Kristin's Blog

Rockwall Ranch ~ Market Snapshot ~ brought to you by Kristin Moran

Fri, 03 Feb 2012 14:34:21 -0500

Rockwall Ranch ~ Market Snapshot ~ brought to you by Kristin Moran

Rockwall Ranch is a magnificent area of the Texas Hill Country. The deer outnumber the people that live there, there are an abundance of trees & you get a feel for true county living but close to everything.

Rockwall Ranch has a community pool & playground for the kids, walking trails & views to die for.

Beautiful homes, on large lots are what you will find in Rockwall Ranch which is located in New Braunfels, Texas in Comal County. Know what that means? NO CITY TAXES!

If you are convinced Rockwall Ranch is the place for you & your family to call home, below are the available homes:

Interested in more info on the beautiful Rockwall Ranch? I'm happy to help!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Just Listed! 14122 Churchill Estates #207 ~ San Antonio, Texas

Fri, 03 Feb 2012 11:08:24 -0500

Sisters That Sell | RE/MAX Access | (210) 313-7397

14122 Churchill Estates Blvd Apt 207, San Antonio, TX

One bedroom condo in Capistrano complex

1BR/1+1BA Condo

offered at $90,950

Year Built 1983 Sq Footage 870 Bedrooms 1 Bathrooms 1 full, 1 partial Floors 2 Parking 1 Car garage Lot Size 214,315 sqft HOA/Maint $208 per month

DESCRIPTION

Charming one bedroom condo located in the Capistrano complex. Located just a few feet from the pool! Open floor plan with high ceilings. The kitchen offers abundant cabinet space, stainless steel stove and dishwasher. Refrigerator, washer and dryer convey. Enclosed patio with hand fired porcelain tile. Bamboo flooring in loft area. Large master bedroom upstairs. One car garage. Mature oak strees and plenty of parking for guests.

see additional photos below

PROPERTY FEATURES

- Central A/C - Central heat - Fireplace - High/Vaulted ceiling - Walk-in closet - Tile floor - Living room - Dining room - Dishwasher - Refrigerator - Stove/Oven - Stainless steel appliances - Washer - Dryer - Laundry area - garage - Balcony, Deck, or Patio

COMMUNITY FEATURES

- Garage parking - Guest parking - Clubhouse - Swimming pool(s)

ADDITIONAL PHOTOS

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Contact info:

Sisters That Sell

RE/MAX Access

(210) 313-7397

For sale by agent/broker

Equal Opportunity Housing

Posted: Feb 2, 2012, 11:33am PST

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

The New Braunfels, Texas Farmers Market ~ Have you been?

Mon, 23 Jan 2012 12:10:33 -0500

The New Braunfels, Texas Farmers Market ~ Have you been?

All of this activity has been going on right under my nose! It was our first visit to The New Braunfels, Texas Farmers Market this past Saturday. What a treat!

And just like their website say's, they had it all:

Locally Grown Fruits & Vegetables
Fresh & Dried Flowers
Dairy Goods & Cheeses
Baked Goods
Select Meats
Handmade Items
Plants & Garden Items
Fresh & Dried Herbs
Entertainment

The New Braunfels, Texas Farmers Market is open EVERY Saturday, rain or shine from 9-1pm. You can literally get everything on your grocery list there. If it consists of healthy, farm raised items. Items like eggs, lettuce, tomatoes, grass fed meats, cheese, organic honey, etc. Awesome stuff!

Take a stroll down the aisles of The New Braunfels, Texas Farmer's Market, grab a coffee & some fresh bread for your bag. Tap your foot along to the music while you select your frest fruit & vegetables & smile because you are about to take all these yummy goodies home!

