The College Station real estate industry is a very competitive market, which means that real estate professionals have to be dedicated and creative when it comes to selling a listing for top dollar and in record time. Marketing a new listing starts on day one, when the listing agreement is signed by the current property owner. The first step to marketing a property is publishing it on the Multiple Listing Service, or the MLS. This service is exclusively offered to licensed real estate professionals, and it is a huge database of property listings where agents and brokers can browse and share their findings with their clients. Popular home search websites like Zillow and Trulia pull all of their information from the MLS, so if your home is not listed on the MLS, then it most likely isn’t receiving the exposure it needs in order to get sold in today’s market. 

Once a property is listed on the MLS, ideally your College Station real estate agent will continue to market the property with emails to their contacts sharing the details of the property, door knocking the neighborhood to see if any of the neighbors have friends or family looking to move into the community, sending out postcards with information, posting the listing across their social media platforms and doing everything in their power to get as many eyeballs on the listing as possible. The greater the attention on the property the better the chance that your agent will quickly find an interested buyer. 

One tactic that many agents employ when trying to sell a new listing is to also host an open house event at the property. An open house is exactly what it sounds like, the agent sits in the home for a designated time block on specific days and greets potential buyers and their agents as they come to walk the property and see it in person. The seller is not present for the open house – typically the agent will want them to step away for a couple of hours so that potential buyers can freely browse the home in peace without feeling like they are being watched. 

The big question in today’s day and age is do open houses sell houses? How effective is this old school marketing tactic at actually acquiring tangible offers and converting a potential buyer into an open escrow and a sale? Most buyers who are serious about looking for a new home are also working with a College Station real estate professional. Their agent will share information about new homes as they come on the market and then set up private tours of the property for their clients. For the most part, by the time an open house is held for a property a serious buyer has probably already seen it. 

The other thing to note is that with modern technology and software like virtual tours, many buyers won’t even need to physically step foot in a home to determine whether it is a good fit for them or not. A lot of buyers will submit an offer sight unseen and then pay for very thorough inspections to make sure that the property is in good condition physically and not just aesthetically. 

Why do agents host open houses? 

Some agents go to great lengths to showcase an open house – they’ll go all out with balloons, ribbons, catering and refreshments, fresh baked goodies and more. They do this in the hopes that neighbors will stop by so that they can try and earn their business if they are interested in selling their home now or in the future. An open house is a wonderful networking opportunity for a real estate professional because they can meet with new potential clients, expand their professional network by meeting other agents and it allows them the chance to market their personal brand and build up their business. The other reason that an agent is likely to host an open house is simply to make the seller happy. Like we mentioned before, the more attention there is on the property the more likely it is to sell for top dollar and in record time, so even if the open house gets limited attention, you never know if one of those visitors may pass the information on to a more interested buyer.  

Who attends open houses?

Apart from the occasional house hunter, here is a brief list of other candidates who will stop by an active open house:

• Passersby – When an agent is marketing an open house, they will mark it with their personal branded signage that features arrows pointing in the direction of where the property is located. These signs can oftentimes be seen from a distance, so it’s likely that individuals who are driving by or walking around the neighborhood may stop by to check out the home. 
• Lookie Loos – Some people really enjoy visiting open houses to see what the home looks like, find inspiration for their own property or they might be individuals who aren’t ready to buy a home just yet but they are interested in looking at the existing inventory as it pops up. There are also people who enjoy going to open houses just for the treats that the agent will prepare and serve!
• Neighbors – In some communities, neighbors might make up the only people who visit an open house. Neighbors are always interested to see what is going on in their community, they may want to see what the home looks like in comparison to theirs or they may actually turn into a solid lead if they have friends and family who are looking to move into the neighborhood. 
• Real Estate Agents – Other agents who may have competed for the listing may stop by to see how the home has been prepared for sale. Or an agent may stop by to look at the property on behalf of a client who couldn’t make it on the date and time of the open house. 
• Criminals – As horrible as this sounds, there’s no better way to case a home than to visit an open house and take stock of the goodies that a thief may want to come back for and steal. This is why it’s important for the agent hosting the open house to be diligent about paying attention to visitors during an open and making sure that nothing gets stolen. 

How do you host a successful open house?

College Station Real estate professionals will estimate that at least 20 percent of their sales are a direct result of an open house, which translates to one in five homes. The best way to host a successful open house so it can turn into a sale is to prepare and present the property in the best way:

• Choose the best day and time to show – typically this will be a mid-morning to late-afternoon on a weekend
• Clean and declutter the home, if necessary bring in some rented furniture to stage the property and make it look nicer
• Create a nice atmosphere so that potential buyers are pleasantly welcomed into the home
• Open windows and blinds to let in natural light 
• Don’t use air fresheners, but do light a soft candle
• Have soft music playing in the background
• Serve refreshments and snacks, maybe even a catered lunch depending on budget
• Artfully display pamphlets and brochures that offer more information about the home
• Interact with visitors 

Once an open house has finished, real estate professionals should always make sure to follow up with any real estate agents or potential buyers who requested more information.

