Make your house look bigger without removing walls...

Instead of just asking me to help with his kitchen remodel, my friend made me an offer I couldn't refuse: Want to come over and knock down a wall?

While that's one way to make your house feel bigger, it's probably not the best option if you're putting your house on the market. Here are a few easier ways to add a sense of space.

Cut the clutter
Everyone knows they should do this, but few people go far enough. Don't put books and magazines in neat piles-get rid of them. Put knickknacks in storage, and pare down your furniture. It's better to have a few large pieces than several small ones.

Take a walk
Every house has natural paths, from the kitchen to the dining room or from the living room to the bathroom, and these walkways must be clear. You may not mind detouring around a large sectional to get from the TV room to the kitchen, but buyers will think your TV room isn't big enough.

Look around
Related to clear walkways are clear views. Keep tall furniture like bookshelves away from doorways, and pull back the shower curtain to expose the entire bathroom. Don't block any part of windows, sliding glass doors, or French doors.

Pick the right paint
If you plan to repaint some rooms, choose colors that feel cool, such as light blue or light green.

Add light
Not only will light colors create a sense of openness, actual light helps, too. Open curtains or blinds to let in sunlight, and consider adding a lamp to dark corners.

When you're done with these changes, ask for objective feedback from your Texas REALTOR®. He or she will know what buyers will focus on when they enter your house and which rooms might need more work.

RE/MAX DFW Associates Sets All-Time Record

RE/MAX DFW Associates set a new record in 2015, closing in excess of $1.67 billion in sales volume, up from $1.5 billion in 2014.  The average home sales price at our firm topped over $306,000 up from $278,000 in 2014.   Thanks to our agents for helping make 2015 a banner year.  Final numbers will be forthcoming.

2015 was the best year ever recorded for real estate in the Dallas-Ft Worth market

Expecting a great 2016!

DFW-Area Homes Gain $55 billion in Value in 2015

With the big price gains, Dallas-Fort Worth area homes have increased about $55 billion in value this year, according to a new report by Zillow.com.  A just-released study by the Internet home marketing firm estimates that DFW homes are worth $411 billion – up from $356 billion a year ago. That’s a gain of more than 15 percent. Nationwide, Zillow estimates that the U.S. housing stock is worth $28.5 trillion, up from $27.5 trillion at the end of 2014.  “This reminds us of the large role housing plays in the overall economy,” said Zillow Chief Economist Svenja Gudell. “Total home value growth slowed this year, but there was still a significant increase in overall value, and many markets are more valuable than they’ve ever been.  “Americans are spending a lot of money on housing, and that will make affordability an important issue next year.”

-          Dallas Morning News, December 30, 2015

Dallas-Area Home Prices Reach Record

Dallas-Area Home Prices Reach Record

Prices of preowned homes in the Dallas area were up 7.4 percent in the latest Standard & Poor’s/Case-Shiller Home Price Index.  The gain in September from a year ago was the fourth highest in the country – significantly ahead of the 4.9 percent nationwide increase.  Home price increases nationwide have slowed in recent months, but in the Dallas area, the year-over-year price increases have remained steady.  Charlotte, North Carolina and Dallas continue to have price increases considerably above the national average.   Dallas-area home prices are now 12 percent higher than they were before the recession and at record level in the Case-Shiller index.

-          Dallas Morning News, November 26, 2014

Next Portion of LBJ Freeway (I-635) Dallas, TX Expansion to Open July 12

Next Portion of LBJ Freeway Expansion to Open July 12

The second phase of LBJ Freeway’s massive, $2.7-billion expansion will open July 12, developers announced today. This is the portion that includes LBJ’s interchange with Interstate 35E. If you’ve driven 35E lately, you’ve seen the new lengthy bridges that will be tolled and will connect that thoroughfare with LBJ. The interchange will feature the dynamic toll pricing that goes into effect on LBJ at midnight tonight.

