters.For information on Stadler Custom Homes, please contact us at(830)980-4198 or click www.stadlercustomhomes.com.

Design Tech Homes

2009-06-19T16:33:00.011-05:00

New Coastal Design Series

Summer is here and so is our hot new Coastal Design Series! If you're thinking about building a new beach or lakeside home or even tearing down and re-building along the Texas Gulf Coast, we've got the plans for you. And just like all DTH designs, these homes are built to last. Each home comes with a 20 year limited structural warranty and built with solid, windstorm-strength construction that is thoroughly inspected by 3rd-party, licensed engineers to give you greater peace of mind. Custom built, affordably priced, you just won't find a better value anywhere else! Contact us today for more information.

You'll Find Us Where You Want to Live

If you own or are planning to purchase land in Marble Falls, Kerrville, San Marcos, or west Austin, let us build an affordable, custom dream home on your lot! View a map of our most recently expanded building areas. For a list of build-on-your-lot communities in these areas, please contact us today!

Significant Price Reduction Sale

2009-05-15T18:08:00.003-05:00

One Day Only - Saturday, May 23rd

Sonoma on the Pedernales

First come, first served

Gates open a 9 am, sharp

Breakfast Served

RSVP: 512-608-8620

www.signorland.com

Signor Farm and Ranch, L.P. would like to cordially invite you and your family for this one time opportunity. With our experience in this business we want to extend to you the opportunity that the current times have to offer. Consumer confidence is gaining and some might consider a land investment opportunity to be a great financial move. This is in fact true. Available to you the consumer are some of the BEST financing and wealth management options that have been available in our lifetime. We will have bank and title company representatives available to answer questions and also offer to you great purchasing options. Again we are extending the opportunity for you to take part of a wonderful community on the beautiful Pedernales River in Fredericksburg, Texas. Please set aside a little bit of time to join us in this One Day Only Huge Price Reduction Sale. Lot Previews will be on Thursday and Friday Only. Please call in advance to schedule.

Cascada at Canyon Lake - Memorial Day BLOWOUT SALE!

2009-05-06T21:00:00.004-05:00

Cascada at Canyon Lake has just completed the construction of our beautiful guard gated entrance, and we will soon break ground on our first custom home to be built by one of Texas’ most respected builders – Stadler Custom Homes.

Now that Cascada is ready for homes, we are having our first limited release of custom homesites. Each site has been meticulously planned to ensure your dream home will naturally fit within this unique location in the Texas Hill Country.

In response to the overall slowdown in the economy, we are offering a tremendous savings and value to those who are seriously looking to take advantage of this historic buyer’s market. This Memorial Day weekend we are giving a select group of buyers the opportunity to purchase an acreage homesite for as little as $35,900 – that’s a savings of up to 30%.

Additionally, any land owner at Cascada who contracts to build a home with our preferred builder within 90 days of their lot purchase, will be eligible for a 50% rebate on the cost of their homesite. That’s right – we’ll give you back 50% of the cost of the homesite, if you build with our preferred builder within 90 days!

If you have been to the Texas Hill Country, but you haven’t visited Cascada at Canyon Lake, then you haven’t seen the best the Hill Country has to offer.

Call us today at (830)885-6559 to reserve your special viewing.

Bring the whole family and/or your friends this Memorial Day weekend – Saturday, May 23^rd to enjoy the following activities:

- Free Family Barbecue -

- Live Petting Zoo with Pony Rides -

- Bounce House and Slide for the kids -

- Carnival Games and Face Painting -

(830)885-6559 CascadaTX.com

Comanche Trace Hires New Membership Director and 1st Assistant Golf Professional

2009-03-31T16:23:00.001-05:00

The Club at Comanche Trace is pleased to announce the hiring of Steven P. Drew, PGA, as 1st Assistant Golf Professional. As a Class “A” PGA member for 4 years, Steven brings over 7 years experience in customer service and management of golf operations. A graduate of San Diego Golf Academy, Steven’s knowledge provides solid methods of teaching and energy to enhance the outstanding staff of this golf club.

Comanche Trace is not only committed to providing its members with the best professional staff available we’re also committed to providing education and experience for our up and coming staff, which is why four of our previous assistants have moved on to head professional jobs at prestigious clubs around the country. We feel that Steven will be a great asset to our members to follow in that tradition.

The Club at Comanche Trace also is proud to announce Sherri Jones as our new Membership Director/Event Coordinator. At Comanche Trace we understand that service to our membership is one of the defining factors that set us apart from our competition and Sherri brings a diverse sales background with a focus on quality assurance and customer service, as well as established community involvement in both Kerrville and San Antonio.

The Club at Comanche Trace offers many levels of private, club membership to satisfy any desire for golf enjoyment. The Pinnacle Grill is open to the public 6 days a week for breakfast, lunch and dinner. For more information, call 830-895-8500, or www.comanchetrace.com.

Cascada at Canyon Lake

2009-03-05T15:37:00.002-06:00

According to the developer Bron Leatham of Stadler & Leatham Development, “At Cascada at Canyon Lake, we’re striving to set the community apart by providing homeowners with the amenities they have become accustomed to living with in town, while still enjoying all benefits of the Texas Hill Country.”

To set themselves apart, Cascada has included in their community such amenities as: underground utilities, paved streets with curbs, gutters, sidewalks and street lights. The entrance to the neighborhood will have a gated guardhouse complete with lush landscaping and a waterfall. Residents will be able to enjoy the fastest bandwidth available for their communication needs with fiber optics provided by GVTC, a service not available in many cities. To enjoy the beauty of the Hill Country, the development also has of hike and bike trails, including trails through over one mile of creek front parks.

The neighborhood also features a community center nestled in a meadow next to the development’s signature live water creek where the Bridal Vail Falls cascade over the cliffs. Residents of Cascada will be able to enjoy a variety of amenities here including an indoor sport court, outdoor pool, cabana and cooking area, playing fields, children’s playground and a sand volleyball court. The serene setting will make the perfect venue for residents to plan special events. The community center also features a full kitchen, stage and restroom facilities.

According to the San Antonio Express News, Builder Magazine has named San Antonio as one of the nation’s healthiest real estate markets. The magazine and Hanley Wood Market Intelligence looked at the 75 largest markets in the country to consider which were in the best shape using population trends, job growth, home prices and building permits as measures. Houston, Austin, Forth Worth, San Antonio and Dallas were named the top five cities in the country. Buyers are looking for more than just a pretty lot and considering the development as a whole to help protect their investment. Are there sensible restrictions to maintain the quality community that residents will enjoy and which will keep the property demand high well into the future? Developers, like Stadler & Leatham, who take these considerations to their developments, will continue to help buyers feel more secure about their investment.

At Cascada at Canyon Lake, they are so confident that they have what you're looking for that we'll send you and a guest to Mexico on us just for visiting.

Cascada at Canyon Lake is offering a complimentary three days and two nights stay at your choice of several resort destinations in Mexico. To receive your all-inclusive travel voucher, which covers airfare, food and lodging, all you have to do is call now to schedule your private tour at (830) 885-6559.

The finest living in the Texas Hill Country at affordable prices is what you will find when you visit Cascada at Canyon Lake. Our oak studded ridgelines and year-round spring fed creek have each been meticulously manicured and carefully planned to provide the perfect backdrop for this guard gated, master planned community.

Take advantage of low interest rates and initial phase pricing starting at $49,900. If you're looking for that perfect piece of land to build your retirement home... you'll find it here!

For more information, visit www.CascadaTX.com or call (830) 885-6559.

Get ready for what could be the best real estate buying climate since the 1980s!

2009-02-12T08:00:00.004-06:00

By Greg Oehler, broker/owner of GMAC Real Estate Fredericksburg

It is time to pick out a home! Get your credit and financial situation in order, get pre-approved, and put some rubber on the road. Prices and rates are down, Sellers are more anxious to deal, and now the politicians want to help get you off the couch.

Start your search for the perfect home by searching hundreds of available homes on the MLS.

photo credit: nathan_baron

According to the Wall Street Journal in an article posted February 9, 2009, a proposed tax credit of up to $15,000 for ALL buyers is included in a provision in the Senate version of the stimulus bill. This provision is aimed at those standing by with their hands in their pockets wanting to buy but who are reluctant to do so because of the possibility of further declines in value.

According to the WSJ, "The credit in the Senate provision is nonrefundable, which means that buyers can only claim the credit if they owe income taxes." Still, some believe that the tax credit will boost sales among first-time buyers and others who have been waiting on the side for an opportune time to jump in the market.

Interest rates are at low, attractive levels and that can amount to a significant difference over a 30-year loan's life. Given the huge amount of deficit spending by Congress, interest rates are very likely to increase once home sales catch on again and the economy is back on its feet. This really highlights the urgency.

