Shelly Ybarra, Realtor - Real Estate Blog

ExxonMobil Moving to The Woodlands Area

2011-06-07T20:17:00.000-07:00

So, the big news is out and we now have confirmed from the horse's mouth that Exxon Mobil is ready to relocate it's employees from all over Houston to the great North Side area near The Woodlands. Sometimes I refer to it as South Dallas when speaking to my friends who live on the other side of town. This could cause a major commute for those employed in further locations. Therefore, if you are looking to relocate closer to your future workplace, please let me know. I can show you the many sides of the Northern Houston Suburbs and help you explore your opportunities of relocating closer to work. If you want land, or gated communities or a nice, quiet safe neighborhood; from large to small, I can handle it all! Please contact me for a Free Guide to the Northside.

What's Happening Around Us?

2011-01-20T12:57:00.000-08:00

You know about the town homes already near WindRose...what else is going in our area?

2 new restauraunts are going in next to Cheddar's at Louetta and I-45. The one behind is a Mexican Restauraunt you may have seen near Willowbrook called Juan and Lefty's and the other is a Salad Bar type restauraunt.

I've never been to either, but I did not hear good reviews from a couple of people on the Mexican restaurant. I wish them both the best and I am hoping they take some of the over flow from Cheddar's because that place is PACKED almost all day every day!

I must also plug a new concept close to our area called Bullritos! www.Bullritos.com You guessed it...a Burrito Restaurant. This one is located in the newly renovated retail center at the corner of Stuebner Airline and Cypresswood; near the courthouse. If you have been to Which Wich, then you will recognize the ordering process of checking off items on a paper bag and submitting it to the cashier for a Bullrista (burrito-roller) to make your item. They also have soft tacos and bowls, flavored margaritas and beer). If you are a meat lover, I highly recommend the Carne Guisada in a Burrito or a Soft Taco...to die for, especially on a cold day like today! P.S. Bullrito's is a concept created by my husband's cousin and it is now a franchise....Go Russell!!!

Let's Talk Turkey...about Real Estate

2010-11-17T07:22:00.000-08:00

If you want something to talk about over your Turkey next week, read on...

First off, Houston's Market is still one of the best markets in the country. Last month, total property sales in the Houston Association of Realtors MLS were 4,404. That is 23.8% down from last year. Active listings are up 16.8%. Although, the average Single Family Home price is up 5.6% from last year at $208,459; the highest level recorded for an October in Houston. The median Single Family Home Price rose a little to $150,000; that's up .7% from last October, which is also the highest recorded for an October in Houston.

With 7.7 months of inventory (that's over 53,000 active listings), Houston is still below the national average of 10.7 months according to the NAR. Anything over 6 months of inventory makes it a buyer's market. With it being a buyer's market, you would think there would be a lot of buyers, especially with the historically low interest rates.

On the other hand, year-over-year townhouse/condominium rentals increased 25.7 percent. The reason for this is that of the 1200 to 1400 people moving to Texas each month, some of them still have a home to sell in another state before they can purchase here. Houston is still one of the most popular urban destinations of the people moving to Texas. So, hold onto your hats; let's stay positive and remember that we are still very fortunate to live and own, and invest in Houston area Real Estate.

If you have any questions about the value of your home or if you want to take advantage of this great buyer's market, please call or email me; I don't mind at all!

The Woodlands as one of America's top 10 coolest suburbs

2010-08-12T12:58:00.000-07:00

THE WOODLANDS, Texas — Travel + Leisure listed The Woodlands as one of

America's top 10 coolest suburbs

that's worth a visit. The Woodlands came in at No. 8 out of 10 suburbs in our country.

The Woodlands was picked for its thriving town center, filled with restaurants, bars and major retail outlets, all accessible by foot or trolley, and concerts at The Cynthia Woods Mitchell Pavilion.

Travel + Leisure also cited Fox Sports Network and Anadarko Petroleum as being headquartered there, and there is an elaborate park and lake system which can be reached by water taxi.

The Woodlands is 25 miles from downtown Houston.

Other suburbs listed by Travel + Leisure as worth a visit are Montclair, N.J., Evanston, Ill., Lakewood, Ohio, Bellevue, Wash., Roswell, Ga.., and Alameda, Calif.

