Wow... If you want to know what's going with home sales around your home, or in a neighborhood or area you really like, you've GOT to check out the MLS Market Snapshot...

What is the MLS Market Snapshot?

It's just what the name says: a snapshot of the current market. Have you ever wondered what that house down the street sold for? You remember the list price, but how much did they really get? Sales prices aren't public record in all states, and even when they are, it can be tough to analyze trends. Texas, for example, is a non-disclosure state. Sales prices are not public information and the local Multiple Listing Service (MLS – read more below) is generally the only place to find them. The trouble is that local MLS are maintained and paid-for, and thus only accessible, by Real Estate Agents... until now. The MLS Market Snapshot will allow you to see what nearby homes are for sale for (list prices/asking prices), how much they actually sold for (sales prices/sold prices), how long they were on the market (Days on Market or "DOM"), plus graphically illustrate these and other stats along with great community and school data.
Click here to check out the MLS Market Snapshot!
(Note: If you want a Snapshot for an area outside of North Texas, contact me and I'll get you fixed up.)

Why is Our MLS Market Snapshot a "Trusted Resource"?
 (and not just another "market reporting tool")

Most market reporting services offer generalized information, pulled from various places such as public/county records and tax rolls, with a focus on national or regional statistics, with estimates (or averages) of sales prices. Our MLS Market Snapshot offers a "one of a kind" solution that gives consumers extremely local market information direct from their local MLS, giving you a competitive advantage from Ryan Cave, The “Caveman” and The Cave Realty Team that others just don't offer.
Click here to check out the MLS Market Snapshot!

How Else is the MLS Market Snapshot Different?

Our MLS Market Snapshot is a premiere program that maintains a special partnership with area Multiple Listing Services (MLS). This means all of our market data is fresh, real-time information, right from your local MLS database - The primary source of real estate listing, transaction and market data. The MLS is the very place that Real Estate Agents upload all of their listings (real estate for sale); this is the same source that hosts and/or feeds most home searches on Agent websites. Only now, our MLS Market Snapshot will allow you to access the "SOLD" information (such as sales prices and DOM) that was previously only available to Real Estate Agents.

Unlike other sources, the Snapshot can keep you aware of real estate that is For Sale plus that which is SOLD. Also included is great community and school data! Our Snapshot will show data all around a given home, or area, and provide consumers a clear picture of that extremely local real estate market... which is the way it should be. After all, who cares if prices in your region, or even your city, are up 5% if your neighborhood is down 4% (or vice-versa)? You simply can't beat the accuracy and up-to-the-minute data... it's the most comprehensive trend, statistic and market analysis information I've ever seen! If there's anything else like it, I not aware of it (and I try to keep my ear to the ground on stuff like this). Keep in mind, the MLS Market Snapshot is NOT just for Sellers. It's also great for Buyers who want to know what's REALLY going on with home sales in a given neighborhood or area they are interested in.

The best part is that we just need a few seconds of your time, and a few pieces of information, and we'll compile your market data and send your MLS Market Snapshot directly to your inbox for FREE! It is generally sent to you in just about 5 minutes. A potential Seller told me: "The Market Snapshot tool is very cool!... Definitely user friendly... Thanks for keeping me in the loop." (from Joel; Sachse, TX)

I’ve set-up lots of clients with our MLS Market Snapshot and received very positive feedback. It allows them to keep an eye on what’s going on with the market around their home (or the market in their desired area). Now you too can sign-up for FREE and never miss what's happening in your market, or any area that interests you! Plus, you'll also get a free, updated Market Snapshot about once a month with the option to get it more or less frequently (you decide)... or you can cancel it all together. So, what are you waiting for? There's even a sample Market Snapshot you can view... check it out... I know you won't be disappointed.
Click here to check out the MLS Market Snapshot!

Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com
 

I just heard about the Watters Creek Grand Opening Celebration
It will be Saturday, October 25th from 10:00 AM - 4:00 PM
NOTE: If you didn't see this notice in time, and would like to be emailed whenever I post information about future events and such, please click "Email Me" over on the right and tell me you'd like to be notified of new blog postings.
On to the Grand Opening of Watters Creek: There will be entertainment all day, hourly prize drawings, shopping specials and live entertainment in the evening! Below are just a few of the exciting events at the Grand Opening Celebration you won't want to miss!

Schedule                                                                             Location 
10am  Townview Magnet High School Band Performance ---- Village Green
11am  Cooking Demonstrations with Chef Jon Bonnell ------- Village Green
             (Featured on the "Today Show")
12pm  Meet the Dallas Mavericks Dancers ------------------------ Pecan Tree 
            Complimentary Star Maker Music Video ------------------- Paciugo Courtyard
1pm   David Chicken - Children's Musical Comedy ------------- Village Green  
           Complimentary Portraits by Cl!x Portrait Studios -------- Pecan Tree 
2pm   Arthur Murray School of Dance Performance ------------- Village Green  
           Complimentary Caricatures ----------------------------------- Next to Eddie Bauer 
3pm   Connemara - Fun with Critters and Creatures ----------- Village Green 
6pm   Live Entertainment - Rob Holbert Band -------------------- Village Green 

View the full schedule of events here.

Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com

A friend and business associate who is looking into real estate investing (for rentals) asked me question about homes up for auction and what I thought of them (i.e. homes with a starting bid of $50K yet an appraised value of $250K). I thought I might share my email response with the world (keep in mind real estate is local; these comments are about the DFW area/market):
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I believe that homes up for auction can be a high-risk/high-reward proposition (especially high-risk for the novice real estate investor). [I was asked about doing the inspection before bidding] Inspection rules (i.e. when they are allowed) are dependant on the auction house, so we would have to check with each one (not just on when you can inspect them, but on who pays for utility connection & service). I'm not a big fan of auctions because (in most novice investor's cases) you have to outlay money for an inspection with no guarantee of getting the home. If the inspection results show the home is horrible, like a traditional purchase, you probably don't want it and have already wasted your time and money (as is often the case with auction & floreclosed homes). If the inspection results are moderately clean, the home will probably sell at auction for much higher than you had hoped... only there is no guarantee that you'll get it (in which case, again, you wasted time and money on the inspection). Most of the hard-core investor-buyers are doing inspections themselves on these homes (costing them nothing but their time). However, I've seen it cost them plenty more as things were missed (depends how good at inspecting they are [and if they do a more formal inspetion later]). The biggest difference is when you buy a home through traditional means (i.e. not at auction), you lock the property up for very small amount (usually <$100) with a contract before you spend anything on an inspection (and the Seller turns on/pays for the utilities).
That brings up one of the things I wanted to discuss in-person, but now's as good a time as any: How much work are you two are looking for?
If the answer is "lots" (i.e. we're going to live, eat & sleep there while making most of the repairs ourselves; hiring out only the "biggies" like foundation repair & roofing) then there can be significant "Sweat equity" found in homes in need of lots of repairs (as is often the case with auction homes). However, if you plan to hire the work out, then there is generally not much (if any) equity left after the bills are paid. Of course, hard-core investor-buyers put together crews that can do the work for less (because they are going to be doing work on multiple properties for the investor). This can quickly become a full-time job though...
If you're just looking for homes in need of "a little" work (i.e. paint, carpet, a little sheet-rock, etc.) you should know that these homes tend to sell for much more. The free-market tends to adjust for condition pretty well (i.e. better conition = better price) [in a market that is flooded with more homes than DFW, you may find better prices]. Again, if you do the work yourself, you might have a little extra equity. If you hire it out, I've seen it cost more than what little extra equity was supposedly in a "deal" of a home.
In closing, I'll say that I think an auction is a fine place to find deals if you're very risk tolerant (i.e. it can be a fine place to lose your shirt; so as long as you can afford to buy more shirts and try again [you'll probably be ok]...). I prefer the more traditional method of finding a fair deal on a home that is in good condition and in an area that will rent well and provide income for years to come. The idea is to pay it off and cash-flow. I think too many people fall into the trap of looking for a "deal" only to find that the price-tag to repair it, and the time it sits vacant, cost them far more than if they just bought something that was in good shape to start (unless you're talking about fixing & flipping houses, a whole other topic). Remember, our market is not that bad here. So, there aren't tons of wonderful homes selling dirt cheap like the media might have you believe. Maybe in CA, NV or FL (where home prices were severely over-inflated before), but no so much in TX (where our prices have been stable). Typically, if a home is cheap [here in DFW], there's a reason for it... and unless our market becomes much worse, the reason is almost always the home's location or condition. Hope that helps.
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Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com
 

