All Hallows' Eve in San Antonio...Join us if you dare!

I always start to get excited when the first cool front blows in, when the sights of orange pumpkins line the grocery store fronts and Friday nights are full of football and cheers! For me, it means Halloween is right around the corner and the excitement begins. Everyone celebrates in different ways, some curl up with friends and watch scary movies, others love hayrides and corn fields and for some its all about the costumes and traditions.

How lucky are we to live in a big city were there are endless creepy, cringe worthy fun Halloween activities. I've combed through what San Antonio has to offer this Halloween season and selected a hand full of what I believe to be the best!

 River Walk Halloween Fest,  October 31st 7:00 pm-11:00 pm

    This is a free party along the river with a 1,000 cash prize costume contest, live music by The Lucas Jack Band and the creepiest attraction ever, a river coffin parade. That’s right, ornately decorated creepy coffins start floating down the San Antonio river starting at at 9:00 pm so get there early and be prepared to be spooked!! Click here for more information on the River Walk Halloween Fest

 BEWARE, this one is scary!! 13th Floor Haunted House 

    Voted one Texas best haunted hotels this can frighten even the best adventure seekers. Set in a 105 year old historic hotel and levels and levels of scare floors this haunting draws huge crowds every year. Buy your tickets early to avoid waiting in line. General admission is $24.99, Fast Pass $34.99 cuts your wait time in half and the best option is the Immediate access for $44.99 which gets you to the front of the line. Have fun!

Click here for information on the 13th Floor

Ghost Tours by Sisters Grimm, Inside The Menger, 204 Alamo Plaza.  October 24,25,31 and Nov. 1 

    This tour is chalk full of tales of San Antonio's past. This is NOT a blood and gore tour but more of a ghostly gathering and historical tale of centuries past. Take your experience  a step further and attend The Menger Hotel dinner and "Nightly Ghost Walk" tour. For $60.00 you’ll have a three course candlelight dinner and ghost walk, apparitions not included!. On a normal day The Menger can cause those feeling of jitter bugs but I can’t imagine what a fun night this would be. Limited dates and times so book NOW! Online reviews of Sisters Grimm Ghost Tours were excellent. Click here for more information on Sisters Grimm Tours

 Zoo Boo!! San Antonio Zoo, October 30th and Friday the 31st from 6-9 pm

  Geared towards the younger crowd but not short of all the things that make a great Halloween experience, including the howls and growls of the zoo animals. Entertainment, games (.50 each),  costume contest and lots of candy for trick or treating. $8.00 gets you in and don’t forget to bring your own bag! Click here for more on the Zoo Boo

 McNay Art Museum, Thursday Oct. 30th  5:30-10:00 pm

    Food trucks, trick or treating on museum grounds and the most exciting part of this experience is the outdoor screening of a 1954 classic, The Creature from the Black Lagoon! This screams FUN! Website didn't mention a price other than the over 21 after party for $15.00 which includes tarot card readings, photo booth and free beer. Click here for more information on the McNay Art Museum

 
South Texas Maize, Hondo, Texas. Now thru the 31st.

   I’m not missing this one! 7 acre corn maize, jumping pillows, corn slides, hayrides (personal favorite) and to complete your visit stay and have a weenie roast and s’more campfire on one of their 20 campsites. They even sell the Weenie Roast packags for a very low cost of $8 each! Bring your friends and family and enjoy a night under the stars singing songs and telling ghost stories! http://southtexasmaize.com/

You can’t talk about Halloween in San Antonio without talking about Dia De Los Muertos.The altars, the orange flowers, the Calaveras and the offerings to those loved ones that have gone. My first experience in seeing the altars was truly emotional. Rich in Mexican culture, San Antonio has Muertas celebrations all over the city and if you haven't seen a parade or altar or the festivities that go into this rich tradition then you haven't experienced what I think is one of Mexico's most treasured celebrations.


Get out there, experience some Halloween fun and start making your own traditions!

Written By Mandy Barkley

Sharing some expert real estate advice...

Having been in this industry for over twenty years, I've picked up a few things I feel are important for everyone to know.  They may seem fairly straight forward and many may consider each to be inconsequential until that day comes when one of these issues arises.  So, I’m going to share my thoughts about property surveys, title companies and the appropriate way to respond to an offer as a buyer or seller.