I can't think of anything more fun than a Farmer's Market on a Saturday AM on a beautiful day in New Braunfels, Texas!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Top 10 Reason's the market seems to be picking up~

Thu, 19 Jan 2012 12:36:02 -0500

Top 10 Reason's the market seems to be picking up~

Things all around me are all hustle & bustle. I LOVE IT! Reminds me of the good ol' days! Here’s how I can tell:

10. You show a house & find out it’s already under contract (grrrr), the agent hasn’t HAD TIME to change the status. Oops.

9. You put a new listing in MLS & within hours you have 4 inquiries on it & the promise of an offer before they have seen it.

8. You have to steal one of your signs from your listing that is already under contract to put in the yard of another listing because you are out of signs!

7. You pack a cooler in your dirty car full of snacks & water because you are always eating on the run!

6. When your spouse asks you “What’s for dinner?” you reply, “Olives & water, I’ve got work to do!”

5. You dream about being in a bidding war on a house with another agent & wake up in a sweat.

4. You pack a blank contract in your purse “just in case”.

3. You start answering your phone with “Sorry, that house is already sold!”

2. You change your name on facebook to “Real Estate DYNAMO!”

AND THE #1 REASON the market seems to be picking up:

1. You rack your brain for a blog post topic & all you can come up with is how busy you are so you write a top 10 list of how busy you are!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Time is running out! The Mortgage Forgiveness Debt Relief Act

Wed, 18 Jan 2012 16:22:33 -0500

Time is running out! The Mortgage Forgiveness Debt Relief Act

That's right, time is running out for those homeowners who don't want to get hit with a tax bill because they walked away, restructured or short sold their primary residence.

Back in 2007, while foreclosures were increasing & the number of short sales were spiking, Congress decided to provide some sort of relief to folks in this situation. The Mortgage Forgiveness Debt Relief Act of 2007 was passed & cancels the debt.

What is this cancelled debt? In the instance of a short sale, for instance, you owe $285,00 on your primary residence in San Antonio, Texas. Your Real Estate agent put's it on the market & it sells for $250,000. There's a difference of what you owe to the lender & what it sold for (in this case, $35,000) that usually would be reported as income & you would have to pay taxes on.

Thanks to The Mortgage Forgiveness Debt Relief you will not be taxed on the cancelled debt during the remainder of 2012.

If you owe more than what your San Antonio, Texas home can sell for or if you need help discussing your options, call, email or text me. There is still time to do a short sale before the end of 2012.

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Clear Springs Park Subdivision ~ The Hill Country of San Antonio, Texas

Wed, 18 Jan 2012 14:15:45 -0500

Clear Springs Park Subdivision ~ The hill country of San Antonio, Texas

If you are dreaming of a spot in San Antonio, Texas that has views in abundance, huge lot sizes, scenery galore& friendly neighbors, Clear Springs Park might be for you!

Located at the corner of Clear Springs Park & Smithson Valley roads, Clear Springs Park is right in the middle of San Antonio, close to 1604, 281 & Highway 46!

What would a neighborhood be without views for miles, deer in your backyard & privacy from neighbors?

Most of the homes are set far back on their lots, lot sizes are between 1 and 5 acres each. This is country living in San Antonio at it's finest, WITHOUT city taxes!

The biggest feature of Clear Springs Park has to be the animal restrictions. You can have a horse or a donkey or even a peacock if you so desire! Clear Springs Park certainly has it all!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

How do you say Thank you to past clients? Throw them a party!

Sun, 15 Jan 2012 18:27:52 -0500

We hosted a customer appreciation party yesterday morning. We had a lovely brunch with a breakfast buffett & a mimosa bar. We held the event at the lovely Gardens at Old Town Helotes. They have beautiful landscaping, a koi pond, the scenery is awesome & it is nestled in the heart of Helotes.

We really couldn't have picked a better spot. Everyone loved the venue & the food was awesome!

All the agents in my office have been contributing money monthly for weeks in anticipation of this event. We had a good turn out & everyone seemed to have a great time! We feel it is really important to say thank you to our client's who have purchased homes from us and sent us referrals of other buyers & sellers.

