• Mortgage Rate Locks Become Crucial
• Current Mortgage Rates
• What’s Hot & What’s Not in Bathroom Redesign
• Credit Scores Remain Misunderstood
• Man’s Best Friend May Be Costly When Selling
• Local Market Conditions

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Houston real estate, buyers and sellers always keeps me interested in the needs of those buying, selling, renting and building new construction.  It is what makes me passionate for the business.  After selling real estate for over 19 years, you would think that I’ve encountered most everything that you can imagine in the residential real estate business.  However, I continue to have something new or different come up in almost every transaction.  Therefore, I am constantly learning.  What I learn . . . I try to share.

BELLAIRE, TEXAS

Bellaire, TX is basically a city and a community of homes located near downtown Houston.   Many people want to live in this community because of the city environment, location, schools, and homes.  Homes now sell for anywhere from the mid $200’s to over $3,000,000.  There are some custom built homes that are probably worth considerably more. 

There is very little that you can buy right now for under $300,000.   However, Bellaire does have a few gems that will entice many.  There are a number of townhomes that offer much more than some of the surrounding communities.  Some of these features include low maintenance fees, small yards, one and two story properties and some with master bedrooms located downstairs.

5714 INNSBRUCK, BELLAIRE, TX

I recently listed a lovely townhome at 5714 Innsbruck in Bellaire, TX that has quite a few of the features that people request on a regular basis.  It offers:

• Low maintenance fees of $25. per month
• Some front yard, a large side yard and bit of a back yard
• Two story home
• Downstairs master bedroom presently used as a study/family room
• Gleaming wood floors
• Corner brick gaslog fireplace with a pretty mantle
• Granite kitchen counters with tumbled travertine backsplash
• Double paned window and doors
• Large walk-in closets and ceiling fans in each bedroom
• Very nice bathrooms
• Back patio area
• Well located inside Loop 610 in Bellaire, TX
• Zoned by HISD to Horn Elementary, Pershing Middle (can apply for Pin Oak Middle) & Bellaire High schools (sought after schools)
• Price in the mid $200’s.

PICTURES OF 5714 INNSBRUCK, BELLAIRE, TX

Front view of the townhome as seen standing under the large shade tree in front near the street.	Pretty landscaping, the side yard and touch of slate invite you into this beautifully updated 3/2/2 in Bellaire located inside Loop 610.
Living room features include recently installed wood floors, built-in entertainment center, optional TV, breakfast bar opening to kitchen, and built-ins with mirrored backing.	Another view of the living room from the edge of the dining room. A point of interest is that all the windows have recently been replaced with vinyl double paned windows and garden doors.
From the hallway you can view the living room, corner gaslog fireplace(could be made woodburning again) and garden doors. Aren’t the floors beautiful?	Once again the living room is nicely presented.
The charming brick corner fireplace is cozy and offers a nice hearth and a gorgeous custom made mantle. Presently the fireplace is gaslog, but supposedly can be converted back to woodburning.	Tastful mirrored wall and garden doors aid in making this dining room light and enjoyable for dining.
Peek over the granite breakfast bar into the kitchen from the living room.	Viewing the kitchen from the breakfast bar allows you to see the abundant cabinetry and gorgeous granite countertops. The electric range is a flat surface.
Looking down into the kitchen gives you an idea of the attention to detail from the tile floor, cabinets and hardware, granite counters and tumbled travertine backsplash.	Large upstairs bedroom is presently being used fot the master bedroom. All bedrooms have ceiling fans and large, deep walk-in closets.
The other upstairs bedroom has a high window for better furniture arrangement. All bedrooms are carpeted.	Presently the downstairs master bedroom is being used for a study. You can peek into the master bath that features decorator touches.
The slate step helps you enter onto the patio area from the dining room. This is a great spot for grilling. The back and large side yard are fully fenced.	This large fully fenced side yard can be used in so many ways. The back corner of this yard has nice landscaping. There is quite a bit of yard space that comes along with this home. The low maintenance fees cover mowing the front yard.

There is very little that you can buy in Bellaire for the price of this nice three bedroom, two bath, two garage home.  Prices are historically and continually rising in Bellaire.  Buying a townhome like this one that I listed is a great deal in my opinion . . . if you want to live in Bellaire, TX.

If you are looking to buy or sell in Bellaire, TX . . .would this information be helpful to you?  What would you add or delete to make this post better?

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Market Conditions for Montrose in Houston, Texas Reported by Meg & Jim Zoller and Susi McCauley of The Zoller Group of Keller Williams Realty, REALTORS May 2008.

Montrose Real Estate Activity

Based on information provided by The Houston Association of Realtors we saw the following activity in Montrose last month: There were 10 single family homes sold in April in the Montrose market area with prices ranging from $296,500 to $592,000; averaging $175.86 per square foot. There were 21 town house/condos sold in the Montrose market area during this same period with prices ranging from $72,000 to $540,000 for an average of $148.78 per square foot.

