Your NEW Home - Get the Greatest Potential Return in Resale:

1. Lot size and location: The lot you select will determine a significant amount of the home’s future value.  Your choice should not be based on what the builder needs to sell but what gives you the best return on your investment and meets your individual needs.  Make your selection based on your personal choice and then let me assess it according to how it will appraise in resale in relation to other lots available.
   
   
2. Accompaniment to the design center:  What standard builder features or upgrades will directly impact the home’s future value?  Will the upgrades merely return enjoyment or actually create more value in resale?  Your choice should be based on what gives you the greatest enjoyment and/or return on your investment.  Knowing how these selections impact future value should also be a consideration.  I will analyze the selections you make based on future resale and you can decide if they are worth the extra investment, if applicable.
   
   
3. Get clarity on upfront, non-refundable expenses:  When entering into a new home transaction with a non-represented consumer, builders often do not explain what expenses are upfront and/or non-refundable.  Let me assist you in the process before you sign anything and make sure all of the costs, upfront, non-refundable and long-term, are clearly communicated and understood by all parties.
   
   
4. Get a home price evaluation before you sign:  Builders do not generally know how the market treats its product in resale.  Once you purchase a home, it is your investment.  Let me give you a Home Price Evaluation on the property based on how it would compete in the market today.  This will tell you if the lot, floor plan, and your selections will most likely retain value in relation to the current market.
   
   
5. Get the best loan for your needs:  Builders often offer monetary incentives to work with their mortgage company and this may not be in your best interest.  Let’s compare the builder’s incentive with the actual mortgage product as well as other products available on the market that are competitive.  You may pay more in mortgage closing fees than the actual builder incentive is worth.
   
   
6. Watch for those appraised values:  A builder often gets his mortgage company to qualify you based on the assessed value of the unimproved property.  When the property gets reassessed with the improvements of a home, the increase in taxes can place a tremendous financial strain on a budget based on a lower tax assessment.  Let me review property taxes in the neighborhood that have been reassessed with improvements and make sure that you are comfortable with the house payment based on the future tax.  In this way, you know your future obligations before you purchase.
   
   
7. The home is new, why should it be inspected?  The Texas Association of Realtors found in a study that 45% of defects found were present when the home was purchased new.  Your builder should stand behind warranties and guarantees, however, making needed improvements/corrections to the construction after you live in the home or addressing code/repair items after your closing may be costly, inconvenient or at the very least, complicated.  Let’s get a qualified inspector to give you a professional opinion of current condition and potential future problems.  Often, this can result in making a builder bring the home up to a code that although not currently required may become an issue in case of future annexation.  It will either be the builder’s cost or your future cost and you are the one I represent.
   
   
8. Market knowledge:  In addition to the immediate value of the home, there are other important facets to purchasing that should be considered.  When you work with me, disclaimers and disclosures endemic to the area/subdivision, addenda regarding homeowner’s associations, recent information regarding the surrounding community, the local schools, and utility districts, will all be presented and evaluated.  Allow me to guide you through the myriad of local market conditions so you can be an informed homeowner and make the most of your home-ownership experience.
   
   
9. Do you need to sell your current home in order to purchase new?  Clearly, the builder has an interest in the selling of your current home.  You should personally select the Realtor who will be representing you and be wary of builder recommendations, which may come with hidden incentives that do not serve consumer needs.  Few builders know the actual performances of Realtors in resale, and make recommendations that are not based on representing your interests, but their own.  Choose a Realtor whose goal is your highest possible profit and not their builder allegiance.  Allow me to give you an honest Home Price Evaluation.  This gives you a good idea of the equity you will be able to invest.  My service comes with a guarantee and 192 Critical Steps we take to sell a home.  If at anytime you are not happy with my services, you can be released from our agreement.  Never work with a Realtor what will not release you from a listing agreement if you are unhappy with their services.
   
   
10. Home services to save you time and money.  There are many services you need in a new home purchase, for example, moving company estimates, utility connect and disconnect, cable or satellite hook up, and estimates on homeowner’s insurance.  The builder expects you to handle all of these.  Call The Brian Worrell Team for expert advice on everything related to your New Home purchase!