As I have been saying lately, "One could delay buying until all the moon and stars line up market value-wise only to end up paying higher interest rates for 20-30 years if you wait!." As inflation inevitably kicks in, the late comers could not only be paying higher interest, but higher prices for the home as well.

Do not miss the boat. Get ready for what may be the best buying opportunity since the 1980s! If you're thinking about purchasing a home in Fredericksburg or the Texas Hill Country give us a call today at (830) 997-6123.

If you would like to experience Premier Service with your next real estate transaction, please contact one of our agents directly or give us a call at (830) 997-6123.

To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

Greg Oehler and Don Brookshire of GMAC Real Estate Fredericksburg to receive Diamond Award for Premier Service

2009-01-22T18:10:00.005-06:00

FREDERICKSBURG, TEXAS — Greg Oehler and Don Brookshire of GMAC Real Estate Fredericksburg are set to receive the Premier Service Diamond national award for providing superior customer service to home buyers and sellers in the Texas Hill Country.

The Premier Service Diamond award will be presented to Oehler and Brookshire by GMAC Home Services’ President and CEO John Bearden at the company’s national business conference in February.

“With our Premier Service program, buyers and sellers are asked to complete a survey evaluating the service they received,” Oehler, broker/owner of GMAC Real Estate Fredericksburg, said. “Once completed, the surveys are tabulated by an independent research firm and the results detail how we did.”

To qualify to become a Premier Service Diamond winner, Oehler and Brookshire had to receive a minimum 95% customer satisfaction rating based upon at least five returned surveys and maintain a minimum survey return rate of 30 percent.

Oehler, who founded GMAC Real Estate Fredericksburg as Gillespie Realty in 1994, said, “We strive to be your ‘objective’ source of credible information and give our customers the best service possible. This award is a reflection of that.”

Brookshire, who joined GMAC Real Estate Fredericksburg in the spring of 2007 after retiring from the Fredericksburg Independent School District, said, “I am happy to receive this award since it’s an independent rating based upon evaluations from those who matter most– my customers.”

Premier Service is one of the most comprehensive and effective customer-service programs in the real estate industry. Through the program, GMAC Real Estate’s agents, like Oehler and Brookshire, put in writing, up front, the services they will perform. Following the transaction, the agents ask their customers to honestly rate their performance through a written survey.

GMAC Real Estate Fredericksburg specializes in providing real estate services in Fredericksburg and the surrounding Hill Country and is located at 502 East Main Street in Fredericksburg. For additional information, go to www.FbgLiving.com.

If you would like to experience Premier Service with your next real estate transaction, please contact one of our agents directly or give us a call at (830) 997-6123.

To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

A Look Back at the Fredericksburg Texas Real Estate Market in 2008

2009-01-20T20:34:00.005-06:00

By Greg Oehler, Broker/Owner of GMAC Real Estate Fredericksburg

Let us take a moment to reflect on our real estate data in 2008 as compared to 2006 and 2007. First off is a look at total sales in Gillespie County. This is all types of property, including residential, unimproved land, and commercial properties.

There was a decline in the number of properties sold over the three year period. In 2006, there were 599 properties sold; there were 406 sold in 2007, and 349 sold in 2008, a decline of almost 42% over the three years.

In terms of total dollars, sales in 2008 were almost $41 million ($40,888 million) less than sales in 2006. The Days on Market (”DOM”) increased about 10% and the average price per property increased about 22%. In short, prices are increasing, but there are fewer sales and they are taking longer to happen. As Sellers realize the additional costs of holding properties (insurance, taxes, maintenance and repairs, etc.) for longer marketing periods, this may put downward pressure on List Prices in 2009/2010.

2008 MLS Sales (all property types) 349 Sales in Gillespie County 1/1/2008 - 12/31/2008
	Low	High	Average	Median	Total
List Price	$32,500	$3,978,924	$317,674	$200,000	$110,868,210
Selling Price	$28,500	$3,000,000	$291,522	$190,000	$101,741,068
List/Sold(%)	41.78%	148.28%	93.70%	94.77%	–
Days on Market	1	1632	242	189	–

2007 MLS Sales (all property types) 406 Sales in Gillespie County 1/1/2007 - 12/31/2007
	Low	High	Average	Median	Total
List Price	$6,000	$3,199,000	$287,280	$199,000	$116,635,578
Selling Price	$4,500	$2,800,000	$270,946	$188,750	$110,003,994
List/Sold(%)	56.01%	105.10%	94.75%	96.21%	–
Days on Market	16	2493	223	149	–

2006 MLS Sales (all property types) 599 Sales in Gillespie County 1/1/2006 - 12/31/2006
	Low	High	Average	Median	Total
List Price	$12,500	$4,950,000	$251,969	$169,500	$150,929,635
Selling Price	$10,000	$4,500,000	$238,112	$162,500	$142,629,059
List/Sold(%)	33.33%	134.45%	95.88%	97.55%	–
Days on Market	194	2015	219	143	–

Next, I broke down the Residential Sales data for homes IN THE CITY OF FREDERICKSBURG.

There was a decline in the number of Residential properties sold over the three year period. In 2006, there were 193 homes sold; there were 154 homes sold in 2007, and 130 homes sold in 2008, a decline of almost 33% over the three years.

In terms of total dollars, home sales in 2008 were over $13 million ($13.211 million) less than sales in 2006. The Days on Market (”DOM”) increased about 44 days or almost 35%. Individual home prices rose in 2006 and declined in 2007, but the net result over the three year period was an increase in the Average Sales price from $224,378 to $231,488, an increase of about $7,100 or 3%.

In short, prices increased (from 2006 to 2008), but there are fewer sales and they are taking longer to happen. This is probably indicative of Sellers realizing that holding out for the top price is not necessarily worth the additional holding costs (insurance, taxes, maintenance and repairs, etc.) incurred over longer marketing periods and is likely to put more downward pressure on List Prices in 2009/2010.

2008 MLS Sales (Residential) 130 Sales in City of Fbg 1/1/2008 - 12/31/2008
	Low	High	Average	Median	Total
List Price	$88,500	$645,000	$244,258	$215,000	$31,753,587
Selling Price	$67,000	$600,000	$231,488	$200,750	$30,093,445
List/Sold(%)	74.86%	103.77%	94.71%	95.62%	–
Days on Market	1	579	171	147	–

2007 MLS Sales (Residential) 154 Sales in City of Fbg 1/1/2007 - 12/31/2007
	Low	High	Average	Median	Total
List Price	$74,000	$599,000	$246,807	$221,095	$38,008,263
Selling Price	$70,000	$589,000	$236,214	$218,000	$36,376,983
List/Sold(%)	56.01%	104.49%	95.59%	96.81%	–
Days on Market	16	886	149	117	–

2006 MLS Sales (Residential) 193 Sales in City of Fbg 1/1/2006 - 12/31/2006
	Low	High	Average	Median	Total
List Price	$81,900	$1,350,000	$232,182	$212,500	$44,811,161
Selling Price	$77,000	$1,300,000	$224,378	$207,500	$43,304,931
List/Sold(%)	77.08%	104.12%	96.90%	98.08%	–
Days on Market	0	1015	127	82	–

I will dissect more components of our 2008 market (acreage properties, residential lot sales, and commercial sales) in a subsequent analysis. I think you will find some interesting and dynamic market changes in these components.

As always, we are ready to help with your real estate needs. The resource used for data presented here was derived from the Gillespie County MLS and is believed to be reliable, but specifically not guaranteed. As someone who is in the market on a daily basis, the results “feel” to be inline with market logic, but readers should do their own due diligence and may want to use additional data resources for their information prior to making any business decision.

I should also point out something about the “DOM” or Days on Market numbers used in this report. Because MLS data does not track and combine the marketing times a property may have if it moves from Realtor A to Realtor B, and because the MLS does not combine the marketing times when a listing expires (is left off the market for a while) and is then renewed, the DOM tends to be UNDERSTATED. Actual DOMs per listing may be higher than stated on individual listings; however, the change in the DOM from one year to the next should be more reliable than the average DOM per listing.

Good luck in 2009 and be watching for more real estate data forthcoming.

Keep checking The Burg for more market statistics to come or stop for a visit and we can do some custom design analysis for your purchase or sale needs. We are happy to be of assistance. You can reach us at (830) 997-6123 or online at www.FbgLiving.com

To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

The Suburbs are taking to the Hills

2008-08-22T09:50:00.003-05:00

Upscale acreage development with high quality, in-town amenities located in the Texas Hill Country

(June 30, 2008) SPRING BRANCH, TX – Despite a cooling real estate trend nationwide, the Texas Hill Country continues to see demand for real estate from buyers as well as new developments from investors. As buyers compare the Hill Country offerings available, developers are striving to create added value in their communities by enhancing their amenity offerings beyond what was traditionally seen in the past, now offering amenities seen previously only as part of in-town suburbs. One such neighborhood is the new development Cascada at Canyon Lake.