-          Dallas Morning News, June 11, 2014

AFFORDABILITY OF U.S. CITIES FOR FIRST TIME HOME BUYERS

New Listings Reaching Normalcy
The increasing amount of new listings over the past 60 days in the DFW Metro market is showing signs that we are reaching a normal market for new listings. However, the huge inventory of buyers well exceed the supply of listings and all indications are that our strong seller’s market will continue for the next two to three years, with a continual increase in home prices. Approximately 18,900 homes came on the market in May 2014, compared to 17,468 new listings in May 2012. That is a healthy 9% increase. It was in May 2012 when the DFW Metro market made a significant correction, with May the last month of a buyer’s market to August 2012 when the region had become a seller’s market.

AFFORDABILITY OF U.S. CITIES FOR FIRST TIME HOME BUYERS
A starter home in San Francisco is $679,800, but in Cleveland it is only $102,100. But it takes a hefty income of
$137,129.55 in San Francisco to purchase the starter home. Dallas now ranks 16th in most expensive housing markets,
a huge change over the last many years when Dallas was always one of the most affordable cities.
CITY
Income Needed
Starter Home
Price Change from 2013
1. San Francisco
$137,129.55
$679,800
14.50%
2. San Diego
$98,534.22
$483,000
17.10%
3. New York City
$89,788.69
$388,900
5.60%
4. Los Angeles
$85,964.88
$406,200
17.60%
5. Boston
$79,820.01
$363,200
9.30%
6. Washington, DC
$78,503.56
$358,900
2.90%
7. Seattle
$73,851.06
$339,900
8.70%
8. Portland
$60,307.71
$271,900
10.30%
9. Denver
$59,892.46
$288,400
10.40%
10. Miami
$59,734.23
$259,000
15.10%
11. Sacramento
$58,113.87
$255,800
22.20%
12. Baltimore
$53,078.51
$224,500
-0.90%
13. Chicago
$52,866.88
$176,900
11%
14. Philadelphia
$50,546.25
$201,800
2.10%
15. Houston
$49,036.60
$184,600
12.80%
16. Dallas
$47,708.77
$174,800
9%
17. Minneapolis
$45,732.39
$188,200
10.30%
18. San Antonio
$44,506.00
$169,300
8%
19. Orlando
$43,243.95
$178,000
18.70%
20. Phoenix
$41,308.74
$194,300
15%
21. Tampa
$36,437.56
$145,000
7.40%
22. Atlanta
$34,183.44
$141,900
23.30%
23. Detroit
$32,250.30
$110,750
35.60%
24. Cincinnati
$31,850.18
$121,700
0.06%
25. St. Louis
$31,275.49
$120,500
8.60%
26. Pittsburgh
$30,177.78
$120,000
-1.80%
27. Cleveland
$29,788.67
$102,100
1.10%

DALLAS FARMER'S MARKET

Farmers Market

“This is one of the best ideas this city has ever done.”  And with those strong words, Mayor Mike Rawlings picked up a red-tipped shovel and helped break ground on the new-and-improved Dallas Farmers Market, which officially began its $65-million makeover just nine months after a private group took the keys from Dallas City Hall.  Mayor Mike Rawlings introduced the new market with some very high expecations.   The redevelopment will consist of four new restaurants, a grocery store that will serve the southeast portion of downtown Dallas, approximately 300 more apartments and lofts, and a dazzling new Farmer’s Market.  It will be a showplace for Dallas.

-          Dallas Morning News (excerpts), March 28, 2014

Highest Household Income Neighborhoods in the DFW Metroplex

According to the 2010 U.S. Census

Highest Household Income Neighborhoods in the Metroplex

1: Westlake (Westlake)
Mean Household Income: $526,590, Higley 1000 #12

2: Greenway Parks (Dallas)
Mean Household Income: $511,549, Higley 1000 #15

3: Westover Hills (Westover Hills)
Mean Household Income: $385,047, Higley 1000 #69

4: Old Preston Hollow (Dallas)
Mean Household Income: $338,351, Higley 1000 #158

5: Bluffview West (Dallas)
Mean Household Income: $335,935, Higley 1000 #168

6: Highland Park (Highland Park)
Mean Household Income: $330,032, Higley 1000 #188

7: Oak Tree (Dallas)
Mean Household Income: $327,123, Higley 1000 #204

8: Volk Estates-Windsor Place (University Park)
Mean Household Income: $323,486, Higley 1000 #218

9: Stratford Manor-Armstrong Fairway (University Park)
Mean Household Income: $322,282, Higley 1000 #224

