​When thinking about selling your home, there is a myriad of things you need to think about, so let me give you a little free advice. 

We have all watched House Hunters and all the DIY Flip series, but those are very rarely true in real life.  It is very important to work with a reputable, experience real estate agent to help you.  One that is very knowledgeable and well known in your area, will walk you through the process.  But here are just a few things you need to know before you get started.
 
The 3 Things
There are 3 things that impact the sale of a home. 

1. Location
   1. You can’t change the location.  It is what it is.  It may be a benefit to some buyers and a detriment to others.
2. Condition
   1. If you want to get the most out of your home, you may need to do some touch up and repairs.  However, before spending a lot of money, meet with a realtor and discuss what needs to be done. Most of the time, if you make major upgrades or changes, you will not get a dollar for dollar return on that work.   For instance, you may spend $5,000 fixing up the yard and adding landscaping.  While it may help the property sell, it will not increase the value of the property by that amount.  Always get advice before making any upgrades to the property.
3. Price
   1. In a sellers’ market, setting the right price at the beginning of the listing is crucial.  But you can change the price, if need be, to get more traffic if you aren’t seeing the activity you wanted.

 
As Is, Not Really
In the 1-4 Family Residential Contract, there is a box that says the buyer accepts the property ‘AS IS.’  This is one of the most misunderstood boxes in the contract.  It means that when the contract is signed the buyer accepts the property ‘As Is’ but the contract also provides a provision for the buyer to get an inspection.  Upon receipt of the inspection report, the buyer may come back and ask for repairs or a reduction in purchase price, so you are not really selling the property ‘As Is.’

If a seller wants to sell the property ‘AS IS,’ and is not willing to do any repairs, the listing agent must disclose that information in the listing, and the property needs to be priced accordingly.

If you know me at all, you know my life is pretty full.  

I like to use my blog to give information, all kinds of information, but today I just want to catch up on some things.

First of all, personally, we have technically become ranchers...mini cattle ranchers.  More specifically Zebu's and yes there was a song about them on Veggie Tales.  

Zebu's are mini cows that look like really small Brahma's.  We have a bull and a cow and we call them Rocky and Babette.  Not sure why, that is just what we came up with.  They keep Earl busy feeding and just making sure they are settling in to their new home.  

First is a picture of them when we brought them home.  The neighbor's cows were sort of stunned.  It gives you an idea of their size.   The second is on a brighter day and you can see their size relative to the round bale.  I'll let you know how things go with them.

There is so much I could write about, but each topic would make for a huge blog.  So I just want to hit the high spots.

RED FLAG WARNING
Wise and surrounding counties are in a Red Flag season which means that we are in a drought where the trees, grass, etc., are extremely dry.  Also, we are experiencing higher than normal winds which will fuel a grass or wild fire quickly.  Not only is the Wise County Office of Emergency Management asking that there is no outside burning, it is a pretty good idea to have no fire outside at all.  There is a temptation to grill outside, but if you are using charcoal or wood, you may want to wait a bit.  One spark could cause a lot of damage quickly.  

For complete information, go to (14) Wise County Fire Marshal's Office/ Office of Emergency Management | Facebook.  

REAL ESTATE MARKET
There is no way to describe what is going on in one blog, so I will hit the high points.  Interest rates are going up.  We are still in a Seller's Market which means that we have somewhat of an inventory problem.  There are a lot of new builds and properties in high price ranges, but the 'affordable' home is very hard to find.  While sellers can sell high, they will also have to buy high, so some are beginning to hold off.

Buyers are fighting for what is available, getting frustrated and either giving up and walking away or paying over asking.  This is part of what is driving prices up.  

Many families are coming out looking for raw land, and that too is going up.  However, often they are unaware of exactly what the costs are going to be and selling the land before building on it.  Others are trying to 'build it themselves'.  Then after doing some of the work, they get overwhelmed and walk away.

There is a big uptick of people building their own home.  If you are going to buy a house, you should always get an inspection, especially if the owner built it themselves.  They may be experienced builders, but more often than not, they lack in one area or another and often cut corners.  You will want a professional inspection done to ensure you are buying a safe and solid home.  Remember, that if anything does show up during an inspection, the seller will have to hire a licensed contractor to fix the problem.  They will not be able to just fix it themselves.  This ensures it will be repaired properly.  

