The Woodlands area - and Unrestricted

A lot of my blog is devoted to unrestricted property that is rural.  At least it used to be rural at one time and it might be crowded by restricted neighborhoods now.

In the Houston area there is another type of unrestricted property and it is located "smack dab in the middle" of lots of rather urban growth.  Often the property was acquired for asset growth by some visionary investor.  Other times, the land was purchased for the owner's purpose - priorities changed - and now the seller is ready to liquidate the investment.

A colleague of mine, Wilona Dyson, has a couple of lots that are between Interstate 45 and Grogans Mill.  This location, surrounded by The Woodlands, has many potential uses. 

You will find the taxes, the acquisition costs and the building restrictions much more favorable than within The Woodlands itself.

Take a look at what Wilona says about her listing.  She has two lots about 2.5 acres each.  It is a great opportunity to acquire 5 acres +/- in a easy access area, seconds away from I-45 and The Woodlands.

NOW - let's talk breifly about agency relationships.  Clearly, my colleague is representing the seller and will do everything to act in her client's best interest.

So, what that means is you need a competant agent to represent you.  Someone who knows the area, can develop a negotiating strategy, work hard to get you the property for the lowest possible price; in your best time frame; with the least possible hassle to you.

That is ME - Kathi Frank
(936) 441-1314
Kathi@KathiFrank.com

The reason I am sharing this information on someone else's listing is to make the point that I also represent Buyers.  Be assured that I will do my best to merit your confidence.

If you have interest in this - or any other property in the State of Texas 

I am licensed to assist you in that sale. 

(My geographical expertise is limited to the north side of Houston, but my license is not so limited.)

CALL, ask questions, "google me" to learn more about what I can do for you.

Let's be FRANK...I will work hard for YOU!

The Perfect Location for Business near The Woodlands

Peace and Quiet
combined with
Profitable Business...

Is it even Possible???

I am pleased to announce that the answer is a resounding YES!!!

Recently, I was given the task of marketing an incredible unrestricted property just south of The Woodlands, in the Greater Houston area.  It is located on the busy (and getting busier every day) Gosling Road - at the crossroad of Rayford - and in the middle of a whirlwind of residential growth.  You can see some of our beginning marketing efforts on http://www.har.com/, MLS #9005219 or simply click on this link. 

We will soon have additional information and photos on commercial sites and other web media.  I will keep you informed.  In the meantime, let me know if you have anyone who is seeking this rare sanctuary in the midst of a fast-paced world.

Imagine a real estate buyer developing a medical complex...corporate retreat...multifamily housing...or some other business with the view of this lake as part of the amenities???  The possibilities are endless.


BONUS FEATURE:  There is currently an Ag-Exemption for the growing tree farm on the property.  Not only will this open the possibility of very low taxes....it will also give a sound buffer for maintaining the tranquility.

It couldn't get any better than this!

Is the Tide Turning?

Are Things Improving?

More and More Experts Say YES!

According to an article in the Wall Street Journal, by the title of "Nabbing a Bargain-Basement Mortgage Before Rates Rise" -   a major change is about to happen in the real estate world.  This is the fourth article predicting market improvement that has caught my attention this week.  Earlier, three other articles predicted a "Turn of the Tide".

From HousingCrisis.com: "Harvard Joint Center for Housing Studies Notes Duress"

From the Nation's Building News: "Slow Recovery May be Leading to Serious Housing Shortages"

From HousingWatch.com: "Everybody Panic: The Coming Housing Shortage"

Anyone who has been THINKING ABOUT making a move would be well advised to think about the consequences of waiting.  Sure, no one really knows what is going to happen.  Sometimes it seems that you can ask the clerk down at the convenience store for economic predictions and get as dependable an answer as we get from "experts".  But true to the definition of "turning the tide", we have enough evidence now to expect drastic change soon.

From Dictionary.com —Idiom

turn the tide, to reverse the course of events, esp. from one extreme to another:

he Battle of Saratoga turned the tide of the American Revolution.

What does that mean to you?

Perhaps nothing - If you are perfectly happy with the way things are, you can sit on the sidelines and watch things change (or not).

Perhaps many things - Opportunity is greatest in a down market.  I could spend a dozen blog posts showing evidence of people who have made their fortunes by taking bold moves in a down market.

