Dreaming of a Mystic Life?

Mystic Shores @ Canyon Lake

Featured by River Valley Real Estate

Mystic Shores is rich not only in its fertile river valley land, but with its heritage and ties to Texas history.  Remnants of earlier settlers can still be found today, from the old German school house, rock formations and Lipan Indian arrowheads discovered throughout Mystic Shores.  Anita Lindsey, daughter of the “711 Ranch” owners, the original name of Mystic Shores said, “that the land was meant to be lived on and loved”, and the current property owners and association are doing just that, making a place to fall in love with!

Historical information about Mystic Shores was found @ www.mysticshorespoa.com. Rieker, Paula (History of Mystic Shores at Canyon Lake) October 2015.

Just a quick drive up 281 North to Highway 306 you’ll find Mystic Shores in Spring Branch, TX. Charming towns like Gruene, Fredericksburg, Boerne and Luckenbach are all within a 45 minute proximity.

River Valley has eight gorgeous lots offering a variety to its buyers. Some have views of Canyon Lake and the 140 acre nature preserve, while others are interior lots closer to the exclusive and incredible amenities.  The larger lots are livestock approved adhering to what Mystic Shores was originally, a cattle ranch.

Living in Mystic Shores is hill country living at its best. The active community has exercise groups, gaming nights, community barbecues and much more. They can do these because of the countless amenities available to the owners:

Open air pavilion

2 swimming pool areas

140 acre nature preserve

Concrete walking paths

2 volleyball courts

Playground

2 tennis courts

RV and boat storage

As San Antonio continues to grow, more families will look for such communities like Mystic Shores. If you’re one of those in search of your piece of Texas history call us at River Valley Real Estate, 210-853-5327. Or visit our website @ www.rivervalleyre.com

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 

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!