It is inevitable that this crazy market can sustain itself.  What goes up always comes down.  I thought the quarantine would do it, but it just fueled the fire.  However, when interest rates start to rise, gas prices rise, inflation is raging, and there is an actual war going on, that usually will be enough to precipitate a downturn.  But who knows, I have been wrong before.

SPRING HAS SPRUNG 
The coming of Spring is a perfect time not only for spring cleaning, but spring maintenance.  Get your HVAC system checked, change out the filters, and make sure it is ready for summer.  Check on your smoke and fire alarms.  If you have a septic system, maybe see if it should be pumped.  If we get spring rains, you may be glad you did.  Many people say you should have it pumped every 2-4 years depending on use.  Others have said you never have to get it pumped, but our system usually lets us know.  We begin to smell sewer gases outside and the drainage is a bit slow.  

Do you have a wood fireplace?  Maybe take this opportunity to move the wood away from your house, far away.  Wood stacked close to your home not only can be a breeding ground for termites, but it is also problematic if there is a grass fire. Did you know that, if you live in the country, and there is a wildfire or grassfire close, and you have wood stacked by your home, the fire department will not try to save your home?  It would take them too long to move the wood and it is too likely to cause your house to burn, so they move on to a home they can save.  So keep it away from your house or any other buildings.  

While you are at it, clean out your fireplace and see if you can find a chimney sweep to clean out the chimney.   Soot and creosote build up and sometimes can cause fires to smolder in your chimney, leading to a house fire and even damaging the flue itself.  So keeping it cleaned out can save you problems later on.  

Those are all the things I want to say for now, but make sure and get out and about this spring.  There are some great events happening, you won't want to miss out!

Now is the time to file for property exemptions with your County or Regional Appraisal Districts. 

If you bought property, especially a home or acreage within the last year or so, make sure you have a current exemption on file with the appraisal district. 

Sometimes people who buy a home assume the form is signed and filed when they closed on the property.  Then, when they received their tax bill, they realized too late, they were unable to get their homestead exemption because the filing date had passed. 

As property owners, it is our responsibility to ensure everything is correct and up to date in order to  take full advantage of the available exemptions.  If you are new to this process, I have created a series of videos you can watch to help you understand the basics.  

Here is a link to my YouTube Channel with all of the videos: (16) Real Estate - YouTube .

Soon you will receive a notice of the tax value from your Appraisal District.  This form will also contain a homestead exemption form, as well as a protest form.  If you have a mortgage or loan and your taxes are paid out of an escrow account, the mortgage company will receive a copy as well.  

However, they do not review it for proper exemptions.

Review your statement closely to see if your exemptions appear.  If the exemptions do not appear, you will need to file the exemption by April 30th.  However, please check your Appraisal District Website, or contact them directly to be sure. As well, many of the forms you need may be available on the website, or at the appraisal district office. 

For your convenience, here are links to appraisal district sites that are in my area:
      Wise County Appraisal District— www.wise-cad.com  
    Montague County--www.co.montague.tx.us (go to Tax Assessor/Collector, then click on Appraisal District)
       Tarrant County--www.tad.org
       Parker County--www.parkercountytx.com (click on Tax Assessor-Collector)
       Clay County--www.claycad.org
       Cooke County--www.cookecad.org

While I may not be able to do much regarding your taxes, I am always here to connect you with the knowledge you need to enjoy your property to the fullest.  Please let me know if I can help in any way.

(20+) WC Chamber February Luncheon | Facebook
WC Chamber February Luncheon
MONDAY, FEBRUARY 7, 2022 AT 11:45 AM – 1 PM
​Decatur Conference Center
Come network with other business leaders from throughout Wise County!
Topic: State of the County: Wise County in 2022
Speaker: J.D. Clark, Wise County Judge
Sponsor: Mann Refrigeration, Inc.
Location: Decatur Conference Center, 2010 W US 380, Decatur, Texas
Tickets are $15 per person or $20 including $5 in raffle tickets. Purchase tickets below.
https://wisecountychamber.com/event-tickets/
Tickets MUST be purchased online prior to the event. Tickets will not be sold at the door. We are required to give a firm headcount for preparation of food and seating.
If your business would like to sponsor a luncheon this year, please call Mende at 682-433-8223.

