December 28, 2009 San Antonio Realty News You Can Use

Here are some interesting news items for San Antonio home buyers or sellers:

10 Trouble Spots to Consider When Purchasing a Foreclosed Home  from RISMEDIA

Tax credits play a big role in boosting sales from SanAntonioExpressNews

Bexar foreclosure filings at a record high from SanAntonioExpressNews

For honest straight talk about San Antonio realty stuff, contact us.  We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.


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San Antonio Realty News You Can Use

RealtyTimes has this interesting article about "How To Save To Buy A Home."  Click to check it out.

If you're interested in buying a condo, this Associated Press article in the San Antonio ExpressNews is both informative and a little troubling.  Go here.

For more information about San Antonio real estate, you can

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We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

December 2009 San Antonio Realty Market Report

“May you live in interesting times.” Is it a blessing or a curse?

Across the Nation this year, home buying and selling has been interesting to say the least. Cursed with excessive foreclosures, rigid mortgage lending requirements, lackluster job markets, sluggish home sales and rapidly falling home values, is it any wonder that home buyers and sellers, not to mention their Realtors®, are tired of the curses of 2009’s interesting times.

It’s not so in San Antonio! The Alamo City will close 2009 having one of the Nation’s healthiest large metropolitan economies. Projections for 2010 indicate the area’s immediate future is highly favorable for strong economic growth, low unemployment, and a continuing strong infusion of the monetary and human resources needed to build an even more economically vibrant city.

That said, this year, San Antonio’s housing market was punched around a bit by the national economic downturn. Although home foreclosures went up and average home values went slightly down, recent Federal economic recovery initiatives (like the Tax Credit Program For Home Buyers) appear to be slowing and perhaps reversing those trends.

Here are the relevant market indicators for San Antonio single-family detached homes as of December 8, 2009:

There are 10977 active listings compared to 12603 last year. The inventory is decreasing slowly. That’s a good sign for home sellers and indicates a healthy trend toward achieving a balanced housing supply.

The average sales price for the most recent closings is $180,040 compared to $186,084 last year. The drop in average sales price has, for the most part, been driven by the purchase of a large number of less expensive properties by first time home buyers capitalizing on the recent up to $8000 First Time Home Buyer Federal Tax Credit Program. It remains to be seen how the recent continuation and expansion of the program will impact on San Antonio’s housing market.

The average cumulative days-on-the-market (CDOM) for the most recent sales is 127 compared to 117 last year. During 2009, CDOM figures have been unacceptably high, but have recently trended downward. That’s a positive sign for San Antonio home sellers specifically, and the realty market, generally.

Industry analysts see these data as reflecting a housing market continuing to strongly favor buyers over sellers but trending toward a more balanced market in late winter or early next spring.

That’s all for our December 2009 San Antonio realty market report. In closing, we wish you and yours the happiest of holidays and a healthy and prosperous new year.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio, Texas. If you have questions, need San Antonio realty or mortgage loan advice or assistance, or just want to chat, please call us at (210) 863-2661 or (210) 867-8763, or E-mail us at swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with our home buying or selling needs.

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San Antonio Realtors® Know More Than Real Estate

There are always a few people in any community that seem to know everyone. In San Antonio, that’s us!

In our business of studying the San Antonio real estate market, we get to meet new people every day. We meet dentists, contractors, business owners, service people, nannies, restaurant owners, and executives. As people who meet new people, one of our favorite things is to connect people that we know.

If you are ever in need of a great recommendation for a San Antonio metropolitan area contractor, restaurant, babysitter, or anything in between, please contact us! We live in such a great community of wonderful people, and we love to help people connect to each other!

And of course, we are always your best resource for your San Antonio area real estate needs.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or (210) 867-8743, or (800) 201-9145 or send us an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

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Coming soon, look for our new websites for San Antonio physician loans, San Antonio Army PCS, San Antonio Air Force PCS, and San Antonio Navy PCS.

Best Market Ever For AD Military & Veterans Buying A San Antonio Home

Now that the Federal home buyer tax credit program has been expanded and improved, it’s time for San Antonio area veterans and active military personnel to profit from it. Low interest VA, FHA, Texas Vet and other financing programs, along with the tax credit, an ample new and resale home inventory, and a strong buyer’s market, give powerful incentives for present and former uniformed service home buyers to take advantage of what’s likely to be a once in a lifetime San Antonio home buying opportunity.

So, if you’re a veteran or active duty member who’s considering buying a first time home or moving from a current home, don’t miss this wonderful chance to capitalize on your government benefits.

We can help.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or (210) 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our Realty Solutions Team is always ready to help you with your home buying or selling needs. For more information about San Antonio real estate, you can

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San Antonio Home Buyers Should Always Consider Using A Buyer's Agent

At sanantoniohomequest.com, we believe an educated home buyer is a wise buyer. That's why we have compiled a series of easy to remember essential hints for our home buyer guests. This one's always a hit:

 The buyer should always consider using a buyer's agent.
Why? The buyer's agent is ethically, professionally, and legally obligated to put the buyer's interests first. By using a buyer'sw agent, the buyer avoids the risks and pitfalls of working through a listing agent representing the seller. And, the buyer's agent's services are provided at no additional cost to be buyer.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.


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New Home Near Ft. Sam Houston and Randolph AFB For $1603 San Antonio O-5 BAH

Hey, San Antonio active duty O-5!

For your $1603.00 with dependents BAH, you can comfortably afford a brand new 4 bedroom, 2 bath, 2 car garage home close to Fort Sam Houston and Randolph Air Force Base.

There are also 15 resale home listings in the area that fall within your BAH affordability range.

For more information, click here, tell us about your home ownership wants and needs and we’ll send you all matching listings around Fort Sam Houston and Randolph Air Force Base.

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We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

Put A San Antonio Realtor® To Work For You

It’s no secret that the average consumer turns first to the Internet for home buying and selling information. Why not? It’s the world’s largest library. It’s free and easy to use. It’s chocked full of stats, advice, articles, bulletins, blogs and opinions, not to mention a lot of nutty rants, raves and ruminations. It’s no wonder why, after weaving through the web in search for honest, consistent information, the average realty consumer ends up bewitched, bothered, and bewildered.

Arguably, it’s too risky to trust the Internet if you’re looking for timely and reliable information about something so risky, expensive, and complicated as a real estate deal.

So, who can you trust?

The answer is close at hand. Just contact a local Realtor®. Don’t be shy. A Realtor® won’t try to rope you in, put you in a head lock, or make you do anything you’re not willing to do. A Realtor® will be pleased to answer your questions in hopes of developing a trusting and long term relationship with you.

So, if you’re hopelessly wrapped in the Internet’s realty web, don’t hesitate to ask a Realtor® to cut you loose. You won’t be sorry.

We’ll always be the Realtors® first in line to help you.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

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New San Antonio Physician 100% Home Loan

There’s a new 100% home mortgage program available for San Antonio physicians.

After the Bank of America Physician Loan Program was suspended in March, 2009, it became virtually impossible for San Antonio area physicians to obtain 100% home mortgage loan financing. Now, there’s good news! A new program has just opened up that’s specifically designed to help qualified physicians, including medical students and residents, acquire a San Antonio area home.

The program offers:

100% financing - no money down
No private mortgage insurance (PMI)

• lower monthly payments
• thousands saved over the life of the loan
• more home for income

Easy qualification and special underwriting for physicians with good credit

• student loans deferred for months are NOT counted in qualifying ratios
• allows purchase before starting a new position
• allows qualifying using future income

Single family homes, town homes, lofts, and condos acceptable

It's a great opportunity for members of San Antonio's medical community.  For more information, contact us.

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

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Updated 2009/2010 San Antonio Homebuyer Tax Credit On YouTube

If you're tired of reading the sometimes confusing articles about the expanded and extended 2009/2010 Federal Tax Credit Program For Home Buyers, you'll find this YouTube video to be worth a thousand words.

http://www.youtube.com/watch?v=IMzTpn3FvA8

For more information about San Antonio real estate, you can:

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We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

Brand New Home Near Ft Sam Houston and Randolph AFB For $1257 Monthly E-6 BAH

Hey, active duty E-6!

For your $1257.00 BAH, you can comfortably afford a brand new 3 bedroom, 2 bath, 2 car garage home close to Fort Sam Houston and Randolph Air Force Base.

There are also 120 resale home listings that you can easily afford with your $1257.00 BAH entitlement.

For more information, click here , tell us about your home ownership wants and needs and we'll send you all matching listings around Fort Sam Houston and Randolph Air Force Base.

