Caring For Your St. Augustine Lawn 

St. Augustine is a shade-tolerant warm season grass that is perhaps not the best suited, but is the most popular turf-grass in San Antonio.  It is recognized by its medium to dark green color and thick, coarse blades.  Here are some helpful tips to keep your St. Augustine yard looking its best during the hot months in San Antonio.

Mowing – St. Augustine prefers to be mowed at a taller height than other grasses.  Resist the urge to drop your mower height; it will not reduce the time between mowing, it will only reduce the quality of your grass.  The ideal mowing height during the summer is 3 to 3.5 inches.  This not only allows deeper root growth, it also gives the soil a little shade and helps it to retain water.  Do not bag grass clippings.  Besides the headache of constantly emptying clippings into trash bags, allowing the clippings to decompose in the yard will return large amounts of nutrients to the soil.

Watering – During the hot months, St. Augustine needs approximately 1.5-2 inches of water per week to thrive.  It is best to water for longer and less frequently than to water for a shorter time period and more frequently.  This lets the water penetrate deeper into the soil for stronger root growth of your grass.  An effective way to determine the amount of water is to place empty open top cans around your yard while watering, allowing you to measure the amount of water caught in each can.

Fertilizing – Fertilizer should be applied every 8 to 10 weeks.  After applying the fertilizer, immediately water it in thoroughly.  For most lawns, a fertilizer with a 3-1-2 ratio of nitrogen, phosphorus, and potassium will work fine.  The nutritional analysis should be printed on every bag.

Weed Control – The best way to control weeds is by maintaining a healthy, dense lawn.  This gives the weeds nowhere to establish a foothold.  It is recommended to apply a pre-emergent herbicide during the early spring to prevent germination of any weeds, and again in the fall.  If weeds do appear, I usually pick them by hand while the soil is damp.  If you do apply a weed killer, do not use any products containing 2,4-D, as this ingredient will damage St. Augustine.

If managed properly, St. Augustine can provide a lush, thick yard that thrives in both sun and shade.

Blake Mayerhoff, Agent w/ River Valley Real Estate

19202 Huebner Rd Suite 100

San Antonio, TX 782588

210-853-5327

www.rivervalleyre.com

When is the home buying season?

 (a case study of the Stone Oak area)

The title is a loaded question. So, let’s clear things up by stating that I am asking when is the best time of the year to look for and purchase a home within the Stone Oak area. 

To answer this question, I completed a market analysis of the general Stone Oak area inclusive of all single family homes regardless of size or price over the past three years. As a homeowner and Broker, my opinion tends to focus on price and competition more than on the amount of available inventory.  I like to think I made a good purchase price-wise, and I don’t like to be involved in bidding wars on a property with other buyers.  I understand that many of us are not afforded the luxury of purchasing when we want to but rather when we have too due to jobs schools or what have you.

When looking at the closed transactions over the past three years, July consistently has the largest number of closed transactions, and they were twice, if not three times the number as the corresponding January.  June is just slightly behind with August being third for all but one year.  It is important to keep in mind that these statistics are based on the date the home closed and funded.  Therefore, the homes were escrowed under contract between 30 to 60 days prior in most cases.  With that in mind, April, May and June are noted as the hottest selling months within the Stone Oak Area. 

Another interesting factor concerns price per square foot. Of the three months evaluated, February has the lowest price per square foot sale prices two of the three last years.  Remember, that these sales more than likely occurred during December or November.

So, what‘s the take away?  Well, if you are like me and value price and limited competition, the fall is the beginning of the home shopping season with the best deals being made in November and December.  

Last, I would mention that there is just as much valuable information contained within this study for those wanting to sell their home.  When you are considering a Realtor, remember there are some that really study the market tends and offer much more than a sign in the yard and an internet posting.  I invite you to allow us the opportunity to interview for your business.  You will appreciate our professional approach.

Bill Barkley

Owner & Broker of River Valley Real Estate

19202 Huebner Rd. Suite 100

San Antonio, TX 78258

210-853-5327

bill@rvreco.com

www.rivervalleyre.com

 All That is Gold Does Not Glitter

Touring the Dominion Hills in 78257

While touring the Dominion Hills Condominium Subdivision with a client, we ran across an interesting property that seemed a bit out of place. Typically, you’ll find that homes for sale in the Dominion Hills currently range from $329,000 to $2,099,999 or $158.50 to $362.06 per square foot. They’re condos with a residential home feel; Gated community with the option to join The Dominion Country Club. HOA amenities include landscaping, irrigation, pest control, and domestic water for daily use.