10: Northaven Park (Dallas)
Mean Household Income: $313,955, Higley 1000 #251

11: Preston Hollow (Dallas)
Mean Household Income: $310,471, Higley 1000 #269

12: LakeSide on Preston (Plano)
Mean Household Income: $306,168, Higley 1000 #286

13: Willow Bend (Plano)
Mean Household Income: $304,801, Higley 1000 #296

14: Preston Royal (Dallas)
Mean Household Income: $304,679, Higley 1000 #299

15: Lakewood (Dallas)
Mean Household Income: $301,825, Higley 1000 #320

16: Bent Tree-Oakdale (Dallas)
Mean Household Income: $298,930, Higley 1000 #333

17: Timarron (Southlake)
Mean Household Income: $298,068, Higley 1000 #336

18: Timberlake-Princeton Park (Southlake)
Mean Household Income: $286,828, Higley 1000 #418

19: Bella Lago-River Hills (Flower Mound)
Mean Household Income: $281,696, Higley 1000 #456

20: Brook Meadows-Brighton Oaks (Colleyville)
Mean Household Income: $278,204, Higley 1000 #488

21: Cheyenne Village-Starwood West (Frisco)
Mean Household Income: $277,646, Higley 1000 #495

22: Russwood Acres (Dallas)
Mean Household Income: $275,175, Higley 1000 #523

23: Versailles-Cambridge Place (Southlake)
Mean Household Income: $271,015, Higley 1000 #566

24: University Heights-University Hills (University Park)
Mean Household Income: $266,284, Higley 1000 #620

25: Rivercrest Country Club (Fort Worth)
Mean Household Income: $265,238, Higley 1000 #632

26: Starwood East-Sterling Ranch (Frisco)
Mean Household Income: $265,076, Higley 1000 #635

27: Kings Ridge-Schoal Creek West (Plano)
Mean Household Income: $262,018, Higley 1000 #667

28: Stonebriar North (Frisco)
Mean Household Income: $261,486, Higley 1000 #676

29: Preston Trail Golf Club-Bent Tree Country Club (Dallas)
Mean Household Income: $260,066, Higley 1000 #700

30: Gentle Creek Country Club-Whitley Place (Prosper)
Mean Household Income: $255,529, Higley 1000 #766

31: The Dominion-Highland Oaks (Southlake)
Mean Household Income: $247,070, Higley 1000 #878

32: Denham Village-Whiffletree (Plano)
Mean Household Income: $245,842, Higley 1000 #896

33: Mansfield South (Mansfield)
Mean Household Income: $242,732, Higley 1000 #960

34: Bedford (Bedford)
Mean Household Income: $241,303, Higley 1000 #987

35: Loma Linda-Preston Place (University Park)
Mean Household Income: $240,133, Higley 1000 #998

NEW YEAR CHILE

2 28 oz can crushed tomatoes
1 16 oz can tomato sauce
1 lb lean ground beef
1 lb hot spicy ground pork
2 onions, chopped
4-5 cloves of garlic
1/2 lemon juiced
1/4 cup Dijon mustard
1 red or green bell pepper, chopped
1 jalapeno, chopped
4 beef bouillon cubes
2 cups water
1/2 cup chili powder
2 tbl spn cumin
2 tsp oregano
1 tbl spn basil
2 tsp sea salt
1 tbl spn black pepper
1 tsp white pepper
16 oz beans cleaned and soaked over night or according to directions.
I used black eyed peas for New Years chile.  Also pinto or black beans.


Saute the pork and beef in nonstick skillet until brown.  Transfer to a large stockpot.

Add onion, garlic, bell pepper and jalapeno to skillet and saute until the onions are slightly translucent.  Add to stock pot.

Add tomatoes and tomato sauce, bouillon cubes and 2 cups of water to the stock pot.

Mix together the spices in a bowl then add water to create a thin paste. Add to stock pot.

Drain and rinse the beans.  Add to the chili.

Simmer for 3-4 hours.