According to developer Bron Leatham of Stadler & Leatham Development, “At Cascada at Canyon Lake, we’re striving to set the community apart by providing homeowners with the amenities they have become accustomed to living with in-town. That way they feel like they’re living in a true neighborhood, but within the beauty and serenity of the Texas Hill Country.”

To set themselves apart, Cascada has included in their community such amenities as: underground utilities, paved streets with curbs, gutters, sidewalks and street lights. The entrance to the neighborhood will have a gated guardhouse with landscaping and waterfall. Residents will be able to enjoy future-proofing for their communication needs with fiber optics provided by GVTC, a service not available in many cities. To enjoy the beauty of the Hill Country, the development also has over five miles of hike and bike trails, including trails through over one mile of creek front parks.

The neighborhood also features a community center nestled in a meadow next to the development’s signature live water creek where the Bridal Vail Falls cascade over the cliffs. Residents of Cascada will be able to enjoy a variety of amenities here including an indoor sport court, outdoor pool, cabana and cooking area, playing fields, children’s playground and a sand volleyball court. The community center will be built by Stadler Custom Homes and be over 3,000 square feet. The Mediterranean architecture of the center and serene setting will make the perfect venue for residents to plan special events. The community center also features a full kitchen, stage and restroom facilities.

The Texas Hill Country continues to be one of the country’s hot spots in terms of travel and real estate, recently being named in June 2008 by The New York Times, “The #1 place to visit in the country.”

Economic reports released in June 2008 show that the San Antonio real estate market is also continuing a strong trend, in comparison with the rest of the country, with home prices appreciating in April 2008. Although people are still continuing to purchase real estate in San Antonio, buyers are being more cautious with how they invest their dollars, especially when purchasing land. They are looking for more than just a pretty lot and considering the development as a whole to help protect their investment. Are there sensible restrictions to maintain the quality of the development? What improvements has the developer put in place to create a high quality community that residents will enjoy and which will keep the property demand high well into the future? Developers, like Stadler & Leatham, who take these considerations to their developments will continue to help buyers feel more secure about their investment.

Cascada at Canyon Lake is a 450-acre master planned residential community located north of San Antonio and west of New Braunfels in the Texas Hill Country. The community offers its residents on-site recreational opportunities and boasts 1 to 3-acre homesites, including many with live water creek frontage or hilltop views for miles into the horizon. Ultimately, Cascada at Canyon Lake will feature up to 300 homesites. Phase one includes 98 lots. The developer has put in place high quality building standards with strictly enforced protective covenants, to maintain the beauty of the development and protect their resident’s investments. Cascada’s location allows convenient access to highly acclaimed Comal ISD schools, San Antonio medical centers, shopping, churches, entertainment and the San Antonio International Airport. Residents of Cascada pay lower taxes than those of Bexar County with no city taxes. Cascada is being developed by Stadler & Leatham Development out of Bulverde, Texas. For more information, please see www.cascadatexas.com.

Kathy Allbritton - Exit Realty, New Braunfels

2008-08-18T23:31:00.004-05:00

Allow me to introduce myself. My name is Kathy Allbritton. I’m a licensed Realtor with Exit Realty-New Braunfels. Exit Realty is new to Texas, but has been around for a while. We are ranked 5th nationally as one of the largest Real Estate companies… and growing.

I have been in the real estate business since 1988. I spent a large amount of time working for home builders, both custom and track homes. Therefore I understand the construction process, time lines, terminology, inspections and the day to day protocols. My experience is also helpful when my clients are looking at the pre-owned market. The knowledge I have of construction enables me to notice things that may not be apparent to my client.

The purchasing or the selling of your home is always a concern. You ask yourself over and over, “Is this the right one? Is this a home we will be happy with for years to come? Is it location close to work, school, shopping? How will the community look when we want to resale?”

All of these questions can put you in a tail spin. And that is what I’m here for, to help and guide you.

Today’s market is very tough. At present it’s a buyer’s market. Therefore, if you are preparing to list your home, you’ve got to be smart on your presentation. Do those small repairs, a little painting, freshen up the landscape and the staging of your home. You only have one shot with the buyer that walks through your front door and you want to WOW them!!!!! Again that is what I’m for, to guide you.

So give me a call if you are in the market to sell or purchase.

I also offer “free” market analysis. Just go to my website and fill out the questionnaire: www.kathysellsnewbraunfels.com.

I look forward to helping you,

Kathy Allbritton

Year-to-Date statistics show Fredericksburg's real estate market is strong in some areas, weak in others

2008-08-07T11:10:00.002-05:00

By Greg Oehler, Broker/Owner of GMAC Real Estate Fredericksburg

Greetings from Fredericksburg! Our real estate picture here is becoming easier and easier to bring into focus as we progress further into the year. The seven months year-to-date picture is again a mixed bag; while we are doing well in small acreage sales (1-50 acres), we are facing some of the softer market conditions that others in the state also feel in some categories. Let’s start out by taking a look at the Single Family Home category in Fredericksburg first (2008 vs. 2007).

Residential Home Sales

2008 Residential Sales Statistics 138 Sales Transactions 1/01/2008 to 7/31/2008
	Low	High	Average	Median	Total
List Price	$69,900	$2,875,000	$308,034	$235,950	$42,508,760
Selling Price	$60,000	$2,700,000	$289,750	$223,780	$39,985,523
List/Sold (%)	76.60%	103.77%	94.48%	95.21%	–
Price/Sift ($)	$43.10	$557.56	$147.88	$134.00	–
Days on Market	23	608	173	146.5	–

2007 Residential Sales Statistics 149 Sales Transactions 1/01/2007 to 7/31/2007
	Low	High	Average	Median	Total
List Price	$70,000	$2,975,000	$326,611	$230,000	$40,826,313
Selling Price	$70,000	$2,800,000	$311,697	$222,500	$38,962,173
List/Sold (%)	56.01%	102.22%	95.32%	96.72%	–
Price/Sift ($)	$48.66	$617.15	$153.46	$134.33	–
Days on Market	26	886	149	120	–

Concerning the above Single Family Residential Sales, I noted the following:

Average List Price is down $18,577 or 5.6%
DOM (Days on Market) is up by 24 days or 16%
No. of Sales is down by 11 Sales or 7.4%
The Total Sales Price (Inventory Sold) is up by $1,023,000

There are 299 homes currently on the market in Gillespie County (as of 8/5/2008). YTD, we are averaging 19.71 home sales per month, which means we have a 15 month supply of inventory. Typically, an inventory of six months or less indicates a seller’s market.

Residential Lot Sales

There are 162 lots currently available for sale and they are being absorbed at the rate of 4.57 lots per month. Based on the number of lots available, we have about 38 months of inventory. There are still some surprises in this category.

Average Sales Price is up $9,093 or 14%
Average DOM is up 96 days or 53%

Usually, when the DOM increases significantly, the Average Sales Price will decline. I noted that the Average List Price of those currently on the market is already down by $6,600 or 8.9%, so I feel like the YTD Average Sales Price will decline from now to the end of the year.

Available Lot Listings 162 listings as of 8/5/2008
	Low	High	Average	Median	Total
List Price	$29,500	$450,000	$67,874	$56,000	$10,995,600
Days on Market	5	1184	453	389	–

2008 Lot Sale Statistics 32 Sales Transactions 1/01/2008 to 7/31/2008
	Low	High	Average	Median	Total
List Price	$39,000	$399,500	$76,792	$58,250	$2,457,350
Selling Price	$39,500	$350,000	$74,494	$57,750	$2,383,800
List/Sold (%)	87.61%	105.50%	98.68%	100.00%	–
Days on Market	37	785	277	274.5	–

2007 Lot Sales Statistics 29 Sales Transactions 1/01/2007 to 7/31/2007
	Low	High	Average	Median	Total
List Price	$39,575	$245,000	$67,893	$50,000	$1,968,900
Selling Price	$35,320	$215,000	$65,401	$49,000	$1,896,625
List/Sold (%)	86.30%	100.00%	96.93%	100.00%	–
Days on Market	31	323	181	226	–

The Average List Prices of the lots on the market currently, those sold in 2008 and those sold in 2007 is indicative of fact that we have virtually no lower end lots available. My sense of the market is such that we a great deal of pent up demand for this type of product. However, with current City ordinances of 7,500 square feet for minimum lot sizes, impact fees of $3,000 to $4,000 per lot, plus water and sewer tap fees of $400 each, plus curbing and sidewalk rules, development of this type of product is cost-prohibitive.

I should note that the City is currently investigating proposed ordinance changes that may create incentives which may encourage development of more reasonably-priced lots. Any ordinance changes here are not predicted to occur until later this coming fall at the earliest, thus postponing any projected lot development until the spring of 2009.