Visit My Web Site

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Ask Me A Question

We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

2009 San Antonio, Texas, BAH For Army, Navy, Airforce, Marine Corps, and USCG

This blog is of interest to Navy, Army, Airforce, Marine Corps, and Coast Guard personnel on orders to Fort Sam Houston, Randolph AFB, Lackland AFB, Brooks City Base, and associated military sub-installations.

The following link for calculating your San Antonio BAH is provided compliments the San Antonio Home Quest Realty Services Team.

Click to calculate your San Antonio BAH for 2009.

Call us at (210) 863-2661 or (210) 867-8743 or send an E-mail to kelleybus@aol.com and we’ll match your BAH with homes for sale or rent near your San Antonio duty station. All we need to know is your rank and basic home ownership requirements (bedrooms, baths, 1 or 2 story home, garage spaces, and any other wants and needs you want us to search for).

We answer all inquiries as promptly as possible.  Click here to post your SanAntonioHomeQuestions.
Visit us at sanantoniohomequest.com for all your San Antonio area realty needs.

November 2009 San Antonio Realty Market Report

During the last 12 months, San Antonio has consistently ranked as either number 1 or 2 among the Nation’s leading large city economies. Notably, in October 2009, the Alamo City was ranked in Business Week and by the Brookings Institution as having the strongest metropolitan economy in the Nation. Also, a little more than a year ago in a Forbes Magazine study, the city finished second to Oklahoma City for the title of the having the Nation’s top economy..

Although not totally immune, San Antonio has escaped the current recession’s worst effects because its economy is driven by relatively recession proof sectors such as health care and insurance.

Strong Federal sector activity is also a major contributing factor. The infusion of manpower, money, and material resources associated with the area’s Military Base Realignment and Closing (BRAC) construction projects has served to mostly offset the national recession’s local impact. For at least two more years, the flood of BRAC resources will continue to enhance and stimulate San Antonio’s economic growth.

Considering the above, it’s not surprising that all key indicators are positive for San Antonio’s vitality for the indefinite future.

What about San Antonio’s housing market? Strong economies drive strong housing demand, and, in light of San Antonio’s thriving economy, realty market analysts expect San Antonio to have one of the Nation’s healthiest housing markets for months to come.

That’s not surprising. During good economic times and even during the current recession, San Antonio’s housing market has been recognized for its relative stability. Quoting the Brookings Institution’s Alan Berube, San Antonio didn’t participate in “the ridiculous run-up in housing prices” that caused catastrophic meltdowns when the Nation’s real estate bubble burst. “San Antonio didn’t lose as much in the first place, so it could be ready to turn around sooner,” he said.

Basically, the secondary impacts of the National recession have caused San Antonio’s housing market to experience an atypical and, hopefully, a short term downturn.

The downturn is reflected in these key market indicators for San Antonio single family detached homes as of today - November 7, 2009:

• There are 11025 active listings as compared to 12919 last year. The inventory is decreasing slowly. That’s usually a good sign for sellers and indicates a healthy trend toward achieving a balanced housing supply.

• The average list price for the most recent sales is $174,901 as compared to $194,962 at the same time last year. The average sale price for most recent sales is $168,084 as compared to last year’s $185,87l. For San Antonio, these figures represent an atypical and unusually drastic drop in home sale prices. The drop is undoubtedly driven by the purchase of a large number of less expensive properties by first time home buyers capitalizing on the up to $8000 First Time Home Buyer Federal Tax Credit Program. It remains to be seen how the recent continuation and expansion of the program will impact on San Antonio’s housing market.

• The average number of days on the market (DOM) for the most recent sales is 128 as compared to 117 last year. DOM figures have been unacceptably high for the last year but have started to trend downward. That’s a positive sign for San Antonio’s home market.

Industry analysts see these data as reflecting a housing market continuing to strongly favor buyers over sellers but trending toward a more balanced market in late winter or early next spring.

That’s all for our November 2009 San Antonio realty market report. In closing, we wish you a wonderful month and a happy and safe Veterans Day and Thanksgiving holiday.

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We’re Stephanie and Randy Kelley, Realtors® at Keller Williams Legacy, San Antonio. If you have questions, need San Antonio area realty or mortgage advice or assistance, or just want to chat, please call us at (210) 863-2661 or 867-8743, or send an E-mail to swkrealtor@aol.com or kelleybus@aol.com. Our SanAntonioHomeQuest.com Realty Solutions Team is always ready to help you with your home buying or selling needs.

San Antonio Army PCS Home Buyer Rewards

There’s a special benefit for active duty and retired Air Force members and other public servants using the services of the SanAntonioHomeQuest.com Realty Solutions Team.

Specifically, if you are an active duty or retired military member or family member, or a government civil service or public service employee or family member, you are eligible for SanAntonioHomeQuest’s Public Service Reward Program . To qualify, all you have to do is use our buyer representation services to purchase a San Antonio area residence from 1 October 2009 to 30 April 2010. Upon closing your home purchase, you’ll receive a cash back reward based on your home’s purchase price.

For more information, contact Randy or Stephanie Kelley, Realtors®, Keller Williams Legacy, San Antonio. Visit our website at SanAntonioHomeQuest.com . Call us at (210) 863-2661, (210) 867-8743, (800) 201-9145, or E-mail us kelleybus@aol.com and swkrealtor@aol.com.

San Antonio Air Force PCS Home Buyer Rewards

There’s a special benefit for active duty and retired Air Force members and other public servants using the services of the SanAntonioHomeQuest.com Realty Solutions Team.

Specifically, if you are an active duty or retired military member or family member, or a government civil service or public service employee or family member, you are eligible for SanAntonioHomeQuest’s Public Service Reward Program . To qualify, all you have to do is use our buyer representation services to purchase a San Antonio area residence from 1 October 2009 to 30 April 2010. Upon closing your home purchase, you’ll receive a cash back reward based on your home’s purchase price.

For more information, contact Randy or Stephanie Kelley, Realtors®, Keller Williams Legacy, San Antonio. Visit our website at SanAntonioHomeQuest.com . Call us at (210) 863-2661, (210) 867-8743, (800) 201-9145, or E-mail us at kelleybus@aol.com and swkrealtor@aol.com.

Time For San Antonio Home Renters To Buy

Who do you know right now that is renting? With so many opportunities for first-time San Antonio area home buyers, everyone who is renting should at least explore what opportunities may be available. Sellers are now helping buyers with down payments, buying down rates, concessions, and much more! Who do you know that might want to learn more?

The real estate market changes quickly, so don’t let your friends miss out on this fantastic opportunity. Email or call us today with the names and contact information of people we may be able to help.

Contact Randy or Stephanie Kelley, Realtors®, Keller Williams Legacy, San Antonio, for all your realty needs.

Ask us about our buyer reward cash bonus program.

Visit our website at SanAntonioHomeQuest.com . You can call us at (210) 863-2661, (210) 867-8743, (800) 201-9145, or E-mail us at kelleybus@aol.com and swkrealtor@aol.com .

Who Does Your San Antonio Realty Agent Represent?

At sanantoniohomequest.com, we believe an educated home buyer is a wise buyer. That’s why we've compiled a series of easy to remember essential hints for our home buyer guests. Here’s a really important hint:

Be cautious when a real estate professional doesn’t promptly disclose exactly who he or she is representing. Insist on written disclosure.

Why? Because Texas law requires real estate professionals to give written notice disclosing who represents whom in Texas real estate transactions.

There is an exception. New home builder site sales representatives aren’t required to provide the notice since it’s evident they represent their builder employers.

If you have questions or need advice or assistance with your San Antonio area realty needs, please call or send and E-mail. We'lll be happy to help.

Contact Randy or Stephanie Kelley, Realtorsd(R), Keller Williams Legacy, San Antonio. Ask us about our buyer reward cash bonus program. Visit our website at SanAntonioHomeQuest.com. You can call us at (210) 863-2661, (210) 867-8743, (800) 201-9145, or E-mail us at kelleybus@aol.com or swkrealtor@aol.com.

Rental Home For PCS To Randolph AFB or Ft Sam Houston

Conveniently located within comfortable commute range of Randolph Air Force Base ( Randolph AFB ) and Fort Sam Houston ( Ft Sam Houston ), at $975,00 per month, 616 Rittiman is a great refurbished rental home opportunity. Click to see details.

Time's Short For The $8000 Tax Credit For San Antonio Home Buyers

Thanks to Melissa Kulikoff, Senior Loan Officer at Supreme Lending, San Antonio, for the following alert for buyers hoping to close their purchase in time to qualify for the up to $8000 first time home buyer Federal tax credit.

Quoting Melissa -

"Let’s take a look at our November time line for closings.

The tax credit expires the Monday after Thanksgiving. I’ve checked with several title companies and most of them are NOT open Friday.Therefore, your deal must be clear to close with docs drawn Wednesday 11/25 to close on 11/30.

