As I've been telling anyone who will listen over the past 8 months, some cities are not drowning in falling home prices and/or rising unemployment. The "mortgage meltdown" 2007 didn't crush the real estate market nationwide. Despite the national trends, several major markets are doing just fine.

To identify the healthiest real estate markets, Forbes magazine recently examined the country’s 50 largest metropolitan areas. The magazine studied key factors such as unemployment and job-growth data from the Bureau of Labor Statistics, home price data from the National Association of REALTORS®, and information on gross metropolitan product growth provided by the U.S. Conference of Mayors. After all that research, what did they find? They were able to compile a list of 10 cities that Forbes sees as "practically recession-proof". They are listed below along with the percentage of growth for median-priced homes in the past year.

Oklahoma City, Okla. Median home price: +8.2 percent
San Antonio, Texas +7.9 percent
Austin, Texas +6.4 percent
San Jose, Calif. +11.2 percent
Raleigh, N.C. +4 percent
Salt Lake City, Utah +2.5 percent
Houston, Texas +1.1 percent
Seattle, Wash. +1.2 percent
Charlotte, N.C. +3.3 percent
Dallas-Fort Worth, Texas +.5 percent

Notice a trend? That's right... Texas is quite obviously the "most recession proof" state with 40% of the nation's top 10 metro areas (North Carolina is the only other state with more than one city on the list). I've heard experts say that that this is due to our state's low unemployment and continually high job growth (thanks in large part to the rebound of the tech sector). So, Texas is still the place for low, stable home prices with slow & steady gains. It's a fantastic place to be buying or selling real estate!

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

Time to look at the January sales numbers (see charts below). Comparing the month of January (2007 vs. 2008) you'll see that the number of sales for Collin County recovered a bit (in relation to the December numbers) and is only off by around 100. We still see a a slight increase in days on market and an even bigger decrease in the sales price/sq.ft. (decreasing for the second month in a row). Again, if this trend continues, it could signal trouble. I'm still not ready to cry out that prices are falling, but it will bear close watching. With that in mind, I'll reiterate the fact that Sellers should be aware that homes are still selling (my listing inventory continues to sell) but remember: the homes that are selling, for the most part, are those with the best marketing, in the best condition, with the best prices.

Number of Properties Sold in Collin County - Jan. 2007: 809
	Square Feet	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2571	$244,009	$235,628	$91	75

Number of Properties Sold in Collin County - Jan. 2008: 701
	Square Feet	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2613	$240,471	$231,175	$88	89

Do you enjoy reading about about recycling? Heading out in your hybrid? Studying solar power? Then you won't want to miss the Live Green Expo 2008. This event will have all kinds of "green" exhibits and presentations. Plus there will be live entertainment, children's activites, hands-on demonstrations and even prizes being given away! Come see how much fun "living green" can be. Besides saving the planet, you might just find that some "green" solutions can actually help you save some green (i.e. cash). The event is FREE at the Plano Center on April 12, 2008 from 9am-5pm and centers on nine core values:

Transportation - Yard & Garden - Food & Agriculture - Lifestyle & Recreation
Green Building & Remodeling - Energy - Indoor Air Quality - Waste Reduction - Water

For more details check here:
http://www.plano.gov/Departments/Environmental+Services/livegreenexpo/

That's right, it's time to celebrate train robbery... or at least commemorate one very famous train robbery in particular. The city of Allen has a few different "claims to fame" like being the home of Olympic gold medalist Carly Patterson and being home to the very first successful train robbery in Texas.

The latter involves a heist which went down 130 years ago in Allen, TX (February 22, 1878) and was perpetrated by the infamous Sam Bass and his gang. Back then Allen was little more than a water stop for refilling steam engines on the Houston and Texas Central Railroad (H&TC). However, times have changed and Allen has come a long way in the past 130 years. On Saturday, February 23, 2008 from 10am to 2pm the Allen Heritage Guild is commemorating the infamous event with a live re-enactment of the Sam Bass Gang Robbery by Allen H.S. Drama Students and family activities at the Allen Heritage Center (train depot). From 2pm to 4pm there will be a presentation of "Holdup at Allen Station" by Rick Miller, County Attorney of Bell County, TX and author of the book "Sam Bass & Gang." A reception and book signing will follow the presentation.

So, come out and enjoy celebrating, or at least commemorating, one of Allen, Texas' most interesting "claims to fame." It should be a great time for the whole family... just don't tell the kids they're actually learning history.

Let's look at the December sales numbers, shall we? Comparing the month of December (2006 vs. 2007) you'll see that the number of sales for Collin County continues to be way off (over 300 fewer). Combine this with an slight increase in days on market and a slight decrease in the sales price/sq.ft. and, if this trend continues, it could signal trouble. I'm not ready to hit the panic button just yet, but it is certainly a Buyer's market right now with historically low interest rates and plenty of inventory (homes) to choose from. With that in mind, Sellers should be aware that homes are still selling (I've sold a bunch of my homes/listings in the past couple of months) but the homes that are selling, for the most part, are those with the best marketing, in the best condition, with the best prices.