Acreage Sales 1-50 Acres

This category presents a surprise or two. The total inventory YTD sales figure is up by almost $300,000, the Average price per Sale is up by over $40,000, and the DOM is down by 112 days or 28%. However, the number of sales is down by 5 sales and the Sales Price to List Price ratio is down from 94.84% to 91.78%. This category is holding it’s own for now, but the SP/LP ratio indicates that Buyers are “sharpening their pencils” before they buy.

2008 Land Sales (1-50 Acres) 53 Sales Transactions 1/1/2008 to 7/31/2008
	Low	High	Average	Median	Total
List Price	$39,500	$950,000	$213,971	$166,650	$11,340,474
Selling Price	$35,000	$800,000	$195,376	$156,000	$10,354,954
List/Sold (%)	77.04%	100.88%	91.78%	93.08%	–
Days on Market	2	705	286	236	–

2007 Land Sales (1-50 Acres) 58 Sales Transactions 1/1/2007 to 7/31/2007
	Low	High	Average	Median	Total
List Price	$29,975	$675,000	$183,071	$180,945	$10,618,096
Selling Price	$27,000	$672,500	$173,404	$165,000	$10,057,459
List/Sold (%)	85.43%	100.00%	94.84%	95.04%	–
Days on Market	17	2493	398	226	–

Acreage Sales 51-500 Acres

2008 Land Sales (51-500 Acres) 5 Sales Transactions 1/01/2008 to 7/31/2008
	Low	High	Average	Median	Total
List Price	$319,900	$2,279,600	$1,284,176	$1,233,100	$6,420,880
Selling Price	$304,300	$2,220,664	$1,222,778	$1,199,828	$6,113,892
List/Sold (%)	88.73%	97.95%	94.84%	95.12%	–
Days on Market	100	741	365	346	–

2007 Land Sales (51-500 Acres) 15 Sales Transactions 1/01/2007 to 7/31/2007
	Low	High	Average	Median	Total
List Price	$267,993	$2,500,000	$985,086	$800,000	$14,776,289
Selling Price	$259,824	$2,300,000	$920,913	$675,000	$13,813,698
List/Sold (%)	76.56%	101.88%	93.12%	95.54%	–
Days on Market	28	604	295	297	–

The first thing I should note is that the YTD sales numbers for this category on 7/31/08 are the same for 6/30/08; that is, there were NO SALES in this category in July! Through 7/31/08, there were 5 sales in this category; for the same period in 2007, there were 15 sales, indicating a 67% decrease in the number of sales.

In terms of Total Sales dollars, $6,114,000 was sold in 2008 vs. $13,400,000 in 2007 representing a 54% decrease. Consequently, there was a 70 day (or 24%) increase in the DOM. Clearly this category of real estate has been adversely affected by the economy in 2008.

Overall Listings vs. Sales

In 2007 (YTD), Gillespie County had 421 new listings at an average price of $271,000 and an average DOM of 290 days. There were 242 sales for a total amount sold of $69,200,000.

In 2008 (YTD), Gillespie County had 573 new listings (an increase of 152 listings or 136% over the number of listings in 2007), at an average price of $256,000 (representing a price decrease of 5.5%). There were 249 sales for a total amount sold of $66,045,000 (representing a decrease in total sales dollars of about 4.6%).

Summary

The good news is that some of our real estate categories are still up! Small acreage sales are even ahead by some yardsticks. In other categories, the tide has ebbed and the caution flag has been run up the pole. There seems to be a lot of product available and Sellers are becoming more negotiable, so it is a great time to buy!

Keep checking The Burg for more market statistics to come or stop for a visit and we can do some custom design analysis for your purchase or sale needs. We are happy to be of assistance.

To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

Fredericksburg's Affordable Housing Task Force releases initial recommendations

2008-08-05T10:03:00.001-05:00

By Bart Schaetter, GMAC Real Estate Fredericksburg

Councilman David Pedregon and the Affordable Housing Task Force unveiled their initial recommendations to address the lack of affordable housing in Fredericksburg at Monday night’s City Council meeting.

The Task Force’s recommendations were divided into three categories: Entity, Development and Communication. Pedregon emphasized in his presentation that this was merely a preview of where the Task Force was, and that more work would have to be done before acting upon any recommendations.

To view the full report and read the rest of the story, click here.

Affordable housing in Fredericksburg farther from reach

2008-07-28T17:05:00.003-05:00

By Bart Schaetter, GMAC Real Estate Fredericksburg

An application for a change in zoning from R-2 Mixed Residential to Planned Unit Development (PUD) for Barons Crossing, an ‘affordable housing’ subdivision just south of Highway Street across from the livestock auction barn was denied 3-2 Friday, July 25, by the City Council after nearly seven months of negotiations.

A motion was made Friday morning at a special workshop meeting held in the second floor conference room of City Hall to deny the PUD and Councilmen Tim Dooley, David Pedregon, and Tom Musselman voted in favor of denying it. Mayor Jeryl Hoover and Councilman Jeff Jeffers were the only two votes in support of the PUD, according to Director of Development Services Brian Jordan.

To read the rest of the story, click here.

Amenity Real Estate Group Announces Free Websites

2008-07-17T13:48:00.003-05:00

Address specific websites for property listings -

The Amenity Real Estate Group in Canyon Lake announced today that they will be offering their clients an address specific website for free when they list their home with AREG! With 93% of all people looking for real estate on the web, it only makes sense that featured properties get as much exposure as possible.

The tech savvy bunch at Amenity Real Estate Group are wired and know just how to get your home noticed. They use the latest methods to make sure that the major search engines pick up the site and anyone looking for your kind of property will get to it through the web.

With this kind of web presence, people driving by the property can go to the website stated on the yard sign and see the description, pictures, virtual tours, and associated documents. Listing your property now has direct results and interested buyers have immediate answers.

No more not hearing from your agent; the Amenity Real Estate Group can send you all the comments and results from the questions posted on the website and you will see the activity. This is 21st century real estate by Century 21 Realtors.

For more information, call Wade Brandt Gum at 830-899-2622 or see www.amenitygroup.com.

Home Buying 101 Seminar scheduled for June 24 and 26

2008-06-11T20:52:00.001-05:00

By Greg Oehler, Broker/Owner of GMAC Real Estate Fredericksburg

I like learning, especially when it has to do with something important. For most of us, our home is the largest single investment we will ever make. In my books, that is important. Therefore, I want to know something about the process before I jump in there. There are different ways to learn, but you may want to invest a little of your time in our free seminar being held at CHASE Bank in Fredericksburg, Texas. Local industry professionals will give you an outline of the process and allow time to answer questions. You will learn about the home-buying and lending process, including Earnest Money Contracts, Buyer Representation, Appraisals, Loan Approval and Pre-qualification, Option Money, and the Closing.

We will cover things like:

Five steps to purchasing a home
What information will I need to work with a lender?
What is the difference between loan pre-qualification and loan approval?
How will I know if I can get a loan?
How much will I need for the down payment and closing costs?
The single biggest mistake many first timers make BEFORE they purchase a home
What is the MLS and how can it help you?
What part does the Realtor play?
Why do I need a title company?
Glossary of real estate terms!

You will hear people tell about their first time home buyer war stories.

Door prices include Dining Dough and ROCKBOX tickets. Refreshments will be provided. The first evening’s topics will cover the home buying process; for the second evening, we will focus more on the loan process and your credit report.

Home Buying 101

Where: CHASE Bank, 2nd Floor Boardroom, 150 East Main, Fredericksburg
When: Tuesday June 24, 6-8pm and Thursday June 26 6-8pm (come for one or both nights!)
Cost: Free to the public
RSVP/Info: Bart Schaetter at (830) 997-6123 or bart@fbgliving.com
**Limited seating available**

Click here to view more information about this event.

Again, there will be no cost and the setting is informal. Hope to see you there!

To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

Fredericksburg’s residential market sees mixed results in first four months of 2008

2008-05-27T14:28:00.000-05:00

I like watching the Hill Country real estate market! Other people must enjoy keeping tabs on it, too, because I get asked a lot of questions about it.

Our local market is made up of many different segments. There are a lot of market segments to consider before anyone defines the market status for interested parties. I am not sure anyone can give a single answer such as “The market is up!” or “The market is stagnant!”

The Inquirer usually deserves an objective answer describing the particular segment of the market he is interested in learning about. Existing home sales may be up but new home sales may be down. The same condition could apply for low priced homes versus higher priced homes. Other segments include commercial properties, lots, small acreage, and large acreage properties. For today, I am studying the status of our market within the following parameters:

Residential homes
Inside the Fredericksburg City Limits
List Prices from $100,000 to $250,000 (Lower Price Bracket) and from $250,001 to $500,000 (Higher Price Bracket)
Compared activity 1/1/2008 – 4/30/2008 to 1/1/2007 – 4/30/2007
Based on Gillespie County Board of Realtors MLS data

Lower Price Bracket

First, let’s take a look at what sales transpired in 2007 as shown on the below chart.