Is your closer going to be able to get closing document approval that quickly and still close & fund on 11/30? Better ask now!

Are you a VA buyer? Please remember VA appraisers have 10 days to provide the appraisal report. That means if a VA appraisal is ordered for you on the 2nd, it might not arrive until the 16th……..not a lot of time for the lender to review the appraisal and issue a clear to close authorization to your title company.

If you have a real estate agent and aren’t sure where your closing stands, call your him or her right away. A $8000 federal tax credit is a lot of money. Make sure everything’s being done to insure you close on your purchase by midnight 30 November.

Please contact me right away if you’re a buyer who is still “shopping” for a lender.

Time is running out. Contracts I receive after 11/10 will likely create heartburn for all involved trying to close before the credit expires." ___________________________________________________________________________

You can contact Melissa at Melissa.Kulikoff@supremelending.com, telephone 210 807-6850 or 210 807-6851.

If you have realty questions or need realty advice or assistance, contact a member of the SanAntonioHomeQuest.com Realty Solutions Team at swkrealtor@aol.com or kelleybus@aol.com, telephone 210 863-2661 or 210 867-8743.

Buying A Newly Constructed San Antonio Home - Don't Get Mortgage Pre-Approval

At sanantoniohomequest.com, we believe an educated home buyer is a wise buyer. That's why we have compiled a series of easy to remember essential hints for our home buyer guests. Here's a popular one.
If you might buy a newly constructed San Antonio home, get loan pre-qualified, but not pre-approved.

Why?

Keep this in mind. As a marketing strategy, almost all production home builders offer significant buyer incentives tied to using a select lender and title company. That's because the builder either owns outright, partially owns, or otherwise receives financial benefits from the designated lender and title company. Consequently, if your plan is to buy a new home from a builder and, if you will need a mortgage loan to do so, it is better to get loan pre-qualification but not a loan pre-approval.

Here's the reason why.

You'll have to submit a lot of paperwork and pay for a credit check to get pre-approved for a mortgage loan of any type. Then, if you decide to buy a newly constructed home, in order to get the buyer incentives offered by the builder, you'll have to submit the same paperwork and pay for another credit check to obtain your mortgage loan from the builder's select lender. In essence, you'll double your effort and your credit check costs.

So, what should you do?

If you don't know the maximum loan you can obtain based on your income, credit history, and debt, you might still ask a lender to qualify you. Any lender will qualify you, usually over the telephone or on the Internet. Pre-qualification doesn't involve paying for a credit check. It's essentially an estimate. Lender's do pre-qualifications as a marketing technique, in hopes of establishing a relationship leading eventually to selling you a loan.

Or, you can go to sanantoniohomequest.com and use our mortgage calculators to do the pre-qualification calculations yourself, for many different loan types.

If you have questions, or need advice this, or other realty purchase issues, please call or send an E-mail.

I’m Stephanie Kelley, Accredited Buyer’s Representative (ABR®), Certified Residential Specialist (CRS®), Graduate Realty Institute (GRI ®). I’m a Realtor ® at Keller Williams Legacy, San Antonio. You can visit me at sanantoniohomequest.com, call me at (210) 867-8743 or (210) 863-2661, or E-mail me at swkrealtor@aol.com.

Buying A San Antonio Home - Get Loan Prequalified

At sanantoniohomequest.com, we believe an educated home buyer is a wise buyer. That’s why we’ve compiled a series of easy to remember essential hints for our home buyer guests.

Here’s one of our most popular hints:

To know how much home you can afford, get loan pre-qualified; and, if you plan to buy a resale property, get loan pre-approved.

On the other hand, if you might buy a new construction property, get loan pre-qualified, but not pre-approved. Why? Because you’ll duplicate your loan pre-approval time and expense if the new home builder attaches your buyer incentives to using his preferred lender.

So, for now, let’s concentrate on the loan pre-qualification issue.

The wise buyer knows his or her home affordability range and a mortgage lender can help with that decision.

So, what should you do?

I recommend that you start by qualifying with more than one lender. Ask each lender for a good faith estimate (GFE) of costs associated with the loan or loans (like a VA vs FHA vs conventional) you might procure. Select the lender that offers to give you the best deal.

When you’re ready to buy a resale property, ask your most promising lender for a loan pre-approval letter. At that time, your selected lender will run a credit check on you, which you will either pay for up front or be charged for at closing.

Your Realtor® should send along your loan pre-approval letter with your resale property purchase offer. Just having your loan pre-approval might make you the winning bidder in a bidding war.

Call me or send an E-mail if you have questions.


I’m Stephanie Kelley, Accredited Buyer’s Representative (ABR®), Certified Residential Specialist (CRS®), Graduate Realty Institute (GRI ®). I’m a Realtor ® at Keller Williams Legacy, San Antonio. You can visit me at sanantoniohomequest.com, call me at (210) 867-8743 or (210) 863-2661, or E-mail me at swkrealtor@aol.com.

To Buy Or Lease A San Antonio Home - That Is The Question

So, you're new in town and planning on eventually buying a San Antonio home; but you're considering renting an apartment or house while you scout out the area.

Temporarily renting might be a reasonable course, but, before you leap into a lease, first do some homework. Remember, while renting, you run the risk of missing your best buying opportunities while tied down by a lease. Consequently, renting at the wrong time can cost you money for a long time. 

So, here’s what you need to know.

First, is it a buyer’s market or a seller’s market? If it’s a buyer’s market, think twice about renting.

Second, are the mortgage interest rates very favorable and what are the projections? If the rates are low, but projected to increase, think twice about renting.

Third, are home values appreciating or depreciating? If the values are depreciating and projected to go lower, then renting and waiting for the market to reach bottom might work well.

Fourth, are the prices for homes for sale going up or down. If they’re going up, then consider buying a home right away before prices go higher. If prices are going down, you should either buy now or wait for the market to reach bottom.

Fifth, keep in mind that all realty markets have fairly predictable seasonal activity cycles. Find out the best months to purchase a San Antonio home. If you’re in a low sales month, you should forget renting and take advantage of your stronger position as a buyer by capitalizing on a weak market.

Here’s where you can go to get information to help you make your rent vs. buy decision.

If you have time, use the Internet to search for local realty news at sites like mysa.com or Realty Times. Use sites like Trulia.com to ask questions of local realty experts and visit their blogs .

Ask a trusted friend or business associate to refer you to their favorite realty agent or mortgage lender. Don’t hesitate to call for advice. A Realtor® and a lender should always be willing to help, hoping someday you’ll use their services. In the unlikely event that someone gets pushy or uses a hard sell technique, you can always say “no thanks” and go away.

I’m available to help you make your rent vs. buy decision. I’m Stephanie Kelley, Accredited Buyer’s Representative (ABR®), Certified Residential Specialist (CRS®), Graduate Realty Institute (GRI ®). I’m a Realtor ® at Keller Williams Legacy, San Antonio. You can visit me at sanantoniohomequest.com, call me at (210) 867-8743 or (210) 863-2661, or E-mail me at swkrealtor@aol.com.

$8000 First Time Home Buyer Extension Possible For San Antonio Texas Servicemembers

This article is thanks to Shannon Collier, Senior Loan Officer, WR Starkey, Mortgage, San Antonio. Shannon's contact information follows the article.

A slew of professionals tied to the housing sector made eager pleas to Congress last week requesting the $8000 first time homebuyer tax credit be extended. The benefit was part of the stimulus plan and is set to expire the end of November. The White House indicated the program “helped the economy” and led to “quite a bit of success” and noted consideration of extending the program. There are additional proposals in the Senate to not only extend the program but also to increase the tax credit and remove the first time homebuyer qualification. Unfortunately the cost to extend the credit is around $1 billion per month. This has politicians from both sides of the isle concerned. The House voted Thursday to extend the credit for American service members another 12 months. Both parties have members pushing for the extension to apply to all purchasers. Analysts indicate some sort of extension is very likely.

Shannon Collier
Senior Loan Officer
12500 San Pedro Ave., Suite 100
San Antonio, TX 78216
Work: 210-545-9300
Fax: 866-703-8734
Cell: 210-725-8470
scollier@wrstarkey.com
http://www.shannoncollier.com/

San Antonio BRAC Relocation Home Search

In the coming months, thousands of military and civilian personnel and their families will relocate to the San Antonio area in conjunction with Base Realignment and Closing (BRAC) initiatives.  Well qualified San Antonio real estate specialists are prepared to service the realty needs of our new BRAC neighbors.

My San Antonio Home Quest Realty Solutions Team is leading the way.