Surveys

How many times have I had a client fuss about having to buy a survey?  The answer is way too many.  The question is, why would you not buy a survey?  A survey certifies what you are actually purchasing in terms of both the boundaries and size of the property.  Contracts now have verbiage which can allow the sales price to be adjusted for differences in size.  It shows you easements, flood plain, improvements and most importantly encroachments, all of which can detrimentally effect the property.  Many people are satisfied with the owner’s previous survey, and an affidavit stating the survey is true and correct to the best of their knowledge.  The surveyors don’t like this, the title companies don’t either and neither will your lawyer, if and when an issue arises.  Typically, the cost of a survey is less than 1% of the cost of the property, and that is the best 1% you will ever spend.

Title Companies

Is it the buyer’s right to choose the title company in Texas? It should be because the insurance is for the buyer’s protection.  However, most listing agents list a title company of choice on the MLS system.  If you are a represented buyer and select your choice of title company, you may be asked to pay for the title policy.  I have personally witnessed such a situation, and I have to question whether the seller or the agent is responsible for the negotiation.  Why would the seller care which title company is used?  The first question to ask yourself would be, what is the purpose of the title company?  They act as the escrow agent, order or prepare the deed, order or run a title search, prepare the settlement statement, close the transaction and most importantly provide the buyer with title insurance.  A quality escrow agent is as important as a good closer, and frankly the vast majority of title companies I have worked with were more than capable at both.  The deed is very important, and is drawn up typically by an attorney.  Leaving the title search, commitment and title insurance, which is a large expense as well.  These are processes of the same item, and in conjunction with the survey protect your ownership interest in the property, far and away the most important aspect to the buyer. So my advice is to do your research and demand your own title company.  

Responding to an offer

When I started in the real estate business delivery was by mail or by hand, then by fax and now we have e-mail.  Back in the day, verbal responses to offers were not common because they were not considered binding.  When you received an offer or counter offer, you discussed the best options with your Realtor, and signed the paperwork.  Deals were clear, and completed rather quickly.  Today, technology has gotten in the way.  Realtors and their clients often choose to respond verbally, and extend their response via a brief e-mail or text. A lot of times it comes from a mobile device which some consider efficient however I would call it too easy. I would hate to think my home purchase was being negotiated while my agent was shopping, at the movie or on the course.  After all, this is one of the largest transactions most people make in the lifetime.  It should be noted that with the rare and few brief exceptions, these responses are still not considered binding.  I demand that all my agents have their offers and counter offers signed by their client.  Why?  I believe face to face or one on one discussions between the Realtor and the client with decisions made clearly in writing provide the absolute greatest opportunity for successful negotiations.  For example, during a transaction, an offer is made in writing and the seller counters in writing.  The buyer reviews the counter, and agrees with the terms.  They sign, all terms are agreed to, and the deal is an effective contract.  Simple.  In the other case, the offer is made in writing, and the counter offer is made verbally being extended via e-mail from the seller’s agent.  The Buyer’s agent discusses with the buyer, and they accept the counter with an e-mailed response.  Next, they receive a call that the seller has accepted a better offer.   Stinks, doesn't it?  What can you do?  Sue, if you have the extra time and money, or move on to another property with a very bad taste in your mouth.  You might be saying, how often does that happen? It is actually becoming a fairly regular occurrence.  I would add that this does not only happen to buyers, but to seller’s as well.  I mentioned previously that I demand all my agents have all their offers signed before presentation to the other agent.  Do we meet this standard 100% of the time?  No, because when there is nothing to sign from the other party, what can you do?  If you draw up new documents and have your client sign, you have extended a new offer as opposed to responding to a counter offer.  This effectively ends prior binding negotiations, and opens the door for other potential offers.

 So, what can you do?  Well, you blog about the importance of this issue, and hope to gain some public awareness about the importance of handling real estate transactions clearly, concisely and appropriately to ensure your highest probability for success.   If successful, people will begin to demand to again respond in writing during real estate negotiations.

Written by Bill Barkley, Broker at River Valley Real Estate

5 Places to Eat Like a San Antonio Native

I have lived in San Antonio all my life and watching this city grow over the past 20 years has been an incredible site to see. When moving here, people want to know what are my favorite eating “hot spots”.When it comes to places to eat there are so many to choose from, selections ranging from the chains that we all know to the more local taste. These are what I consider the top 5 places to dine in San Antonio.

