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!

Trust the change from Houston Unrestricted Property

Sometimes you KNOW it is time

for a change...

Yet taking the next step feels precarious...

It may even feel downright DANGEROUS!

but I am here to tell you that you must

TRUST CHANGE.

Think about the major changes in your life.  Some of the ones that felt the most scary at the time have turned out to be the ones you cherish in retrospect.  Trust that "knowing" part of yourself.  If you know it is time to change then you can be confident that the next steps will take you to greater and greater things.

If you are living on a piece of unrestricted property in the Houston area, then you are experiencing change, whether you like it or not.   Right now, the changes may be happening TO you.  You have the choice to make changes happen FOR you.

Without the help of someone who can show you the options, it may feel like you are jumping off the bridge into unknown waters.  With competant, knowledgeable consultation we can build a bridge that serves you in reaching your ultimate goals.

Many people whose quiet rural paradise is being smothered by restricted subdivisions like The Woodlands would find themselves much happier by moving farther out into the country.  Because the value of their property has increased dramatically, they now can purchase a much larger tract of land and build the new home of their dreams.

This is only one scenario, but you KNOW when it is time for a change.  I would encourage you to also know that I can help you gather all the information you need to consider the next step.  With us working together the move will no longer feel as scary and you can start building your new dream.

Wall Street Journal Video on Real Estate Market

Today's real estate market (particularly the market for Houston unrestricted property) is more hyper-local than ever before. Although it is interesting to hear what the "experts" say on the national level - those of us who are "in the local trenches" can produce statistics useful to you and your particular property.

Let me know if you need an update on the market where you live.

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.