After completing our tour, my client asked me if I knew what the white house that seemed so out place was doing right in the middle of all these nicer homes. I jokingly replied, “I’m not sure, but I would assume the developer will be tearing it down as soon as possible.” Not satisfied with my answer, I stuck around a while after my client left. I walked over to the house and found several men working cautiously inside. I continued to ask, “Sorry to bother; but what is this older home doing here?” They replied that “This place has historical significance and it use to belong to the Lucchese family. As in Lucchese boots.” I never would have guessed. The next few minutes talking to these guys really helped put it into perspective. 

They proceeded to tell me a story they heard from the current owner of the property. Turns out this home was built back in the day in the middle of nowhere. They said it belonged to one of the Lucchese brothers and served as a safe house for the gangster brother. An artist friend by the name of Peter Hurd also took up residence there for a time. While a tenant, he produced several sketches, decorations, and hand painted tiles that are thought to be priceless.  This was the answer to our question of why this otherwise non typical Dominion home was there. I’m not sure what they plan on doing with the home or its treasures but it’s discoveries such as that keep me excited to do my job in real estate.

This proves that one shouldn’t judge a book by its cover. Some things are more valuable than you’ll ever know. The new Dominion Hills homes are fortunate to be surrounding such a unique property. You can find additional information on the Lucchese family history and Peter Hurd online.

Oscar Felan

 Looking for someone who goes the extra mile to find out as much about a neighborhood as they can for their clients? Call me! 

                          Oscar Felan, Realtor / River Valley Real Estate Co.

(210)-793-3493 / oscar@rvreco.com

www.rivervalleyre.com

Sellers – Protect your interests and your money!

 I am starting to notice an alarming new trend happening during real estate transactions.  Sales not closing as per the signed and agreed to contractual closing date.  This is a violation of the terms of the sale, and grounds for termination of the contract by the seller. 

 Whether the delay is caused by the buyer, the lender, the association management company, the surveyor or the appraiser, is not the issue.  The issue is that the delay is costing you, the seller, money.  Real estate taxes, homeowner association fees and interest accrue every day the property is in your name, and these unexpected increasing expenses were not incorporated into the agreed upon sales price and contractual terms.

 Do you have recourse? Of course, you can terminate the contract and start over, or you can try to negotiate that the buyer be responsible for the increasing costs when they present you with an Amendment to extend the closing date.  Both options are unfavorable with the second adding risk to the negotiation and finalization of the deal.

 So, what do I suggest?  I’m working with an attorney to provide the appropriate legal verbiage to add to the Special Provisions section of the contract stating from the onset of the contract that the buyer will be responsible for any added expenses to the seller for any and all delays extending the closing beyond the original closing date as specified in the contract not caused by the seller.

 For you potential sellers out there, I just wanted to alert you to a potential issue, and provide you with ideas to advert loss of your hard earned money.

Written by, 

Bill Barkley, Owner & Broker for River Valley Real Estate

River Valley Real Estate

19202 Huebner Rd, Suite 100

San Antonio, TX. 78258

210-853-5327

www.rivervalleyre.com

Basics to Real Estate Investing

Basics to Real Estate Investing

 

  With interest rates being so low, putting your money to work at the bank just doesn’t provide the desired return.  The uncertainty and recent decline in the stock market makes such investments risky, and to employ a broker with quality knowledge is expensive per trade.  Real Estate is the other common alternative.

  Today, you can’t turn on the radio or television without hearing someone advertise about their program for easy real estate investment with little or no money down.  I wish it was really that simple. The plain truth is that it is not easy or simple, and if it were, those same people would not be selling their program.  They would be sitting on their private island counting their money.

But don’t let me discourage you completely because I confidently believe real estate is one of the best available investments.  Why do I believe this?  

                                     Let me give you four core reasons:

•             Real Estate is finite.  Meaning, we cannot make any more land, so the supply is limited.
•             Demand is constant.  It fluctuates for sure due to the current economic conditions, but there is always demand.
•              Values for the most part always appreciate.  Like all things, they go up and down, but historically speaking land values ultimately only go in one direction.
•              Real Estate has utility.  You can use it unlike a stock or bond.

  So what do you really need to know to be a successful investor?  First you need a plan. Second, you need capital to support you investment.  Third, you need experts, and I would recommend a seasoned Realtor, a trusted lender and a qualified contractor.

 

The Plan – Your plan has to have both an entry strategy and an exit strategy.  Most failures occur due to not following the entry strategy, and not having an exit strategy. By the way, buy low and sell high is not a plan. 

  Any investment plan revolves around the capital available to invest.  You must anticipate all costs associated with the investment.  Down payment, insurance, taxes including income taxes on profits, repairs and maintenance, association dues, city and county permits, selling and closing costs. 