The harpist played some beautiful music & the caterer's did a fabulous job on the food!

We are really excited about the next one & already have tons of ideas in mind! We really were so glad we have such awesome clients & wanted to say thank you to them. We hope they enjoyed themselves! Until the next one!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Just listed ~ 4015 Menger ~ $265,000 ~ San Antonio, Texas

Fri, 06 Jan 2012 20:45:02 -0500

Sisters That Sell | RE/MAX Access | (210) 313-7397

4015 Menger, San Antonio, TX

Ranch style home in Northwood Hills

3BR/2BA Single Family House

offered at $265,000

Year Built 1998 Sq Footage 2,182 Bedrooms 3 Bathrooms 2 full, 0 partial Floors 1 Parking 3 Car garage Lot Size 1.08 acres HOA/Maint $0 per month

DESCRIPTION

Beautifully maintained 3 bedroom, 2 bath home in Northwood Hills Subdv. Country living in the city. Freshly painted in November 2011 and new carpet installed. Open floor plan with high ceilings and skylights. The kitchen features stainless steel appliances along with granite counter tops and backsplash. The living room offers a stone fireplace, built-in entertainment center & ceramic tile. Deck and above ground pool. 3 car garage. NEISD schools. Hardy Plank siding. 2 adjoining lots for sale separately. MLS #'s 926146,926087

see additional photos below

PROPERTY FEATURES

- Central A/C - Central heat - Fireplace - High/Vaulted ceiling - Tile floor - Living room - Breakfast nook - Dishwasher - Refrigerator - Stove/Oven - Granite countertop - Stainless steel appliances - Laundry area - inside - Balcony, Deck, or Patio - Yard - Swimming pool

ADDITIONAL PHOTOS

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Contact info:

Sisters That Sell

RE/MAX Access

(210) 313-7397

For sale by agent/broker

Equal Opportunity Housing

Posted: Jan 6, 2012, 11:07am PST

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Need a photographer in San Antonio, Texas? Jimmy Stewart photography is fabulous!

Thu, 05 Jan 2012 12:04:36 -0500

Need a photographer in San Antonio, Texas? Jimmy Stewart photography is fabulous!

Jimmy Stewart is an amazing photographer. He has photographed a few of my listings for me & the pictures always turn out excellent! I admit it, I am a horrible picture taker! I never got the knack of it & I just decided to leave it to the professionals & that's exactly what Jimmy is!

When I showed a recent client the photos of his home he said "How come you didn't show us this house!!!???" I knew I had hired the right photographer for the job!

Jimmy is personable, he's talented & he's affordable! You can check him out here & I will leave you with some awesome samples of his work:

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Just Listed! 7507 Lago Frio ~ San Antonio, Texas

Thu, 05 Jan 2012 11:51:04 -0500

Sisters That Sell | RE/MAX Access | (210) 313-7397

7507 Lago Frio, San Antonio, TX

Camelott II Subdv

3BR/2BA Single Family House

offered at $72,000

Year Built 1981 Sq Footage 1,318 Bedrooms 3 Bathrooms 2 full, 0 partial Floors 1 Parking 2 Car garage Lot Size 0 sqft HOA/Maint $0 per month

DESCRIPTION

One owner 3 bedroom, 2 bath home in NE San Antonio. New aluminum siding w/ 50 year transferrable warranty installed in 1990. New roof installed in 1990 w/ 20 year shingles. Foundation repair in 1999 w/ transferrable warranty. New sewer line. Fence replaced in 2011. Hardware pulls in kitchen. Recent landscaping. Convenient to Randolph AFB and Fort Sam.

see additional photos below

PROPERTY FEATURES

- Central A/C - Central heat - Living room - Dining room - Dishwasher - Stove/Oven - Washer - Dryer - Laundry area - inside - Balcony, Deck, or Patio

ADDITIONAL PHOTOS

Photo 1

Contact info:

Sisters That Sell

RE/MAX Access

(210) 313-7397

For sale by agent/broker

Equal Opportunity Housing

Posted: Dec 22, 2011, 10:35am PST

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

If I can't be your first, I want to be your THIRD Realtor in San Antonio, Texas!