Do open house sell houses? 

Whether or not an agent hosts an open house for a new listing is not going to make or break a sale. It’s impossible to guarantee that an open house will be successful and bring in multiple offers and competing buyers, however what we do know is that an open house won’t hurt the chances of bringing a qualified buyer to the table and selling the home fast. At the end of the day, an open house is just another marketing tactic, and the better the property is marketed the better the chances of the property selling. This also depends on the state of the market – in a seller’s market an agent may walk away from an open house with multiple offers, whereas in a buyer’s market where there is plenty of inventory within the same neighborhood, it may take longer to see a qualified offer regardless of an open house. 

If you are looking to sell your home in College Station, TX contact our team at Brazos County Realty. We would love to meet you and come up with a customized and targeted marketing plan so we can help sell your property quickly, efficiently and for the best price possible! Once we sell your home, we would also be happy to help you find your next dream home. Take some time to look through our featured listings and let us know if anything catches your eye. We can be reached at 979-693-0201 or you contact us online directly.  

College Station, TX is home to the Texas A&M University main campus, which was established in 1876 and is well known as the state’s first public institution of higher education. The campus offers more than 130 undergraduate degree programs, 170 master’s degree programs, 93 doctoral degree programs and 5 professional degree. Texas A&M is home to more than 62,000 students and is a very prominent college applauded for its education and its sports programs. The prominence of the campus paired with its outstanding location makes the university the city’s leading employer. While the campus provides on-site residence for students and A&M employees there are various other housing options to look into if you’re looking to work and live in College Station. 

If you are an employee of Texas A&M University and you are looking for homes for sale, properties for rent or additional housing options in College Station, then you have come to the right place. Our team at Brazos County Realty is here to help with all of your local real estate needs, and we’d be happy to answer any questions you may have about the area, the real estate market and to offer guidance as you find the perfect property to call home. The best homes for A&M employees comes down to personal preference and what your unique needs and wants are. A few things to think about before beginning your home search include:

• How long do you plan to live in this home?
• Are you interested in continuing to own the home and renting it out even after you move out?
• Do you want to be in a quiet area, or do you prefer to be closer to downtown style activities, nightlife, restaurants, movie theaters and more?
• How important is it for you to be close to campus? Are you ok with a commute?
• Do you have a family? If not, are you planning on starting a family any time soon?
• Do you need to be in a family-friendly area near good schools, playgrounds and parks?
• How big of a home are you looking for?
• What amenities are a must for you in your new home?
• How much house can you afford? How much of a deposit are you comfortable putting down on a property?
• Do you prefer to rent a home?
• Do you want to live in an apartment?
• Do you want to live in a condo or townhome development? Are you ok with paying monthly HOA fees? 
• What are you looking for in an ideal neighborhood?
• Do you want a home with a view? 
• Do you want a big backyard?
• Do you have pets – is the property you are interested in suitable for them?
• Do you want a single-story or two-story property?

These are just a few guiding questions that you should be able to answer for yourself before you even begin your home search in College Station. Additionally, there are some financial questions that you will want to ask yourself before you begin your house hunting. Make sure to meet with a trusted and reputable lender who can get you pre-approved for a loan ahead of time. You will need to check your credit score and gather important documents like tax returns and pay stubs to determine what you can afford in the College Station real estate market.

There are various types of houses and properties for Sale in College Station, TX. Some options you may consider include:

• Luxury Homes
• Luxury Condos
• Townhomes
• Fixer upper properties
• Single-family homes with expansive land
• Investment properties
• Multi-Family homes
• Apartments
• Waterfront properties 
• And more!

If you are not ready to make a permanent purchase on a home, then you may consider renting a home. When you are looking for a rental property, it’s similar to looking for a home to purchase – the biggest difference is that the negotiations are different. If you are looking to rent, here are a few tips to take into consideration:

• Discuss pets early – if you have furry friends who are coming along with you, make sure to find out what the landlord’s policy is in regard to pets. Oftentimes you will see an additional pet deposit, weight or breed restrictions for dogs or a limit on how many pets you can have.
• Pay special attention to appliances – when visiting a rental property that you like, take extra time to inspect the refrigerator, freezer, washer and dryer, microwave, stove, oven, dishwasher, etc. You should report any defects that you find right away so that you are not liable for defects. Make sure to seek clarification in writing as to who will be responsible for maintenance and repair on these items if you enter into a rental agreement. 
• Carefully review any special terms and conditions to make sure you feel comfortable with them. 
• Understand how rent increases work if you plan on renting long-term. 
• Ask for everything in writing. 