2010-08-12T12:50:00.000-07:00

Keller Williams - The Woodlands Recognizes it's Top Agents

SOUTH TEXAS REGION TOP PRODUCERS MAY:
TOP 20 AGENTS IN:

Written Units

Shelly Ybarra 9 Units

Closed Units

Shelly Ybarra 8 Units

June Real Estate Report

2010-07-23T12:51:00.000-07:00

MLS Report for June 2010

Single-Family Homes Update

June sales of single-family homes in Houston totaled 5,584, up 2.9 percent from June 2009. This marks the fourth consecutive month of accelerated sales activity. Broken out by segment, June sales of homes priced from $80,000 and below increased 7.1 percent; homes priced between $80,000 and $150,000 rose 9.6 percent; those in the $150,000 to $250,000 fell 8.0 percent—representing the only decline in sales volume; and homes priced between $250,000 and $500,000 edged up 1.3 percent. Sales of luxury homes—those priced from $500,000 to the millions—reflected the greatest gains, increasing 20.3 percent.

Land Clearing in WindRose on Alvin A. Klein

2010-05-18T07:47:00.000-07:00

Since the clearing of the land on Alvin A. Klein just west of Kuykendahl, many area residents have been wondering what will soon grace their community. The wait is over. I have found out yesterday that a local builder has purchased the land and is building town homes.

During a face to face conversation with the builder I have found out the following information. There will be 30 town homes, surrounded by two gates and a fence. These will be rentals that will be owned and managed by the builder, much like some that he has in other parts of town.

There will be one story and two story units. Each building will have 4 units of which the two end units will be one story (1500sf) with two bedrooms, two baths and a two car garage. The interior units will both be two story (1700 sf) with three bedrooms of which one bedroom (not the master) will be downstairs, two baths and a two car garage. He said there will be granite counter tops, ceramic tile and he will only be looking for good tenants and will not just rent to anyone. He spoke highly of our community and how nice the area was. I have a preliminary rental price for each home of which he said would be around $1250. per month for the 2 Story Plan and $1200.00 per month for the one story plan and will include lawn service. Each home is to have some yard. The first occupancy is scheduled for beginning of November, 2010.

If you would like to see a sample of some of the work he has done and what these may look like,click here.

For more information on this or if you would like to know the value of your home, please call or email me.

You can also sign up for a FREE Market Snapshot of your home on my website.

Houston price of Single Family home reaches all- time high

2009-07-26T12:09:00.000-07:00

Houston Home Sales Show Continued Strengthening in June

Median price of a single-family home reaches all-time high

HOUSTON — (July 21, 2009) — Sales of single-family homes for the greater Houston area continued to improve in June, with the highest volume recorded since August 2008 and the highest median price in history. This comes despite a year-over-year decline in overall property sales of 15.0 percent and 13.5 percent for single-family homes, according to new monthly data compiled by the Houston Association of REALTORS® (HAR).

At $164,500, the June single-family home median price – the figure at which half of the homes sold for more and half sold for less – rose 2.8 percent from one year earlier to reach an all-time high. The average price of a single-family home in Houston dipped 2.4 percent last month to $221,783 compared to June 2008. That represents the highest average price since August 2008.

Foreclosure property sales showed further decline, as they have each month this year, making up 16.8 percent of all single-family home sales in the Houston area in June. That compares to 34.0 percent in January, 28.0 percent in February, 24.5 percent in March, 23.6 percent in April and 19.9 percent in May. The median price of June foreclosure sales reported in the Multiple Listing Service (MLS) fell 3.0 percent from $90,000 to $87,000 on a year-over-year basis.

Sales of all property types in Houston for June totaled 6,306, off 15.0 percent compared to June 2008. Total dollar volume for properties sold during the month was $1.3 billion versus $1.6 billion one year earlier, an 18.3 percent decline.

Demand for rental properties eased slightly in June, possibly reflecting a growing readiness among renters to purchase a home. Leases of single-family homes edged up 3.2 percent and leases of townhouses and condominiums rose 8.7 percent on a year-over-year basis.

“The Houston real estate market has shown incremental improvement each month this year, both in terms of sales volume and the pricing stability that others around the country envy,” said Vicki Fullerton, HAR chair and broker of record at RE/MAX of The Woodlands & Spring. “Seasonal spring home buying, particularly among first-time buyers who are taking advantage of the government’s $8,000 tax credit and historically low interest rates, accounts for much of the June sales activity and, naturally, we hope that continues through the summer months and beyond.”