Contact me if you have questions or need advice about San Antonio's realty market.  Ask me about the latest San Antonio BRAC developments.  Describe your homeownership wants and needs and I'll send you the most current matching listings directly from the San Antonio Multiple Listings Service (MLS).

I'm Stephanie Kelley, Accredited Buyer's Representative (ABR®), Certified Residential Specialist (CRS®), Graduate of the Real Estate Institute (GRI®).  Visit me at SanAntonioHomeQuest.com, call me at (210) 863-2661 or (800) 201-9145, E-mail me at swkrealtor@aol.com or kelleybus@aol.com.

$8,000 Federal Tax Credit Hammer Coming Down for San Antonio Home Buyers

Rapid Read Summary:

The tax credit deadline is November 30, 2009.
There’s no time left to build a new home.
There’s very little time left to contract to purchase a home using a mortgage loan.
There’s still time to purchase a home with cash.
An experienced Realtor® might be able to help beat the deadline.

For most first time San Antonio home buyers (and for those not owning a home in the last 3 years), the hammer is coming down too soon on the opportunity to take advantage of the $8,000 Federal First Time Home Buyer Income Tax Credit Program.

The program’s deadline for closing on a home purchase is November 30, 2009.

As of 10 October 2009, with only 51 days left, there’s no chance for a home buyer to have a new home constructed and completed by 30 November.

Using a mortgage loan, it takes an average of 45 days to do everything needed to close on the purchase of a resale home. Consequently, some lenders and title companies are already telling home buyers that it’s unlikely they can successfully close their purchase by November 30 unless the’ve already filed an executed purchase contract at the title company and are well into the loan approval process.

A cash buyer can usually expect to close much sooner than 45 days after executing a home purchase contract; however, every day that goes by without having a purchase contract in hand lessens the chance of closing the sale by 30 November.

If you are eligible for the $8,000 tax credit, but haven’t started your home search, contact us right away. We’ll do everything we can help you beat the November 30 deadline.

We are Stephanie and Randy Kelley, Realtors(R), Keller Williams Legacy, San Antonio. Visit us at sanantoniohomequest.com , phone us at (210) 863-2661 or (210) 867-8743, and E-mail us at swkrealtor@aol.com or kelleybus@aol.com.

Home Buyer's Tax Credit Changes Possible For San Antonio Buyers

Home Buyer’s Tax Credit Changes Possible

The first major change to the $8,000 home buyer’s tax credit began moving through Congress the last week of September, giving hope to real estate and building groups pushing for extension of the entire program before it expires November 30, 2009.

House Ways and Means Committee chairman, Congressman Charles Rangel, a New York Democrat, combined several smaller bills into the “Service Members Home Ownership Act of 2009″, with a floor vote expected soon.

The bill is intended to correct a flaw in the original tax credit legislation: By requiring buyers to occupy and own their first home for 36 months to fully qualify for the credit, the program creates serious problems when military, Foreign Service and intelligence agency personnel are transferred overseas.

During their absence, they are not occupants of their houses, and sometimes have to rent them out or sell. Any of these events make them ineligible to retain the $8,000 credit under current law. Ineligible buyers must then repay the credit to the IRS.

Oregon Congressman Earl Blumenauer, sponsor of one of the bills consolidated into Rangel’s, said “it is absurd that thousands of Americans serving our country, away from friends and family … must choose between their service work and home ownership.”

The Ways and Means committee’s bill would waive the repayment requirement when a service member must sell a home within the 36 month period because of a transfer to a new duty station or overseas, and would count service-related absences toward the 36 month requirement.

Another provision in the bill would extend the $8,000 credit for another year for personnel who may have missed out on claiming the credit because they thought they wouldn’t qualify due to an overseas posting.

The credit for these individuals would be extended to November 30, 2010 from November 30, 2009, provided the served outside the U.S. for at least 90 days during calendar year 2009.

The bill, which has bipartisan support, could be sent to the Senate for action as early as next week, Congressional sources told Realty Times.

More important for the housing market overall, however, is the precedent set by the bill’s extension of the credit for an extra year. It’s not a far leap from that position to a general extension of the entire $8,000 credit program to the same date.

The National Association of Realtors, National Association of Home Builders and the Mortgage Bankers Association jointly sponsored an ad campaign aimed at convincing Congress to give the credit program another year.

Extracted From Realty Times and Written by Kenneth R. Harney


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Wondering What Your Home Is Worth? Click to let us show you.

Clean Windows Sell San Antonio Homes

Hey, home seller!  Here's an essential marketing tip for you. 

Always remember that the prospective home buyer's first view of your house can make or break a sales opportunity, so always make sure your home's windows give an enticing wink.

Here's how to make sure your home has welcoming, glittering windows.

Read this article from the San Antonio Express News, Sunday, December 9, 2001, written by Maribel Zimmerman. I dug it out of my archives, because so many of my home selling clients have asked for it and found it really works!

Cleaning windows: Simple Steps To A Clearer Outlook by Maribel Zimmerman

Some windows look like they were cleaned with a good amount of spit and an oily mechanics rag. Sticky fingers and wet noses pressed to the glass can wreak havoc on your view, too. But some windows look worse after they've been cleaned. Why? What could possibly have gone wrong? Plenty.

Hastily pursuing the perfect view can mean forgetting the most important credos of crystal-clear windows: clean water and the right tools. So, how do you get windows to sparkle the first time? It's really not that hard.

There are several ways to do the job right. Commercial cleaning solutions can work well, but are not necessary for the job. Old fashioned household cleaners are plentiful in most homes - and expensive.

Experts at Anderson-Windows suggest beginning with the right stuff: rubber gloves; two buckets or one bucket with two wells; sudsy ammonia; white vinegar; rubbing alcohol; several clean, dry rags; a squeegee; and a ladder, if necessary.

Now follow these steps to the best view you've ever enjoyed:

1. First, read and follow manufacturer's instructions on each cleaning agent and all tools before beginning. In addition, use extreme caution when using ladders and working around open windows to maintain safe operation and avoid injury. If elevation devices are required, do not use furniture, only equipment intended for that purpose, including ladders, scaffolding, and step stools. And, follow all manufacturers' instructions for safe operation.

2. Fill both buckets with 1 to 2 gallons of the hottest water your gloved hands can stand. Use caution in handling hot water to avoid burns and scalding.

3. In one of the two buckets, add one cup each of ammonia,and vinegar, plus two tablespoons of rubbing alcohol and stir. The latter will help water evaporate faster and add that twinkle factor.

4. Begin at the top of the house, at the top of the window.

5. Wipe the entire surface with the solution. If necessary, bugs, stickers and stubborn marks can be removed using a new straightedge blade, being careful to avoid personal injury or damage to the window. Once the dirt is removed, wipe the window a second time with the clear water.

6. Immediately squeegee the window, using a rag to wipe the squeegee dry after each swipe. This will limit the streaks caused by wet lines of water at the squeegee's edge and eliminate dripping onto your sparkling windows with wet tools.

7. Use a clean cloth to wipe only the wet corners and the sill.

Some extra tips

Again use extreme caution when working around open window openings. Never leave a window unattended, especially when children are present. Falls may result in serious injury or death.

Try swiping in only one direction - horizontal or vertical on the inside of the house, and the other direction on the outside. If you do find streaks, you'll know which side needs to be redone.

Change the water often to eliminate streaks.

Tie a rope to the squeegee and secure it to the ladder or your belt in case you drop it. Letting the solution dry onto the window while you climb down to retrieve your tools could be the difference in sparkle and debacle.

Try cleaning the windows on cloudy, but dry days. Sunlight dries the solution too fast and makes streaks more likely.

Really dirty windows may need to be rinsed with the garden hose, but be prepared to clean them immediately. Hard water stains can be stubborn.

For more information about windows, including maintenance, repair and replacement, contact the Greater San Antonio Builders Association at (210) 696-3800 for a free copy of the Remodelors Council directory.

The Greater San Antonio Builders Association is a local trade association that offers opportunities to its members to display their products and services.

It makes no representations expressed or implied, regarding the qualifications of its members or the quality of their products and services, but invites you to examine them for yourself at www.sabuilders.com

Maribel Zimmerman is an architectural representative for Black Millwork Co, Inc., a member of the Greater San Antonio Builder Association Remodelors Council

This is the recipe for sparkly windows - Read the article, too!
1 cup ammonia (sudsy)

1 cup vinegar (white)

2 Tablespoons Rubbing Alcohol

plus 1 to 2 gallons hot water ( stir it all together)

After removing the dirt, wipe with clear water only, then squeegee.