(20+) Citizen Police Academy #16 | Facebook
Citizen Police Academy #16
TUESDAY, FEBRUARY 15, 2022 AT 6:30 PM

​The Citizens Police Academy is designed to introduce the citizens of Decatur with educational information and experiences about the structure and activities of their police department. The CPA class is an exciting opportunity to gather information, gain behind-the-scenes, hands-on experience of the various functions within the Decatur Police Department.
The Citizens Police Academy is a free 13 week program that will begin on February 15, 2022 and end with a graduation ceremony on May 10, 2022. Classes will be held weekly at the Decatur Police Department located at 1601 S. State Decatur, TX from 6:30 pm to 9:30pm each Tuesday night. Contact Royce Gastineau for additional information at rgastineau@decaturpd.net
Required forms are available at http://www.decaturtx.org/236/Citizens-Police-Academy

When ending one year and looking toward the next, I usually contemplate, reflect and set goals for the things I want to accomplish through the coming months.  However, this year is different.  

If you know me at all, you know I am a woman of strong faith, so I don't do the end of year analysis without a lot of prayer and Bible Study.   As I sat down the other day to just reflect, I prayed and felt very strongly that this year should be about Vision over Goals.  That took me a bit by surprise.

I understand the difference between the two and, to put it simply, a vision is more of a big picture idea whereas goals are an individual aim or item to accomplish.  But why do I need to focus on Vision over goals this year?  

Upon further reflection, it became clear that my path can be hindered by getting caught up in the 'minutia' of accomplishing goals, feeling defeated when specific goals aren't met.  Now, shifting perspectives and focusing a bit more on where I want my life to be at the end of 2022 is going to be the direction I take, although it may seem a bit more ambiguous or unclear.

How does this apply to Real Estate? 

Are you thinking about buying, selling or making a change in the coming year, or even the following year?  

Too often we get stuck in the details and don't take time to examine the big picture behind why we want to make the change.  We start moving forward, checklist in hand, then a whirlwind of events happen.  Information is thrown at us and we easily get overwhelmed with all of the decisions, choices, costs, possibilities, problems, etc., I could go on, but you get the picture.

If you are contemplating selling your home, take time to really deep dive into why.  Obviously, life circumstances often precipitate the need to buy or sell, but many people have less determined reasons to sell.   A long-felt desire to move to the country, to advance to the next size up or down, or to get out from under the burden and not own a home at all, are all reasons that may drive you to sell your home or property. 

Taking time to seriously think through the pros and cons of your why, will give you some much needed perspective on the decision.   Then dream about what you want the end result to be, what you want your life to look like at the other end of the decision.   This isn't a psychological magic pill, but it does help set the stage mentally for the direction you are going and it gives you a focus to keep you on track throughout the process.

I often meet people who have a beautiful home with all the accoutrements of a fine lifestyle.  The garage is full of all the toys, they have the pool, the land, the outdoor kitchen, it is a dream home.  But their life is so busy they either cannot enjoy it, or the debt and maintenance is so burdensome, they spend all their time working to pay for it and keep it maintained.  They don't own their home, their home owns them.  

Sellers can easily get lost in the finances of their perceived, current market situation, believing their property is worth more than the market will bear, then become disappointed because of what it actually takes to sell their home.  Yes, it takes money to sell your home, cash on hand and in the bank during the process, even before you get to the closing table.  You will need to make repairs so the lender will finance the home, the buyer may want you to make repairs, after all, they don't want to spend hundreds of thousands of dollars on a home that is 'broken.'  Even though we have been in a 'Sellers Market,' many sellers get lost in the sales price and the associated cost and end up becoming frustrated and angry because of the process, especially when the market doesn't support the price they expected to get for their home.​

What about buying?  Why are you buying?  Imagine yourself at the end of the journey and what you want your life to be.

I have helped so many who want land, raw land.  They have good credit and some savings, so they want to move to the country and build their dream farm.  They have imagery in their head of what it will look like or what they will have, but little reality as to the truth of it. 

Very few realize the cost associated with the things not included in a home build.  A builder will build a house and put in the utilities, sometimes a driveway, but it depends on how far back you want the home.  They may even add a little landscaping around the house.  But most do not fence the entire piece of property, oh and the shop you dreamed of, that is a huge expense.  You don't want a workshop or barn without electricity and possibly water.  Back to fencing, we fenced 3 sides of a 4 acre tract with a gate and solar gate opener for almost $9,000.00.  Keep in mind, fencing is expensive and even if you do it yourself, the supplies can be cost prohibitive, and it takes a lot of time to build it.  Many young families become so burdened by their 'dream' that they cannot enjoy their life.  