June Monthly Market Comparison
The month of June brought Houston’s overall housing market mixed results when all listing categories are compared to June of 2008. Total property sales, total dollar volume and average single-family home sales prices fell on a year-over-year basis while median single-family home sales prices rose to an historic high.

The number of available properties, or active listings, at the end of June fell 14.5 percent from June 2008 to 45,989. That is 707 more active listings than one month earlier, in May 2009, and continues to reflect balanced housing inventory levels.

Month-end pending sales—those listings expected to close within the next 30 days—totaled 3,896, which was 12.6 percent lower than last year and portends another decline in sales when July’s numbers are tallied. The month’s inventory of single-family homes for June came in at 6.4 months, down from 6.7 months one year earlier. The national month’s inventory of single-family homes fell slightly to 9.6 months, according to the National Association of REALTORS® (NAR).

CATEGORIES JUNE 2008 JUNE 2009 PERCENT CHANGE
Total property sales 7,418 6,306 -15.0%
Total dollar volume $1,644,522,286 $1,344,025,973 -18.3%
Average single-family sales price $227,340 $221,783 -2.4%
Median single-family sales price $160,050 $164,500 2.8%
Total active listings 53,792 45,989 -14.5%
Total pending sales 4,456 3,896 -12.6%
Months inventory* 6.7 6.4 -4.2%
* Months inventory estimates the number of months it will take to deplete current active inventory based on the prior 12 months sales activity. This figure is representative of the single-family homes market.

Single-Family Homes Update

At $164,500, the median sales price for single-family homes reached its highest level ever, rising 2.8 percent from June 2008, when it was $160,050. The national single-family median price reported by NAR is $173,000, illustrating the continued higher value and lower cost of living that the Houston market offers consumers. The average price of single-family homes in June was $221,783, down 2.4 percent from one year earlier.

June sales of single-family homes in Houston totaled 5,422, down 13.5 percent from June 2008, and accounted for the 22nd consecutive monthly drop. However, that volume is the highest since August 2008. Year-over-year sales of single-family homes priced at $80,000 and below declined 7.2 percent in June, reflecting tapering transactions involving distressed properties.

Forbes Names The Woodlands TX - Top 25 Places to Move in the USA

2009-07-26T12:01:00.000-07:00

Forbes Names The Woodlands One of the Top 25 Places to Move in the US
July 13, 2009

Forbes, in its July 7, 2009 online edition, named The Woodlands, Texas #14 in its list of the Top 25 Best Places to Move in the country. The Woodlands was the only Houston-area community to make the list, although seven other Texas communities – six in the Dallas-Fort Worth area, and one in the Austin area – were also included.

Forbes looked at “Relovilles”, defined as young, mid- and upscale suburbs near major corporate plants and offices with populations of 25,000 and over to locate America’s best places to move. Using data from 2000 to 2007 Census records, they looked at the number of people in each town who were born out of state or abroad, who had moved to town from a considerable distance within one and five years, and who had moved for a job.

Other factors considered included population growth, family incomes, people in executive and professional jobs, and the price, size and age of homes, along with reports of moving van companies, changes in school enrollments, the proximity of multinational companies, and the observations of local builders, government officials and residents.

According to the article by Peter T. Kilborn, author of “Next Stop Reloville, Life Inside America’s New Rootless Professional Class”, these Relovilles sprout up where “cheap land, exits off Interstate highways and an international airport provide quick access to the global economy. Hundreds of towns have bloomed, predominantly in the Sun Belt, where aspiring multinational corporations began gravitating in the 1970s,” Kilborn states.

“The Woodlands is ideally situated in one of the most stable markets in the country, and we have always made job creation a top priority,” said Tim Welbes and Alex Sutton, co-presidents of The Woodlands Development Company. “This is why companies like Anadarko Petroleum, CB&I, Chevron Phillips Chemical, Huntsman, Lexicon Pharmaceuticals, Tetra Technologies, US Oncology and Woodforest National Bank have brought their corporate headquarters here. Everything is in place to attract major employers, including easy access to downtown Houston and a major airport, a wide selection of homes, top-ranked public and private schools, outdoor recreation, shopping, dining, entertainment and medical care.”

“Recognition by a media outlet such as Forbes clearly illustrates that The Woodlands has become known as a very desirable place to live, work and visit,” said Nelda Blair, chairman of The Woodlands Township. “The Woodlands has long been a premier place for quality of life. With this kind of exposure, the rest of the world is learning just how special The Woodlands has become.”

