West Texas News!!


One of the top New Years Resolutions people make involves their home.  It can be as simple as organizing the home to buying a new home in the new year.  If you are considering switching from a renter/tenant position to a homeowner, make sure you know what you’re getting involved in before you take the leap. 

Buying a home is usually a 1:1 ratio compared to renting.  That means that you can find a home and make a mortgage payment that is equal to the monthly rent you were paying before.  However, we don’t want to sugar coat things too much.  There are a few things to know so you are prepared to be a homeowner.  First, you will need to get pre-approved to consider buying a home.  You need to call a lender and discuss your situation and see what your monthly payment and down payment requirements will be.  Once they issue this magical pre-approval letter then you are free to call a Realtor to help you shop.  One of the best things about buying your own home is that it belongs to you.  You can change the color, make changes to the kitchen or have a dog and no one will tell you no.  The drawback is that you become your maintenance man.  You can no longer make a phone call to have someone fix your clogged drain or broken air conditioner without paying for their services.  This leads to the next suggestion of having an emergency fund.  This is your home and it will require maintenance and things do break.  So be prepared and have at least $500-1000 set aside for when those breaks occur.  Do you research and make sure you are changing the necessary filters and insulating pipes and doing the right routine maintenance to avoid certain seasonal problems.  Lastly, your neighbors are forever.  You can no longer eagerly wait for your lease to end and move if you become annoyed with your neighbor or their barking dog.  Make sure when you are shopping for the right house to buy that you like the area and the neighbors.  Buying a home is the largest investment you will make in your lifetime so make sure you invest wisely.  Call Mtn. View Properties and we will gladly hold your hand through the process and provide the necessary advice along the way.   

Posted by Ginger Turner on February 2nd, 2018 12:43 PM

Believe it or not, there is an etiquette to buying and selling a home, some unwritten rules that we would love to share with you to make the process easier for all involved.

 

BUYERS:

Money - do you know how you intend on buying this property?  If you have not spoken to a lender yet or gathered all the money under your mattress, please do not look for a house.  You need to make sure you have what it takes to purchase real estate.  We can recommend a lender to you and it's a quick process that will not slow you down.

 

Time - Realtors and Sellers do not have all the time in the world so please show up on time for your scheduled showing or call us at least an hour ahead of time if you are going to be late.  We usually have other appointments to get to and the owners would love to return to their home as soon as they can.  Do not linger through rooms and study family pictures.  Take a quick look and see if this is a house that can stay on your short list to return to for a 2nd showing.

 

Children - kids are very excited to look at homes and explore and investigate but owners do not like returning to their homes with beds out of order and things moved around on dressers. Please do not let your children terrorize the cat or pull the fish out the tank and please keep them close to you during the showing.

 

Just Looking? - Again, Realtors are very busy and always go, go, go.  It is very upsetting to tell an owner that the person they just spent 8 hours cleaning their house for is only looking or not planning on buying for a few years.  Please know your plans and be courteous when scheduling a showing to see a house.

 

More Photos? - Realtors usually take pictures of every room for their advertising online and some owners get very uneasy when a prospect starts taking pictures of their home or belongings.  Please ask the Realtor for permission before snapping more photos of the property.

 

SELLERS:

Disclosure - Too much information is appreciated!  We want to know about the leak in the roof or the toilet that doesn't flush.  We want to know that you are 6 months behind on your payments.  When you list the property, please tell us everything about your life in the home and experiences you have had with repairs and mortgage payments and neighbors.  We don't want any surprises when the inspection takes place.

 

Honesty - Be honest with us on your plans.  We have had sellers back out of a contract at the last minute because they decided to stay in the house.  Make sure that you want to sell before we spend the time to advertise and market the property and offer it to buyers.

 

What Stays? - Make sure to tell us about a light fixture that doesn't stay or the curtains and blinds.  Anything attached to the property is supposed to stay upon closing so we need to know your plans before we start showing the property.

Posted in:General and tagged: AlpineBuyerSeller
Posted by Ginger Turner on August 1st, 2017 4:13 PM
Join us this Saturday for the Heart for Alpine walk/run in Alpine, TX.  Half Marathon to start at 7:30 and 10k/5k/1 mile to start at 8:30 at Jackson Field.  All proceeds go towards three non-profit organizations in Alpine:  Frontier CASA, Alpine Public Library, and Family Crisis Center.