Serve with Fritos, scallions, cheddar cheese and sour cream

10 Grammar Mistakes Almost Everyone Makes on the Web

10 Grammar Mistakes Almost Everyone Makes on the Web With more of your communications going over the web, you, like other business people, may worry about grammar. You don't want to get nailed by the grammar police or, worse, make a goofy grammatical mistake that goes viral. Here are 10 grammar errors to watch out for as you post and comment.  1. "Fewer" or "less?" Use "fewer" when referring to a lower number, as in: "They have fewer than 100 workers." Use "less" when referring to a smaller amount, as in: "We need to get there in less time." 2. "More than," not "over." When referencing a greater number, use "more than," as in: "We have more than 15 new clients." "Over" is simply incorrect. It indicates a physical position in space, or can mean "instead of," but not "more than." 3. "Affect" or "effect?" Think what these words mean as verbs and you'll use them correctly as nouns. To "affect" something means to influence it. So if you influence something, you will have an "affect" on it. To "effect" something is to cause it. So if it's the result of something, it's an "effect." 4. "Me" or "I?" Always use "me" following a preposition, as in: "for me," "with me," "to me," etc. But people can get tripped up when something else is added. They'll say: "for my company and I" or "to my partners and I." Check yourself by leaving out the other element. You'd never say "for I." 5. "I could care less." People say this to be dismissive, but it's incorrect. If you could care less about something, that literally means you care more about it now than you ultimately might! People forget to include the "not" in the phrase. The correct statement is: "I couldn't care less." 6. "Nauseous" or "nauseated?" "Nauseous" refers to something that's sickening to contemplate, but it's not how a person can feel. The correct expression is: "I feel nauseated." 7. Irregardless. This isn't a word. The word is "regardless." 8. The Oxford comma. This is the name for the last comma in a series of three or more items. It appears before the word "and" or "or" at the end of the list. For example: "The shirt comes in Small, Medium, Large, and Extra Large." You can omit the Oxford comma, but there will be times when the sentence won't make sense. Better to always put the Oxford comma in there. 9. Commas for clarity. Always read your copy out loud to see if you need a comma to make the meaning clear. "Let's eat my friend" is not the same invitation as: "Let's eat, my friend." 10. Quotation marks and punctuation. Punctuation belongs inside quotation marks. The best way to make sure your grammar is correct is to check an authoritative source. PR professionals say two of the best are The Elements of Style and the AP Stylebook. Here's to your continued success with grammatically correct online communications, as you keep putting together your best year ever.... Enjoy a great month!

DFW pre-owned home sales up 20 percent in 2013

DFW pre-owned home sales up 20 percent in 2013

Through the third quarter, pre-owned home sales in North Texas are up 20 percent from 2012 levels. And median sales prices are 10 percent higher than they were in the first nine months of last year.  This year’s increase in home sales and prices has propelled the Dallas-Fort Worth pre-owned home market to above where it was before the recession.  But with mortgage rates rising, analysts wonder how much longer the large double-digit gains will continue.  “I keep thinking it’s going to slow down, but it hasn’t so far,” said Dr. James Gaines, an economist with the Real Estate Center at Texas A&M University. “Yes, the rates are higher and the builders may be feeling it a little, but really, the rates are still very good and don’t seem to be hindering sales much.  “Also, if people expect the rates to continue to increase, they’ll buy now rather than wait.”

- Dallas Morning News, October 8, 2013

First Look at the Dallas Cowboys New Indoor Training Facility

First Look at the Dallas Cowboys New Indoor Training Facility

The Dallas Cowboys will share the complex with the Frisco Independent School District.    The stadium will seat a minimum of 12,000 fans for games. The practice facility will also be a multi-use facility that can be refigured to accommodate 22,000 seats for other events like concerts.  Current plans are that the Frisco ISD will have use of the facility on Thursday and Friday evenings for football games. As the first school district in the state with an indoor stadium, it will also be an attractive destination for “Blue Star Stadium” to host potential Texas playoff games as well.   Frisco will oversee design and construction of the stadium and parking facilities while the Dallas Cowboys will oversee design and construction of their headquarters.

-                      Dallas Morning News, August 16, 2013

Who are the Middle Class?

Who are the Middle Class?