Currently there are 57 active available single family homes for sale in Montrose with list prices ranging from $254,000 to $2,199,000 and 18 properties option pending, pending continue to show and pending sale.

There are 100 active available town house/condos in the Montrose market area with prices ranging from $79,900 to $779,900 and there are 20 properties option pending, pending continue to show and pending sale.

Montrose Residents Continue to Enjoy Stable Property Values

Montrose market area residents continue to enjoy stable property values as reflected in the following data provided by the Houston Association of Realtors. There were 9 single family homes sold in March 2008 with prices ranging from $235,000 to $920,000; averaging $186.80 per square foot. There were 20 town house/condos sold in the Montrose market area during this same period with prices ranging from $62,000 to $451,000 for an average of $139.69 per square foot.

According to data provided by the Houston Association of Realtors, there were 121 single family homes sold in 2007 with prices ranging from $105,000 to $890,000; averaging $171.51 per square foot. There were 167 town house/condos sold in the Montrose market area during this same period with prices ranging from $43,000 to $646,000 for an average of $135.77 per square foot.

ZIP Codes: 77002, 77006, 77007, 77019, 77098

Approximate Location Boundaries - Montrose Area of Houston

Montrose subdivision is generally bound by Highway 59 to the south, Allen Parkway to the north, Bagby Street to the east and Shepherd to the west; Montrose market area boundaries expand beyond the subdivision.

 

Montrose Location Characteristics

Originally pronounced as if it were two words, that is, “Mont Rose”, Montrose is generally bound by Highway 59 to the south, Allen Parkway to the north, Bagby Street on the east and Shepherd to the west. The Museum District is located in the southern part of Montrose and many bars & restaurants, thrift/vintage/second-hand shops, eclectic boutiques and small galleries maintain the unique flavor of this part of the city.
Initially envisioned as a planned community and/or streetcar suburb and dating back to the early 20th Century, Montrose comes with the most distinctive character of eccentricity and diversity in Houston. It is one of the prettiest areas with renovated mansions, bungalows with wide porches and cozy cottages lining shady boulevards where people can walk and cycle easily. There is even a small pocket of homes called Courtland Place where all of the houses are listed in the National Historic Registry. Other surrounding neighborhoods include Westmoreland, Avondale and Cherryhurst, all generating a Southern, cozy atmosphere. Townhouse/Condos and Lofts are very prevalent in the Montrose area as well.

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Market Conditions for Meyerland in Houston, Texas Reported by Meg & Jim Zoller and Susi McCauley of The Zoller Group of Keller Williams Realty, REALTORS May 2008

Meyerland Homeowners See Good Trend

2006 was a good year for homeowners in Meyerland as we saw 109 properties sold ranging in price from$197,000 up to $1,150,000 with an average sales price of $368,966 or $133.73 per square foot showing a definite upward trend. These figures are based on data collected from the Houston Association of Realtors.

There were 89 single family homes sold in 2007 with prices ranging from $200,000 to $1,000,000 averaging $144.73 per square foot.

Meyerland residents continue to enjoy increased property values as reflected in the following data provided by the Houston Association of Realtors. There were 7 single family homes sold in March 2008 with prices ranging from $292,000 to $899,000 averaging $172.59 per square foot. The wide range reflects the new construction; however the majority of homes are 3 to 4 bedrooms, 2 baths between 2000 and 3000 sq. ft.

Homes Continue to Sell Well in Meyerland in April 2008

Based on information provided by The Houston Association of Realtors we saw the following activity in Meyerland last month: 8 single family homes sold in April with prices ranging from $302,000 to $760,000 averaging $147.95 per square foot. The wide range reflects the new construction; however the majority of homes are 3 to 4 bedrooms, 2 baths between 2000 and 3000 sq. ft. There was also one property sold during this period for lot value at $282,000.

Currently there are 55 active available homes for sale in Meyerland with list prices ranging from $225,000 to $1,100,000 and there are 18 properties in option pending, pending continue to show and pending stages.

ZIP Code: 77096

Approximate Location Boundaries for Meyerland in Houston, TX

South of Beechnut, North of Bellfort, West of S Post Oak, East of Chimney Rock

 

Meyerland Location Characteristics

Meyerland is a residential area situated on the banks of the Brays Bayou at the outer southwest corner of Loop 610, just south of Bellaire. Just a 15-minute drive (or less) to downtown Houston, the Texas Medical Center, the Galleria, and the Reliant Park complex, the Meyerland community boasts excellent accessibility, beautiful parks, and strong community leaders. Homes range in price from the mid $100,000’s (usually lot value) to the $1,000,000’s and while some of the homes are the original 1950s bungalows, others are new construction from homeowners who like Meyerland’s ease and convenience.