Register for race at www.EventBrite.com.


Posted in:Events and tagged: Alpine
Posted by Ginger Turner on March 30th, 2017 11:44 AM

One of the most common misconceptions we see as Realtors is the idea that a Tax Assessed Value is the same as the appraised value, also known as the Fair Market Value.  This is not the case and often affects the offers we receive on listings.  The truth is, the county assesses values on property based on a neighborhood or concentrated area and not an individual property.  They also do not assess the value every year, but rather every 2-5 years because of the size of the area and the available team to make such assessments.  Brewster County, for example, is the largest county in Texas and covers a wide range of territory.  The option for the county appraiser to reach every single property to assess a value each year would be impossible.  Most of the time, the properties are assessed at 80-90% of the Fair Market Value.  Realtors and Licensed Appraisers actually visit the properties when they determine the Fair Market Value.  After measuring the square footage and comparing the home to other sales and listings in the immediate area, a Fair Market Value is determined.  This is the true value of a property because it is more specific.  When buyers make an offer, instead of looking at the county’s assessed value, they should be asking their Realtor for comparable sales in the area of similar properties and make their offer based on that.  It is very frustrating in our jobs when we have buyers telling us the value of the home is too low because the county has it $30,000 less than the list price.  The facts are usually that the county hasn’t probably assessed the value in a few years, has never seen the inside of the home, they don’t know about improvements to the property or the neighborhood, and they do not have access to sales information since Texas is not a disclosure state.  Sales in our area, and the state, are not reported to counties or taxing entities.  Our advice is to ask for the comparables for nearby sales of similar property before making your offer.  It’s like comparing apples to oranges.  Do not rely on the county assessment.      

Posted by Ginger Turner on February 18th, 2017 12:41 PM
The applications for our B.K.D. Memorial Scholarship are now available below!  Please have any high school senior in Alpine or Fort Davis complete and submit to Ginger Turner by March 15, 2017 to ginger@mtnviewproperties.com.  Scholarships will be awarded in May to one senior in each community of Alpine and Fort Davis of $1,000 each.  

If you would like to contribute more funds to the BKD Memorial Scholarship, you can visit the GoFundMe link at https://www.gofundme.com/bkdmemorial.  $10, $20, anything helps!!!!!  Please help make a difference in these students' lives.



APPLICATION.pdf
Posted in:Alpine, Fort Davis and tagged: Scholarship
Posted by Ginger Turner on February 1st, 2017 12:43 PM
The Big Bend area has experienced a lot of publicity lately with oil drillers, pipeline digging, and solar farm installation.  One of the popular questions we have recently from prospective buyers & sellers and locals in the area is whether the pipeline running through Alpine has effected our real estate market.  The answer is NOT YET.  Seeing as how Pumpco has already dug and buried the pipeline going across FM 1703 that runs close to Sunny Glen and we have pending sales in Sunny Glen for this month, we have plenty of buyers who are not concerned with the change.  We were told in the beginning that the work force would increase and housing prices would increase but we have not experienced that sensation yet.  We have buyers ask about the pipeline but their question is hardly concerning and it has not prevented them from continuing to look for property in the area.  On another note, we understand that the solar field going in on Highway 67 towards Fort Stockton will bring in 250+ new jobs and those employees will need housing.  I don't expect they will buy in the Alpine market because they are only going to be here a very short period of time, but it may be a reason for investors to buy homes as rental property which can improve our real estate market with sales.  We already have a shortage of rental property with Sul Ross and Border Patrol and now with 250+ more jobs it will become a bigger fight for a place to live.
Posted in:General and tagged: West Texas Pipeline
Posted by Ginger Turner on October 25th, 2016 12:44 PM

It's that time of the year when chaos overwhelms a lot of us with last minute school shopping for clothes and school supplies, learning bus schedules, creating lunch menus, and getting into the routine of school and after-school activities.  My daughters are attending the public school for the first time this year after being homeschooled for 3 years and private school prior to that.  This is a new ballgame for us!  I was embarrassed asking the school secretary this week during registration if I could go inside the school on the first day to walk the girls to class.  All of the new security measures had me feeling uncertain about the procedures.  But Monday is the big day and I will have the feeling of both loss and excitement as all three of my children attend school for the first time.  Wow!  