Chris Madrid's - This hole in the wall offers, what I consider, the best burgers in town. Handmade over-sized patties with real cheese that is so good you have to cut away the cheese just to get the burger off the plate. So good! If you go, I recommend the macho cheddar cheesy, you won't regret it. Click here for more information.

Cappuccino’s – Offering a variety menu, this has been one of our favorite local posts to go for lunch or a light dinner.They offer a vast bar selection with a tasty menu of sandwiches, pizza, and really good desserts. It's located off Broadway, near central market. Click here for more information.

     Koi Kawa – This has been one of our favorite Sushi restaurants ever since they opened. Friends and I have always enjoyed dinning at a table or at their bar. Unlike the sushi chains, you get a more authentic sushi experience. You can watch them hand-make your roles or slice sushi. After trying almost the whole menu, I can say there is little that I do not like. Sushi lovers, this is a place to go. For more information on Koi Kawa, click on the following links to their Yelp and Facebook pages. Yelp  Facebook  

    
 Boudro's - Located on the river walk, my family and friends have been going here to enjoy a great dinner and the downtown scene as you dine alongside the river. A must have is their guacamole, which they hand make at your table. Click here for more information.

Arcade Midtown Kitchen – Located in the Pearl Brewery, this is one of the newest restaurants that has opened up. With a more modern menu, every experience I have had there has been great. I recommend the lobster soft taco. Pearl Brewery houses the Culinary Institute of America and as a result, a number of specialty restaurants have opened up. I recommend trying them all. Click here for more information.

Written by Travis Reed, Associate Broker with River Valley Real Estate

5 Summer Bucket list ideas for San Antonio Moms!

Around March, as a mom of three, I start wondering how I will entertain three energetic children for an entire summer. And as crazy as it sounds I start my search, combing through magazines looking for fun , inexpensive activities that aren't run of the mill. Day trips, and smaller weekend trips are what I look for and this is a small bucket list of what our 2014 summer will be like and hopefully give other desperate moms out there a few ideas.

#1 Hamilton Pool, Dripping Springs, TX

Hamilton pool, in Dripping Springs, TX. Between Austin and San Antonio and for little money this natural spring fed pool/grotto looks like something from a Conde Nast travel magazine. Pack a lunch, bring hiking shoes and show up early because after 75 car entries they shut the doors! Spend a day there for little cost and great environmental gain!
https://parks.traviscountytx.gov/find-a-park/hamilton-pool

2# Six Flags/Fiesta TX

Not much of a theme park mom, I usually shy far away from theme parks, but this one is an exception. Parking is easy, rides are fun and the entertainment is awesome. Now, with the addition of the water park your family will be entertained all day long. Of course the better days to go are earlier in the week, shy away from weekends because of the crowds! Look on line for deals or buy one ticket and use your free day pass for another child. https://www.sixflags.com/fiestatexas

#3 Floores General Store 

Floores Country store located in Helotes, Texas, has been around for generations and has seen many famous Texas music artist on its Floor. The exciting part and the reason this is on my list is that every Sunday night starting at 6:00 pm is Family night and free dance. So show up early, eat some of their famous tamales or  fried catfish and bread pudding at the Café and then teach your children how to two step and line dance. Surrounded by Texas tradition, Floores will definitely deliver a good time! http://www.liveatfloores.com/

#4 GROSSOLOGY at The Witte

Based on the best selling book by Sylvia Branzei and chalked full of really disgusting exhibits, this stop will be fun and educational. Just one look and you realize why it’s the “Impolite science of the human body”. If your kids are like mine, this kind of grossness really makes them laugh. It's cheaper to purchase tickets at museum (Child-$12  Adult $15) which include general admission to museum. http://www.wittemuseum.org/index.php/component/content/article/253

#5 Balmorhea State Park

Honestly had never heard Balmorhea and when starting asking around you'd think I was raised in a hole without any knowledge of Texas history. Everyone I spoke with has said this park, named the "largest spring fed swimming pool in Texas", is all that and more! I will tell you that this trip will be the ending to our summer so I have no exact information other than it comes highly recommended. There are cabins on site (San Solomon Spring Courts) that were very affordable and there were campsite for campers with comfortable amenities. More than a few hours away this is a weekend "to do"and most of your cost will be gas and food/supplies. http://www.tpwd.state.tx.us/state-parks/balmorhea

Summer will be over before you know it and school will start. One of the first things they’ll have to do is write about their summer. Wouldn't it be exciting to do something a little different? Hope these give you some ideas and your 2014 summer will be an exciting one!