Another option that you may find favorable as an A&M employee, is looking to buy a fixer upper home. With the onslaught of popular HGTV programming that shows incredible transformations of run-down properties, this may be something to consider! When buying a fixer upper you will save money on your down payment and mortgage, but you will have to make sure you have the funds necessary to rehab the home so the end result meets your expectations. As you invest time and money into your fixer upper you are also increasing the value of the property over time. Check out some of our tips to buying a fixer upper before you make your decision:

• As a Texas A&M employee, take the time to think about how much time you will have to dedicate to a home rehab. Are you looking for a total dump with good bones, or is it more reasonable to look at properties that need a few cosmetic tweaks that can be completed over time? You will want to look for properties outside of the academic year, or just before the year concludes for summer. That will ensure that you have time to complete any big renovations during summer programs so you have more time to supervise your contractor, or dedicate to any DIY projects.
• Remember that many fixer upper properties may be sold in “as-is” condition. This means that even if you have an inspector review the property and find issues, it’s unlikely the seller will give you any credits or discounts off the sale price. That doesn’t mean you should skip any inspections though – you definitely want to work with a professional inspector and get specialized inspections for plumbing and the roof so you know what you are getting yourself into once you begin the renovation process. 
• Some things are easier to fix than others – for example, a new roof, an updated HVAC system, a new electrical panel, plumbing and structural repairs are time consuming and can be very expensive. Replacing floors, patching walls, opening up walls, renovating a bathroom, installing new windows and painting is a lot easier and way more affordable. Before you commit to a fixer upper you need to put a budget in place to help guide your renovation. Remember that with any renovation, it’s important to add 20% on top of your budget because inevitably there will be unexpected costly surprises. 
• Even if you are a DIY-expert, we highly recommend working with a professional contractor. A dedicated professional will help manage the project and the budget, offer advice and guidance as you make decisions and ensure that the final product is a true realization of your initial vision. 

College Station is a picturesque town in the heart of Texas where individuals can enjoy a wonderful lifestyle in a tight-knit community. There is always something to do, and especially with the college campus nearby, there is a young and exciting atmosphere that residents can tap into. If you are moving to the area for a new job opportunity as a A&M employee, we’ve got some great online resources to help you prepare for your new life in our wonderful city! Our little guide will give you a glimpse into local restaurants, nightlife, transportation options, medical resources and so much more. 

If you are a Texas A&M employee looking for the best homes, then you will need the help of an established and experienced real estate agent who knows the area like the back of their hand. My team and I love this community and we know what makes the area so desirable. We would be happy to show you around the community, point out local restaurants, shops, schools and attractions and help you pick the perfect neighborhood that fits your lifestyle and is close to work. Please contact us if you have any questions about the College Station community, where to find the best homes for A&M employees or if you would like to look through some of our featured listings. We look forward to hearing from you and helping you find your dream home in our wonderful city!

Home renovation is more than just a simple project that homeowners undertake when they want to spruce up their property. Nowadays, renovating your Bryan TX home has become trendy! There are so many popular HGTV shows that highlight flipping homes, fixer uppers and remodeling existing rooms. The popular Fixer Upper TV show is actually filmed less than 100 miles away from Bryan, TX! These shows let homeowners know that they have many different options to choose from if they live in an outdated property, if they need a change of scenery or if they are looking to buy a new home that will need some serious TLC before the move in. 

Whether you are looking to buy a fixer upper in Bryan, TX and completely transform the property from top to bottom, or if you just need a quick kitchen or bathroom refresh then it’s important that you do it right the first time. A home renovation project can take a big chunk out of your budget, and it’ll become even more costly if it’s not done properly. Whether you are choosing to take the DIY route or hiring a professional contractor to oversee and manage your home renovation project, make sure you are prepared ahead of time by creating a strict budget and timeline that everyone will have to stick to. Even with these parameters in place, you can always expect to spend a little more time and money, because as we’ve all seen on TV there are always unpredictable situations and issues that can arise. 

If you have decided to tackle your Bryan, TX home renovation project on your own, make sure that you are well informed and prepared before you begin the work. It’s important to stay safe and ask for help if you see that you need it – it’s always better to be safe than sorry. If you are choosing to hire a contractor, project manager, designer or other industry professional make sure to do your due diligence and check references and interview multiple candidates before you make your final selection. You don’t want to hire someone on a whim and realize halfway through the project that they aren’t executing your vision properly or that it’s just not working out. There are a various other renovation mistakes to avoid and we’ve listed a few of the more common ones that we’ve seen below!