So, with a lot of us experiencing the same or similar chaos, as a Realtor things actually slow down for awhile.  For the last 10 years, August and September have been our slowest months of the year.  People stop focusing on moving and refocus on settling and establishing their routines.  It isn't until October that showings start to increase again and buyers get back in gear to shop for a house.  This gives us Realtors time to revisit marketing ideas and business plans for the next year and all of the great things we do to make our business better and clients happier.  Remember, we never stop working!!

But please don't let this stop you from checking out our website or Facebook page and sharing our new listings.  We have many new listings on the horizon and still many buyers who are hoping to find that perfect home.  We are ready to meet with sellers and help them list their property.  We look forward to hearing from you soon!
Posted in:General and tagged: West TexasCommunity
Posted by Ginger Turner on August 21st, 2016 10:03 PM

Spring has finally arrived here in west Texas after a hard winter of ice storms and cold weather.  Flowers are in full bloom and trees are leafing out.  The sweet smell of the agarita bushes in my yard fill the air each morning.  Big Bend, Terlingua, and Study Butte have never been greener.  Some parts along highway 118 look like a golf course with patches of bright yellow flowers and bluebonnets lining the road and fence lines.  It's a great time of year to visit the area!

 

 
 
 
 

 

 

 

Posted by Ginger Turner on April 1st, 2015 7:56 AM

Wow!  What a month seeing the critters and wildlife around here.  I went to Fort Davis a few days ago and looked out to the Elk pasture on the right, before the incline out of the pass, and saw a huge bull elk.  Luckily I had my camera with me so I turned around in the highway for the snapshot opportunity.  As I was watching him I noticed he was walking in circles and bellowing and panting.  His bones were very visible through his fur and he was very ill-looking.  I watched him for a few minutes walk in circles and behave as if disoriented and then headed into Fort Davis to call a game warden.  I figured he was either sick or about to die and needed help.

As I showed property in the Davis Mountains Resort that afternoon I drove up on a wild burro, cute as can be.  I, again, had my camera with me and snapped a few shots.

Yesterday, Heath and I ventured to Terlingua to list some property and as we were driving down a ranch road in the middle of Solitario we had a mare and little colt walk toward us in the middle of the road, almost walking up to the hood of the truck.  As I whistled out the window and jumped out of the truck with my camera they hurried off, the colt bucking and jumping around.  Great pictures with the sun setting behind them.

I love west Texas!

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Posted by Ginger Turner on March 3rd, 2015 1:53 PM

One of the privileges of listing ranches I have discovered is having to hike or drive to amazing places.  Heath, Hayden, and I drove down to Terlingua on Sunday to list Leon Mountain Ranch.  1250 acres near Study Butte.  We've done lots of research on the property online with maps and Google Earth but never realized how beautiful it was until we hiked to the peak.  It gave breathtaking a new meaning while I was either hauling a 30 pound camera box with a drone in it or a 2 year old boy.  Boy, was I exhausted!  But we took our final few steps up the peak and looked up to find we had reached the top of the world.  We were not only above Study Butte but we were eye to eye with Bee Mountain and Hen Egg and could see past the Christmas Mountains and far into Mexico.  It was stunning.  Heath took a second to capture our experience on the drone camera before we slid down the mountain.

Then, when we thought our adventures were over for the day, we took a drive toward Solitario to find a new piece of property to list and photograph.  For the past 8 days the area has had rain non-stop so us thinking we were going to get through Terlingua Creek really was a stupid moment.  We drove 12 miles off highway 118 on North County Road and twisted and turned on the roads, going through mud pit after mud pit.  There were several times when the rain had washed so much of the road away we only had a few feet to pass and had a mountain on one side and a 10 foot drop on the other.  I was a nervous wreck!  We reached the end when we hit Terlingua Creek.  60 foot wide creek full of water, and who knows how deep...normally a dry creek.  God, it was beautiful though!  The valley on the other side of the creek was green and the sun was setting and shining on the mountains and cliffs stretching up.  We thanked God for getting us lost so we could experience that moment.  Plus we had the opportunity to go mudding on the way back.  I hadn't done that since high school.  It was a great day.

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Posted in:General and tagged: TerlinguaWest Texas
Posted by Ginger Turner on March 3rd, 2015 1:51 PM

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