The Market at Stone Oak - A Grocery Store Wonderland

Grocery shopping doesn't have to be just another mundane chore. HEB is making sure of it.

Curiosity got the best of me twice this weekend as I visited the new HEB location on Hardy Oak and Wilderness Oak. It's no surprise the store looks great but it's more than just a pretty face. Its offerings include everything from an in-store restaurant and bar, a juicing station, and a make your own nut butter station. Even the meat market was impressive with plenty of prime and organic options. The deli isn't just for cold cuts either. I lost count trying to keep up with the different types of cheeses and even hummus. According to the HEB website they offer over 250 different types of cheese and over 30 varieties of hummus. This is definitely a store you should take your time to explore.

A few standouts from my trip include the juicing area. I was impressed to find only two ingredients in the juice I picked up, oranges and pineapple. No water. No sugar. Just fruit. The taste test exceeded expectations and even my toddler couldn't get enough. The bakery was also another favorite. The bread and tortillas are made from scratch making the bread aisle feel sub par. Last but not least, the floral department is beautiful. It was hard to settle on one arrangement and I found myself looking for other places to put fresh flowers in my home.

Even for those living outside of Stone Oak, I highly recommend going to this store at least once. You may find it's worth the extra 10 or 15 min to discover a new favorite. 

To Rent or to Buy, That is the Question

At some point in your life, you will face this dilemma.  For many, this will be the largest purchase of their lifetime.  There are so many important questions to ask, and an equal amount of advice to be received.  I am a very strong believer in property ownership, however, such fits my lifestyle and long term needs. For the purposes of this blog, I am choosing not to discuss the pros and cons of long term home ownership.  First, I do not think there is a favorable argument against it unless you live in Los Angeles or New York City where price becomes a major obstacle.  Second, I personally feel those in for short term are the ones needing sound advice.  

Who makes up the group considering their first home or a short term home purchase?  Obviously, it includes the first time home buyer.  Additionally, it includes the short term home buying group which comprises those with temporary employment transfers, military members considering purchasing during a three year change of station, students, and the investment property flipper.  I selected the first four groups because more than likely they will be looking to sell within 3 to 5 years or even sooner.  The last group must sell almost immediately to make a profit on the deal especially if the purchase includes financing.  I will not dive into investment purchasing strategies today, but I will utilize some of their investment parameters as examples and guidelines for the other groups.

To begin, let’s all agree that price is a product of the two most basic economic principles being supply and demand.  In this case, SUPPLY will refer to the number of comparable homes available for sale within the immediate and competitive neighborhoods.  DEMAND will refer to the number of active qualified purchasers within that set of parameters.  As Realtors, supply is easy to determine by utilizing our membership in the local MLS system.  Demand, on the other hand, can only be judged by historical information such as recent comparable sales data.  It is critical to understand the premise that when supply is decreasing while demand is constant or increasing, prices will rise.  Many of us as Realtors have witnessed multiple buyers for the same property with a bidding war ensuing to purchase the property.  Likewise, when there is a steady or increasing number of homes on the market with a constant or diminishing number of qualified purchasers, prices will tend to fall. Buyers will often offer less than the actual asking price for the house, and Seller’s will continue to reduce the price of their property until they reach a price to attract a purchaser.  Understanding these simple principles, is the first step in answering the question of whether to rent or buy.  

As a first time home buyer or a member of the military going through a change of station, many will be confronted with the allure to purchase a new home because of favorable financing products with minimal to zero money required for a down payment, and seller concessions such as paying all or part of the buyer’s closing costs, low maintenance and the warranty that goes along with a new home purchase.  The opportunity to move into a new home at virtually no cost for the first 30 to 60 days is attractive to say the least. This is especially true when compared to the prospect of renting a home which requires application fees, a security deposit, first month’s rent and a required pet deposit for the other member of the family.  Depending on the monthly rental rate, this can become a substantial amount, and pales in comparison to the previously mentioned scenario.  However, as attractive as the front end of the purchase looks, just like the investment house flipper, you have to consider and plan your exit strategy.  I would note that you do not see many investment house flippers purchasing in new developments.  This is because they cannot compete with the new construction and pricing in the short term.  The same scenario exists in markets where the prices of existing homes are falling.  The key point to remember when buying in the short term is to make the best possible purchase in the area with the highest demand and lowest inventory.  Also, make sure the demand in that area is constant, and not just a recent one time trend.  You will pay more, but it will be because there is true sustainable value.