Tue, 03 Jan 2012 13:51:01 -0500

If I can't be your first, I want to be your THIRD Realtor in San Antonio, Texas!

Sellling your home in San Antonio, Texas can be tricky. There are many different variables, circumstances, scenarios, etc.

When it comes to choosing an agent, if I can't be your first, I want to be your third & i'll tell you why....

The conversation with your first agent might go a little something like this...

Mr./Mrs. Seller - "You know we don't really need to sell....", "Let's just put it on the market at xxx & see what we get......", "If it doesn't sell, we will decide then what to do....."

Realtor #1 - "OK! sign here!"

So, guess what? The home didn't sell. Your listing has now expired & you hate Realtor #1 because no one even came to look at it & you haven't heard from them in months. You decide to move on to another agent.

The conversation with your SECOND agent might go a little something like this......

Mr./Mrs. Seller - "You know our last agent was awful.....", "He just put a sign in our yard & we never heard from him again....." "You know we realllllllllyyyyyyyyyy don't have to sell, but we will reduce the price by $2.00......", "If it doesn't sell, we will decide then what to do......."

Realtor #2 - "OK! sign here!"

So, guess what? Again, the home didn't sell. You hate Realtor #2 now & are having serious de ja vu. You now decide to give it one more chance. This time with an open mind about your price & your future house plans.

Enter lucky Realtor #3! You talk candidly with your third Realtor, discussing your "Plan B" if the home doesn't sell, look closely at the research on your neighborhood the agent has done & decide to price your home aggressively based on how long you want it to be on the market, what your goals are in getting into your new home, etc. etc. etc. etc. etc. You might even be ready to just "get it over with"!

When you decide to sell your home, at first you might not be too serious, you might not "need to sell" or perhaps you are just trying to put a price out there & you will "see what you can get". If you aren't given then information you need from the agent as far as pricing the home, marketing, absorption rate's & feedback, move on. If you do not think the agent in front of you want's to sell the home as badly as you do, move on. If your agent seems more concerned with "having a listing on the books" then move on!

Find yourself your THIRD agent, first!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

If it sells too quickly it was UNDER-PRICED to begin with! Pricing your home to sell!

Thu, 22 Dec 2011 14:18:11 -0500

If it sells too quickly it was UNDER-PRICED to begin with! Pricing your home to sell!

This is what my seller said to me yesterday when discussing his price point. I said "Excuse me?" & he repeated it, nodding his head up and down. I quickly thought of my most logical response to this myth & said "What do you feel is a reasonble amount of time on the market before it sells?" "Well, I don't know" he said "but under 10 day's is too short!"

I quickly went into the process of selecting a price.

First, I talked about our competition, our competition that let's us know where we stand in the grand scheme of things & determines our absorption rate. The absorption rate tells us what has sold on the market, how many homes are currently available & how long it should take to sell this home.

Second, I talked about pricing it right from the beginning & used them as an example. Everytime we went out looking when they bought from me, if a home had been on the market for a considerable amount of time their first question to me was "What's wrong with this home?". Most times I pulled up the history on it & sure enough they had it priced too high from the get go, gradually moving it down inch by inch to a more reasonable price.

Third, is our list to sold price percentage which helps us determine where homes were when they went on the market vs. how much they sold for. Clearly this tells us how realistic folks are being from the get go on their homes.

Fourth, what is the price range for our neighborhood & what price range is getting showings more than others? I pull a report from our Centralized Showing Service that shows us what homes are getting the most amount of action based on a certain criteria. When it comes right down to it, $5,000 can make a big difference and you want all the action you can get, right?