The Brian Worrell Team takes great care of our clients looking to purchase in the Houston Metro Area.  Our job is to be experts for our clients and represent them professionally & skillfully. Call us today- 281-948-7042.

League City Builders - New Construction Communities

League City has many communities that offer new construction from a myriad of home builders. As an expert in working with New Home Builders, I can make sure that your investment is a good one. It is important to make sure you understand what happens through this process. It is very exciting to buy a new home, but there are many mistakes you can make along the way. Call the Brian Worrell Team at Prudential Gary Greene for expert assistance and representation, 281-948-7042.

• What if I need to sell my new home? What's my resale value?


• What if my builder goes out of business before they build my home?  You have to know which builders are financially secure!  I've seen many people lose thousands of dollars when builders go out of business.  The good news is that there are many builders that are quite financially healthy!!


• What happens during the construction process?


• What is my builder NOT telling me?


• They're offering a big discount... but is this the best price I can get?


• Why should or shouldn't I use the builder's lender and title company?


• Do I need an inspection with New Construction? YES! YES! YES!

Some of the builders (to name only a few) currently building in League City are Perry Homes, Meritage Homes, Gehan Homes, Taylor Morrison, KB Homes, Brighton Homes, Harwood Homes, Pulte Homes, Coventry Homes, and the list goes on... These builders build in many price ranges and many styles. Call The Brian Worrell Team, 281-948-7042 with any questions.

Preparing Offers To Get The Best Deal: Submitting the Offer

Now that your listing agent has gain lots of valuable insight into a good offer strategy, it is time to make the offer written.  After preparing your offer, the listing agent should then submit it via fax or email (whichever method was agreed upon when your agent called the listing agent).

The offer is sent.  Now, immediately, there should be a call to the listing agent to confirm receipt.  Also, it is very appropriate for your agent to ask the listing agent when they will present the offer to the seller and when to expect a response.

I know what you are thinking – “Wow, this sounds so obvious.”

Ironically, what you don’t know could severely impact your ability to get the best deal.

In the past, I have gotten phone calls from agents asking why we haven’t responded to their offer.  And I have had to respond, “What offer??”  They never called me.  I wasn’t expecting an offer.  They didn’t fax it to the right number… or the fax failed.  They didn’t send it to the right email address… or the email went to a spam folder.  They never confirmed with me via a follow up phone call to make sure I received the email.

This is disturbing on so many levels.  First, the so-called Buyer’s Agent did not prepare your offer to help you get the best deal.  Second, they were not competent enough to ensure your offer was received in the first place.

We hate to see that people are not being taken care of as they should…

Preparing Offers To Get The Best Deal: Making Smart Offers

If you are a buyer getting ready to submit an offer, your agent should be in contact with the listing agent to ask several questions.  Some questions can be answered without a phone call.

There is so much that can be learned with a quick phone call.

If your buyer’s agent is representing you well, they will have spoken with the listing agent both before and immediately after submitting an offer.  Here are a few questions your buyer’s agent should ask prior to submitting the offer.

1. Are there any other offers at this time?  Are you expecting any other offers?
2. Do you know the sellers motivation for selling?
3. How long has the home been on the market?
4. Is the closing date important to the seller?
5. Does the seller know we will be submitting an offer today?
6. Is there room to negotiate?
7. What repairs are needed?  Is there a seller’s disclosure?
8. Has the home ever flooded?
9. Is the seller current on their mortgage?
10. Should the offer be faxed, emailed, or hand-delivered?

I know what you are thinking – “Wow, this sounds so obvious.”

But, most agents do not make these phone calls.  They don’t ask the right questions for you, and therefore, your ability to get the best deal will fall short time and time again.

The listing agent is usually willing to spew tons of important information that could make your offer better in many ways.  Is your Buyer's Agent listing?

Even though I had a closing yesterday for a home in League City, I couldn't sleep last night.  You see, I was worried the house I just sold would get burned down, knocked down by an earthquake, vandalized, or any other type of casualty loss..  You may be asking why should I care...it's not my house, but...

...this closing had a little bit of a wrinkle (elephants have wrinkles too ;-).

Both parties signed their paperwork and left the title company before the deal funded.  Obviously, this isn't atypical, but usually when that happens, I keep the keys, and then hand them over to the buyer once the deal has funded.  In this case, the seller went ahead and gave the keys to the buyer, and the buyer started having the carpets cleaned.  I tried to tell him that he didn't own the home until the deal funded, but he seemed unconcerned about the reality that he was essentially cleaning someone else's carpet!