The Woodlands is a 28,000-acre master-planned community located 27 miles north of downtown Houston with a current population of more than 90,000. There are 1,587 companies employing more than 44,000 people in The Woodlands. It is a project of The Woodlands Development Company, a limited partnership of Morgan Stanley and General Growth Properties, Inc.

Real Estate Trends

2009-07-07T14:29:00.000-07:00

Do you want to know what is going on in Real Estate Today? If so, click HERE for my Real Estate Trends report!

Forbes also Says Great Things About Houston

2008-08-03T21:05:00.001-07:00

Houston is also at the top of the list by Forbes Magazine as Best City to Buy a Home!!!
http://realestate.yahoo.com/promo/best-cities-to-buy-a-home.html

Kiplinger Ranks Houston #1

2008-08-03T21:03:00.000-07:00

Houston ranks #1 of the 10 best cities to live, work and play, according to Kiplinger’s list. The rankings were based upon economies, cost of living and abundance of fun activities.
http://www.kiplinger.com/magazine/archives/2008/07/2008-best-cities-to-live-work-play.html

Why Buy Real Estate In Houston

2008-07-19T16:07:00.000-07:00

FAQs (Buy Now Q & A)

Q: It seems that home prices appear to be moving down across the country. So why should I buy now? If I wait, won’t prices go even lower?

A: While that may be true in some of the markets that saw unsustainable price appreciation, like Phoenix, Las Vegas or most of Florida, Houston housing has maintained sustainable growth, and despite all of the recent bad news about price declines, housing in Houston actually rose slightly.

If you look at the market fundamentals, they show that now is a good time to buy in Houston – prices are affordable, interest rates are very affordable, and there are lots of homes to choose from and you can bargain with sellers.

Q: If I want to make the most of my investment in a new home, shouldn’t I wait until the prices drop?

A: If you try to wait and time the market until it hits rock bottom, you are likely to lose out. Just as no one can accurately predict the peaks and valleys of the stock market (name one person who sold their tech portfolio in April of 2000), the same holds true for housing. If you sit on the fence and wait for the absolute best deal, you could end up literally waiting for years. And most likely, your guess on market timing would be wrong. But if you choose to buy now, you will not only be in the driver’s seat during the buying process, you will also reap the gains of price appreciation once you become a home owner. Remember, those who purchased homes in the early 1990s during the last big economic and housing downturn came out as big winners.

Q: All you hear about in the news are stories of how bad the real estate market is, if the existing homes market is soft, shouldn’t I wait to sell my house to maximize my profits? Doesn’t it make sense to wait out the market until I get a better price on my home before buying a move-up home?

A: It’s always better to trade up in a buyer’s market, like the one we are in now. While home values in Houston haven’t grown as inordinately fast as some did in the once hot markets like Phoenix, Las Vegas, Florida and others, it also hasn’t tumbled like the prices have in those very same markets that are driving all the bad news. This bad news has impacted the pricing strategies of new home builders in Houston, so they are offering a wide variety of incentives to keep their volume high. This makes it a good time to negotiate a better deal on a more expensive move-up home where you can realize a bigger overall savings now than you might realize from waiting for greater appreciation on your existing home.

Q: If I buy in today’s uncertain economic climate, my home may not appreciate in value. Isn’t it better to wait until the economic picture becomes clearer?

A: The fact is the economy is still solid, especially in Houston. After expanding rapidly over the past couple of years, economic growth is moderating – and this is actually good for housing. Most economists predict that overall U.S. GDP growth will average about 2.5 percent for the rest of the year. That means that job growth will continue to move forward at a pace that should not trigger higher inflation rates or higher interest rates. This period of moderate economic growth, job creation and low inflation, coupled with a true buyer’s market where there are plenty of homes to choose from, makes this an ideal time to purchase a new home.

Q: But wouldn’t it be better to “play it safe,” keep renting and wait to see if prices go down further?

A: The best way to “play it safe” is to actually buy a home. And here’s why. Studies show that owning a home is the best way to build household wealth. The sooner a person owns a home, the faster they begin to build up equity and wealth. When you buy a home, you are also purchasing price stability, knowing that you will pay the same monthly payment for the life of your 30-year mortgage.