I am not in the business of putting an overpriced home on the market & letting it sit there for 6, 9, 12 or 24 months, not my style. I like to come to an agreement on the price point of the home based on the above criteria & let is sell. That's our goal, right? In my opinion if a home sells in one, two, three or even 14 days, it was priced right from the beginning.

Pricing it right from the beginning isn't hard to do.

There are a variety of things that can come into play when determining the price of a home but when it comes right down to it there are only a few that matter when it comes to getting it sold, in my opinion. Location and price.

You can't change the location, but you can make your price very attractive without "giving it away".

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

The 2011 numbers are IN! There's a clear winner!

Tue, 13 Dec 2011 16:51:19 -0500

I took the time today just like I have done every year (This one went by FAST!) to find out my sources of closed deals. I break my categories down by various activities we are involved in and general "stuff". Things that fall under activities are BNI, Social Media, (Facebook, Twitter or ActiveRain) or church, etc. General stuff or general leads would be ones received from the RE/MAX referral network, Fire Fighters (my sister is married to a FF), sphere, previous client, etc. I try to only do a few groups so it doesn't get overwhelming.

I just do what makes sense, really & plunk the deal there, call it a day & then really scrutinize it in December.

Anyway! I keep a spreadsheet of closed deals, where it came from, how much the home was, how much we got, any referral fees paid out & what actually ended up in my bank account. Is this system antiquated? If you have a better system, let me know, this is mine & it works ok for now, i'll keep it.

So! At the end of the year I tally everything up which by the way is the point of this long, drawn out post. When I tallied them up, guess who was on top?

If you guessed ActiveRain YOU ARE RIGHT! I was thrilled when I realized AR was the clear winner! For those visual folks, I did a quick pie chart....mmmmmmmmmm.....pie.

Ok, here it is:

It's pretty right? All that green on the chart means out of all the deals Sisters That Sell did in 2011, AR was numero uno! AR was the main source of income of closed deals in 2011. It wasn't the most amount of closed deals, that fell under previous clients but it was by far the highest income producing activity that happened in 2011. Wowza. That right there is huge folks, BIG!

Magnificient. I like it, I love it, I want more of it!

NOW, on to 2012, good luck folks!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

Christmas Caroling on the San Antonio, Texas Riverwalk

Mon, 05 Dec 2011 19:36:21 -0500

Christmas Caroling on the San Antonio, Texas riverwalk

I have fond memories of Christmas Caroling as a child. My sister's and I would go around our neighborhood & sing our favorite songs. From "Rudolph the red nosed reindeer" to "O' Christmas Tree". We would walk from door to door & just have a blast! I don't think we were any good but we had a ton of fun doing it. I can't even remember the last time Christmas Caroler's came to my door, how sad! BUT, if you are looking for the joyous sounds of carolers I've found the perfect spot for you!

The San Antonio Riverwalk has caroler's! From November 26 all the way until December 18th. They sing out loud & proud from 6:30 pm to 9:30 PM. Know what the best part of these caroler's are? They are on a boat! How cool is that?

Walk along the Riverwalk, grab some dinner or just a drink & listen to the joyous sounds of over 185 schools, churchs, company & civic choral groups on cruising boats!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!

RE/MAX Access ~ First annual toy & jacket drive!

Wed, 30 Nov 2011 13:29:41 -0500

We would love it if you can help! Bring by a child's toy and/or a child's jacket to our office! We are helping out two elementary schools this year & are so excited to be doing it!

We are open from 8:30 AM to 5:30 PM Monday - Friday. Stop by, say hi & drop something off for the children! Thanks!

Kristin Moran

Specializing in San Antonio & surrounding cities
-------------------------------
RE/MAX Access - Realtor®/Owner

KristinMoran@Remax.net 210.313.7397 www.SistersThatSell.com

Buy a home from me, use the truck to move for free!