1/01/2007 – 4/30/2007 $100,000 - $250,000 List Price Range (29 total sales)
	Low	High	Average	Median	Total
List Price	$112,000	$247,000	$182,743	$179,000	$5,299,540
Selling Price	$109,900	$239,000	$174,719	$170,000	$5,066,840
List/Sold(%)	79.65%	100.00%	95.47%	96.76%	–
Price/SqFt ($)	$84.27	$192.38	$127.55	$119.52	–
Days on Market	26	299	119	93	–

Interpreting the chart above for the lower price bracket, we see that there were 29 sales in four months (a 7.25/month average). The Average Sales Price was $174,719 or $127.55/SF and the Median Sales Price was $170,000.

Now, let’s compare the same price range to home sales activity in the same four months of 2008.

1/01/2008 – 4/30/2008 $100,000 - $250,000 List Price Range (26 total sales)
	Low	High	Average	Median	Total
List Price	$102,500	$249,900	$178,844	$172,750	$4,649,950
Selling Price	$98,000	$239,000	$169,604	$167,500	$4,409,710
List/Sold(%)	80.00%	103.77%	94.71%	95.48%	–
Price/SqFt ($)	$66.19	$160.42	$119.13	$122.50	–
Days on Market	40	289	156	166	–

There were 26 sales during this time frame (a 6.5/month average). The Average Sales Price was $169,604 or $119.13/SF and the Median Sales Price was $167,500.

While there are no significant year to year differences, we see that the Average Sales Price per Square Foot decreased from $127.55 to $119.13 or approximately 6.7% and it is taking about 31% more days on market to sell the home.

Higher Price Bracket

Now let’s take a look at the more expensive homes. Below is the chart for homes priced between $250,001 and $500,000 in 2007.

1/01/2007 – 4/30/2007 $250,001 - $500,000 List Price Range (12 total sales)
	Low	High	Average	Median	Total
List Price	$257,000	$429,000	$323,183	$303,000	$3,878,200
Selling Price	$245,000	$429,000	$314,283	$297,500	$3,771,400
List/Sold(%)	91.70%	100.00%	96.98%	97.67%	–
Price/SqFt ($)	$99.11	$155.08	$134.92	$139.50	–
Days on Market	58	347	164	165

We see that there were 12 sales in four months (a 3/month average). The Average Sales Price was $314,283 or $134.92/SF and the Median Sales Price was $297,500.

Comparing the same price range to 2008:

1/01/2008 – 4/30/2008 $250,001 - $500,000 List Price Range (22 total sales)
	Low	High	Average	Median	Total
List Price	$269,000	$498,950	$336,021	$317,450	$7,392,460
Selling Price	$230,000	$475,000	$313,364	$299,500	$6,894,000
List/Sold(%)	76.60%	100.00%	93.35%	94.63%	–
Price/SqFt ($)	$90.84	$193.88	$138.30	$139.50	–
Days on Market	30	483	185	170.5	–

There were 22 sales in four months (a 5.5/month average), an increase in the average sales per month of 83%. The Average Sales Price was $313,364 or $138.30/SF and the Median Sales Price was $299,500.

The Average Sales Price went up approximately $3.38/SF or about 2.5% while the total Average Sales Price and the Median Sale Price show very little difference in our year to year comparison. Note that the Average Days on Market in 2008 of 185 days is almost 13% longer than the Average of 164 days in 2007.

Some other market indicators

In 2007, a total of 41 homes were sold in Fredericksburg (29 + 12).
In 2008, a total of 48 homes were sold (26 + 22), an increase of 17% over 2007’s sales.
A quick check of foreclosure postings at the court house indicates no significant changes. We usually have from two to five postings on the bulletin board. I saw two posted earlier in May, but both were older postings from previous months.
At the current inventory level of 80 listings for sale in the $250-$500,000 price bracket and using the rate of sales YTD through April 30, 2008, Fredericksburg has an inventory of approximately 14.5 months or 1.2 years.
At the current inventory level of 58 listings for sale in the $100-$250,000 price bracket and using the rate of sales YTD through April 30, 2008, FBG has an inventory of approximately 8.9 months.

First Four Months of 2008 Summary

For the upper-priced homes up to $500,000, more homes were sold in 2008 (22 homes) vs. 2007 (12 homes) at an Average Price increase of $3.38/SF and the Average Days on Market increased by 21 days or about 13%.
For homes priced at $250,000 and less, the number of homes sold was down slightly, but the price per square foot dropped $8.42/SF, or approximately 6.6%, while the Average Days on Market increased by 37 days or 31%.
For both price categories, the Days on Market increased in 2008 from 2007.

Fredericksburg is in pretty good condition compared to other markets we read about. Indicative of this, our higher-priced housing is still appreciating, although it is taking longer to sell them than in 2007.

It appears that homes priced $250,000 and less have taken the biggest hit during the first four months of 2008; however, the 8.9 month inventory supply for homes in this price bracket is not that far off the 6 month supply maximum most appraisers recognize for a healthy market.

We have been advising our Sellers that reasonably-priced homes are still moving. If a home is priced correctly, it will sell. Accurate pricing must account for defects in the condition, dating, and functionality of the home. A home in top-notch condition is usually much easier to sell than one that needs a lot of work.

For you Buyers, it is a great time to buy! We are seeing more Sellers update and repair their homes prior to marketing them. There are reasonably good deals being made on homes in all price categories and interest rates are still hovering around 6%. Please let us know if you could use some help in making a decision to buy or sell! Call our office today at (830) 997-6123 to speak with one of our agents.

Greg can be reached by cell at (830) 456-3622, at the office at (830) 997-6123, or by email.

To read more articles like this, visit The Burg at www.TheBurgBlog.net

Fredericksburg-area land prices are holding relatively steady, 'Shiny Pennies' can still be found

2008-05-01T16:09:00.003-05:00

As you may know, I like finding shiny pennies! Today, I am looking for them in land deals, that is, I wanted to find the best acreage deals I could at an affordable price. “Affordable,” of course, is a relative term. For my search today, I defined “affordable” as land with a total price of less than $300,000. I also defined this land as being in Gillespie County near Fredericksburg, no further than 15 miles from town. Preference was given to land with paved road frontage.

First, the broad picture. I felt like land prices in our area were holding their own despite the horror stories you read about in the press. See the charts below comparing the first 4 months of 2007 to the first 4 months of 2008:

Land Sales from Jan 1 - April 30, 2007
*47 Listings*
	Low	High	Average	Median
List Price	$29,975	$2,500,000	$341,851	$199,000
Sales Price	$27,000	$2,300,000	$319,194	$190,000
List/Sold (%)	76.56%	103.45%	94.33%	94.71%
Days on Mkt	46	1,256	416	277

Land Sales from Jan 1 - April 30, 2008
45 Listings
	Low	High	Average	Median
List Price	$34,900	$2,279,600	$336,608	$181,899
Sales Price	$29,000	$2,220,664	$315,276	$177,480
List/Sold (%)	70.09%	100.88%	92.13%	93.68%
Days on Mkt	2	917	310	215

Like I thought, land prices appear to be holding pretty steady. The Average Sales Price was $319,194 in 2007 vs. $315,194 in 2008, although the Median Price dropped about 6.5%. Inventory was down in 2008 vs. 2007 by a little more than 5%.

Available Listings

There were 315 acreage listings in Gillespie County. Sales Year-to-Date are running about 11.75 listings/month, resulting in approximately 27 months of supply. In some markets, this would be alarmingly slow; however, in the Hill Country, it is much closer to the norm.

The price range of our land listings runs from just under $50,000 to in excess of $6.6 million, with the average price per listing being $480,000. For purposes of finding my “shiny penny” today, I wanted to stay under $300,000. While prices ran from $4,950/acre to in $50,000/acre, I was able to uncover 2 listings that caught my interest.

One listing consists of 20+ acres at $4,950/acre, but it is accessed by an easement road. Still, the total price was only slightly over $101,000 and one might call this property affordable. The other listing consists of 37 acres on a paved county road. It has nice trees and some topography and is listed at approximately $7,800/acre for a total of $290,000. This one has been on the market for almost a year, so the Sellers may be motivated to sell! I call this my shiny penny in dirt property today.

If you would like to know this type of information before you make a purchase decision, I would like to help! I feel like if I arm my clients with this knowledge, they can get a good idea of relative value and make informed purchase decisions. At GMAC Real Estate Fredericksburg, we analyze the market data to help you make better purchase decisions. We may not have every answer, but we can certainly limit your surprises. Please let us know if we can help!

All prices are subject to change, prior sale, or removal from the market without notice.

Greg can be reached by cell at (830) 456-3622, at the office at (830) 997-6123, or by email.