I just ran across this recent press release (below) about the grand opening of The Village at Allen (SE corner of Stacy Rd. and 75/Central). It made me think about an interesting point mentioned: this is one of the biggest mixed-use developments in the U.S. and it is THE biggest mixed-use development in Texas. So what is a mixed-use development? How does it differ from the typical, single-use development we're used to seeing? Well, it's not JUST a hotel, or JUST retail (i.e. a strip-mall), or JUST an entertainment venue (like an area, movie theater, etc.) but it is some combination of two or more of these (and/or other) land uses in one general area (read the wikipedia definition here). Once you've read the info. below, please post a comment/your thoughts about the development (i.e. "I love the additional shopping" or "I hate the urban sprawl") and give specifics about what you love/hate the most. I'm interested to hear some of the public's opinions (click on "Post a Comment" just below my contct info. at the bottom of this article):
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FOR IMMEDIATE RELEASE: Oct. 15, 2008
Contact: Hillary Redwine, Sunwest Communications
(214) 373-1601 or hredwine@sunwestpr.com

THE MGHERRING GROUP ANNOUNCES GRAND OPENING OF THE VILLAGE AT ALLEN

First phase of largest mixed-use development in Texas to include national retailers Best Buy, Toys“R”Us and Babies“R”Us “R” Superstore, TJ Maxx, HomeGoods and more

Allen, Texas – The first phase of The Village at Allen, developed by The MGHerring Group, opened today at the southeast corner of US 75 and Stacy Road in Allen.
The grand opening of the first phase will continue through November as retail stores and restaurants open each week.  Best Buy and Uncle Julio’s were the first tenants to open at The Village at Allen, having celebrated their grand openings earlier in October.
Other retail stores and restaurants opening in October include: Toys“R”Us and Babies“R”Us “R” Superstore, TJ Maxx, HomeGoods, Dick’s Sporting Goods, Men’s Wearhouse, Mattress Giant, Sleep Experts, Nate’s Seafood and Steakhouse, Coffee N Cream and Verizon Wireless.  In addition, The Vitamin Shoppe, Ooo La La, Which Wich?, Cold Stone Creamery, Smoothie Factory and Villa Nails are scheduled to open in November.
The Village at Allen is one component of The MGHerring Group’s  3-million-square-foot, regional, mixed-use lifestyle center located in both Allen and Fairview, which is currently the largest mixed-use development in Texas and also one of the largest in the United States.
“Our goal for The Village at Allen, in combination with The Village at Fairview, is to create a superior retail and entertainment destination for the residents of Collin County, offering everything from national retail stores, specialty shops, casual restaurants and fine dining to a variety of entertainment options,” said Gar Herring, president of The MGHerring Group.  “We are excited to open the first phase of The Village at Allen and look forward to continuing the momentum as additional phases open throughout 2009.”
 The second phase of The Village at Allen will open March 8, 2009 and include Super Target, PetSmart, GameStop, Red Robin, Cheddars and more. Upon its completion, the center will feature 1 million square feet of retail. Other components include a 220-room Courtyard® by Marriott® Hotel with an adjoining 35,000-square-foot conference center (opening fall 2009); the 6,275-seat Allen Events Center (opening November 2009); and 500,000 square feet of office space.
As development for The Village at Allen continues, several common area enhancements will be added including: Canine Commons Dog Park; The Grove, featuring an outdoor fireplace and pavilion; a children’s play area with playhouses and a Texas-shaped hedge maze; a one-acre park; two lakes; and a hike/bike trail.
The Village at Allen is being developed in conjunction with The Village at Fairview, opening Aug. 5, 2009. The two developments will be separated by Stacy Road but were designed and are being developed as one project. Upon completion, the project will span 400 acres and include 2 million square feet of retail and 1 million square feet of office, residential and hotel space.
The MGHerring Group recently completed another development in the Dallas area – Uptown Village at Cedar Hill, located at Highway 67 and F.M. 1382 in Cedar Hill, Texas. Uptown Village at Cedar Hill opened March 12, 2008.