Let's talk about your situation:

* Do you currently own a piece of unrestricted property in the Greater Houston area?

* Do you feel that you would rather have your money in something other than this property?

* Do you have dreams of operating your business on an unrestricted tract of land - maybe even living on the land until the business can economically support both a business and personal home?

Let this plentiful data from outside sources be the stimulus you need to take action. 

I know that my real estate business has been booming in and around The Woodlands this year.  People who were waiting to see the market stabilize are placing their homes on the market and buying the homes they have been wanting for a couple of years.

Business owners are re-evaluating their needs, considering expansion or re-structuring.  Commercial lenders are beginning to loosen the tight restrictions on money for the small business owner.  I believe the time has come to:

Stop Waiting and Take Action!!!

Call if I can answer any questions.  Kathi Frank (936) 441-1314

Houston Unrestricted Property and Mother Earth News?

A revival of the independant minded

Baby Boomers has created a new

real estate specialization.

As increasing numbers of Baby Boomers reach retirement, many of them are not ready for the rocking chair.  They still crave the meaningful work and structure of a "job"...but as they have always done...they want to do it "MY WAY"

So, what is a vibrant, intelligent and remarkably creative person supposed to do after years of conforming to corporate structure?  Increasing numbers of this huge segment of our population are going back to their own roots.

When this generation was 20-something, they railed against the establishment and swore that they would never become a part of the corrupt corporate world.  One of their fantasy magazines was "Mother Earth News"

This magazine had pictures and stories about people who had followed the lyrics of the famous Joni Mitchell song that said  "Got to get back to the garden."  They dreamed of having the ability and courage to get closer to the earth and live a simpler life.

NOW - with the assistance of a retirement income from the corporate conformity for endless years - they are getting back to the garden in droves.  They have merged the business savvy learned in the corporate world with the fantasy of their youth.

Armed with the ability to budget, strategize and follow the plan these "Just Older Youth" are creating micro-gardens to sell at Farmers Markets all around Houston.  They are making cheese, growing olive trees to make olive oil, raising organic beef, cultivating herb gardens and all sorts of profitable businesses.  I go to the suburban farmers market in The Woodlands in the spring and fall seasons and I love it.

Houston unrestricted property can be as small as an acre or two and can offer the lifestyle portrayed in the "Mother Earth News".  If you have been looking for a way to expand your lifestyle during retirement, maybe it is time to heed Joni Mitchell's advice and get back to the garden. 

I can help all the real estate buyers who seek this lifestyle - so call and lets talk.

Highest is NOT always BEST!

As a real estate agent, I have a number of instances where I need to work with my client to determine the highest and best.

Some people mistakenly think that the highest offer for a piece of real estate is always the best one for the seller. Often, it is a very big mistake to make that assumption.

So how does a prospective buyer make an offer that is the BEST without having to offer the highest dollar amount to the seller?

ANSWER: By learning what motivates them.

Here are a few things that may cause an offer to be chosen:

• The offer that yields the most money at closing…obviously.

• An offer that meets the Seller’s time parameters (Remember that a quick closing is not always desired. In fact, sometimes allowing the seller to take their time to move is the desired circumstance.)

• An offer that includes something of value which is not money. (For example, when a buyer is willing to do some of the make-ready tasks, it can often be quite attractive to a seller.)

• Meeting spiritual needs becomes important when there is a sense of what is the “right” use of the property. When a buyer has an intended use that makes the seller feel good. (Even though the seller is liquidating their investment, it does not always mean that the “heart and soul” invested in the house can be reduced to dollars.)

• A sale that meets the emotional needs of a Seller (Often a seller is willing to take much less than the market price in order to see it owned by a friend or family member.

Get the Maximum $$$ by Deciding on Highest and Best Use

You cannot have great results in your garden until you decide what you want to plant. AND, likewise - You can't sell unrestricted property at the highest and best price and terms unless you first determine the highest and best use of the property.

This analogy may sound a bit facetious when it comes to marketing and pricing real estate - but I believe it rings quite true. Let me see if I can give you a few examples that may drive my point.

