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Real Estate News - Greater San Antonio


June 28, 2008
The Parc at Escondido, Converse, TX by Be-Homes

The Parc at Escondido, Converse, Texas

 

Be-Homes Builder

 

 

I just sold a great new home to be built in The Parc at Escondido in Converse, Texas.  The Builder is Be-Homes.  The neighborhood (even though new) has a great sense of community.  Be Homes already has put in some the amenities:  94ft swimming pool, pool house, 4500 sq ft covered pavilion for gatherings, playground for the kids, catch and release pond, basketball, volleyball and tennis courts, tons of green space AND great picnic areas that are scattered around.  Guess I forgot to mention the neighborhood sits on 28 acres and has great green space all throughout giving it an open and breezy feeling which is important in today’s neighborhoods.  One last thing, soccer field and baseball fields in the back!  It has everything that an outdoor enthusiast could ask for….all in your backyard!

 

The floor plans range in pricing as well as style but what I noticed the most about it was the trees that were saved, the entrance was beautiful but most importantly THE STAG.  Yes, there is a GIANT stag in the center of the neighborhood so you can’t miss driving by and it catching your eye.  Conveniently located off of IH 10/90 like you’re going to Houston and 1516.  School district is East Central Schools.

 

Be Homes obviously believes in the motto:  “Build it and they will come”.  

 

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June 27, 2008
Oak Run Subdivision

Oak Run Subdivision in New Braunfels, Texas

 

 

New Braunfels is a quaint little town north of San Antonio.  It is here that my husband and I built within this great community.  Specifically the Oak Run subdivision or as Perry Homes’ calls it the Heights at Oak Run.  There is a new section opening up at the back and the terrain is beautiful.  There are a few specs that have already been built and they are at great prices.  There are many that you could choose the lot, your favorite floor plan, colors, and special features.  I would love to introduce you to this special new spot in New Braunfels, Texas.

 

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June 19, 2008
Garden Ridge, Texas

Garden Ridge, Texas

 

Seems that there is a great deal of inventory in beautiful Garden Ridge.  Most of the homes sit on luxurious lots in a “little forest” atmosphere so close to San Antonio, Cibolo, Schertz and New Braunfels.

 

The different neighborhoods are serene, quiet and there are tons of deer that will sit in your backyard.  I just did a quick search in the area and figured up that the available homes on the market have had an average day on market of 124 with an average price of $488,753.00.  There are also a good number of homes under contract or “pending” that is of an average of 107 days on the market with an average price of $418,246.00.  So, it you’re looking for a beautiful home with at least ½ an acre or more, this is the place for you!

 

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June 12, 2008
Some Recent Statistics From the San Antonio MLS

Some Recent Statistics From the San Antonio MLS

 

Have an inquiring mind about the market around town lately?  Here’s an update as of June 3, 2008:

 

So far this year, in San Antonio and areas included on our MLS

 

Single residential properties listed:                    17,389

 

Number of those sold:                                                     7,292

 

Percentage sold:                                                41.93%

 

Average list price on those sold:                     $191,020

 

Average sale price on those sold:                    $183,607

 

Average days on market for sold:                              87

 

MLS % of sale price to list price:                       95.47%

 

Moran team % of sale price to list price:      98.68%

 

 

We take pride in giving you the very best straightforward advice about what it takes to sell your property in any market, and our numbers prove it.  Ready to sell your home?  Call us.  We’ll get you moving.  210-325-6962.  www.SheilaMoranTeam.com

 

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June 6, 2008
The

The “Man Cave”: A Real Estate Trend

 

 

If you grew up with brothers, male cousins or lots of boys in the neighborhood, you knew from long ago that there is always a boys’ club.  From tree-houses to tool sheds, the male gender has always managed to find a place to retreat, where they can read comic books, steal a smoke or a swig of something rot-gut, and celebrate bodily functions at will.

 

 

Today, the grown-up versions of the “no girls allowed” set are turning their fondness for such hideaways into a real estate trend, in that “man caves” are finding their way into floor plans for new homes with some architects.  These big-boy versions of forts and clubhouses like those from childhood are meant to encourage “buddy bonding” and give the partakers a place to let it all hang out.

 

 

For example, one of my friends constructed a separate “man cave” in his backyard.  It is a two story home, with a full bar, big screen, arcade and pool table downstairs, and what amounts to an efficiency apartment upstairs.  It sometimes functions as guest quarters, but there’s no mistaking that its purpose is to entertain his buddies on a regular basis, away from the main house and the distractions of a large, busy family. 