Even though the buyer put his insurance in place yesterday, if something happened to the house overnight, there would definitely be a fight over who has to bear the loss.  I think that it would ultimately be the seller who would be out of luck if something happened last night, I really hope to avoid involvement in such a dispute... hence the reason I never give over keys until the deal has funded.  I haven't checked on the house yet to see if it is alright, but I haven't heard anything, so I am going with "no news is good news."  But, it's not exactly sold until it's all the way sold.  And the fat lady isn't singing yet on this one.

Has anyone else ever experienced something similar where there was damage to the home in the intervening period?  I would love to hear how it was resolved!

Residential Service Contracts - League City, Texas

As you approach closing day on your home, you may want to consider purchasing a Residential Service Contract. We have found them to be invaluable to buyers when unexpected repairs are needed.

• Residential Service Contracts, also known as home warranties can save you a bundle in repair costs after you move in.
• A Residential Service Contract covers repair or replacement of some major and minor items and components of a home. Typically, they are 1 year in duration, beginning at the time you take occupancy.
• Many cover central air and heat, electrical, plumbing, water heater, and some appliances like refrigerators, etc.
• The seller may offer or you may ask for them to furnish you with a Residential Service Contract. We recommend either Fidelity National Home Warranty or Old Republic Home Warranty.
• This is also a great tool to help mitigate unexpected costs as an investor of rental properties.

The Brian Worrell Team aspires to build and protect wealth in homeownership, we strongly recommend reviewing the coverage of a residential service contract, and the amount of savings and "peace of mind" that it could represent to your home purchase.

Again, please contact us for any reason, 281-948-7042.

League City Realtors Real Estate Announcement

405 Wickford Court --  $40,000 below original list price

www.MyWestoverPark.com

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THIS BEAUTIFUL HOME IN WESTOVER PARK HAS A WATER VIEWS FROM FAMILY ROOM, BREAKFAST, AND MASTER SUITE. Integrated covered patio. Granite countertops in the island kitchen and bathrooms. Hardwoods in the formal living room and dining room. Study with French Doors... Room off Master would be a great exercise room or nursery, or 5th bedroom. HOME WARRANTY INCLUDED.

Home Inspections

When representing buyers’ best interests, Brian Worrell, a top producing Realtor with Prudential Gary Greene in Friendswood, always recommends that his clients get thorough inspections before closing on a home. However, it is not necessary to have the inspections done before putting an offer on the home. Inspections are typically done during a Buyer’s Option Period while the buyer still has an unrestricted right to terminate the contract or renegotiate its terms. Brian Worrell recommends a minimum of two types of inspections for all properties. First, it is important to hire a licensed Structural and Mechanical Inspector to inspect the home at a cost of roughly $200-$450. Secondly, all buyers should have the property inspected by a qualified Termite Inspector. For some types of loans, i.e. VA Loans, the Termite Inspection (typically $60-$100) will be required by the lender.

Whether buying a brand new home or an existing home, my advice is simple: engage a qualified Realtor to represent your interest and help guide you through the intricacies of the home-buying process. Additional types of inspections include that may be necessary include HVAC, Roof, Foundation, Environmental, Lead-Based Paint, and Asbestos. The Brian Worrell Team services the Greater Houston Bay Area including Friendswood, League City, and Clear Lake. www.BrianWorrell.com – 281-948-7042

4 Bedroom - Huge Back Yard - Cul De Sac - CCISD's Education Village in walking distance - GAMEROOM UP!

So many upgrades at a great price makes this Taylor Morrison a MUST SEE- Better than new. CCISD Education Village- Easiest walk to school!! 3 Car GARAGE. Premium cul-de-sac lot with huge back yard. BOTH covered-bricked front porch & back patio! Gourmet granite kitchen, stainless appliances & island. Extended depth breakfast bar! LARGE 18'' Tile. Upgraded carpet. The master suite has an extended section w/ bay windows! Extended master shower. Radiant Tech Shield is one of many energy upgrades!

Visit www.MarBellaLeagueCity.com for more information!

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