  

Each investment has to have a timeline.  House flippers typically do not account for delays to their timelines, and wind up making no return or even losing the investment entirely.  Your timeline has to be practical, and it must account for unexpected delays.  If there is no margin for error, there will be no profit in the end.

An exit strategy is the way you will realize your return.  The obvious answer is to sell for a profit, but a good strategy has a contingency plan such as rental income.  So during the investment evaluation process, the investment must be able to cash flow as an income producing rental property.

This article scratches at the basics of real estate investing which is a personal passion of mine.  I have been at it for over 20 years, and I still don’t have all the answers.  I do encourage those interested to jump in, and I enjoy assisting my clients in establishing their own person investment plans.  

So, if you have been considering becoming a real estate investor, let’s schedule a meeting. I won’t tell you it is easy.  I won’t promise that you will soon be a millionaire, but I will help make sure you have made the best investment decisions based on your plan and capital, and I will be with you every step of the way.

Bill Barkley, President and Broker of  River Valley Real Estate
19202 Huebner Rd, Suite 100 San Antonio, TX 78258
210-853-5327
www.rivervalleyre.com

 

San Antonio's East Side....Getting down and Diggy with it!

There seems to be an abundance of activity surrounding The City of San Antonio’s historic

Dignowity Hill neighborhood these days. Named after Dr. Anthony Michael Dignowity, San Antonio’s first residential suburb was established during the later part of the nineteenth century and was considered home to most of SA’s prominent merchants and business owners who constructed large estates. By the year 1914, Dignowity Hill had the railroad, an iron works factory, a streetcar trolly line, and an extended water and sewer system. By the 1930s, the neighborhood eventually grew to include small Folk Victorian style houses and Craftsman Bungalows. Most home builders will agree that these early homes were built of the highest quality, skill, and pride at the time. It’s no wonder most are still around today.

After years of neglect, many investors eventually saw the potential of these homes, the neighborhood, and the desire of city residents to return to the core of San Antonio.  With urban renewal becoming a priority, the neighborhood currently finds itself in flux with 20 new homes being built and remodeled at the moment.  Ready to become the next new resident of such an amazing neighborhood?  If so, you’ll find (in various states of restoration) house prices in Dignowity Hill that range between $65,000 and $275,000. 

It is safe to say that living downtown allows for one to partake in the best of San Antonio. With downtown revitalization came new restaurants, shops and cultural activities. The heart of the city is literally within walking distance from this neighborhood.  On any given day you’ll see residents of Dignowity Hill strolling down to breakfast at Pancho and Gringo’s or lunch at DignowityMeats.  Others might be found shopping at Good Goods (home décor) store, owned by local designer D’Ette Cole.  For those who walk or cycle across the Hays Street Bridge there is the Luxury, Augie’s Alamo City BBQ & Steakhouse or you can check out the up and coming chefs selling their wares out of the coolest food trucks you’ve ever seen at Pink’s Food Park and Bar.  The SanAntonio Museum of Art always makes for a great afternoon.  Or a walk with your pup, in a very dog-friendly neighborhood, around Dignowity or Lockwood Park.  Some might wrap up the day with friends and a taste of San Antonio’s best craft beers or one of the finest cocktails in town.  The nearby options are vast and abundant….Big Hops; Alamo Beer Hall; VFW Post 76; the Brooklynite or Paramour are only a few of the establishments nearby.  Some of us simply visit with neighbors as we sit on our Porch and enjoy the beautiful sunset and downtown skyline….which is the reason I moved into this neighborhood.

 Care to learn more about San Antonio’s East side and Dignowity Hill? Contact me today! Oscar Felan with River Valley Real Estate, 210-853-5327

Selling Your Home

                         Have you been thinking about selling your home?

The first questions sellers typically want to know are:

            How much will my home sell for?

        How long will it take to sell?

        How much will I have to pay in closing costs?    

  To answer the first question, River Valley will complete a detailed inspection of your property, and prepare a comparable market analysis based on the most recent sales and current listings within the immediate area. This analysis will provide you with specific residential sales history, and we will be able to give you a strong indication of your home’s value.

  The second question depends on three primary factors: the current state of the market, selling price and condition of the property.  Any of these three factors can have a dramatic effect on how long your home sits on the market. Overpricing a property or allowing a property to be shown in poor condition will ultimately increase the time your property requires to sell.

  Lastly, seller’s want to know what it will cost to sell their home. A good rule of thumb is 8% to 10% of the sales price.  The range is due to unknown variables such as real estate taxes, HOA fees, concessions, repairs requested by the buyer, and the buyers financing.  VA and FHA buyers typically request the seller to pay some of the buyer’s closing costs which can also increase the percentage.  Realtor fees or commissions are not fixed, however, the market does provide an indication of current commission rates.  Typically, the listing agent will offer half of the contracted rate to the buyer’s agent for bringing in a qualified buyer and for working the buyer’s side of the transaction.