End of Article

I'm Stephanie Kelley, Realtor ©, ABR, CRS, GRI, at SanAntonioHomeQuest.com, Keller Williams Legacy, San Antonio, Texas.  I'm here to help you with all your realty needs.  You can contact me at
(800) 201-9145 or (210) 863-2661 and at swkrealtor@aol.com.

55 Days Left For San Antonio Home Purchase $8000 Tax Credit

Oh, no!  There are only 55 days left  to qualify for the $8000 IRS tax credit for first time home buyers (and for home buyers not owning a home in the last 3 years).

If you can take advantage of this fabulous benefit and you’re not already under a San Antonio home purchase contract, then you’re seriously running out of time to do all the stuff you need to do in order to close on your purchase by the 30 November deadline.

Don’t delay, start your home search today.

We’ll help make your home purchase as quick and trouble free as possible. We’re Stephanie and Randy Kelley, Realtors ©, at SanAntonioHomeQuest.com, Keller Williams Legacy, San Antonio, Texas. Contact us at (800) 201-9145 or (210) 863-2661 or (210) 867-8743 or at kelleybus@aol.com or swkrealtor@aol.com .

San Antonio Texas Homes, Values, and Stats

Find out what’s going on with home values in your San Antonio neighborhood or the San Antonio neighborhood where you want to live. Market Snapshot will keep you updated with the latest information?

Click here to enter your Market Snapshot neighborhood home values search.

San Antonio Home Values By ZIP Code

Market Snapshot is the ultimate source for San Antonio home values by ZIP code.

Find out what’s going on in the real estate market in the San Antonio neighborhood where you live or where you want to live. Market Snapshop will keep you updated with the latest information!

It's free and without obligation on your part.

Click to go to Market Snapshot.

$8000 Sam Antonio Home Buyer Tax Credit Deadline Looms

Folks, this is serious.

If you qualify for the up to $8000 tax credit for first time home buyers (including buyers not owning a home in the last 3 years), you’ve just about run out of the time needed to buy a resale home and there’s no way you’re going to have a new home constructed before the 30 November deadline.

In San Antonio, from start to finish, it takes the average first time home buyer about 8 weeks to do everything necessary to buy a home. There are only about 9 weeks left before 30 November, however, the Thanksgiving holiday is projected to rule out the last week in November as a closing week for anyone who hasn’t completed a home purchase contract by now. So, that leaves only 8 weeks to go for a process that usually takes 8 weeks.

Here’s the message. If you’re eligible, you’re going to lose your chance for the up to $8,000 federal tax credit if you don’t start seriously looking for a home right away.

You need to make your home search as efficient as possible. Call a lender and get mortgage loan prequalified. Seek out an experienced realty buyers agent to lead you through the process. Have your agent set up an automated MLS search that automatically E-mails you the freshest listings matching your needs. If a listing looks interested, don’t wait. Ask your agent to set up a viewing for you right away.

Our SanAntonioHomeQuest.com Realty Solutions Team is ready to help. We are Stephanie and Randy Kelley, Keller Williams Legacy. Call us at (210) 863-2661 or (210) 867-8743. E-mail us at swkrealtor@aol.com or kelleybus@aol.com.

68 Days Left For San Antonio Home Buyer $8000 Federal Tax Credit

If you’re a first time home buyer or haven’t owned a home in the last 3 years, you qualify for the up to $8000 Federal tax credit program; but, unless the program is extended by Congress, you must close on your purchase by November 30, 2009, to reap the benefit.

It’s September 23. That leaves only 68 days to find a home, negotiate the purchase, arrange funding, and close on the sale; but, keep in mind that many title companies and lender offices will be closed for the long Thanksgiving holiday weekend. That leaves only 63 days to do all that’s necessary to purchase a resale home. And, if you hope to have a home built for you, there’s no chance to complete construction before the 30 November tax credit deadline.

Don’t risk your tax credit by waiting until the last minute to launch your home search. Do it now!

We are here to make your home purchase as effective and efficient as possible.

We’re Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy. Or goal is to make your realty dreams reality. We help you buy the best house, in the best neighborhood, at the best price, and under conditions most favorable to you.

You can contact us at (210) 863-2661 or (210) 867-8743 or (800) 201-9145. You can visit us at SanAntonioHomeQuest.com and E-mail us at kelleybus@aol.com or swkrealtor@aol.com.

Home Values Near Randolph AFB

If you plan to buy a home near Randolph AFB, keep these facts in mind:

Within relatively easy commute distance are some of the most popular and contemporary communities right beside much older & poorly maintained communities. Home prices will naturally vary accordingly.

Keep school district quality in mind, even if you don’t have school age children. School district quality is always an important factor for your home’s popularity if you decide to sell it.

Northeast, Schertz-Cibolo-Universal City, and Comal Independent School Districts tend to have higher ratings than Judson Independent School District. Judson ISD is known as an athletic, but not necessarily academic, power house. Northeast ISD is usually recognized as the highest rated school district in the area.

It’s easy to check out school rankings. Go here for school reports: SanAntonioHomeQuest.com click “Schools In San Antonio” under the yellow “Top Rated Schools” report sign on the right hand side of the home screen.

Market Snapshot is the ultimate source for San Antonio home values by ZIP code.

Check ZIP codes 78259, 78258, 78260, and 78261 for the Northeast Independent School District home values.

Check ZIP codes 78154, 78108 and 78109 for Schertz-Cibolo-Universal City Independent District home values.

Check ZIP code 78109 for Judson Independent School District home values.

Average home sale prices in the Randolph AFB commute area average approximately $200,000, but range from approximately $40,000 for older homes to $850,000 for some newly constructed homes.

To find out what’s going on in the real estate market in the Randolph AFB ara neighborhood where you live or where you want to live, Market Snapshot will keep you updated with the latest information! Click below to set up your Market Snapshot. Scroll down to the enrollment form at the bottom of the page:

http://sanantoniohomequest.com/


Call Randy or Stephanie Kelley at Keller Williams Legacy if you have realty questions or need help with your Randolph AFB area realty needs. We are at (800) 201-9145, (210) 863-2661, and (210) 867-8743 or kelleybus@aol.com or swkrealtor@aol.com .

Home Values Near Lackland AFB

If you plan to buy a home near Lackland AFB, keep these facts in mind:

• Although there are some very fine new subdivisions nearby, the nearest subdivisions are older, lower priced, and sometimes poorly maintained.
• Keep school district quality in mind, even if you don’t have school age children. School district quality is always an important factor for home resale popularity.
• Northside Independent School District tends to have higher ratings than other school districts in the Lackland area.
• Average home sale prices in the area average less than $120,000, but range from approximately $50,000 for older homes to $260,000 for some newly constructed homes.
• ZIP code 78245 is the closest Northside Independent School District.
• Other nearby Northside Independent School District ZIP codes to search are 78009, 78253, 78251, 78023, 78249, 78240, 78238.
• Market Snapshot is the ultimate source for San Antonio home values by ZIP code.

To find out what’s going on in the real estate market in the Lackland neighborhood where you live or where you want to live, Market Snapshop will keep you updated with the latest information! Click below to set up your Market Snapshot. Scroll down to the enrollment form at the bottom of the page:

http://sanantoniohomequest.com/

Call Randy or Stephanie Kelley at Keller Williams Legacy if you have realty questions or need help with your Lackland AFB area realty needs. We are at (800) 201-9145, (210) 863-2661, and (210) 867-8743 or kelleybus@aol.com or swkrealtor@aol.com .

San Antonio Home Values By ZIP Code

Market Snapshot is the ultimate source for San Antonio home values by ZIP code.

Find out what’s going on in the real estate market in the San Antonio neighborhood where you live or where you want to live. Market Snapshop will keep you updated with the latest information!

Click below to set up your Market Snapshot. Scroll down to the enrollment form at the bottom of the page: http://sanantoniohomequest.com/

It's free and without obligation on your part.

San Antonio Realty Market Conditions

Have you been watching the news about real estate? It is crazy with all the “sky is falling” discussions around foreclosures and short sales out there. When it seems that the real estate market can’t get any crazier, it does.

With this continuing media frenzy around the real estate market, we want to remind you that the most important real estate market is the street where you live, if you’re the seller, or the street where you want to live, if you’re the buyer.

If you are curious about what is happening on your San Antonio block or on the San Antonio block where you’d like to be, please give us a call so we’ll give you the numbers that are specific to that location.

Yes, with our very favorable realty market, the unfavorable generalizations about national real estate trends are difficult to translate to a specific San Antonio home, neighborhood, or geographic area. We are happy to help you make sense of it all and forget the hype.

We are Stephanie and Randy Kelley, Realtors(R), at SanAntonioHomeQuest.com, Keller Williams Legacy, San Antonio, telephone (210) 867-8743 or (210) 863-2661 or (800) 201-9145. Our E-mail addresses are swkrealtor@aol.com and kelleybus@aol.com. We are honored to help you with all your realty needs.

