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 

Summer Destinations 2015

 Here we go, another summer is quickly approaching and most moms are frantically looking for and planning a well rounded exciting vacation that will build memories for years to come. I can help you narrow your search and hopefully offer something different than the norm.
 

Lajitas Golf Resort, Big Bend ,Texas. "Little Flat Rocks" or Lajitas is where old west meets modern accommodations and tons of fun for the whole family! Lajitas is a 27,000 acre resort with a top rated golf course, located near the natural serenity of the Big Bend. While dad is golfing let the kids swim, visit the local Indian cemetery, which looks like something out of a western or take tour on a horseback ride. River rafting in these parts is a must! If you google Lajitas you will find endless reviews and accolades all of which give it a thumbs up! Afraid of the long drive? There is an airport (by Resort Air) which has weekly flights from Houston and even some from San Antonio. Check out the other small towns the Big Bend region like Terlinqua and Marfa.  www.lajitasgolfresort.com

    Cypress Valley Canopy Tours. Don't pass this up!....
 Located in Spicewood ,Texas, 30 miles west of Austin. Here the whole family can have an experience I never thought I'd see in Texas...sleeping in a cypress canopy under the Texas stars! Available for rent are decorated tree houses nestled among the beautiful cypress trees. My favorite is the "Nest" because it will hold a family of 6 and has air conditioned bedrooms. It's been on my bucket list for years to stay in a "Yurt" and they have one! Needs to be said that no children under 10 are allowed! So we'll have to wait a few years, but this is a must!
  Before you leave the area add a day trip to Krause Springs, one of Texas' oldest swimming holes and quite beautiful. Stay overnight at Canyon of the Eagles, enjoy the campfire movies, swim, and hike a little...this will be the cherry on top of your total hill country Texas experience. www.cypressvalleycanopytours.com





  Pensacola, Florida. Our family has been making our way to Florida every summer for years and we always leave wanting more! The beaches here are gorgeous, clean and never too crowded. The food is just what you'd expect and all the while you feel the nostalgia of a 50's retro town. And its only 10 hour drive!We rented bright colored battery operated cars and drove the main streets, stopping at the circle k for slur-pees and living the Florida life. Where to stay? This is where my experience comes in handy. Go to VRBO (Vacation Rentals By Owner) and rent a home on the beach! There are loads of cool, hip, beach houses for the smallest family to the big bunch like we always have. VRBO has never disappointed and the prices are fair. www.vrbo.com

 This summers list is short but unique enough to hopefully inspire you to look beyond the normal vacation spots. Texas is full of  "off the beaten path" locations great for all sorts of interests. Adventurous families can zip line, raft, hike and even snorkel some famous swimming holes. Other families might enjoy the history of Texas by visiting a ghost town, eating by the fire under Texas stars, or horse-back the Big Bend! Some may just crave the beach which is just a short drive away! Whatever you decide I wish you all a great Summer 2015!

Written by Mandy Barkley, Marketing Director for River Valley Real Estate

Renters Vs. Landlords

    In San Antonio, the most common question that I get as a broker for both landlords and renters is what is the process and how do I handle this transition. Renters always seem to be confused about how to apply for a home, what are the qualifications and how to see the home?  Landlords always seem to have trouble in getting started. Don’t know how to find the right renter, price and up-keep of the property. In this article I will talk about both sides and what they need to know when dealing in the home rental market.

   When you are a renter looking for a home the hardest part about getting started is finding an agent that will help you and finding those available homes. Agents in San Antonio know that home rentals do not yield much for them in regards to commission for bringing a renter to the property.  Many see it as a waist of their valuable time to do a transaction that may end up losing money.   In the end, if it is not their listing, they may not call you back. The best way it start by looking at the public sites, such as Trulia or Zillow to see what is listed and calling the list agent directly. Before you start calling you want to make sure you can answer these questions:

• When I need to be moving in by?
• What area of town I need to be in?
• My price range?
• Number of bedroom/bathroom needed?
• Any pets?

    These are the main questions you should know so not only do you find a home that meets your needs, but shows the agent you are talking to that you are serious and worth working with. When calling on the listings from Zillow or Trulia be aware, it is possible that they could have just rented.   Rentals in San Antonio move fairly quickly, especially if they are well kept.   If rented ask the agent if he could search for others available in that area, they have the most up-to-date list and can help shorten the time on your search.

Once you find the home you want to rent you will need to fill out an application. REALTORS have the application and can help you in filling them out. There are additional documents that you will need to provide when submitting an application. You will need to have:

• Application fee – each is a different price but all require the fee to be in a money order or certified check
• Pay-stubs – Make sure to have about 2 months’ work
• Photo ID – Have a copy of your photo ID or driver’s license
• Picture of any pets that you may have

 These are the main documents that you will need to have. In Texas, everyone over 18 years old and living in the home will have to submit an application. The criteria on qualification will differ from between property managers so ask you agent to about the standards for that property.   Remember to be honest, application fees are non-refundable and don’t want to waste it if you think you are going to have an issue.