  River Valley Real Estate will gladly provide you with our formal listing presentation at no cost. This presentation will outline our service, provide you with a competitive market analysis and demonstrate our marketing platform.  We are confident that after seeing the type of real estate brokerage service we provide, you will consider working with River Valley Real Estate Company.

Stone Oak and the Residential Market

78258 The Residential Market - A look back at  2014 and looking ahead to 2015

 

The foundation of River Valley Real Estate Company was developed on four corner stone principles:

1.  Trust and Confidence

2.  Knowledge and Determination

3.  Professional Ethics and Moral Values

4.  Consideration and Understanding

Each principle of our foundation is to successfully provide an exceptional real estate transaction experience. At the onset, every representative of River Valley Real Estate Company must develop and earn the trust and confidence of our client. This is accomplished through the demonstration of extensive real estate knowledge coupled with the determination to provide exemplary customer service. The stability of our foundation is anchored by unyielding professional ethics and moral values. The final supporting principle is our commitment to understanding each individual client’s position, placing emphasis on consideration of their primary needs and desires required to fulfill a fully satisfying real estate experience. In short, it’s the personal relationships which matter the most. One client and one deal at a time worked through to completion to the best of our ability with a common goal.

In addition to an introduction, we would like to share some information regarding the residential real estate market in Stone Oak. Enjoy our analysis of the year 2014 and 2015 through April 30th.

According to the information provided by and obtained from the SABOR MLS system:

•   1,145 homes sold within the 78258 in 2014.

•   These sales included homes from at least 80 subdivisions.

•   The average sales price in 2014 was $333,193.74

•   The average sales price per foot was $111.36.

•   Homes sold and closed within an average of 109 days on the market

•   They sold for an average of 96.05% or their original list price.

Subdivisions selling for the highest price per square foot were:

1.  Greystone County Estates

2.  The Gardens at Greystone

3.  Champions Ridge

4.  Big Springs in the Hills

5.  Point Bluff.

The most affordable subdivisions based on price per square foot were:

1.  Champion Springs

2.  The Meadows

3.  Peak at Promontory Point

4.  Las Lomas

5.  Stone Oak Park

Homes sold with the shortest marketing periods were:

1 Stone Oak Meadows

2.  Meadows of Sonterra

3.  Timber Oaks North

4.  Stone Valley

5.  Breezes at Sonterra.

These subdivisions all had marketing times of 34 days or less. Lastly, these four subdivisions sold homes for at least 99% of their original list price:

1.  Champions Village

2.  Stately Oaks

3.  Mesas at Canyon Springs

4.  Villas at Mountain Lodge.

So far, 2015 has been good with regard to residential real estate in the Stone Oak area.

•    299 Homes have closed and funded as of April 30th

•   An additional 131 pending sales are awaiting closing.

•   The total of 430 homes either having sold or pending closing represents approximately 37.5% of 2014 total closed transactions.

•   The average sales price in 2015 is $342,632.33.

•   The average sales price per square foot increased to

$114.34.

•  The average marketing time has decreased to 98 days.

•    Properties are selling for 95.98% of their original list price.

•   Currently, there are only 314 homes actively being offered for sale on the market with many having a current status listing as being in Active Option.

•   The average list price per square foot is $121.79.

Subdivisions with the largest increases in asking prices include:

•  Estates at Champions Run

•  Gardens of Sonterra

•  Meadows of Sonterra

•  Mount Arrowhead

•  Rogers Ranch

•  Salado Canyon

•  Stone Canyon

•  Summerglen

•  Gardens at Greystone

•  The Overlook

•  The Pinnacle

•  Village in the Hills

•  Village on the Glen

•  Woods of Sonterra

For Buyers, the subdivisions with the most competitive prices per square foot include:

•  Canyons of Stone Oak

•  Champions Springs

•  Crescent Oaks

•  Fairways of Sonterra

•  Meadows of Sonterra

•  Quarry at Iron Mountain

•  Saddle Mountain

•  Sonterra/The Highlands

This is a sample of the market research we provide at River Valley Real Estate Company,  and  we would be happy to provide you with a personal assessment of your property. In addition to an in-depth market analysis, we offer professional quality photography, innovative marketing strategies, constant communication, experienced contract negotiation and most of all a pleasant and professional Realtor/Client relationship. 

Contact us today @ 210-853-5327 or visit our website @ www.rivervalleyre.com

 
Thank you,
Bill Barkley, President and Broker for RVRE

River