To read more articles like this, visit The Burg at www.TheBurgBlog.net

Navigate this real estate market carefully with an experienced professional

2008-04-25T11:01:00.003-05:00

By Willie Gold, Associate Broker of GMAC Real Estate Fredericksburg

I subscribe to several stock investment services, one of which is Morningstar ETF Investor. A recent email I received from them had the caption: Bear Market or Bull Market Invest Successfully in Both. The author, David Silva, began the short treatise by writing; “In today’s turbulent market, should you be buying, selling, or sitting it out? …. You can’t help but wonder if you ought to be doing something.” I saw that and thought, ‘wow, how well does that comment apply to the real estate market today’.

Then, about the same time, I received another email, this one from TransUnion. TransUnion is a company I do broker professional opinions (BPO’s) for. A BPO is a quasi-appraisal, without all the detail typically found in an appraisal one might need for a bank loan. The company looks for someone, such as myself, that is a licensed real estate broker with lots of experience. (I have 35 years experience as a Texas licensed real estate broker. )

The company was cautioning their vendors, such as me, that “as we navigate through this challenging market (my emphasis), our collective ability to provide quality service is paramount to our success” (some paraphrasing involved). Again, very appropriate for today’s real market.

Challenging market? Should I Buy? Should I Sell? These concerns certainly come to mind as we ‘navigate through the murky real estate waters today’. My thoughts? Navigate carefully by seeking out an experienced, knowledgeable real estate professional. We here at GMAC Real Estate Fredericksburg pride ourselves on just that. Greg Oehler, our broker, and I together have many years’ experience in real estate. Both of us navigated through the disastrous times of the 1980s when the country experienced many similar difficulties in real estate, with the rampant foreclosures, falling prices, and slow sales that we see today.

So, what should I do, buy, sell, hold? Consider the following:

a) If you don’t have to really sell at this time, hold off for awhile, let the market settle down, it will, it always does.

b) Need to Sell? Most important in today’s market is that the property is priced right. Don’t hope for—or expect—a miracle buyer that will step up and buy when the home or property is way overpriced. Buyers will be ‘navigating carefully’ too and will be doing lots of value comparing, assuming they have a knowledgeable Realtor to guide them.

c) Need to buy? Work with a knowledgeable Realtor, one who knows the market and will work for you, not just for the commission. There will be some good buys out there if you know how to find them.

So, let us at GMAC Real Estate Fredericksburg put our resources to work for you. We are ready, willing and able.

Willie can be reached by cell at (830) 992-0481, at the office at (830) 997-6123, or by email.

To read more articles like this, visit The Burg at www.TheBurgBlog.net

Fredericksburg residential real estate market update: First Quarter, 2008

2008-04-07T14:09:00.003-05:00

I like seeing where I am! In the Fredericksburg residential market, I took a reading of all our residential activity during the 1st quarter of 2008. To see where we are, please refer to the sales and listing information from the Multiple Listing Service below:

29 Residential Properties SOLD in Fredericksburg 1/1/2008 to 3/31/2008
	Low	High	Average	Median	Total
List Price	$110,000	$435,000	$258,973	$274,500	$7,510,210
Selling Price	$110,000	$400,000	$242,085	$230,000	$7,020,460
List/Sold (%)	76.60%	103.77%	93.82%	95.41%	--
Price/SqFt ($)	$71.71	$159.82	$121.09	$123.74	--
Days on Market	37	483	178	159	--

68 Residential Properties LISTED in Fredericksburg 1/1/2008 to 3/31/2008
	Low	High	Average	Median	Total
List Price	$127,000	$995,000	$333,346	$295,000	$22,667,495

For the quarter, Average Days on Market of 178 days looks healthy. I like to see it at or below 180 days, that usually signifies a healthier market. New Listings during the quarter were almost 2.5 times the number of Sales. But looking at the month of March, 2008, alone, the average Days on Market number was significantly longer. (See my post Fredericksburg real estate market highlights for March)

Now, let us go back a year and compare. Look at the first quarter of 2007 information below:

40 Residential Properties SOLD in Fredericksburg 1/1/2007 to 3/31/2007
	Low	High	Average	Median	Total
List Price	$112,000	$2,975,000	$333,234	$219,000	$13,329,340
Selling Price	$109,900	$2,800,000	$320,986	$218,000	$12,839,440
List/Sold (%)	79.65%	100.00%	96.39%	97.29%	--
Price/SqFt ($)	$84.27	$617.15	$150.47	$133.50	--
Days on Market	26	430	132	109	--

12 Residential Properties LISTED in Fredericksburg 1/1/2007 to 3/31/2007
	Low	High	Average	Median	Total
List Price	$168,000	$2,875,000	$783,292	$464,250	$9,399,500

What a huge difference a year can make! As you can see by comparing 2008 to 2007, the ratio of newly listed properties to sales is quite different. In 2007, there were 40 sales and only 12 new residential listings during the quarter. In 2008, there were 29 sales and 68 listings. This is good news for Buyers! Sellers are more motivated to fix up properties and have them looking their best in order to be more competitive.

I like to know this information before I advise someone making a purchase decision. At GMAC Real Estate Fredericksburg, we analyze the market data to help you make a more-informed purchase decision. We may not have every answer, but we can certainly limit your surprises. Please let us know if we can help!

Greg can be reached by cell at (830) 456-3622, at the office at (830) 997-6123, or by email.

To read more articles like this, visit The Burg at www.TheBurgBlog.net

A look at the Fredericksburg residential real estate market in March

2008-04-02T11:54:00.003-05:00

By Greg Oehler, Broker/Owner of GMAC Real Estate Fredericksburg

This post is from GMAC Real Estate Fredericksburg's real estate blog The Burg. To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

I like to study the residential real estate market in Fredericksburg—it is always changing. Here is what I found on the Fredericksburg real estate market for March.

13 Residential Listings SOLD in March
	Low	High	Average	Median	Total
List Price	$69,900	$839,000	$304,901	$219,000	$3,963,710
Selling Price	$60,000	$775,000	$282,735	$222,560	$3,675,560
List/Sold Ratio (%)	76.60%	101.63%	92.60%	93.94%	--
Price/SqFt ($)	$43.10	$221.62	$139.73	$130.68	--
Days on Market	58	608	274	289	--

In this market, there are more NEW LISTINGS than Sales. I found that 45 new residential listings hit the market in March with the following highlights:

	Low	High	Average	Median
List Price	$127,000	$3,295,000	$506,407	$349,000

To be fair, you cannot use one month alone (such as March) to give you the complete picture of where the market is headed. You need a longer period of time, say 6 months or more, to be more accurate and descriptive, but March provided some interesting statistics:

The Average Sales Price per home was still pretty high at $282,735.
The Average List Price to Sales Price ratio is 92.6% indicating that negotiations are occurring. The typical ratio is about 95-96%.
The Average Days on Market of 274 days is higher than I like to see. Typically, 180 days or less indicates a healthier supply/demand ratio.
The Average List Price of the new listings, $506,407, is influenced by 3 or 4 multi-million dollar listings that hit the market in March. Of the 45 new residential listings, 13 were under $250,000 and 24 were under $350,000.

Keep checking our blog for more market updates. While these numbers taken like a snapshot in March are high, there are some “shiny pennies” out there just waiting for the right buyers. Please let us know what you would like and if it is there, we will find it for you!

Greg can be reached by cell at (830) 456-3622, at the office at (830) 997-6123, or by email.

To read more articles like this, visit The Burg at www.TheBurgBlog.net

Looking for a Hill Country Realtor? Reasons why you should choose GMAC Real Estate Fredericksburg

2008-03-28T14:56:00.002-05:00

I like Fredericksburg! I like the people, the visitors, the quality of life, the sense of pride in the community, and our historical legacy. I was born and raised here and have lived here most of my life.

I feel like my office is an integral part of the community. All of my agents are from here or the surrounding Hill Country, and we know the area pretty well. Given that background, here are some reasons why I believe you should come to GMAC Real Estate Fredericksburg for your real estate needs.

We know the local real estate market

You may hear that from a lot of Realtors who have a computer and pay their MLS dues. But our home-grown agents do not just tell you what you want to hear, they tell you the facts.

Some sellers just want their ego stroked when they get ready to put a property on the market, and we can do that if you like. But, we are still going to tell you the market facts—like what similar properties are actually selling for—and then you can make an intelligent decision to sell or buy.

We price your property fairly

Our agents look at what has sold recently relying most heavily on “Sold” comparables as our best source of integrity in the numbers. We also look at competing listings to understand how well the subject property would do with those currently on the market.

If two properties are priced the same but one has more features and benefits, the market will usually beat a path to that one first. We do not try to win listings by “buying the listings,” that is, telling the seller a high price just to sound good. We see that often times when a listing has been “bought” it leads to unpleasant feelings between the seller and the Realtor.

No one has a crystal ball and no two homes are exactly alike, so there can be room for error; however, we do our best to give sellers a realistic price range.

Higher than realistic List Prices can also lead to a problematic situation we call “following the market down.” We see people marking their price down, then down again and again over a long time. They are so afraid of leaving a nickel on the table that they lose sight of thousands of dollars of holding costs. Ultimately, they might have come away after the sale with more money if they would have sold immediately at a lower price.