While all of these things may be part of your dream, many young families find themselves in a mess with half finished projects, and incomplete dreams.  They get frustrated, life happens and the money is gone so they have to sell.  Properties that have incomplete projects take a hit financially.  Very few people want to finish someone else's dream home.  If they do take it on, it is only because they got it at a great price, which means the seller took a loss financially.

Before you even go down that rabbit trail, take time to really examine what you want your life to be like and let the place you buy fit into that life, not the other way around.  Many times, people get into these situations because they focused on the goal of buying and what they wanted, not being realistic about what it would take to make it happen, or how much the upkeep and maintenance would be.  They look at the size, style, etc.  They don't think about what the experience of living in that home will actually be like.  

,So how do you focus on vision rather than goals?  

If you are selling, focus on the end goal of signing on the dotted line and moving on.  The process of selling is extremely stressful and can sometimes seem never ending.  Listen to your realtor and don't ignore the warnings of potential costs and issues.  Most realtors want the best for you and to get the most out of your sale, however having an inflated or over expectant idea of what you will get out with, or what will or should happen, only adds to the stress for all involved.  

Also, keep in mind, it can take a month or more to complete everything, so just sit back and relax.  Jumping the gun on your dream could only end in disaster if something happens during the process.  Until the money is in your account, it ain't over.    Funding the loan doesn't take place when you sign the paperwork, it takes place after everyone has signed and the lender has approved all of the documents.  Then the title company can release the funds and you can celebrate.

Making plans for your new life too soon, could cause a lot of problems if the loan falls apart.  People have gotten laid off 2 days before signing on their dream home, leaving the seller to deal with the unsold property.  Or one of the buyers passes away, or an illness hits their home.  The lender rejects the loan because of something weird showing up on their credit report at the last minute.  Too many things can happen, so just hang on for the ride and keep looking at the Big Picture.

What is your life like?  Do you travel a lot or are you a homebody?  Do you have a large family, or is it just you and your cat?  Are you athletic and a health fanatic, or more of a laid back, "enjoy life" kind of soul?   Do you have a large friend group, or do you like to work on projects?  

Whatever brings joy into your life, incorporate that into the vision for your life, make room for it and make your future living accommodations work around those things.  When you look at your future place of living and see it through the lense of what makes you happy, your choices become more flexible and finding the place that works for you may be easier than you think.

What about travel?  Do you or your family like to travel?  Then downsize in size and financially to ensure you can afford the trips and have less to maintain while you are gone.  

The lifestyle you want at the end of the journey is the 'vision'.   Work toward that vision, then you can achieve the goal of a happier, more enjoyable life.  

(20+) First Friday Bridgeport | Facebook

FRIDAY Jan 7 AT 11 AM – 9 PMFirst Friday Bridgeport
​Halsell St, Bridgeport, TX
First Friday Bridgeport -
Join us the First Friday of the month in our revitalized and Open Consumption historic downtown district!
Shop, dine, drink, craft, paint, get pampered, buy local art!
Purchase your favorite beverage at one of our participating establishments and enjoy as you sip and shop downtown!
** Sales, specials, etc... will be posted directly into the event by businesses on Halsell Street. Check the event discussions to view the First Friday specials! #SHOPLOCAL #shopsmall #supportlocalbusiness during #FirstFridayBridgeport
See you there!

(20+) Karaoke Night at RB Golf Club & Resort! | Facebook

FRIDAY, JANUARY 21, 2022 AT 5 PM – 9 PM
​Karaoke Night at RB Golf Club & Resort!
Get your practice pants on and get ready to sing your heart out because KARAOKE NIGHT IS BACK!!
We are beyond excited to announce that 2022 is the year to pull the mic back out and let your voice be heard! We have a full calendar of Karaoke Nights so as long as you like and follow this event, you won't miss a beat!
In this event we will share flyers and details regarding each Karaoke event, THEME NIGHTS (yes, please!), featured food & drinks for the night and so much more!
You can also check out any of the events happening here at RB Golf Club & Resort on our website by going to www.rbgolf.com/events. 