There is a piece of real estate currently on the market that I would love to get the opportunity to sell. It is listed by another agent so I cannot share specific information about this property. But it could be a dozen other properties that suffer from the same predicament. This listing has been on the market for more than a year - with two listing agents doing what they feel is right to sell the property.

Location is excellent because it is less than a mile from a highly restricted and highly desired community. It does not have frontage on a major road, but for the appropriate buyer that would be an advantage. It has more than 15 acres of unrestricted land with 5 acres of it a tranquil, scenic pond. The home was built more than 3 decades ago, so many prospective buyers would eventually pull down the house because it does not serve their purpose. The 6 rental units (mostly mobile homes) are very limited in value to most prospective buyers.

OK - I might get myself into trouble here, but I am going to say it...
These listing agents have done it all WRONG!

The way this listing has been presented to the market is only slightly different than it would be marketed if it were in a remote location, poor neighborhood with bad access issues. The descriptions describe the residential and current cash flow benefits of the property. Yet the price is far above the range that would justify purely residential use. The method they are using is like planting green bean seeds and hoping that someone will pay them the price of endive.

I remember 14 years ago when I was learning commercial real estate around the conference table with some of Montgomery County's greatest commercial agents. One of the basic principles that was repeated over and over again is that you cannot establish a price or a marketing strategy until you have determined the "highest and best use" of the property.

I invite you to share your opinions about what the highest and best use would be for this property. I am thinking corporate training center, spiritual retreat, holistic healing community. The most likely buyer will be someone that wants the peaceful surroundings, yet places a high value on the fact that it is very near the face paced lifestyle of the nearby community.

What do you think?

BTW: If you might need a property like this, I can represent you as a buyer. If you own an unrestricted property in the Greater Houston area, contact me for a comprehensive Highest and Best Use Analysis.

Highest and Best...

It is a concept used in the real estate industry in many ways. As a residential specialist, it is most often used in relationship to a competing offer. Even in today's relatively tough market, we deal with competing offers on a regular basis.

When a listing agent (the one representing the seller) gets notification that more than one offer is being submitted, they will usually tell each of the buyer's agents to get the "highest and best offer". That way the seller knows that each of the prospective buyers have been given the opportunity to express the degree of interest in the property and give it their best shot.

A good agent develops a protocol for handling multiple offers that maximizes the benefit to their client. Whether you are a buyer or a seller, you better hope that you have a strong negotiator working on your behalf if you find yourself faced with a competing offer. An uninformed decision about how to handle mulitple offers can lead to dissappointment and even the failure of the sale. (I could write pages in this blog sharing case studies of what works and what does not...and all the nuances where you have to simply take a chance. But that is not what I am posting today. Maybe sometime in the future. Let me know if you would like to see me share those case studies.)

These competing offer situations happen primarilly in two scenarios:


* Foreclosures: When an asset manager places a residential property on the market, if it is priced right it will often have more than one person attempting to purchase it within a week or two.

Please Note: I am speaking about the real estate market in the Greater Houston area...specifically The Woodlands and Spring. If you would like to learn more about what is happening in your market, simply let me know and I will connect you with an expert for your neighborhood.

* Smart Sellers: Many homeowners simply cannot grasp the extreme importance of preparing their home for the market. They look to the agent to obtain a buyer at "the highest possible price, in the shortest amount of time, and with the least hassle." I make that statement in quotes because it is a common promise that agents make to prospective sellers.

When markets were hot, the agents did not always have to share the cold hard fact that the seller has a huge role in whether a house sells or not - AND - how much money they will make in the sale. When markets soften...buyers are able to become extremely picky.

Today's buyers are well informed with all the internet data available. They know a good buy when they see one. They also recognize that the BEST ones seem to sell very quickly, so they have learned to monitor the market and move quickly when something well priced, well staged and well marketed shows up.

It creates two markets for the available inventory. The first market is full of "Smart Sellers." This group of properties often sell in less than two weeks and it is not unusual for there to be competing offers. The second market is the ones that are not snatched off the market by the well-informed and ready buyers. Unfortunately, those properties often linger on the market for months and months. (The statistics are easily gathered to see how the market is working in each community, so don't hesitate to ask for the data.)

This is only one of many areas of real estate where we use the term "highest and best". Keep coming back to this blog to learn about a range of other uses of this phrase. Don't hesitate to call or email me with your questions.