Many economists define the middle class as those adults whose annual household income is between two-thirds and twice the national median – today, that means roughly $40,000 to $120,000.   .  By this standard, according to the Pew Research center, the middle class is significantly smaller  than it was.   In 1971, America had the following make-up:

·         14% - Upper Class

·         61% - Middle Class

·         25% - Lower Class

Four decades later in 2011, the middle class share has declined, with the following results:

·         20% - Upper Class

·         51% - Middle Class

·         29% - Lower Class

-          Wall Street News, August 7, 2013

As Interest Rates Rise…… …Those Low FHA & VA Interest Rate Loans Are Assumable ……….and Valuable

As Interest Rates Rise……

…Those Low FHA & VA Interest Rate Loans Are Assumable

……….and Valuable

Not many buyers have assumed a mortgage in the past 25 years. Most people think it was because FHA and VA in the late 80’s began to require that buyers qualify for the assumptions. Not having to qualify for a mortgage would certainly benefit certain buyers. 

If a homeowner must qualify for an assumption like a new loan, they'll generally choose the mortgage with the lower interest rate.  Over the past 25 years, rates have been trending down but it appears that rates have bottomed out and will gradually increase.   As they continue to rise, the lower rates on the FHA and VA loans created in the last few years will appeal to buyers even if they do have to qualify for the assumption.

There are significant advantages to assuming one of these government insured mortgages if the current interest rate on a new loan is higher:

1. Mortgage is further into amortization schedule
2. Lower interest rate loans amortize faster than higher interest rate loans
3. Lower closing costs than a new mortgage
4. Easier to qualify than on a new mortgage
5. No appraisal required

FHA assumptions are only allowed as owner-occupied residents. The borrower must meet current FHA guidelines for borrowers. The total debt ratio including house payment to be assumed cannot exceed 41% of borrowers’ monthly gross income.
VA loans are also assumable with buyer qualification. However, in order for the veteran Seller to have their eligibility reinstated, the buyer must also be a veteran with eligibility.

A 1% difference in the current rates and a lower assumable mortgage rate begins to make it very attractive to assume a mortgage. When the differential becomes even greater, assumptions will become more prevalent than they’ve been in over twenty years.

-          Pat Zaby

The Texas Boom is Here to Stay!

Just the Facts

The Texas Boom is Here to Stay!

Texas Net Job Gain:  1,068,900

The Other 49 States Net Job Gain:   1,244,700

The Texas boon has only begun.  Virtually all economists agree that Texas has so many things going for it that the extraordinary growth of Texas will continue for many years.  Our governor touts the Texas story all over the nation, much to the chagrine of numerous other governors.  But the facts are clear.  Low taxes, low regulation and a balance budget brings jobs, not to mention the pro-business, can-do attitude in Texas.   And jobs bring people.

-          Facebook, June 15, 2013

The Texas Housing Rebound to Continue

The Texas housing rebound shows no sign of letting up, but the rapid rise in home prices could taper off, according to a new report by the Federal Reserve Bank of Dallas.  “Stronger-than-average employment growth and consistent in-migration should continue boosting demand for homes,” business economist D’Ann Peterson said in the Dallas Fed’s Southwest Economy quarterly report.

-          Dallas Morning News, June 15, 2013

DFW Area Gains One Million Every 7 Years

The U.S. Census reports that the DFW Metro, now the 4^th largest in the nation, is set to have a net gain of over one million people every seven years.   This is expected to continue for the next 25 years.

-          U.S. Census

	AVERAGE LIST TO SALE RATIO - MAY 2013
		Plano is First City to go over 100% Ratio
	CITY		LIST TO SALE		LIST PRICE		SALES PRICE
ALLEN			98.20%		$276,986		$272,120
CARROLLTON/FB			97.90%		$205,886		$201,460
COLLEYVILLE			97.50%		$499,472		$486,743
COPPELL			98.30%		$351,840		$345,917
FAR NORTH DALLAS			96.80%		$317,647		$307,353
FLOWER/LVILLE			98.00%		$259,243		$254,027
FRISCO			97.30%		$336,449		$327,312
GRAPEVINE			98.30%		$262,787		$258,273
IRVING			97.50%		$238,633		$232,701
KELLER			97.50%		$362,125		$353,187
McKINNEY			98.10%		$253,755		$248,823
PLANO			104.50%		$301,300		$315,097
PROSPER			96.60%		$349,100		$337,328
RICHARDSON			98.80%		$194,860		$192,250
SOUTHLAKE			96.90%		$623,325		$603,996
THE COLONY			98.80%		$178,212		$176,098
TROPHY CLUB/WLAKE			92.70%		$467,365		$433,150
-          NTREIS Stats – May 2013 as of June 2, 2013

Home Prices Jump 9.3% Nationally in One Year

Just the Facts

Sometimes you just have to be politically incorrect.