About The MGHerring Group
With a reputation for design, quality and integrity, Dallas-based The MGHerring Group has developed more than 30 major shopping centers and regional malls in the United States and Mexico, totaling more than 24 million square feet of retail space.  The MGHerring Group has been recognized with numerous industry awards and is considered by many to be among the top shopping center developers in the nation.
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Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com
 

I just heard about the first annual "Taste of Watters Creek" and it sounds like a blast. If you haven't been to Watters Creek and all of the wonderful shops and restaurants, this will be a GREAT opportunity to experience much of what it currently has to offer (with even more to come). If you have already visited Watters Creek, then you can only imagine how much fun this event will be.
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Taste of Watters Creek

What: The first annual “Taste of Watters Creek” will feature the best of a dozen dining and specialty food locations as well as wines from around the world to complement the cuisine. Guests will enjoy a casual, leisurely evening on the Village Green with live music as they enjoy their wines and sample appetizers, entrées and desserts from an international menu provided by the fabulous dining and specialty food locations of Watters Creek.

When: Thursday, Oct. 23 - 6:30-9 p.m. on the Village Green

How Much: $30 per person and $50 per couple in advance; $40 per person at the door, if available.* A portion of the proceeds to benefit Collin County Meals on Wheels.

Who: The evening's appetizers, main course and desserts will be provided by Brio Tuscan Grill, Celebrity Cafe and Bakery, Cru - A Wine Bar, Grimaldi's Pizzeria, Market Street, Mi Cocina, NAAN Korean Grill and Sushi Bar, P.F. Chang's, Paciugo, The Cheesecake Factory and Woodlands American Grill.

How: Tickets may be purchased by:
Email: watterscreek@trademarkproperty.com
Phone: 972.747.8000
Or by visiting the Watters Creek Management Office at 970 Garden Park Drive, Allen, TX 75013
Cash, Check and all major credit cards will be accepted.
*Attendees must be 21 years of age.
For more information please call:972.747.8000
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From what I know of the Watters Creek development and developers, this event will be a first-class, fun-filled evening... and it even benefits a good cause (Meals on Wheels). Enjoy!

Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com
 

AllenOnline.com is Giving Away AHS Football Tickets!

That's right, FREE Allen High School football tickets... and there is still time to register for these FREE tickets to the remaining Allen Eagle home football games. To enter the drawing, and for complete details, you can visit the AllenOnline.com Community Forums and click the Allen Eagle logo on the right side of the page. Or you can click here to visit the Free AHS Tickets section in the Community Forums at AllenOnline.com.

Also, Allen Online has a Ticket Exchange section in the Classified Ads. You can click here to visit the Ticket Exchange section in the Classified Ads at AllenOnline.com.

Remaining AHS Home Games on the Schedule:
- October 10, 2008 vs McKinney Boyd (Homecoming)
- October 24, 2008 vs Jesuit
- November 7, 2008 vs Wylie (Senior Night)

Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com
 

Register to Vote by October 6th so that you can Vote in November's election.

Will it be President McCain or Obama? State Representative Ken Paxton or Challenger Robert Virasin? Who do you want to represent you at the county level - Joe Jaynes or Victor Manuel?

These important decision are yours come November 4th. Homwever, in order to be eligible to vote you must register by October 6th. It's easy to register. Visit www.txprosperity.com to download your registration form.

Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com