Houses Under $200,000 Are Selling Fast In San Antonio

Posted by Randy Kelley on September 12, 2009

This is a great article thanks to Creighton A. Welch - San Antonio Express-News, for web posting 09/12/2009

Houses Under $200K Are Selling Fast In San Antonio

What’s hot out there depends on who you ask. If it’s the meteorologist, it’s every day of the week this entire summer and probably most of the fall.

If you ask the local real estate market, you’ll find that it’s a certain segment of homes that is selling more than others.

And that hot homes category seems to be the one under $200,000. In fact, homes below $200,000 have made up 71 percent of the sales so far in 2009, according to the San Antonio Board of Realtors.

“The price range that seems to be moving is the first-time home buyer market due to the tax credit for these buyers,” said Janet Heydenreich, a real estate agent with the Phyllis Browning Co. “I think we will continue to see strong interest in that price range as the deadline approaches.”

First-time home buyers are eligible to receive an $8,000 tax credit if they qualify and purchase a home before Dec. 1.

The tax credit has created some pressure on the lower end of the market, because that’s what is most affordable to those first-time buyers who may just be starting out in their careers.

So, watch out for potential price wars.

“It is possible that bidding wars may appear as the deadline comes closer,” Heydenreich said.

If you’re thinking about selling your below-$200,000 home, now might be a good time, as the construction of new homes in this price range has slowed and the demand has increased.

“Because of the tax credit, there is a shortage of good homes under $250,000,” said Tyler Willmann, a real estate agent with Keller Williams Realty.

And he knows from recent experience.  “I actually got into a bidding war,” he said. “We started at $180,000 and went up to $200,000 and lost. We could not find anything in the $200,000 range that was in move-in shape.”

He said many of the best homes below $200,000 can sell in a matter of days.

And he said it will only get worse because there will be more price pressure closer to the tax credit deadline.

“I have three clients that will be ready in September to purchase. I just hope they can find something,” Willmann said. “If they have a nice home under $250,000, put it on the market.”

But even homes in that “hot” price range need to be in tip-top shape, and you should look at how many homes are for sale in your neighborhood, said DeniseGraves, a real estate agent with the Graves Group.

If the home needs some work, take care of that first. And if there are a dozen homes for sale near you, you might be better off waiting until a few of those sell.

Although interest definitely is greater for affordable homes, on the high end of the spectrum, where homes above $750,000 have made up just 1 percent of the market this year, there does seem to be some interest from those who can afford it, and who are gutsy enough to make such a big investment.

“The higher-end market is moving, but very slowly,”Heydenreich said. “We do have buyers in that price range, but they are being very cautious about their purchases and are not going to pay above market value for a home.”

She said the motivation for people buying in the higher-end price range above $750,000 comes from historically low and competitive interest rates.

There also seems to be some high-end interest because of an abundant inventory.

“Buyers feel like they can negotiate and get a great value in a luxury home,” said Graves.

With a relatively large amount of high-end homes, buyers feel each should have something unique about it, Graves said.

But whether buyers are looking for the most affordable home or the most high-end, whether a home sells boils down to how well a home is priced.

“We are seeing the market adjust itself to be more competitive. Buyers are reacting to correctly priced homes in show-ready condition, and we aren’t seeing low offers on those properties,” Graves said.

End of Article

Call Randy or Stephanie Kelley, Realtors(R), Keller Williams Legacy, San Antonio, for all your realty needs.  Visit our web site at sanantoniohomequest.com or call us at (210) 863-2661, (210) 867-8743, (800) 201-9145, or E-mail us at kelleybus@aol.com and swkrealtor@aol.com.  Ask us about our buyer reward cash bonus program.

82 Days Left For San Antonio Home Buyer $8000 Federal Tax Credit

If you’re a first time home buyer or haven’t owned a home in the last 3 years, you qualify for the up to $8000 Federal tax credit program; but, unless the program is extended by Congress, you must close on your purchase by November 30, 2009 to reap the benefit.

It’s September 9. That leaves only 82 days to find a home, negotiate the purchase, arrange funding, and close on the sale.

Don’t take a chance on losing your tax credit by waiting until the last minute to launch your home search. Do it now!

We are here to make the home purchase process as effective and efficient as possible.

We’re Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy. Our goal is to make your realty dreams reality by helping you buy the best house, in the best neighborhood, at the best price, and under conditions most favorable to you.

You can contact us at (210) 863-2661 or (210) 867-8743 or (800) 201-9145. You can visit us at SanAntonioHomeQuest.com and E-mail us at kelleybus@aol.com or swkrealtor@aol.com.

Don't forget to ask us about our Home Buyer Reward Program. 

Put us to work for you. You won’t be sorry!

2009 San Antonio BAH - Army, Air Force, Navy, Marine Corps

FY2009 BAH - San Antonio, TX

Military installations in BAH area: Lackland Air Force Base, Randolph Air Force Base, Brooks City Base, Medina Annex, Fort Sam Houston, Camp Bullis

Enlisted without dependents



E1    E2    E3    E4    E5    E6     E7      E8    E9

854  854   854  854  966  1051 1146   1243   1249

Enlisted with dependents

E1     E2     E3     E4     E5    E6     E7    E8    E9

1139 1139 1139 1139 1240 1257 1292 1331 1395

Warrant Officers without dependents

W1    W2    W3     W4     W5

1100 1243 1249   1266   1301
Warrant Officers with dependents

W1     W2    W3      W4     W5

1258  1308 1355    1410    1473


Officers without dependents

O1E   O2E   O3E   O1    O2     O3    O4   O5     O6   O7

1240  1247   1257  1037 1205 1251 1296 1319 1355 1382

Officers with dependents

O1E   O2E   O3E   O1    O2    O3    O4    O5    O6   O7

1300  1348  1420   1242 1257 1353 1500 1603 1616 1635

The SanAntonioHomeQuest.com Realty Solutions Team specializes in serving the realty needs of San Antonio’s active duty and retired military families.

We are Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 863-2661, (210) 867-8743, (800) 201-9145, E-mail at swkrealtor@aol.com or kelleybus@aol.com. Our goal is to make your realty dreams reality.

Lost Dog Lost Cat, Deerfield, San Antonio

Driving around Deerfield and surrounding subdivisions, we see a lot of lost dog and cat flyers.

We love pets. Maybe a note on this blog can help you find your lost one.

So, if you've lost a pet anywhere in the San Antonio area, let us know about it. Just call or send an E-mail with a description of the pet, its name, and the street or general area where it was last seen. We'll blog a lost pet notice for you.

We'll also need your name and phone number, but we won't publish it on the blog nor will we release it in any way.

We'll ask anyone who might have found or seen your pet to contact us and we'll pass that person's name and phone number to you.

If our blog entry helps you recover your doggie or kitty, it's worth the try. Unless we do it, we'll never know - so let's give it a go.

We’re Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661, or (800) 201-9145. We’ll help you make your realty dreams reality. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com

$8000 Federal Tax Credit Caution For San Antonio Buyers

If you hoping to take advantage of the up to $8000 Federal tax credit for first time homebuyers, here's a cautionary note from Melissa Kulikiff, Senior Loan Officer, Supreme Lending, San Antonio. Melissa says:

"The tax credit truly expires on November 30, 2009....This is the Monday after Thanksgiving.

Most title companies will be closed Thursday and Friday for the holiday.
Please keep this in mind if you are a first time home buyer hoping to take advantage of the tax credit. A 1-day delay could cost you $8,000.

Does this note of caution seem premature? I don't think so."

If you are a first time home buyer scheduled to close on your home purchase at the end of November, please heed Melissa's cautionary advice. Avoid the chance of losing your tax credit. Check with your Realtor(R), lender, and title company to make sure your closing won't be delayed past midnight on 30 November.

Melissa is available to consult with buyers needing information about the the $8000 tax credit, specifically, and mortgage loan issues, generally. You can contact her at Supreme Lending, San Antonio, Main Line: (210) 807-6850: Direct Line: (210) 807-6851; Cell: (210) 849-9030.

Do you need help with buying or selling San Antonio real estate? Contact us.

We're Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661, or (800) 201-9145. We'll help you make your realty dreams reality. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com

Deerfield San Antonio Realty Market Report

Deerfield is located in North Central San Antonio, between Blanco and Huebner just inside Loop 1604.

It’s conveniently located within reasonable commute times and distances to Randolph AFB and Fort Sam Houston. Every imaginable shopping, dining, and entertainment amenity is very close by.

Deerfield has an excellent reputation for desirability, high neighborhood standards and preservation of home values.