 

 

While such ultimate shrines for celebrating being a guy are conceivable for some, it is not necessary to take out a second mortgage to create a man cave.  A basement, attic, garage, or even a spare bedroom can be a great place to start.  Check out some of the accessories that can turn almost any space into a man cave for him and his boys:

 

 

·        Wet bar

 

 

·        Mini brewery

 

 

·        Refrigerator (stocked with frosted mugs)

 

 

·        TV – any kind, but the bigger the better

 

 

·        Sports stuff – posters, bats, autographed basketballs, that ball he caught as a kid at the Cubs’ game…any sports stuff will do

 

 

·        Foosball

 

 

·        Arcade games

 

 

·        Pool tables

 

 

·        Dart boards

 

 

·        Poker table

 

 

·        Computer games

 

 

There is no limit to the ideas for creating a man cave.  All you need is a space and your imagination.  Need help?  Check out DIY Network’s regular Wednesday night broadcast, dedicated to man caves.  Here’s to being a guy!  Want your next home to include a space that lends itself to designing a man cave?  Call me, I’d love to help 210-325-6962, or www.SheilaMoranTeam.com

 

 

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June 5, 2008
Vacation Bible School Near Garden Ridge Texas
Summer's here, time once again to keep the kids busy with fun and enriching activities. Here is a quick reference list for those of you seeking Vacation Bible School in the Garden Ridge area:

Northeast Bible Church
19185 FM 2252
Garden Ridge, Texas 78266
210-651-5462

VBS June 16-19, 6-8:15 p.m.

http://www.nebible.net/ehr/reso.htm

Bracken United Methodist Church
20377 FM 2252
Schertz, Texas 78266
830-606-6717

VBS July 14-18, 9-noon

http://bracken-umc.org

Triumphant Lutheran Church
21315 Bat Cave Road
Garden Ridge, Texas 78266
210-651-9090

VBS June 9-13, 9-noon

http://www.triumphantlutheran.org

Garden Ridge Church of Christ
19881 FM 2252
Garden Ridge, Texas
210-651-3480

VBS June 23-27, 9:30-11:30 a.m.
* Ages Pre-K through high school

http://www.grcoc.org

Schertz United Methodist Church
3460 Roy Richard Drive
Schertz, Texas 78154
210-658-3202

VBS July 20-24, 6-9 p.m.

http://www.schertzunitedmethodist.com

First Baptist Church of Schertz
600 Aero Avenue
Schertz, Texas 78154
210-658-3251

VBS July 7-11, 9-noon

http://www.fbcschertz.org

Crosspoint Fellowship Church
2600 Roy Richard Drive
Schertz, Texas 78154
210-658-6240

VBS July 21-24, 6-9 p.m.

http://crosspoint247.com

Schertz Church of Christ
501 Schertz Parkway
Schertz, Texas 78154
210-658-0269

VBS July 28-August 1, 7-9 p.m.
* Cradle roll through adults

http://www.schertzofc.org

One of our goals for our clients and future clients is to be a constant source of community information, for real estate needs as well as other things that are helpful. For additional details about Vacation Bible School in the Garden Ridge area, including costs, call the churces at the numbers provided or follow the links to their websites. Happy summer from the Sheila Moran Team!!
 

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June 3, 2008
Sex and the City

Sex and the City

 

I had a client appreciation party on this past Saturday.  I invited some of my very favorite and cherished past clients as well as the ones’ that refer me regularly.  We had a great time.  It was fun to see them “after the sale” as well as in a relaxed atmosphere.  We had each lady take a quick quiz to see what “character” she was.  After that was determined we sipped on mimosas and “morning martinis”.  The bus pulled up and after a “wild” ride to the theatre…. (Let’s just say our Driver was lost and bold in his turns!) we arrived safe and sound.  We laughed, we cried but we all left with smiles on our faces…remembering the friendships and relationships that we have all had throughout the years the one’s cherished and happily forgotten. 

 

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May 21, 2008
Who represents whom?

Who represents whom?

 

Today, however, in most cases the listing agent represents the seller, and the buyer’s agent represents the buyer. Sellers still pay the commission, but it is paid to the listing brokerage…that in turn pays the buyer’s agent.   It’s important to know who the players in your monopoly game represent!