Number of Properties Sold in Collin County - Dec. 2006: 1106
	Square Feet	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2615	$254,197	$245,936	$94	73

Number of Properties Sold in Collin County - Dec. 2007: 883
	Square Feet	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2613	$250,183	$244,619	$93	86

Well, the November sales numbers are in. Comparing the month of November (2006 vs. 2007) you'll see that the number of sales for Collin County is down by around 150. While that is a lot, it is consistent with the past several months and the trend is actually a little better than Sept. & Oct. The average days on market is slightly up but our sales prices remain steady at an average of $95/sq.ft.

Number of Properties Sold in Collin County - Nov. 2006: 1036
	Square Feet	Bedrooms	Full Baths	Half Baths	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2539	3	2	0	$248,561	$241,638	$95	64

Number of Properties Sold in Collin County - Nov. 2007: 883
	Square Feet	Bedrooms	Full Baths	Half Baths	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2666	3	2	0	$261,805	$253,941	$95	80

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

After a nice conversation with the very helpful Public Information Office for Allen ISD, I got some really good information. First, let me say that a final decision on school boundaries is not being made until January 21. Also, the board has scheduled meetings specifically to hear from those concerned about boundaries. The dates for those meetings are in early November; well before any final decision is made in January (see link below). Allen Residents might have heard about a meeting on October 22 at City hall at 7pm. There will be an opportunity to voice opinion here, HOWEVER this is just a regular board meeting and the school boundaries are not even on the agenda (nor have ideas for the new boundaries even been proposed yet). So, it will be difficult to voice an opinion with no idea if/how the new boundaries will affect anyone. The advice given by Tim Carroll of Allen ISD's Public Information Office was that Allen Residents wait to see what new boundaries are being proposed before they get too upset. Bottom line: Many of our elementary schools are becoming overcrowded as Allen grows. New schools are being built, and school boundaries may change, but nobody knows yet which, or how many, homes will be affected by this. The committee proposing new boundaries will not even have new boundary recommendations until Oct. 25th. By the 30th, these recommendations will be posted online for all to see. After that, they will have public meetings for comment on the issue. Read all the details about the meetings, boundaries, and enrollment numbers here:
http://www.allenisd.org/web/Attendance-Boundaries/boundary-index.html
Below is an email from Tim Carroll with the Public Information Office of Allen ISD. He was very nice and said that all residents should feel free to call him with questions. PLEASE DO NOT TAKE ANY FRUSTRATIONS OUT ON HIM. He is NOT on the committee making boundary decisions (he's just the messenger). The committee making the decisions can be reached at teamof8@allenisd.org and again, we cannot get too upset with anyone until we know what exactly they are proposing.

---from Tim Carroll with the Public Information Office of Allen ISD---

The Allen ISD Attendance Boundary Committee will complete its work on October 25 with recommendation(s) to adjust school boundaries beginning in 2008-2009. The committee's proposals will be posted at www.allenisd.org on October 30 and will then be presented at public hearings on November 1, 5, 12 and 13. Patrons are also welcome to submit comments by email to the teamof8@allenisd.org. The changes will be needed to help level out enrollments at high growth campuses and accommodate new elementary schools that will open in 2008 and 2009. Following the public hearings, a recommendation will be brought forward to the Board of Trustees for consideration. The Board will take public comment through December and is scheduled to take action on January 21. More information is available on the district website.

Tim Carroll, APR
Public Information Office
972-727-0510
FAX: 972-727-0500
Email: tim_carroll@allenisd.org
---

If you have questions or info. to share on this topic, call Ryan Cave, The "Caveman" at 214-789-9366 or go here to contact me: http://ryancave.yourkwagent.com/atj/user/ContactUsGetAction.do

Comparing sales data from September of 2006 to September of 2007 shows that the number of sales for Collin County is down by 200 (that's a lot) and the average days on market is slightly up (this may continue to increase). Both of these are indicative of our current market with higher inventory (more homes for sale) and tougher mortgage requirements (i.e. even though rates are still great, fewer people can now qualify). The good news: while much of the country is also seeing sales prices slump, Collin County remains flat at an average of $92/sq.ft.

Properties Sold in Collin County Sept. 2006: 1145
	Square Feet	Bedrooms	Full Baths	Half Baths	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2495	3	2	0	$236,503	$229,651	$92	62

Properties Sold in Collin County Sept. 2007: 945
	Square Feet	Bedrooms	Full Baths	Half Baths	List Price	Sale Price	Price per Square Foot	Days on Market
Avg	2580	3	2	0	$246,379	$237,705	$92	67