We market your property

Our multi-faceted marketing strategy places your property in front of as many buyers as reasonably possible! We do this through the MLS (multiple listing service), the Internet, the local newspaper, regional magazines, and our storefront window on Main Street where dozens of people walk past on the way to downtown Fredericksburg shopping every day.

Almost any Realtor can put your property on the MLS, right? Yes, but be careful. Some sellers have their property on the MLS with misinformation such as incorrect directions, poor quality listing photos, and in some cases on expensive properties in excess of one million dollars, only on or two photos!

In other cases we have seen the listing categorized incorrectly so other Realtors have a difficult time trying to locate it. We cannot make the market pay more than they will bear, but we can get you properly positioned in the marketplace to take advantage of what market is there.

We know how to get your property exposed to thousands of people using several popular websites including Trulia, Zillow, Oodle, Yahoo! Real Estate, and several more. It seems that as much as 80% of the market begins their search for property online, so it is important to be in front of them.

We have the experience to guide you through the entire sale process

We have been a fixture in Fredericksburg real estate for 14 years. Several of us have been licensed since the 1970s. While we still learn things about real estate every day, we have seen quite a few sales in our experience. We know what to expect in the buying and selling process and can offer you the benefit of that experience. Outside experience that can help you:

I have an extensive background in real estate finance. I know both sides of the lender’s table. I also have had a lot of experience with commercial and large acreage properties. View Greg’s bio and contact information
Willie has extensive experience in accounting. He also has had extensive experience in commercial and residential properties. View Willie’s bio and contact information
Dock has had extensive experience in ranching and acreage properties. Dock has also owned other businesses and can offer his expertise in several of those. View Dock’s bio and contact information
Sheila was a math teacher in Austin. You can count on Sheila for the number side of your transaction. View Sheila’s bio and contact information
Don’s background was in coaching and real estate. He has helped clients by “coaching” them to stage the home a little better for showing and having them do the repairs to better position the home. View Don’s bio and contact information

We are part of the community

Agents in our shop have been members of, or belong to, various civic groups and churches, including the following:

Good Samaritan Center for the underprivileged in need of medical care
Local hospital boards and foundations
Various City and County governments’ boards/committees
Various School Board committees
Various churches, church leadership organizations, and youth leaders
Local soccer organization for children
Art and photography clubs
Various historical organizations
Leadership Gillespie County
Leadership positions in our local real estate board, including two past presidents
Leadership role in Texas Association of Realtors Region 7
Leadership in the county Economic Development committee
Chamber of Commerce members in Fredericksburg & Stonewall

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We will continue to keep you updated on the market conditions in Fredericksburg on this blog, so keep checking back with us periodically. If you want, you can subscribe to our email updates, which will send you an email whenever we have a new blog post.

Put us to the test

We want your business and we have the experience and the capability to properly position your property in the marketplace. The Realtor who simply tells you what you want to hear is not necessarily your friend. Make them show you the facts, or just come to GMAC Real Estate Fredericksburg and get them straight away. Contact one of our skilled agents about how we can help you today. We can sell your property!

Read Greg's agent bio.

Greg can be reached by cell at (830) 456-3622, at the office at (830) 997-6123, or by email at Greg@fbgliving.com

To read more articles like this, visit The Burg at www.TheBurgBlog.net

The number of homes for sale in Fredericksburg is on the rise, making it a great time for buyers!

2008-03-25T13:14:00.003-05:00

By Greg Oehler, Broker/Owner of GMAC Real Estate Fredericksburg

This post is from GMAC Real Estate Fredericksburg's real estate blog The Burg. To read more Fredericksburg real estate news, analysis & insight, visit The Burg online.

As I mentioned previously, I like shiny pennies! There are shiny pennies in Fredericksburg residential properties, too. I think it is a good time to buy, and some of these homes are very reasonably priced. I spent more time gleaning the market for those shiny pennies again and I want to summarize what I found in our local market.

155	Homes for sale in the city limits of Fredericksburg (on 3/21)
$343,917	Average LIST price of all the homes available in Fredericksburg
63	New listings since the beginning of 2008
27	Residential properties SOLD since beginning of 2008
$121.26/SF	Avg price/SF of those SOLD year-to-date
41	Active listings priced at $200,000 and less
$161,444	Avg LIST price of the homes under $200,000
$6,619,000+	Total dollar amount of inventory of houses under $200,000
13	Lucky listings priced from $60/SF to $118/SF
4	Homes that fall into my shiny penny list

The homes that fall into my shiny penny list are good homes priced from $60 to $115 / SF which I consider to be reasonably priced and waiting for someone who wants to make a good buy. Some need a little work, but you could very likely live in any of them just as they are, or do a little updating and still be in them for a reasonable cost. Contact me if you'd like to get more information on these four 'shiny penny' homes. Or search for shiny pennies yourself on the Fredericksburg Multiple Listing Service.

Sales in Fredericksburg during the last half of 2007

There were 82 homes sold to date for an average of 13 - 14 sold per month and at an average price of $146.10 per SF. Here is what makes my shiny pennies shine:

$146.10/sf = Avg Sales Price / SF of homes sold in last 6 months of 2007
$121.26/sf = Avg Sales Price / SF of homes sold YTD thru 3/21/2008
$60 - $115/sf= Avg List Price of my 4 shiny penny homes!

See what I mean? It really is a good time to buy the right home! There is a decent inventory of homes under $120/SF and interest rates have once again been reduced. During the last half of 2007, we averaged 13+ homes sold per month. So far this year, we are averaging about 10 homes sold per month. Our market is becoming bloated because we are getting more than twice the number of new listings as we are selling during the same time period (63 new listings YTD, 27 sales YTD).

Absorption Rate in 2008

Based on our current absorption rate, approximately 10 sales/month, Fredericksburg has in excess of a 15 + month supply of residential listings. This situation can change rather quickly, but it sure makes for a great season for Buyers on the hunt. The first quarter of the year is usually the slowest part of our selling cycle. There are some anxious sellers in the market and the interest rates are very attractive.

IT’S A GREAT TIME TO BUY!!

As I mentioned, this list can change at any time as Sellers change their prices, sell or withdraw their property, or as new listings become available at better prices.

Read Greg's agent bio.

Greg can be reached by cell at (830) 456-3622, at the office at (830) 997-6123, or by email at Greg@fbgliving.com

To read more articles like this, visit The Burg at www.TheBurgBlog.net

New location - Paragon Property Group

2008-03-19T14:40:00.002-05:00

Paragon Property Group is pleased to announce their new location at 200 Main Street in Marble Falls.

Sue Ellett and her Team, Ginger McGill-Sofia, Jaime Ulmer, Carol Uranga and Natalee Pertile, have opened a "Mega-Agent" office due to their Top Producer Status in the Keller Williams Lake Travis/Highland Lakes Market Center.

Every agent on the Team is a Certified Luxury Home Marketing Specialist which, according to Sue, makes them uniquely qualified & gives them an edge in the market for both Buyers & Sellers, regardless of price point. "Our commitment to continuing education and superior marketing reflects our desire to provide our Clients with an exceptional real estate experience.'

You can contact the Group at 830-693-5400 or online at www.ParagonPropertyGroup.com .

2008 shaping up to be great year for buyers in Fredericksburg

2008-03-18T22:00:00.002-05:00

by Greg Oehler

One thing about the Fredericksburg real estate market, it is constantly changing! I checked our MLS (multiple listing service) for Gillespie County and found the following points of interest:

We have some 800 + Active Listings, that is, inventory for sale not encumbered with a contract. This spans all types of real estate, not just residential.
We have some 260+/- Active Residential Listings with prices ranging from $33,500 to $3,200,000. The Average List Price is $474,846.

We are towards the end of our slowest part of the annual selling cycle. Since January 1, there have been some 146 +/- new listings. Five (5) have gone Under Contract with or without contingencies.
While this period is generally regarded as the slower time of the year for us, the number of new listings is outpacing the number of sales.
In the last 90 days (11/27/07 to 2/27/08), some 66 +/- listings have expired (an average of 22/month).
According to our local appraisal district, the number of sales transactions peaked in 2005 and 2006. While there were fewer sales in 2007, the average sales price per square foot of livable area was almost $167/SF, a more than $39/SF increase over 2006.

Given this data, 2008 is shaping up to be a great year for buyers in our area! We are identifying “shiny pennies” now. That is, wonderful buying opportunities for those interested in moving to Fredericksburg. Contact us or contact one of our agents to find you a "shiny penny!"

Keep checking back with us for more market updates! The easiest way to do this would be by subscribing to our feed. You can subscribe for updates to come to your news reader or to your inbox.

Is it the best or worst of times for Fredericksburg real estate?