   Now that we have looked at the point of view of the renter, the other end is the landlord or owner of the home.  Home ownership is one of the biggest investments that one has and it can be scary to rent it out. In dealing with owners who are wanting to list their property for rent, the big issue is finding a tenant who will treat the property right. Stories of how renters do not take care of the home or are always causing problems has been a topic for a long time. Recently I helped a client who previously had a renter who not only didn't pay rent, but also caused a considerable amount of damage to the property. In the end, it was a cost of nearly $3,000 between lost rent and repairs.

 

   When asked if he did an application or background check on tenant he said no. “It was someone that heard about my place and said I wanted to rent quickly” – said the owner.    Also asked, “did you collect security deposit”, he said yes but only $300. We sat down and talked about how the process works when listing with a company to help in finding a renter.  A listing company will advertise and market your property so it reaches everyone who is looking to find a property. In doing so they will save an owner on the time they spend on the phone filtering calls and showing the property.

 

  Hope I was able to provide some valuable information in renting and that whether your a future renter or landlord you will feel prepared for the process.

   

Written by, 

Travis Reed, Associate Broker for River Valley Real Estate

Poppin' Jalapenos by Hannah

I love jalapenos. In salads, on pizza or just pickled with my popcorn, but my go to jalapeno snack is the amazing, too good,  destroy your insides jalapeno popper.  Okay, so that sounds horrible, but they are worth the pain!  These are easy to put together for just you or a large party.  Here's what you'll need:

• As many jalapenos you want---I do about 5-10
• Cream cheese-Just one package (might need less depending on how many jalapenos you have)
• Shredded cheddar cheese
• Bacon-I like thick cut
• Capers-These aren't a must. If you don't like capers don't use them!
• Ground Pepper
• Toothpicks
• A large pan--I use a glass casserole dish (glass just seems easier to clean)

This recipe is so easy you're going to think you skipped a step!

Preheat the oven to 400!

First things first, you have to gut the jalapenos.  Now this is where testing your tolerance comes into play.  I recommend putting gloves on for this.  I didn't the first time I made these and I had a dull, annoying burning in my fingers for a couple hours.  So, protect your skin! Start by making a slit from the stem to the tip of the jalapeno.  I use a measuring spoon to take out the membrane and seeds.  The smaller the spoon used to scrape the insides out helps keep the jalapeno from splitting.  

  Okay, now mix the cheeses, capers and pepper.  I use half the package of cream cheese for 5 jalapenos and the whole package for 10.  Just use what you want.  It all depends on how much you actually like cheese.  For poppers I love lots of cheese!  When I add the cheddar cheese I use a handful, approximately 1/2 to 3/4 cup. When adding capers the amount depends on how salty you want these to be (remember you're using bacon too). I typically use about 2 tablespoons of capers.  Again, if you don't like capers, substitute with salt instead.  Don't forget pepper, about 1 teaspoon. Easy! Mix it all up.

  On to stuffing the jalapenos.  Put as much or little as you want!  I stuff these things to the rim.  After you've stuffed them to your liking, wrap them with the bacon.  I found it much easier to start from the end with the stem and spiral down to the tip.  For some reason this trick just works better.  Use 2 toothpicks to secure the bacon to the jalapeno. 

  Place your poppers in a non greased pan.  Don't worry about the spacing, they will all cook the same.  "Pop" them in the oven on bake at 400 degrees. You have 45 minutes, do laundry, flip through a magazine, search River Valley Real Estate's site and just wait for the amazing smell of melting cheese and perfect, perfect bacon. 

 Try to let the poppers cool.  And I mean it when I say "try", you probably won't succeed.  The melted cheese oozing out of the jalapeno is just ah-maz-ing!!!

Enjoy! 

Growing With the Westside, San Antonio

When we first met Oscar Felan, we knew he would be a great fit with our team. What we didn't know at the time, was how much he would teach us. He introduced us to a whole other side of San Antonio. The Westside turned out to be a hidden treasure with a vibrant culture and dedicated efforts in place for urban renewal. 

While personally investing time and attention into the Westside, Oscar became familiar with the Westside Development Corporation and the Mexican American Unity Council. Both organizations have a mission Oscar wanted to get behind: revitalize the Westside. 

The Westside Development Corporation is a city council created local government corporation. Their mission is to foster urban renewal and economic development on the Westside. In 2009, they established the Grow West Business Expansion and Attraction Program. They provide services to businesses based in the Westside or those looking to expand there. The services include business consulting, marketing through community profiles, assistance with financing, and advisement on contract procurement. 

The Mexican American Unity Council was incorporated in 1967. The initial goal of the council was to empower the Mexican American population of San Antonio both economically and politically. In 1976, the MACU purchased and renovated the old David Crockett Elementary School which acts as the council’s current headquarters. The building also houses many non-profits and community focused businesses. They offer G.E.D., ESL, and adult literacy in Spanish classes. There are also nutrition and art classes for both children and adults. Caregivers can partake in the Parent Engagement program to help them understand the school systems and how to advocate for their child. In the continued promotion of family, MACU has partnered with Precious Minds, New Connections for the Nurturing Parent Program, a 10 week parenting class.


River Valley fully supports Oscar’s efforts to work with both of these organizations. We’re excited to see what happens next for the city’s Westside. 

Be sure to check out the current office space available for lease in the MAUC headquarters building by clicking here. For more information on the spaces available please contact Oscar Felan, Realtor at (210) 853-5327 or at Oscar@rvreco.com. 

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