    I love the holidays.  I truly enjoy the festive atmosphere and the anticipation of making new memories with loved ones, hearing sounds that remind me of old memories, and taking time to show people I care about them. 
       One of my favorite thanksgiving memories took place in 1986 at Thanksgiving in Granbury Texas. 
I lost my real dad when I was 28.  Married with 2 young girls, my mom married an old friend and we all quickly grew to love ‘Grandpa.’  Both couples had been the best of friends as newlyweds, my Dad and Paul were co-workers.

Mom and Paul as Newlyweds

​

INGREDIENTS
·         2 eggs
·         4 cups whole milk
·         ½ cup corn meal
·         2 tablespoons butter
·         ½ cup molasses
·         ¼ cup maple syrup
·         ¼ cup brown sugar
·         1 teaspoon salt
·         ½ teaspoon cinnamon
·         ½ teaspoon dry ginger
·         ¼ teaspoon allspice
·         pinch of nutmeg
·         2/3 cup golden raisins
·         ½ teaspoon vanilla extract
·         1 tablespoon butter to grease the pan
·         Vanilla ice cream for serving (optional but highly recommended)
INSTRUCTIONS

• Preheat oven to 325 degrees.
• Beat eggs in a small bowl and set aside.
• In a 6 quart pot, heat milk to hot, do not boil. Slowly add in corn meal and whisk continually until all of the corn meal is added. Cook for 10 minutes on a low simmer, stirring occasionally. Be careful that it does not stick and burn to the bottom of the pan.
• Remove from heat and add all other ingredients except the beaten eggs. Mix to combine.
• Temper the eggs by slowly adding some of the hot pudding a little at a time to the eggs, stirring as you go (about a cup total). Then add the egg mixture to the pot and stir.
• Pour mixture into a buttered 6-cup casserole dish and place the casserole dish in a water bath. Bake for about one hour and 30 minutes. Pudding should be set up and somewhat firm. If the center is a bit loose, that is OK.
• Let the pudding rest for 15 minutes, then serve hot with a scoop of vanilla ice cream.

·         The Water Bath just needs to be a pan larger than the casserole dish filled with enough hot water to come halfway up the outside of the casserole dish. Some people do not use the water bath for this recipe and instead bake it directly in the oven. We think Indian Pudding comes out creamier with the water bath but either baking method can be used. Cooking time may be a bit shorter without the water bath.
 
Recipe taken from A Family Feast at
Indian Pudding - A Family Feast
​

​Before covid, my weeks were sometimes organized around the ‘Events’ tab on Facebook.  In my business, networking and being out in the community is important.  My routine was to look at events on Sunday evening or Monday morning and see which ones were coming up so I could make plans to attend.  Until quarantine!

It was sad to see that events disappeared, then began to reappear as virtual.  I hate virtual meetings, I want to hug people, not air high-five them.  Then as time went on, the events began to fill up again.
​
Now, I love seeing all of the holiday events coming.  People are coming back together and we are remembering how important our friendships are.  We lost a lot of people over the past 2 years.  We should never take those relationships for granted again, regardless of how deep or not to deep they were.

​This past week, our county dedicated a courtroom to a man that I absolutely loved.  He and I were not close by any means, and he only knew me in passing to a degree, but I watched him over the years and knew he was truly a good man.

Judge Cude would come to Decatur Conference Center, where I worked, every week for Rotary Club.  He walked in the farthest door to get his steps in, and was always cheerful.  Even though he was 1 of only 2 judges we have in Wise County to hear criminal and civil cases, he still made time to be in church, attend and work in Rotary club and serve in the community. 

​I can clearly remember seeing him at the annual Lawn & Home show, with his Rotary T-shirt on, helping vendors and visitors, always putting a smile on their face.  You would often see him fast walking on the square, with his little fedora on, getting his steps in.

​When his daughter was getting married, he came into DCC carrying things for the reception, patiently following his wife.  He went into the room, put the supplies down on a table and immediately went to the dance floor.  He began dancing around, arms in the air, singing the music, and pretending to hold his precious girl.  I had to just stop and watch, it touched my heart so.  He looked at me and told me he had to practice because he didn’t want to mess it up.  I could see the love he had for her, then I teared up and left the room.