 


Now it gets a bit confusing. If you, the buyer, calls the number on a real estate sign…or answers an ad for a property, you will most likely be speaking with the seller’s agent. This agent has a legal contract with that particular seller to obtain the best possible price and terms for the property. BUT WAIT! Don’t you want the best possible price and terms for yourself? How can one agent work on both sides of the fence? They can’t! It’s a direct conflict of interest. But, it can be done. Both you and the seller will be asked to sign an “Intermediary relationship agreement” which that states that you understand that the agent will now become a “dual agent” or “facilitator”, which means that they can’t legally represent either one of you…..but only handle the paperwork. Who wins in this situation? Not the seller – he thought he was going to be represented. Not the buyer – because no one is on his side. But the agent gets paid double!! They receive both sides of the commission. What a deal!

 

Who actually owns the listing contract? Not the agent that listed the property! The real estate company owns it. Therefore, any agent that works for that brokerage is actually an agent for the seller. The State of Texas does allow the principal broker to appoint a buyer’s agent for prospective clients. But the water gets a little murky in the process. Who’s to say that your information or finances aren’t discussed over the water cooler? “How much do you think they’ll increase their offer?” “What’s the most they can pay?” It happens all the time. They’re not supposed to talk…but human nature is what it is. Or what about the fact that your file is right there in the office for other agents (the listing agent) to see?   Think about it! Exclusive Buyers Agents simply provide more protection in a real estate transaction.

 

Have you ever noticed that agents like to show you their (or their company’s) listings? If the agent sells his/her own listing, their pay is doubled. Always be aware of the motivation. 

 

 Exercise your buyers’ choice in real estate!

 

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May 16, 2008
Moving

Help….I’ve been moving for days..

 

 

I have entered the reality that all of my cherished clients at some point in time have experienced…..a new move!   My husband, boys and I have been moving for what seems like 10 days now (really, only 4, but….) there is one really good tip that I wish I would have REALLY paid attention to.   Get yourself a box (flag it, decorate it, write all over it) whatever you have to do to make this box stand out (because after a while they all look alike!) and put important papers, closing documents, ongoing things that you know will come up during the week of the move.  Why do you need these things?  It’s very simple but not as easy to implement because of the “haste” of the preparing.  I’m missing things like clean socks for my boys for school, the school lunch schedule, permission slips that are not turned in, the receipt for my refrigerator (because they are going to deliver it on what day?) and the like.  You get my point.  All of these items have somehow absconded away from my grip and it’s not easy to piece mill them back together.  Make your next move a little easier…plan ahead!

 

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May 7, 2008
To fish or not?

To fish or not?

 

 

My husband just came back from a great weekend of fishing.  He was in the Niznik MR. BIG Fishing Tournament in South Texas.  This year was the 11th annual Tournament and every year a scholarship is awarded to a student in the field at the University in the area. His fellow fishermen were ecstatic to know that they took first place in 3 divisions.  Mostly for biggest trout and redfish.  When he was explaining the preparation for the actually “fish” I likened it to find a house for sale.  You scout out the areas (where is your fishing hole going to be?), prepare your bait (get preapproved with a lender), move into position (view properties) and WAIT.  In Real Estate sometimes we do have to wait for the “right” house to show up for that particular buyer.  Then sometimes when you know you have something “on the line” it needs to be reeled in with speed and care (Your REALTOR negotiating on your behalf).  In a tournament your “weigh in” time is your closing time in real estate.  So, I ask you…who’s ready for some real estate fishing?

 

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May 2, 2008
Builders slowing down?

So, according to the reports the builders are slowing down...is this good news or bad?

The pace of home building continues to slide downhill in San Antonio, but at least it's not plunging off the cliff like much of the rest of the country.

Home builders started 36 percent fewer homes in the last 12 months in San Antonio, as local builders continue to pull back in response to the national economy and turmoil in the mortgage markets.

As of the end of March, builders started 11,445 homes, 6,500 fewer homes than at the end of March the previous year, according to the housing research firm Metrostudy.

The silver lining: San Antonio builders sold 14,527 homes in the last four quarters, chipping away at the inventory of new homes sitting and waiting for buyers.

For a year and a half now, builders have sold more homes than they've started. And in the last year, the inventory of new homes on the market has fallen by more than 3,000.

San Antonio has a lower inventory of new homes for sale — a 2.4-month supply — than any city in the 23 states Metrostudy surveys.