Do you want to know more about what’s happening to the realty market in and around Deefield? Go to our SanAntonioHomeQuest.com website and set up a “MLS Market Snapshot” report for ZIP code 78248. You’ll find the report interesting and useful.

Please call or send an E-mail if you need our help.

We’re Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661 or (800) 201-9145. We’ll help you make your realty dreams reality. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com.

Hurry Up For The $8000 Tax Credit For Buying A San Antonio Home

Hey, San Antonio homebuyer!

Do you know that you are racing the reaper for the $8,000 nonrepayable Federal income tax credit for first time home buyers (including those who haven't owned a home in the last 3 years)? The program expires at midnight, November 30. If you havent closed on your home purchase by then, you lose the benefit.

It's already September, and you don't have much time to find your house, negotiate the contract, arrange financing, close on the purchase, and do a whole bunch of other stuff in between.

Procrastination isn't advisable this late in the game, so get on the ball!

Save yourself much time, effort, and frustration by asking an experienced Realtor(R) to help you make your home search more efficient, effective and less costly.

A good Realtor(R) is your best buddy when it comes to buying your home. So, don't hesitate. Find yourself a Realtor(R)who specializes in buyer agency and start your home search right away.

We are pleased to offer our services.

We're Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661, or (800) 201-9145. We'll help you make your realty dreams reality. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com

Is The San Antonio Home Market On An Upswing?

Good news!

The S&P/Cash-Shiller U.S. National Home Price Index improved in the second quarter of 2009 versus the 2d quarter of 2008. Yes, that's good news, but keep in mind that, in the 2d quarter of last year, the nation's realty market was becoming woefully distressed. So it's wise to view the improved 2d quarter 2009 index figure with some caution. Most experts agree that, although the nation's realty market is becoming healthier, it may still be a few months way from being cured.

So, what's up with San Antonio's realty market. First keep in mind that, despite the economic gloom and doom around us, San Antonio's economy has remained relatively strong. Consequently, real estate sales activity has continue to march right along - at a somewhat slower, but steady pace. Granted, some neighborhoods have experienced deflated home values but it's too early to tell if the San Antonio area, in general, will close 2009 with lower across the board home values.

The good news is that, in July, San Antonio home sales were up, inventory down, and time to sell down. Average and median sale prices showed significant improvement; and, now, August sales data indicate the area will enter the usually slower fall and winter realty sales seasons in a much better condition than usual.

Our improving sales can be attributed, at least in part, to the increasing availability of mortgage money and the excitement generated by the $8000 first time home buyer Federal Tax credit program. It's comforting to know that the Federal government's economic initiatives may be bearing fruit. Let's hope the trend continues.

Here's this blog's take away message:

1) San Antonio's economy is sound, strong, and growing and our realty market is benefiting from the city's economic stability.

2) It's a good time to buy or sell a home in San Antonio.

3) To avoid losing the $8000 Federal Tax Credit, a first time home buyer (including someone who hasn't owned a home in the last 3 years) should act quickly to find and purchase a property. To receive the credit, the purchase must be closed before December 1, 2009.

4) Whereas homes in some San Antonio neighborhoods are not selling as well as in others, it's highly advisable for a prospective home seller to obtain the advice and assistance of an experienced Realtor (R) to determine the best marketing plan for his or her property based on actual sales data for the neighborhood and the surrounding area.

That’s all for now on this hot San Antonio afternoon (103 degrees at 3:10 P.M).

Here’s wishing you a happy home buying or selling experience. Stay cool.

Please don’t hesitate to call upon us if you need the help of experienced Realtors(R). We are Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661, or (800) 201-9145. We put the reality in realty. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com

San Antonio Realty Report

It’s Tuesday, 25 August 2009.

San Antonio’s weather continues to be hot and exceptionally dreadfully droughtful.

Temperature Projection: High 102 Low 74

No rain projected until next Friday.

Today’s realty market conditions:

Single Family Detached Homes For Sale: 11863 of which 1942 are under sales contracts

Average Time On The Market For Homes For Sale: 162 days

Latest Sales Data:

Average List Price: $196,555
Average Sales Price: $186,633
List to Sales Price Ratio: 95%
Average Time on Market: 127 days
Median Sold Price: $150,000

These data indicate San Antonio’s realty market is relatively healthy and favors buyers over sellers.

That’s all for today.

Here’s wishing you you have a happy home buying or selling experience.

Please don’t hesitate to call upon us if you need the help of experienced Realtors(R). We are Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661, or (800) 201-9145. We put the reality in realty. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com.

What's In Your San Antonio Builder's Name

What’s in a name? That which we call a rose by any other name would smell as sweet.” So said Shakespeare’s Juliet.

That’s a nice thought, but, if you’re thinking about buying a new construction or resale San Antonio home, we strongly advise that you not do the Juliet thing and assume that a builder’s name doesn’t matter. Every home builder’s name equates to a reputation established over time and, when a builder’s reputation is bad, buying that builder’s product increases the risk of a bad outcome for you, the buyer.

So, are there some San Antonio home builders that are, right now, in the process of developing bad reputations. Frankly, in light of today’s sophisticated home building techniques and close monitoring of construction codes and standards, it’s really difficult, but not impossible, for a contemporary San Antonio builder to develop a really bad reputation. That’s especially true for the area’s high volume new home production builders who stake their national reputation on building quality homes in neighborhoods where standards are diligently maintained.

Just ask the experts. Home inspectors and other folks who monitor the building industry seem to agree that San Antonio’s new home builders are doing a good to excellent job. So, home buyers can take comfort in knowing that, although there’s an occasional exception, a poorly constructed new home is a rarity in San Antonio.

But, alas, despite currently concentrating on quality and customer service, at least one San Antonio home builder is still having a hard time living down a bad reputation. I need not name that builder, but, if you don’t know and want to know who it is, just ask a San Antonio native or a local Realtor(R). They’ll know.

Let’s just call the builder ”Blah Blah Home.”

Through transition and acquisition, Blah Blah Home’s San Antonio name has changed four times in the last 50 or so years. Although the latest name is a well known national brand, Blah Blah Home San Antonio remains linked to a tainted past characterized by bad construction, unreliable customer support, and poorly developed neighborhoods. So to use Juliet’s jargon, Blah Blah Home San Antonio by any other name would still smell as sour.

How sour? Consider this. When listing Blah Blah Home resales, San Antonio realty agents despair of having to divulge that they are Blah Blah Home products. Why? Because, it’s so well known that the odds are high that a Blah Blah Home product will resell for a price that’s significantly below the average sold price for neighboring non-Blah Blah Home properties.

So, here’s this blog’s take away message.

If you’re thinking of buying either a new construction or resale San Antonio area home, be sure to first seek a Realtor’s(R) advice or at least talk with a few long term residents. Ask about the builder with the worst name in town. They’ll know who you’re talking about and, if there are any other builders going the Blah Blah Home way, they’ll also tell you about those guys. San Antonians love to talk about builders with sour reputations!

That’s all for today.

Here’s wishing you you have a happy home buying or selling experience.

Please don’t hesitate to call upon us if you need the help of experienced Realtors(R). We are Stephanie and Randy Kelley, Realtors(R) at Keller Williams Legacy, telephone (210) 867-8743 or (210) 863-2661, or (800) 201-9145. We put the reality in realty. Visit us at SanAntonioHomeQuest.com or E-mail us at swkrealtor@aol.com or kelleybus@aol.com.

San Antonio Home Sales Up In July 2009

By Jason Buch - Express-News

San Antonio recorded more sales of existing homes in July than any other month in the past year.

Sales last month totaled 1,980, a 9 percent increase from the same time a year ago and the largest volume of sales seen here since June 2008, when sales broke 2,000, according to data from the San Antonio Board of Realtors. The median price also was up 2 percent.

National news reports that the country is coming out of the recession and the up to $8,000 tax credit for first-time home buyers have fueled sales, SABOR Chairwoman Florence Terrell said in a news release.

Add interest rates of between 5.5 percent and 6 percent, and many potential buyers and sellers who had been sitting on the fence are taking action, Travis Kessler, SABOR chief executive, said.

July is usually a peak time for home sales, but this July has been a landmark, Kessler said. “This is the first time in 12 months that we’ve seen an increase in sales as compared for that same month the year before.”

But year-to-date home sales, at just more than 10,200, did not reach where they were at this time last year, when 11,669 homes had sold.

Home prices have been relatively stable in San Antonio, Kessler said. Year-to-date median home prices are $151,600, compared with $152,200 at this time last year. The median price for single-family homes last month was $158,300, a 2 percent increase from July last year.

“Price stability is still favorable in today’s real estate cycle,” Kessler said.