​Part of my job at DCC was to get photos and post on social media.  He had stepped out of his Rotary meeting and was in the hall talking to two men, so I snapped some pics and went back to my desk.  When I opened the photos, I quickly realized they were plain clothes sheriff’s deputies, and he was signing a warrant.  It was a reminder, that even though he was always jovial and light-hearted, he carried a serious level of authority. 

Judge Cude always took time to visit with me, regardless of where he was.  And for that I am truly grateful.

I heard a story once, of a man who had been arrested, and instead of making the man feel like a loser, Judge Cude addressed him with respect and treated him very well.  Then the Judge took the time to encourage the young man and it made him literally choose to begin making better choices in life.  All because of Judge Cude's kindness. 

Late last year, when news of his passing was posted in the daily update, you could almost hear the breaking of every heart in the county.  It was a devastating loss. 

While many of you reading this may not live in Wise County, and may not have known this man, this is what living in rural Texas is like.  You can find men and women like this everywhere if you look.   If you can’t find any where you are, then become one.  Become someone that will cause people to remember you with a warm heart.  Become someone that changes lives just by encouraging them.  Be someone who makes people smile when they see you and they know you care about them.

To be honest, this wasn’t the direction I was going to go with this newsletter.  But I remembered this amazing man and just had to make this tribute.  I want to be like Judge Cude.  I want to make a positive difference in the lives of everyone I meet.

Now I’m going to start looking at the events tab of Facebook and purpose to get back into the community and make a difference in someone’s day.  There are a lot of great holiday events coming up!  I hope to see you there and I won’t ever take those chance relationships for granted again.  They change my life. 
 

Many people often contemplate making changes this time of year and the reasons are as varied as the people considering the change.  Before the recent problems in the world, most people based the desire to move, with the exception of job changes, on upsizing, downsizing, or just a shift their style of living.

Now, some people are leaving what they have always known, for what they are hoping will be a better situation.  Others are simply wanting to relocate closer to family or friends.  I’ve also known some who are wanting to be more self-sufficient, then others just want a milder climate.

Whatever the reason, we all know it is wise to investigate before you decide.  Here are a few of my thoughts on the subject.

What you may not realize is that most realtors are more than happy to help you with that decision.  Find a realtor, local to your area, if you are going to sell.  The ask them to help you locate a good realtor in the place you are moving to.  You would seek advice for financial changes such as investing or retirement, shouldn’t you seek the same level of professional advice in a significant real estate decision?

Look local first.  A local realtor can market the property appropriately, and they understand the area and the nuances or issues that could arise because of your location.  When selling, many folks want to try to sell the property themselves, however they often find themselves ill-equipped for the process.  They are uncomfortable and unfamiliar with the process and how to negotiate or navigate through issues with lenders, inspectors, etc.  A conversation with a professional can help you understand an overall strategy and they can protect your interests.

Look long distance local.  When moving to a new area, finding an experience realtor familiar with the area you are moving to is invaluable.  A good realtor will get to know you, and what you are looking for, and because they are familiar with the area, they can help you find the neighborhoods, or community that best fits your lifestyle and interests. I have had many situations both with buyers and sellers where the other realtor was not local and was unfamiliar with the areas they were working in. 

​An agent who listed a lake property was totally unaware of just how crazy that market can be and had to quickly take the listing off the market to make accommodations for the seller.  Another agent, representing a buyer, who has never handled the purchase of lake property, had no idea of the problems you can encounter when dealing with the municipality managing the lake.  Working with an expert in that specific market area can make all the difference in the transaction and can protect the buyer and the seller in the process.

​Make the decision.  Because many people are allowed to work remotely now, it has opened up a whole new way of life.  Make sure your new town or area can facilitate what you will need to work in from  home.  Internet is one of the biggest issues people face, deliveries can be another.  Most smaller towns and rural areas do not have wired internet capability, so you will need to ensure you have the bandwidth you need.  As well, if your business requires shipping or receiving shipments, check to ensure secure delivery.  We live rurally and do not receive mail at our home.  However, many shipping companies will not deliver to a PO Box, so we had to build a container and make sure it is secure on our farm road, so we can safely receive our deliveries.  We still have misses, but it is getting better.  
 
Dreams can be shattered when you move to a new area with expectations that cannot be met, or there is a lack of the knowledge needed that hinders your purpose.  You don’t know what you don’t know until you realize you don’t know it. 