For residential purchase to be considered a financial success, you must have appreciation which is to say prices must increase during the term of your ownership.  To sell a residence with a Realtor representing your interests at market rates, you can expect to incur seller expenses of approximately 8% of the sales price.  If you are asked to cover the buyer’s closing expenses this number could swell to between 10% and 12% of the sales price.  So the needed appreciation on the property during your ownership will have to equate to somewhere between 3% and 4% per year.  For example: you purchase a home in 2014 for $200,000.00.  You need to sell the house in 2017, and your equity position due to the lack of a required down payment is 5% or less being approximately $10,000.00, meaning you owe $190,000.00 on the house. At your original purchase price, your anticipated Seller closing costs will range between $16,000.00 and $24,000.00.  Therefore, you will need to sell the home at a price upwards of $220,000.00 just to recoup your equity. Without substantial annual appreciation, this situation will not occur, and as mentioned previously, for prices to rise, supply must decrease while demand remains constant or increases.

It should be noted, that favorable Buyer incentives do not typically exist in hot markets because they are not needed.  Keep that in mind when making the short term purchase.  If you wind up purchasing within an area with substantial inventory, you will experience strong competition when you attempt to sell.  Over the past ten years, I have met with many home owners who happily made a home purchase only to find that the neighborhood did not appreciate, and in fact, prices were comparable to when they purchased.  Such a situation presents three options. You can sell the property and come out of pocket for the difference at a loss. This sounds awful, but sometimes the loss is still less than the cost to rent.  While it may not seem like a win, in reality it is a financial gain.  This situation is contingent on your ability to take the necessary monies to closing to finalize the transaction.  The second option is to hold the property as an investment for lease.  Many clients have investment property portfolios and are quite happy with their growing equity positions and revenue streams.  Again, this was not the original plan, but not an awful plan if your loan allows it.  Make a mental note to check with your lender to make certain you can lease the property under the terms of your mortgage.  Remember with this option, you will need money for your future residence, whether you decide to rent or purchase.  The third is to be foreclosed on the property.  No one ever wants to go down this road if it can be avoided.  

So in conclusion, did I recommend to Buy or to Rent?  I recommended neither.  Every situation is unique to the person, the location, the property and the current market conditions.  What I did provide are the appropriate questions you need answered before you make an educated decision.  A good Realtor is worth their weight in gold, and will answer these questions honestly.  It is their fiduciary duty to protect your best interests.  With that being said, do your homework because just like in any profession we have some lemons as well.  You can educate yourself utilizing information from the internet to start a foundation, and having such knowledge will better prepare you to select a great Realtor.

written by Bill Barkley, President & Broker

Stone Oak Park

Are you an active individual or family who is new to the Stone Oak area? Fortunately for you Stone Oak has an amazing public park that is accommodating to any member of the family. The park is located near Canyon Ridge Elementary off 281 on Stone Oak Parkway. 

The park features hiking trails, covered picnic areas, an open air amphitheater, playscape and complimentary doggie bags. There's also informational workout stations with built in equipmet. Don't forget to check out the bear cave too. Be aware that there is a north and a south entrance located on each side of Stone Oak Parkway.

The north entrance features a 1 mile trail where you can enjoy some of the south Texas wildlife in the middle of stone oak. As you begin the north trail you will pass by the bear cave and walk into a great open area full of deer, cotton tail rabbits and amazing flowers. 

The South entrance features the playscape, amphitheater and then goes into a 1.2 mile trail. This trail is a lot more developed than the North side of the park and is adjacent to some of the homes in the Villages of Stone Oak. You will also get to travel through an underpass that was built at the end of the trail under Evans Rd that just makes this experience unique.

You will be able to enjoy a variety of plants and wildlife as you walk through the trails as well as get to meet and great local residents and their pets.  The park hours are from 7am to sunset and it is open seven days a week. It is a great park for the whole family to enjoy and take in the nature around!