“I'm a believer that we're better off here,” said Jack Inselmann, vice president of the U.S. Central Division of Metrostudy. “We've got better job growth than anybody. We've got a better housing market than anybody.”

Much of the decline is in the market for new homes priced under $175,000.

That's the segment hit hardest by the mortgage crisis because it includes first-time buyers who may not have saved much of a down payment. Until recently they didn't need one. But now mortgage lenders generally require money down and healthy credit scores.

Fred Elsner, first vice president of the Greater San Antonio Builders Association and owner of Bridle Bit Custom Homes, said many builders have been relieved to see that the spring bounce, a usual part of the real estate calendar, is back.

“I know our company is doing a whole lot better,” Elsner said. “We've gotten rid of a whole lot of spec houses that were sitting for a while.”

Home builder David Anderson of David Anderson Homes, too, said that he had a lousy first quarter, but a great April as buyers started returning to the market in larger numbers.

“It was exactly what I needed,” he said.

Sonterra Mortgage broker Jack Shull said that some potential home buyers have stayed on the sidelines while they watch and see what happens with the national economy. Others have decided that Texas is weathering the economic storm better than just about any other state.

“I've seen a pick-up,” Shull said. “I'm getting more calls. My gut feeling is that we'll be fine by the summer of '09. I think California and Florida will take until 2012 or so.”

For now, San Antonio is one of the 10 most active real estate markets in the country, Inselmann said. So although times haven't been great for local builders, it could be much worse.

“We're thinking it's going to be a two-year correction, and we're 18 months into the correction,” Inselmann said.

By the end of the year, Inselmann thinks the San Antonio market will have hit its bottom — a housing-starts pace of between 10,000 and 11,000 homes a year. That's about half of the all-time building high that San Antonio builders hit in late 2006.

“There's a lot of good things about the progress we're making to get our industry healthy,” Inselmann said. “We think we're going to hit bottom this year. We've got to get to the end of the year.”

After that, he expects the market to start working its way to higher ground again.



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April 3, 2008
Everyone's talking about the R Word!

So, I hear almost everyone (on the news!) talk about the dreaded R word...recession.

However, here in San Antonio and the surrounding areas I noticed a few other things going on.  I reviewed the latest statistics from the San Antonio Board of Realtors (to view the stats yourself, go to ...http://www.sabor.com/images/upload/mls-stats0208.pdf ) Interesting enough is that the areas the encompass Garden Ridge, Bulverde, Spring Branch have all had sales increase of the month of February '08 compared to the February in '07.  Looks like an increase of 8 more sales, but VERY interesting is that the median price range increase by over $7.00 per square foot.  The other areas that I compared was the Schertz, Cibolo, Marion, Universal City and Randolph AFB areas.  These areas also had an increase of sales from 96 in 2007 to 108 in 2008.   However, this area had a dip in the price per square foot by -.7.  Also note that in both of these areas there was a little longer days on the market.  Garden Ridge, etc. had an increase of 4 days longer on the market, while Schertz/Cibolo, etc. was increased by 12 days.  One thing that we need to keep in mind also while reviewing these statistics is that these properties were placed up on the market at the end of 2007 (notoriously a slower time frame of year to sell). 

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April 2, 2008
Downtown Growth
It's hard to imagine, but little sleepy San Antonio (depening on how long you have lived here...me, 41 years!) is growing up.  It used to be that nobody was interested in living downtown let alone BUYING a lofty loft!  My, how progress does change things.  There are many projects that have been from the "new" construction to the "renovation" construction to all become a CONDO or LOFT with a great view of our skyline.  An article in today's paper also sited the most recent project that is constructed from steel and being turned into some nifty condos'.....check it out!  http://www.mysanantonio.com/business/realestate/stories/MYSA032108.01C.SteelHouse_032108.3297091.html

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August 13, 2007
We'll Come to You

The Moran Team announced today that they have added an RSS news feed to their site. To make sure you get every update on the Greater San Antonio, Texas Real Estate Market, click the orange RSS icon in the upper-right hand of the page at http://www.propertiessanantonio.com.

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August 13, 2007
Moran Team Launches www.PropertiesSanAntonio.com
By popular demand, the Moran Team of RE/MAX ACCESS in Garden Ridge, Texas has launched a one-stop online resource for home buyers, sellers and investors inGreater San Antonio, The Hill Country, Garden Ridge, Schertz, Cibolo, New Braunfels andRandolph AFB.

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