Home Prices Jump 9.3% Nationally in One Year

Home prices are rising at the fastest rate in years, with some communities seeing double-digit gains, as buyers are returning to a market where the number of properties for sale is in short supply.  Prices increased 9.3% in February from a year earlier.  In some of the hardest hit markets, the gains have been particularly heady.  Home prices rose 23% from one year ago in Phoenix and 18.9% in San Francisco.  Nationally, the median home price in March stood at $184,300, up from $154,600 in January 2012.

-          Wall Street Journal, May 1, 2013

Dallas Business Journal Names 3 Best New Communities

The annual DBJ review of best new neighborhoods announced are significant because each of them are large master-planned communities.

·         Light Farms in Celina, 2,700 new homes, lots open in May.  Eventually 8,300 people will call Light Farms their home.

·         Windsong Ranch in Prosper, 3,100 new homes, first phase opening in 2014.  Some 9,500 people will call Windsong Ranch their home.  The development includes 3 school sites, 4 amenity centers and a 150-acre mixed use commercial development.

·         Harvest in Argyle and Northlake, 3,000 new homes, eventually 9,000 residents.   The first phase opens later this year.  It is located in Northlake and Argyle ISDs.

-          Dallas Business Journal, April 26, 2013

America’s Highest Earning Cities

Survey of 562 cities, population over 50,000

Congratulations to Flower Mound, Frisco and Allen

There are 16 cities in the United State with populations over 50,000 where more than 50% of the households in the city earn more than $100,000 per year.  California and Texas dominate this list of high-earners.  Most of these cities are well-to-do suburbs of large metro areas, including Dallas-Ft Worth, San Francisco, Atlanta and Chicago.

Rank	City/CDP	Larger metro area	Percentage of households making over $100,000	Percentage of households making less than $100,000	Percentage of households making $100,000 to $149,999	Percentage of households making $150,000 to $199,999	Percentage of households making $200,000 or more
1	San Ramon, California	San Francisco	63.50%	36.50%	22.10%	16.40%	25.00%
2	Flower Mound, Texas	Dallas-Fort Worth	62.80%	37.10%	28.30%	15.90%	18.60%
3	Pleasanton, California	San Francisco	59.80%	40.00%	22.80%	14.70%	22.30%
4	Yorba Linda, California	Los Angeles	58.80%	41.20%	23.50%	16.70%	18.60%
5	Carmel, Indiana	Indianapolis	58.40%	41.60%	20.90%	14.30%	23.20%
6	Palo Alto, California	San Francisco	57.80%	42.10%	17.70%	11.90%	28.20%
7	Newton, Massachusetts	Boston	55.40%	44.60%	18.00%	11.70%	25.70%
8	Naperville, Illinois	Chicago	54.80%	45.10%	18.50%	13.50%	22.80%
9	Frisco, Texas	Dallas-Fort Worth	53.70%	46.30%	25.70%	14.70%	13.30%
10	The Woodlands CDP, Texas	Houston	53.40%	46.70%	24.70%	13.40%	15.30%
11	Johns Creek, Georgia	Atlanta	52.10%	48.00%	21.20%	10.40%	20.50%
12	Ellicott City CDP, Maryland	Baltimore	51.70%	48.30%	16.80%	16.40%	18.50%
13	Allen, Texas	Dallas-Fort Worth	51.20%	48.90%	24.50%	16.10%	10.60%
14	Lake Forest, California	Los Angeles	50.70%	49.30%	26.70%	13.70%	10.30%
15	Highlands Ranch CDP, Colorado	Denver	50.50%	49.40%	25.60%	12.70%	12.20%
16	Arlington CDP, Virginia	Washington, DC	50.30%	49.80%	18.10%	12.90%	19.30%

Data was obtained from the U.S. Census. 562 cities were included in this analysis.

-          NerdWallet, April 29, 2013