Meyerland is the concept of three generations of the Meyer family. In the late 1800’s, Joseph F. Meyer started buying land in the southwest part of the area surrounding Houston, eventually accumulating 6,000 acres of which he paid less than $5 per acre. In the mid-1950’s Joseph’s son, George, saw the possibilities of a prestigious subdivision and after his father’s death, son George took the 1,200 acres he inherited and created Meyerland with 2,700 lots and an 80-acre reserve for a shopping center. George Meyer proceeded to develop homes that were affordable enough to attract middle America. Look magazine called Meyerland a “state-of-the-art neighborhood” while House and Home magazine claimed it was the “ideal plan for a subdivision.” Meyerland might be termed Houston’s first “planned community” in that Meyer held to stringent deed restrictions and strong architectural controls for its development. Characteristic of Meyerland are brick, contemporary styled homes, three and four bedrooms with two baths, an uncommon feature when built.

Meyerland Plaza Shopping Center

Meyerland Plaza Shopping Center was opened in 1957 as Houston’s second regional mall and was managed by George Meyer’s oldest daughter, Leota Meyer Hess. The third generation of the Meyer family sold the center in 1984. After years of neglect, in the mid-90s it was purchased and renovated by a new owner. The revival of Meyerland Plaza brought 927,000 square feet of new shopping space to Meyerland and the plaza now includes a variety of 50 shops and restaurants, several of which opened spring 2005.Meyerland Schools and Library

Meyerland has numerous Houston Independent School District Exemplary schools and is zoned to nationally acclaimed Bellaire High School. Zoned neighborhood elementary schools include Kolter Elementary School and Lovett Elementary School, both located in Meyerland. The neighborhood is also served by Johnston Middle School (located in Meyerland), Pershing Middle School (located in Braeswood Place), and Pin Oak Middle School in the city of Bellaire (pupils zoned to Johnston have the option to attend Pin Oak), and Bellaire High School located in the city of Bellaire.

The Houston Public Library system operates the Meyer Branch Library at 5005 W. Bellfort, which serves the Meyerland community.

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Market Conditions for Knollwood Village in Houston, Texas Reported by Meg & Jim Zoller and Susi McCauley of The Zoller Group, REALTORS May 2008

Knollwood Village - Old vs. New Construction

Knollwood Village consists of older and new construction homes. The older homes, many of which have been remodeled, range from around 1300-2000 sq. ft., were built on slabs, and most have hardwood floors. The older homes in poor condition are often sold to builders who are usually building two story, 3500-5000 sq. ft. brick, stucco and stone exterior structures. The price range for older homes is generally $250,000-$400,000 and $600,000-$850,000 for new construction.

Solds and Pending Contracts - Knollwood Village in Houston, TX

As of 5/21/2008, there are 9 single family homes for sale in Knollwood Village ranging from a home on a 7770 sq. ft. lot being sold for lot value to a new construction, 4395 sq. ft.,4 bed/ 4 bath home on a 9330 sq. ft. lot priced at $848,589. The average list price per average square foot of living space is $181.43. Four additional homes are under contract and pending sale.

Knollwood Village Sold Properties in March & April 2008

In March 2008, 2 homes sold for $325,000 and $345,000.The average sales price per sq. ft. for both homes was $208.46/ sq. ft.

In April 2008, 1 new construction home sold for $749,900. It was a 4 bed/ 3.5 bath, 4024 sq. ft. home on a 7800 sq. ft. lot. The average sales price per sq. ft. was 186.36.

ZIP Code: 77025

Approximate Location Boundaries of Knollwood Village

Inside 610 Loop, south of S Braeswood , Buffalo Speedway area

Knollwood Village Location Characteristics in central Houston Area

Knollwood Village is a Houston inner loop, deed restricted, residential subdivision consisting of around 600 single family homes. It is close to the Texas Medical Center, downtown Houston, the Musuem District, Reliant Stadium and the Galleria. Originally developed in the 1950s, the last few years have seen new construction in the neighborhood. The subdivision is zoned to Longfellow Elementary, Pershing Middle School, and Bellaire High School although one should always check with HISD for boundary changes. Other subdivions in the immediate area are Braes Terrace, Westridge, Linkwood and Woodside.

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Market Conditions for Houston Heights in Houston, Texas Reported by Meg & Jim Zoller and Susi McCauley of The Zoller Group of Keller Williams Realty, REALTORS May 2008

Houston Heights Single Family Home Sales

There are approximately 3500 single family homes in the Houston Heights with an average sales price per sq. ft. of $175 in 2007. Since 1994, this figure has increased every year. The values were $164/sq ft. in 2006, $156/sq ft.in 2005 and $150/ sq ft. in 2004. These figures were obtained from the Houston Association of Realtors Multiple Listing Service, as are the others cited in this article.