1. Measuring Incorrectly

This is especially relevant for those who are taking the DIY route. It’s better to measure the same area multiple times and make sure you have the correct dimensions. Being off by even a fraction of an inch can have big repercussions, which can lead to poor fitting, running out of material and having to order more or even not having enough room to install any major appliances. It’s better to spend the time preparing properly so you don’t have to spend more money later. If you are working with someone else, have them measure as well so you can compare your numbers and ensure that they are accurate. 

This also goes for selecting and ordering furniture for your newly renovated Bryan, TX home. Don’t fall in love with a 94-inch sofa when you know that your living space can only accommodate an 84-inch sofa. It’s also a good idea to measure the door widths in your home so that you can know whether your new purchases will fit through the door or if you’ll have to get creative as to how new items will be brought into the home. 

2. Skimping on Quality Materials

When you are selecting tile, flooring, windows and other materials it’s always a good idea to splurge on better quality materials so that the work will look better and last longer. Select durable, high-quality materials that won’t need to be replaced in a couple of years. Building materials are also not the place to economize, if you are on a strict budget then there are other ways to save money. 

3. Setting Unrealistic Expectations

Starting a Bryan, TX home renovation project, whether it’s a complete remodel or just one or two rooms, can be a stressful, time consuming and expensive experience. To minimize the stress, it’s important to set realistic expectations from the very beginning – you need to set a realistic budget, a realistic timeline and for your expectations of the final product to be realistic as well. Renovations often cost more than expected, so one way to stay on top of your budget is to build in an extra 20% into the budget so you can be well prepared for any surprises.

4. Expecting Everything to Go According to Plan

This goes hand in hand with setting realistic expectations. Remodeling can be messy, inconvenient, noisy and unpredictable. How many times have you watched an HGTV show where mold shows up in the walls, a room is unpermitted, or some other expensive challenge pops up that makes the project more expensive and takes longer to be completed? The best way to prepare for a remodeling project is to expect the unexpected and be flexible if things don’t go according to plan. 

5. Picking the Wrong Paint

Most people will spend hours comparing paint samples when searching for the perfect color for their home. The mistake homeowners make often is that they don’t spend as much time or thought into the many different types of paint that are available for purchase. Manufacturers create different paint types for the different surfaces in a home, and they are not all the same. For example, flat paint does not have a shine, will show marks and is very difficult to clean. This type of paint is best used on ceilings and walls that don’t see a lot of foot traffic. On the other hand, semi-gloss and glossy paint provides a nice sheen, and is the perfect option for walls in bathrooms, kitchens and other rooms that are often occupied. 

6. Selecting Appliances Last

Appliances are the ornamental jewelry that adorns the kitchen, and it’s important to design the heart of the home around these big statement pieces. By selecting your appliances first, you can make sure that the overall design will accommodate the items that you really want and that the space will allow for the installation of any bigger pieces like a range or double fridge. Just because you select and buy your appliances early on in the process, doesn’t mean that they have to be installed until you are ready for it. 

7. Buying Materials too Early

Before you go out and start spending money on flooring, tile, appliances and other building materials you want to make sure that all of your project plans are finalized. Your Bryan, TX home project also needs to be far enough along to where measurements can be taken accurately, and the dimensions won’t change. Otherwise, you risk buying the wrong quantities of materials or ordering appliances that won’t fit your space. 

8. Not Ordering Extra Materials

The same way that we recommended padding your budget with 20%, we encourage you to order 20% extra building materials to make sure your job is completed. This is especially important when it comes to flooring, because you want to account for installation waste and any potential defects. It’s also a good idea to have some extra paint on hand for the future – you never know when you’ll need to patch up a wall or paint over some scuff marks that are difficult to clean up. 

9. Impulse Buying

It can be extremely tempting to buy something you fall in love with, especially if you happen to find it on sale or offered at a significant discount. Before you buy something for your Bryan, TX home renovation project, make sure that it fits with the overall design aesthetic that you are looking to achieve. It’s also important to ensure that this new addition also fits within your budget. 

10. Working Without a Permit

If you are working with an industry professional, like a contractor, they will be responsible for getting any necessary building permits your project requires before and during the job. However, it is your responsibility to make sure that there are no issues that pop up later. Check in with your local building department to determine what, if any, permits are required for your project. If your project is unpermitted, you risk having it torn down, and when you try to sell your home later on it will affect the resale value of the property. It could even block the actual sale itself. 

Embarking on a home renovation project is an exciting time, and it’s even more exciting when the work is complete, and you can enjoy your new Bryan, TX home. Whether you are renovating a home top to bottom, or simply updating a few rooms here and there, the most important tip to keep in mind is to prepare ahead of time so you can avoid costly mistakes. If you have any questions or are in search of guidance and recommendations, contact our team at Brazos County Realty. We would be happy to help you find the perfect fixer upper property in Bryan, TX that you can transform into your dream home. Take some time to browse our properties and search through available listings – then give us a call and let us help you navigate the current real estate market!