Make a plan to sell.  When you finally make the decision, reach out to your local realtor and make a plan to list your house, and what you will need to do to get your home ready.  The realtor can also help you know what kind of timeframe it will take to sell.  One of the biggest problems people often face is not knowing the timeframe to sell and/or is pricing their home too high and it sits on the market too long.  Make sure you take your realtors advice on price and timeframe so you can get it sold and move into your new life.

Make a plan to buy.  Make sure you work closely with the realtor in the place you are moving to.  Some markets will work with contracts contingent on the sale of another property.  Others are not.  In a hot market, with multiple buyers, you may not be able to put a contract in on a property until you either have a contract on the home you are selling, or it has already sold and closed.  Don’t be disappointed if you have to find a place to stay or even rent a home in your new location.  While it may be a hassle, that will often be the least stressful and easier solution.

Remember, that just because you have made large moves in your life, it doesn’t mean you can just skim by.  Someone I was working with recently, was selling their home in South Texas, and moving to my area.  They got a contract on the home they were selling and asked me for names of movers.  I gave them the names of several that would move over long distances.  Because they had some time, they decided not to reach out to get the info.  By the time they called, the moving companies were all booked and could not accommodate their timeframe, so they had to recruit family and U-Hauls, to make the move.  Proper planning, gathering information, and making contact with key companies, is absolutely necessary to save you a lot of stress and heartache.

Purchasing long distance.  When you purchase a home long distance, most of what takes place is through email, wire transfers, video, and text.  While it can be hard to look at a home online and make a decision, chances are you will have to travel to look at it before you buy it.  Budget time and money for that trip. I have gone to homes that my long-distance buyers are interested in and shot a video tour the property for them, explaining what I see and making note of things they may need to know.  However, many buyers are having to buy their home sight-unseen.  If a great property comes up, there may not be time to travel and view it.  So be prepared. 

Inspection time. If a buyer makes an offer and it is accepted, they may need to get an inspection.  Many inspectors will do the inspection, then either video conference the buyers or send them photos while they are inspecting the home. 

Closing long distance.  When it is time to close, a remote closing is possible, but because original signatures are required, it may be a day or so for the documents to be sent overnight, so it takes a little longer to finalize everything.  Again, your realtor will coordinate everything. If you are planning to move to another state, the overall process may be similar to your home, but the rules and laws may be different.  Your agent in your new location should be able to give you all the information you will need to keep you out of trouble.  I provide videos of both the buying and selling process as well as written documentation.  This way, they can review it when necessary to know what comes next.

     Here are the things I do know - Glass Half Empty

1. What goes up must come down.  I have been in or close to real estate since the 1980’s.  My sister-in-law asked me to answer the phone at her mortgage company office during the summer one year, and that started me on this path.  I lived through the Savings and Loan crash, Black Monday, Enron, Bernie Madoff, and the 2008 Housing Bubble, and a lot of ups and downs in between.  Right now, much of Texas is experiencing higher than ever, real estate prices. 
2. No one really knows how long it will last.  Some of the smartest people I know are on both sides of this conversation.  Some say a crash is coming soon, others say the market will stay strong for the next few years.  There is a lot of data that has been collected and analyzed, and the internet is full of articles with opinions and data to support both sides.
3. High demand brings higher prices.  When inventory is low, and population increases, it naturally drives up the price.  We all learned it in high school economics class – supply and demand.  Some people see the current market conditions and want to sell out, however they often forget in the moment, that the truth is ‘sell high-buy high.’  The ‘really good deals’ are just not out there as much as people think they are.  If it is a ‘good deal’ or the price seems low, there is a reason.  Distressed property, a highway coming through, massive high-line wires, or gully’s in or around the property.
4. When things go south, it usually happens quickly.  I personally knew many people who sat in houses they couldn’t afford after one particular bust, I believe in the 1990’s.  A friend and her husband purchased their dream home, with a mortgage that had an adjustable rate and a balloon payment (Option ARM Loan-I believe).  The thinking then was that when the balloon payment was due, they could refinance at a low, fixed rate.  However, the market shifted and their house could not appraise for the value of the balloon.  They were unable to refinance or sell the house for the balance due.  Foreclosure was their only option at the time.  This took place all over Texas.   Beautiful, fairly new homes sat empty and were sold for penny’s, as mortgage companies tried to recoup their losses.