There are currently 143 single family homes for sale in the Houston Heights ranging from a 3 bed/ 1 bath, 2034 sq. ft. home in need of repairs on a 6550 sq. ft. lot listed for $129,900 to a new construction, 4 bed/ 3 bath, 4080 sq. ft. home on a 6600 sq. ft lot and priced at $1,490,000. The average list price per sq. ft. is $193.01. Many of the homes for sale are new construction ones on small lots but there are a good selection of older homes.  Another 55 homes are under contract as of 5/21/2008 but haven’t closed yet.

Homes Sold in Houston Heights March 2008

In March 2008 there were 18 single family homes sold at prices ranging from $125,000 to $693,000 with an overall average sales price per sq. ft. value of $175.98.

Houston Heights Sales April 2008

In April 2008, 22 single family homes sold at prices from a low of $157,000 for a 3 bed/ 2 bath,1424 sq. ft. home in need of repairs on a 6550 sq. ft. lot to a high of $720,000 for a recent construction, 3334 sq. ft., 4 bed/ 3 bath Victorian style home on a 6600 sq. ft. lot. The overall average sales price per sq. ft. was $163.21.

ZIP Code: 77008

Approximate Houston Heights Location Boundaries

Downtown Houston, Memorial Park, Oak Forest

Houston Heights Location Characteristics

This historical neighborhood, with a mixture of bungalow, Victorian homes, and new construction (as well as some industrial and commercial property) was originally established as a planned community in the late 1890s. The location was partially chosen because it was 23 feet higher than downtown Houston, located 4 miles away. In 1918, Houston Heights residents voted for annexation by the city of Houston.

The single family home market in the Houston Heights consists of older Victorian era homes, older bungalows, and new construction. Many of the older homes have been remodeled and over 100 Houston Heights structures are registered in the National Register of Historical Places. The newer construction consists of everything from contemporary designs to Victorian looking homes.

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Market Conditions for West University in Houston, Texas Reported by Meg & Jim Zoller and Susi McCauley of The Zoller Group of Keller Williams Realty, REALTORS May 2008.

West University Place Single Family Homes

According to information provided by The Houston Association of Realtors, there are currently 130 single family homes available for sale in West University Place with asking prices ranging from $272,500 to $3,650,000. While the majority of these homes are of newer construction with a minimum of 4 bedrooms and 3000 sq. ft., there are also smaller homes available with 2 bedrooms that were originally constructed in the 1920’s, 30’s and 40’s, and some properties being sold for lot value.

Properties Sold April 2008 in West University Place

There were 30 properties sold in April of 2008 with prices ranging from $235,000 up to $2,790,000 for an average of $284.34 per square foot. There were 49 properties in various stages of pending at the close of April as well.

Properties Sold March 2008 in West University Place

There were 17 properties sold in March of 2008 with prices ranging from $530,000 up to $1,200,000 for an average of $816,176 or $251.05 per square foot and on average these properties were on the market for 56 days. There were 47 properties in various stages of pending at the close of March as well.

ZIP Code: 77005

West University Approximate Location Description

Kirby Drive to the East, Union Pacific Railway railroad track to the West, Bellaire Boulevard/West Holcombe Boulevard to the South, and Bissonnet and Law Streets to the North.

West University Characteristics

Commonly referred to as West University or West U for short, West University Place was developed by former Tennessee Gov. Ben Hooper. His idea for a community of country homes was conceived in 1910 when Governor Hooper bought a tract of land southwest of Houston out of an old Spanish land grant. The Houston West End Realty Company developed today’s West University Place First Addition and put the first lots up for sale on April 1, 1917. The name “West University Place” originated from its proximity to Rice Institute (now known as Rice University). The city of West University Place incorporated in 1924 and adopted a formal city charter in 1940.
There are approximately 26 subdivisions in West University Place to include Rice Court, Pemberton, Colonial Terrace, Sunset Terrace, Cunningham Terrace, Evanston, Matthews Place, Kent Place, Monticello, Virginia Court, Belle Court, College Court Place, Collegeview, Preston Place, Pershing Place, Academy, Quenby Court, Bissonnet Place, Fairhaven, College Park, and Krenzler Courts and some sections simply known as West University Place.

West University Public Schools

Students who live in West University Place are zoned to West University Elementary, Pershing Middle School in the Braeswood Place neighborhood of Houston, and Lamar High School, in the Upper Kirby district of Houston.

The city’s boundaries are: Kirby Drive to the East, Union Pacific Railway railroad track to the West, Bellaire Boulevard/West Holcombe Boulevard to the South, and Bissonnet and Law Streets to the North.

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