Now consider the current rental market. During the past few years, many rental units have been converted to condos. As a result, there are fewer apartment rentals on the market. While home prices have been moderating, rents have been going up. Each year, your rent can easily go up a minimum of five percent to ten percent. Where is the economic security in knowing that it is possible your rent could surge 30 percent in three years? You don’t receive any tax benefits from paying rent, nor do you accumulate any price appreciation, as you would if you owned a home of your own.

All of the economic fundamentals show that this is a good time to buy a home and that there is upward pressure on rental apartments. The real risk isn’t in buying a home; it’s sitting on the fence.

Q: Interest rates have come down in recent weeks. I think they will continue to move even lower, so shouldn’t I wait until that happens before I decide to buy a home?

A: Interest rates currently stand at about 6.5 percent and are extremely favorable for buyers. In fact, they are hovering near 30-year lows. But waiting to time the market is a dangerous—and losing—game. Even those who follow the market for a living can’t figure out when interest rates will bottom out. If they could, they would all be multi-millionaires. Because interest rates are near historic lows, it is much more likely that they will head higher in the future as opposed to moving even lower.

And home prices don’t necessarily move in unison with interest rates. So, if you decided to roll the dice and wait to purchase a home and the price were to actually drop $10,000 from where it is today, you could still end up losing money. How? If interest rates were to move up a half-a-point during this period, the savings on the reduced home price would be more than offset by the higher monthly payment you would be making over the life of the loan.

In short, the smartest and safest time to buy is now. We know that interest rates are low today. We know that home prices are very affordable in Houston. We know that there are a good variety of homes on the market to choose from. We know that sellers are willing to bargain. And we know that builders are willing to offer attractive incentives to get your business. Any or all of these favorable variables could change for the worse six months from today.

Q: I have $10,000 to invest. Should I put that money in the stock market, or buy a first home?

A: Thanks to the concept of “leveraging,” purchasing a home is by far the best long-term investment. Leveraging means putting down a small amount of money to earn a big return.

For example, say you use that $10,000 to purchase a $150,000 home, and the house appreciates five percent during the first year. That means after one year, the house would be worth $157,500 – a gain of $7,500. Your annual return on your $10,000 investment would be a whopping 75 percent.

By contrast, putting the same $10,000 in the stock market and posting a similar five percent gain would only net a $500 return on investment.

And as a home owner, your savings continue to grow in two ways. Every year, a greater portion of your monthly mortgage payment goes to the principal, reducing the overall loan amount. Second, your home appreciates over time, making it one of the very best financial investments. Not only is homeownership a stepping stone to a future of financial security, it also helps to build neighborhoods and strengthen communities. It is truly the cornerstone of the American way of life, and the fulfillment of the American dream.

Q: I’m a first-time buyer and still can’t afford the type of home that I want. Is it best to wait and hope that prices eventually move lower?

A: If you continue to wait, you may never be able to afford to get into the housing market. Even as home prices are currently moderating – or even falling in some areas – rents continue to climb. The best way to build household wealth is to own a home. Once you become a homeowner, you are able to take advantage of the generous tax deductions that homeownership offers, and you begin to build equity in your property. As your property builds in equity, you can use those gains to sell your starter home and afford to move into a bigger house.

With so many homes on the market to choose from, your best strategy may be to scale back expectations for your dream starter-home. Instead of trying to buy a 2,000 square-foot home, consider shopping for a 1,500 square-foot home. Remember, the sooner you make the jump from renter to home owner, the quicker you begin to create and build up wealth for your family. After a few years, you will be able to leverage this investment and buy a larger house.

Source: NAHB

Townhome For Lease in The Woodlands

2008-07-16T21:31:00.001-07:00

What stores are coming to my area?

2007-08-26T20:13:00.000-07:00

The little corner of 2920 and Kuykendahl continues to grow and that is exciting because we need more conveniences. I have heard that the following are the planned retail sites for the area:

Palais Royal (opening 1st Qtr. 2008): 30,000 square feet
Proposed 24 Hour Fitness: 38,000 square feet
Lowe’s: 117,000 square feet
Chick Fil'a
Little Caesar's

Other possibile but not confirmed stores include:
Michael's
Marshall's
Famous Footwear
Petsmart

If you find my info useful, please visit my website for all your residential real estate needs:
www.SellWithShell.net

I am your local connection for the Ultimate Real Estate Experience when you or someone you know has a need for buying, selling or investing!