     To prove the point that no one really knows, I have come across articles just while researching this newsletter that gives both sides.  Some say we have an 18 year cycle, some say there is an 8 year cycle.  We just don’t know.
​

     Other things I do know - Glass Half Full

1. We will all make it through.  My husband has been in some form of construction for over 40 years.  Because of that, these housing busts or crashes have affected us directly.  I had my real estate license in the late 1990’s and ended up getting a corporate job later because it was too hard for both of us to be impacted, because of these crashes.  But we, like most American’s, are resilient and we find a way out and even make a better life for ourselves.
2. Most of what we worry about, does not come to pass.  As I mentioned earlier, many of us, not just me, thought that the quarantine would devastate the housing market.  People were stuck in their homes, and a lot of Texas was in lock-down mode.  Who knew that would create a desire to move, change jobs, or start a business?  But it did cause all of that.
3. We – at least in Wise County and the surrounding areas – are still in a very strong market.  Many are experiencing large equity increases and can sell out and pay cash for something else.  Interest rates are still low, and people are moving in from other parts of the country have cash to spend.  If you want to sell, now is the time.
4. The world is changing, and much of it for the better.  While many feel like bad news is coming in droves, people are beginning to be so creative with their lives.  Some are selling out and moving to their dream life in some exotic place because their work is all online now.  Others are creating new businesses in markets that benefit many people, some that were never thought of before.  Still some are changing careers completely and moving to their dream job because they realized that life is passing them by.  What we have been through this past year has made almost everyone re-evaluate their life. 

    What is my point of all of this?  Don’t let the naysayers or Debbie downers cause you to make a decision you later regret.  Counsellors will tell you never to make a permanent decision based on a temporary situation.  Today, this is more true than ever. 
    Administrations change every 4-8 years, and the economy shifts with it, in some way or another.  I saw a sign on a property last year that said something like “Land for Sale – depending on who wins election.”  That is a permanent decision based on a temporary situation. 
    My parents bought a home in the 80’s, from a couple that were selling out and moving to a type of religious complex, all because of what the preachers and prognosticators, were saying at the time.  Not many years after, the head of that ministry was accused and tried for adultery and embezzling.  Now the, once beautiful complex and theme park, has been sold off with huge empty buildings, and a variety of housing.  Millions and millions were lost to investors and families.  The family that sold that home to my parents, made a permanent decision based on temporary situation.  They had to start all over. 
   Buyers have called me, wanting to find land so they can live off-grid and become preppers because they are listening to some saying we are in for a really bad time.  It is supposedly coming soon and we will need to be self-sustaining.  I heard the same thing about Y2K and we all know how that turned out.   ​

However, many real estate experts say that we will never again see the housing crashes as drastic as we have in the past.  There will be an adjustment at some point, but so many things have been put into place to prevent the predators from destroying the market in that way.  So there is hope for the future. 
   If you are thinking about selling out to become a prepper, selling so you can get the equity and pay cash, or you need a larger home because of your family situation, let’s talk.  I can help you weed through all of the variables and try to help you make the best decision possible.  This is no time for a rash decision, and I would love to be your trusted real estate advisor, to help your situation.  Sometimes just talking it out, helps alleviate the concerns and you may just decide to stay where you are.  I truly want you to come to the best decision for you and your family. 

If you are interested in what some of the real experts say about the market, go to Home - Real Estate Center (tamu.edu).  Texas A&M Real Estate Center has Housing, Employment, and Index reports as well as other industry information.  ​

I wanted to just let you  know the wedding was absolutely beautiful and they are happily settling in to their new life together.  Thank you for your sweet comments and congratulations.  We had a wonderful weekend.  

I am a proud member of the Wise County Chamber of Commerce.  They provide support for businesses in and around Wise County.  There are Chamber offices in Bridgeport, Decatur and Chico, but many of the smaller communities do not have a city office, so that is the strength that WC Chamber brings.  

Recently they created a calendar of area events, that highlights what was going on in Wise County.   Below are just a few coming up!  But click on the links below to go to their website and like their FB page, so you can see all of the great happenings and information. 

(20+) Wise County Chamber of Commerce | Facebook

Wise County Chamber of Commerce – Welcoming, Uniting and Promoting Business