2008-03-18T21:36:00.006-05:00

by Willie Gold

When I look at the real estate market today, I am somewhat reminded of Charles Dickens’ opening line in his book, A Tale of Two Cities, “It was the best of times, it was the worst of times.”

This, however, needs to be tempered somewhat, it isn’t the ‘best’ or ‘worst’ of times, but it’s not too bad here in Fredericksburg, especially if you are a buyer, a patient buyer, and to some extent if you are a patient seller you should also be ok.

What is happening in today’s real estate market is similar to the real estate meltdown of the 1980s when home and land prices fell, and foreclosures dominated the landscape.
I was in real estate in Houston at the time and I saw home and land prices, driven by hype and speculation, go up to heights that everyone seemed to know would not be sustainable, but continued forward nonetheless. And sure enough like a house of cards, it all came tumbling down.

There are some out there today that will try to paint a rosy picture about our present market here in Fredericksburg. But they can use all the smoke and mirror tricks they want, it doesn’t change the fact that we are in a down market here, it may be mild, but it’s down nonetheless.
Consider the Dow Jones Index at 11,893, down 2387 points since November 2007 where it had a yearly high of 14,280, and the number of home sales in San Antonio down 17.3% for 2007 as compared to 2006 (1).

Nationwide, the current inventory of homes is such that it would take 9.9 months to exhaust, the longest period in 26 years (2). These facts will have an effect on our local market.
Recently the Gillespie County Board of Realtors was provided with sales figures put together by David Oehler, the chief appraiser in the county. He had a number of charts showing details of real estate activity in the county, some going back to 1986. Two of the charts were especially interesting.

One chart (the chart above labeled "GCAD Warranty Deeds") showed the number of warranty deeds (a measure of real estate transactions) filed at the courthouse in 2007 dropped to 886 as compared to a peak of 1,253 in 2006, a decline of 30%. This was at a time when the average price per square foot of home sales rose from $127.52/sqft in 2006 to $166.66 in 2007, an increase of 30% (3) (Refer to the chart below labeled "Average FISD Home Sales Price per Square Foot.")

See a correlation here? It may not necessarily be linear but there is, in my opinion, a real cause and effect linkage between the two. Also, in information provided by Brian Jordan with the City of Fredericksburg, he advised that the number of home building permits declined in 2007 to 58 from 102 in 2006.

What should I do if I want to buy or sell in Fredericksburg today?

Buying? Be patient. In my opinion, I don’t think we will see prices fall to the extent they did in the 1980’s. But you need to watch for prices that are based on real value. Compare asking prices with recent sales, not 6+ months back. Don’t wait for everything to go into foreclosure; I don’t think it will happen here in Fredericksburg. There will be some foreclosures, but the best thing to happen will be a marketplace with fairly priced homes and land.
Shop wisely and check out recent sales. Don’t wait around too long, you will be depriving yourself of a home to live in and enjoy, which should be your main purpose for buying a home, not solely as an investment, although it will serve that purpose also.

Selling? Don’t be tempted by tales of high prices. This is the ‘Theory of Rising Expectations’ you read about in Economics 101. Know the facts. A fair market price is based on sales, not what you would like to get, or what your neighbor is asking, it doesn’t work that way, especially in a buyer’s market.
Most buyers are smart and apply what we refer to as the “Rule of Comparative Selection” summed up by the saying ‘getting the most bang for your buck’. Follow well qualified advice in determining a fair market price for your home. Don’t wait around too long for prices to rebound.

Based on the figures provided by David Oehler - mentioned above - the average price per square foot of homes in Fredericksburg in 1986 was $43.42/sqft. Adjusting for an average 4% inflation rate, I estimated that it took 10 years to get back to that price. It was 1996 before the average price reached $64.63, or an adjusted price of $44.59 (3). So if you have owned your home for over 3 years, you probably have a good margin of profit in it.
Contact me at (830) 997-6123 or by email, I would be happy to discuss your needs, no charge, no obligations.

Willie Gold is associate broker at GMAC Real Estate Fredericksburg. Click here to read his agent bio.

2007 Hill Country Tour of Homes

2007-10-05T03:16:00.000-05:00

October 20-21 & 27-28, 2007
Saturday 10AM-5PM and Sunday 12PM-5PM
Free Admission

Visit http://www.hillcountrytourofhomes.com/ for up-to-date information.

Register for a $500 drawing by visiting any of these Developments or Builders' Homes during the scheduled Hill Country Tour of Homes:

BCI Custom Homes
Bledsoe General Contracting
Cadillac Custom Homes
Cypress Springs Estates
Fredericksburg Homes, An Entity of Dartez GB Custom Homes
Hill Country Integrity Homes
Hill Country Service
Hills of Texas Homes
Hillstone Builder's Inc
Hominick Custom Builders
Ideal Homes, A Division of Hill Country Integrity Homes
Keystone Development
Las Colinas Builders
Laughlin Homes & Restoration
Mabery Contracting
Oaks of Windcrest
Origin Homes
Stone Ridge
The Heights of Kerrville
The Meridian
The Summit
Timeless Luxury Homes

Bid on one of these Silent Auction items during the Tour! A portion of the proceeds will go to Habitat for Humanity in Kerr County & Fredericksburg!

$1500 Wooden front door with decorative iron & glass - provided by The Front Door Company; $747 "Fresh Air" purifier by Purified LIFE;
$269 Hampton Bay "Dawson" ceiling fan - The Home Depot

Hill Country Tour of Homes is Sponsored in part by:
MainStreets of Texas Mortgage - Fredericksburg 830-997-9211 or Kerrville 830-792-060
Hill Country State Bank, 830-896-5000
Hominick Custom Builders, 210-695-6970
M.G. Building Materials, 830-257-2300
ADCO Advertising
Archetype Designs

The Hill Country Home Builders Association is a trade organization whose members are involved in the development, homebuilding, and remodeling industry in twelve counties, the majority of what is known as the Texas Hill Country. At the current rate of building, the industry as a whole in Texas contributes some 550,000 jobs and approximately $37 Billion dollars to the local economy and jurisdictions annually.

Deep in the Heart of Texas - Lampasas

2007-07-14T20:34:00.000-05:00

by Ron Kuker

Long ago, Native Americans discovered the healing springs of Lampasas, and many tribes used it as a favorite campsite. Then in the late 1800's Lampasas became known as the Saratoga of the South. It was the resort destination for thousands seeking a place for relaxation, recreation, and good health in the healing waters of the mineral springs of Sulphur Creek. Today visitors and locals alike have the opportunity to enjoy the cool clear waters of the springs or engage in a round of golf on the beautiful community course that winds its way around the creek and the historic bathhouse site.

From it's infamous past as the location of the bloody end to the Horrel-Higgins feud in 1877, the courthouse square is seeing a revitalization with restaurants and boutiques springing up around the town square offering a quaint ambience to this growing and historic town. Numerous community activities and festivals are a testament to the lifestyle awaiting residents of this fun loving community.

Lampasas is the county seat of the fastest growing county in Texas in 2006 and the sixth fastest growing county in the US.

Amenities abound in this gateway to the Texas Hill Country including its location at the northeast corner of the Texas wine trail and its abundant wildlife and opportunities to enjoy the outdoors in the surrounding lakes, rivers, creeks and rolling hills with panoramic views of the Texas Hill Country.

Come for a visit and give us a try! Find out for yourself why many good folks just like you decide to stay and make beautiful Lampasas their hometown!

Ron Kuker, Broker
THE KUKER COMPANY
We SELL Real Estate!
Surrounding Central Texas & The Hill Country!
http://www.thekukercompany.com/
611 CENTRAL TEXAS EXPRESSWAY
Lampasas, TX 76550
512-556-4600 Office
512-556-7270 Cell
512-556-4626 FAX

The Kuker Company

2007-03-19T17:32:00.000-05:00

We SELL Real Estate.

Serving Lampasas County, Central Texas & the Surrounding Hill Country!

At THE KUKER COMPANY, you will find real estate professionals who have experience helping people just like you. Our REALTORS ® are dedicated, knowledgeable, and caring individuals. For the best professional representation in buying or selling RESIDENTIAL, COMMERCIAL, or FARM & RANCH properties in beautiful Central Texas and the Hill Country, contact a REALTOR® at THE KUKER COMPANY!

You can view THE KUKER COMPANY listings and do a free home search on our website www.thekukercompany.com. You can e-mail us at kukercompany@yahoo.com , or call our office at 512-556-4600.

We are members of the Fort Hood/Killeen, Temple/Belton, Austin, and Highland Lakes Board of Realtors plus their Multiple Listing Services. In addition we cooperate with all real estate companies. We are conveniently located just blocks from the Holiday Inn Express at 611 Central Texas Expressway (HWY 190) in Lampasas.

We welcome you to stop by and visit us anytime! We offer free Buyer’s Guide, maps, area information, coffee, drinks, and up to the minute listing data.

*HOMES *LAND *COMMERCIAL.