The 1,675 pending sales in San Antonio last month represent a 3.7 percent increase from last July, the highest that number has been since June 2008. San Antonio’s available inventory of 11,868 is further evidence of stability, Kessler said, as that number does not represent an oversupply and has changed little h $152,200 at this time last year. The median price for single-family homes last month was $158,300, a 2 percent increase from July last year.

“Price stability is still favorable in today’s real estate cycle,” Kessler said.

The 1,675 pending sales in San Antonio last month represent a 3.7 percent increase from last July, the highest that number has been since June 2008. San Antonio’s available inventory of 11,868 is further evidence of stability, Kessler said, as that number does not represent an oversupply and has changed little in last year.

About 67 percent of July’s sales were for houses costing less than $200,000, a market generally dominated by first-time buyers. Kessler said that shows the tax credit for first-time buyers is bolstering sales.

D’Ann Harper, broker/owner of D’Ann Harper Coldwell Banker Realtors, pointed out that the tax credit applies to buyers who haven’t owned a home in three years.

“We usually have a slowdown towards end of the year, but with that home buyer tax credit still in effect, I think that’s going to help us tremendously and keep momentum going,” Harper said.

Her agents have been busier in July than in recent months, she said, and they have seen appreciation in values in the $225,000-$300,000 price range.

Kessler said 10 percent of San Antonio homes sold through the Multiple Listing Service in July were foreclosures, or short sales, compared with 50 percent of monthly sales in states like California, Nevada, Arizona and Florida. Short sales and foreclosures have averaged 13 percent of total sales this year.

End of Article.

Call Randy or Stephanie Kelley, Realtors(R) at Keller Williams Legacy, San Antonio, Texas, for all your realty needs.

Our telephone numbers are (210) 863-2661, (210) 867-8743, & (800) 201-9145. Visit us at SanAntonioHomeQuest.com.

Cash Bonus For San Antonio Public Service Homebuyers

If you are an active duty or retired military member or family member, or a government civil service or public service employee or family member, you are eligible for SanAntonioHomeQuest's Public Service Reward Program . To qualify, all you have to do is use our buyer representation services to purchase a San Antonio area residence.

Here's what it's worth to you:

Home Value Earns Cash Bonus
$1 - $99,999 --- $350
$100,000-$149,999 --- $650
$150,000-$249,999 --- $950
$250,000-$399,999 --- $1,250
$400,000+ --- $1,550

Contact Randy or Stephanie Kelley at Keller Williams Legacy, San Antonio,
telephone (210) 863-2661,(210) 867-8743, or (800) 201-9145 or visit us at SanAntonioHomeQuest.com.

San Antonio $8000 Tax Credit

$8000 Tax Credit for San Antonio Homebuyers
Posted by Randy Kelley on August 17, 2009



As Credit Deadline Approaches, Race Is On for First-Time Buyers
By Kathleen Lynn Print Article


RISMEDIA, August 17, 2009-(MCT)-First-time buyers are searching for homes with a growing sense of urgency, worried that time is running out on an $8,000 federal tax credit.

Real estate agents say they’re seeing a surge of first-timers who want to close on a property by Nov. 30, the deadline for the credit. The rush has set off bidding wars and stirred up a normally quiet August market.

“We’re inundated,” said Paula Clark, an agent with Coldwell Banker in Hillsdale, N.J.

To meet the Nov. 30 deadline, buyers need to have a contract by around Sept. 30 because inspections, mortgage approvals and other details typically take about two months.

House hunter Stan Salazar of the Bronx, a 34-year-old assistant building superintendent, said that he and his wife, Marianela, were drawn into the real estate market mainly by lower home prices. But they’d like to close in time to get the credit, he added.

“Hey, $8,000 is $8,000,” Salazar said, after touring an expanded Cape Cod last week with real estate agent Sheldon Neal.

“It has pushed some of the buyers who have been watching the market into action,” said Abby Ceres-Buda, an agent in Hawthorne, N.J.

While $8,000 may not seem like a big deal when you’re talking about a purchase that typically runs $300,000 and up, it’s enough to get some cautious home shoppers off the fence.

“It’s not that much, you would think, but these are young kids starting out, so every little bit helps,” said agent Annekee Brahver-Keely.

Michael and Jennifer Marino, who recently closed on a Cape Cod, said they were motivated less by the $8,000 than by the fact that they’re expecting their first child. But the money will pay to replace a couple of aging appliances.

“That’s furnace money and hot-water-heater money,” said Michael Marino, a 34-year-old printer.
Ray Searles, a teacher who will soon close on a colonial in River Edge, said the $8,000 gave him and his wife the final push to buy a home.

“We’d been thinking about it for a year, and once we heard about the credit, we said, ‘We’re getting a house by December,’ ” said Searles, who now lives in an apartment. “It’ll just go toward furnishing the house.”

The starter home segment - under $500,000 or so - has been active since spring. According to statistics from the RealSource Association of Realtors, 1,897 Bergen County homes under $500,000 went under contract in June and July of 2009 - up 26 percent from the same period in 2008. At the same time, the number of homes going under contract above $500,000 declined 3.7 percent.

The tax credit is just one reason. First-time buyers are also attracted by lower home prices - down about 20 percent in the region from the market peak in 2006 - and mortgage rates in the 5.5 percent range. In addition, unlike trade-up buyers, they don’t face the obstacle of having to sell a house before they buy.
Still, the approaching tax credit deadline has heightened interest recently among first-time buyers.
“I have five closings in August,” said agent Roberta Whitley Gomez. “It’s the credit. I think it’s bringing a lot of people out.”
“They’re very concerned about losing the credit,” said Maria Rini, a Re/Max agent in Oradell.

Harry Elias, an agent with Friedberg Properties, said he got a call recently from a young couple eager to start the house hunt, after watching friends buy their first home. They saw that completing the sale could take two to three months, and want to close in time to qualify for the credit, Elias said.

The influx of first-timers has led to multiple offers on houses in good condition. In addition, more properties at the lower end of the market are selling at or near their full asking price, agents say.

“In the $400,000 price range, we don’t have a great deal of inventory of nice houses,” Clark said.

Some first-time buyers, strapped for cash, are negotiating to buy short sales - in which a lender takes less than is owed on the mortgage to allow a distressed homeowner to sell. These properties are usually less expensive, but the transactions tend to drag on, as the bank considers the offer. Buyers who are enmeshed in some of these deals are getting nervous, hoping that the sales will close in time to let them get the credit.

“The last two short sales we were involved in, one was a six-month ordeal and the other was a seven-month ordeal,” Rini said.

Other buyers have been trying to buy for several months, but have lost out as the competition heated up in the starter-home market.

“We’ve had bidding wars on some houses, especially in the $400,000-$450,000 range,” said Jeana Cowie, a Re/Max agent.

Now they worry they won’t be able to find a place and close in time.

Agent Ivana Crecco recently worked with a couple who were outbid on houses twice before finally succeeding with a home in Paramus. They expect to close at the end of September - in plenty of time to qualify for the tax credit.

Distributed by McClatchy-Tribune Information Services.

Call Randy or Stephanie Kelley, Realtors(R) at Keller Williams Legacy, San Antonio, for all your realty needs. Our telephone numbers are (210) 863-2661,
(210) 867-8743, & (800) 201-9145. Visit us at SanAntonioHomeQuest.com.

San Antonio Homes For Sale

At SanAntonioHomeQuest.com, we believe an informed home buyer is a wise buyer. That's why our Realty Solutions Team has compiled a series of easy to remember hints and rules for our home buyer guests.

First and foremost, here is the "Cardinal Rule" that home buyers should always keep in mind.

DON'T START YOUR SEARCH WITHOUT KNOWING WHAT YOU CAN AFFORD.

Sounds logical, doesn’t it, but a surprising number of buyers waste time and effort looking at houses they can’t afford. Now, if you’re wealthy enough to make a cash purchase, just make sure your money is liquid enough to bring to the closing table. But, if you’ll need a mortgage loan to seal the deal, don’t hesitate to consult with one or more lenders before starting your home quest. Mortgage loan officers want your business and, usually without charge, will happily help you determine your purchasing power based on your available assets, income to debt ratio, and credit history. So, don't be afraid to talk with at least one lender before seriously shopping for a home.

You'll receive more valuable hints about mortgage matters in coming messages. But, if you can't wait or have immediate questions, send us an E-mail or give us a call and a member of our Realty Solutions Team will tell you all the things you need to know to be a SanAntonioHomeQuest power buyer.

Randall & Stephanie Kelley, Realtors(R), at Keller Williams Legacy, San Antonio, telephone (210) 863-2661 or (210) 867-8743, E-mail at kelleybus@aol.com or swkrealtor@aol.com