There are 50 developed parks in College Station with nature trails, pools, sports and community programs. There is truly something for everyone to enjoy. Texas has some of the best weather in the world and it would be a true shame not to spend time at one of the many parks in the great city of College Station. Here are the top 20 parks in College Station.

Bee Creek Park

Bee Creek Park is not located off a main road, making it a perfect park if you have small children who like to wander. Bee Creek offers two playgrounds – one for older kids and one for the younger crowd. The park also offers a volleyball court, picnic areas and a pavilion. If you are feeling extra adventurous, you can also spend some time at the Adamson Lagoon. The park is located at 1900 Anderson off Southwest Parkway. The park features tennis courts, nature trails, recreational sports fields, sand volleyball, big playground, pool and pavilion. This is the perfect place for a family-friendly day outside. 

Brother’s Pond Park

This park truly has a dash of everything. This is a great park for young ones and older kids. This park offers the best swings and slides and also offers athletic fields, trails, a pond with friendly ducks, and playgrounds. The park is located at 3100 Rio Grande is a park that is never too busy enough for the whole family to enjoy.

Lick Creek Park

Located at 13600 East Rock Prairie, Lick Creek Park is the perfect place to take the family to go on a hike or go horseback riding. This park is also dog friendly and is a popular spot for pups to run and enjoy the sunshine. Another fun activity at Lick Creek Park is geocaching. If you are interested in a beautiful hiking atmosphere, this park is the best bet in College Station. Lick Creek is over 500 acres and offers wooded trails for jogging, biking, geocaching, benches, breathtaking scenery and horseback riding. 

Stephen C. Beachy Central Park

This two-mile long rubberized walking path along with the 10 acres of woods offers plenty of opportunities to enjoy strolling through this beautifully scenic area. This park is also known as Central Park and features baseball and softball fields, a football field, exercise machines, tennis and soccer fields, two stocked lakes and BBQ and fire pits. Stephen C. Beachy Central Park is also the site of the Christmas in the Park parade and festival. 

Brian Bachmann Community Park

The Brian Bachmann Community Park features:

• Four little league lighted baseball fields
• Two senior league lighted baseball fields
• Two adult lighted soccer fields
• Three youth soccer fields
• Two concession buildings
• Four lighted tennis courts
• Two lighted basketball courts
• A 75’ pool with a bathhouse 
• A skate park
• A picnic pavilion with a barbeque pit
• Kitchen and restroom facilities
• Playground
• Horseshoe pit
• Volleyball court

The park is located at 1600 Rock Prairie Road.

Pebble Creek Park

During the school year, Pebble Creek Park is used as a playground for students and playing field during school hours. The rest of the time, it is used as a city park and offers two playgrounds, ½ mile of walking trails, picnic shelters, baseball backstops, a basketball court, soccer field and a ¼ mile lighted jogging trail with rubber cushioning. The park is located at 401 Parkview Street. 

Richard Carter Park

This is College Station’s only historically significant park located at the site of the Richard Carter homestead at 1800 Brazoswood Drive. This park has an open play area, seating, indigenous plants, a historical market, a bronze statue by Albert Pedulla, and a discovery garden area featuring decks. 

Austin’s Colony Park

Austin’s Colony Park offers picnic tables, barbecue grills, a pavilion that seats up to 96 people, playgrounds, jogging and walking trails, soccer and football fields, covered tennis courts, sand volleyball court, baseball and softball backstops, horseshoes, disk golf, in-line hockey, archery range and outdoor classroom. This park is located at 2400 Austin’s Colony Parkway. 

Neal Park

This is the location of Bryan’s Recreation Center and is the first in-line hockey rink in town. The park features:

• Large picnic pavilion with barbecue grills
• Lighted sand volleyball court
• Lighted tennis court
• Community garden
• Restrooms
• Covered and lighted basketball court
• Several playgrounds with rubber surfacing
• Practice soccer and football fields
• Covered and lighted outdoor classroom amphitheater

The park is located at 600 W. 22^nd Street. 

Sam Rayburn School Park

Sam Rayburn School Park is a joint city and school park located next to Sam Rayburn Middle School. The park has eight lighted tennis courts, a lighted and covered basketball pavilion, soccer and football goals, practice baseball and softball backstops, a 1/3 mile walking and jogging trail, horseshoe pits, and picnic tables with barbecue grills. The Sam Rayburn School Park also has a playground and exercise area. The park is located at 1048 N. Earl Rudder Freeway. 

Sue Haswell Memorial Park

This park offers three large picnic pavilions, a swimming pool, picnic tables with barbecue grills, a large playground with rubber surfacing, and a 24-court horseshoe complex. This park is also the home of the Sandy Koufax/Pony Baseball League. The Sue Haswell Memorial Park is located at 1142 E. William Joel Bryan Parkway. 

Tiffany Park

The exciting Tiffany Park offers a splash pad, picnic tables with barbecue grills, horseshoe pits, lighted sand volleyball court, tennis courts, covered and lighted basketball court, several baseball and softball practice backstops and soccer goals and more than one mile of paved walking paths. Tiffany Park is located at 3980 Copperfield Drive. 

Villa West Park

Villa West Park offers plenty of family-friendly activities to enjoy:

• Tennis courts
• Large picnic pavilion
• Covered and lighted basketball court
• Lighted sand volleyball court
• Horseshoe pits
• Two covered playgrounds
• Covered and lighted outdoor classroom amphitheater
• Practice basketball and softball backstops
• Soccer goals
• ½ mile of paved walking and jogging paths

You can visit the Villa West Park at 2050 W. Villa Maria Road.

Brison Park

Brison Park is a hidden gem in the Southside Historic District of College Station. The park is mall, but is always full of beautiful songbirds. This along with the stunning backdrop of old oak trees and the serene creek make this the perfect outdoor escape for you and your family. This is also just a short walk away from Northpoint Crossing. 

Research Park

The park is only two and a half miles from Northpoint Crossing and was established by the Texas A&U University in 1982. Research Park truly has something for everyone including a lot of great picnic backdrops, ponds full of a variety of fish and a waterfall. Make sure to head out to Research Park for a fun summer picnic and enjoy birdwatching. There is also an onsite 18-hole disc golf course. 

Lake Bryan

Lake Bryan offers plenty of grassy areas to spend time at and to relax waterside under the cool shade of the mature oak trees. There are plenty of barbecue grills to picnic with hot dogs, hamburgers and anything else you crave. It’s also fun to set up a blanket by the shoreline of the water. 

Sugarloaf College Station

Start the summer solstice the right way with an early hike up College Station’s sole “mountain” and then lay out a picnic blanket and watch the amazing Texas sunset. Sugarloaf Mountain is the perfect spot for stargazing and watching the sunrise.

Tanglewood Park

This is a family favorite park and offers shaded pavilions, a sand volleyball court, picnic tables, and multiple playgrounds. Tanglewood Park also have splash pads to keep little ones cooled off and entertained for hours so that you can enjoy a nice book in the shade. 

King Oaks

King Oaks is not your traditional park, but offers gently rolling terrain and tall oak trees. There are walking trails that wind through this masterplan. The community offers a wide array of acreage home sites and plenty of amenities including a fishing pond, pool, pavilion and nature preserve. 

University Park

University is a four-acre dog park and is fenced-in with an off-leash park with areas for both small and large dogs. There are also swimming ponds, an agility obstacle course, wash and hydration station and nearby is a playground, walking and jogging loop and a picnic pavilion. This one of the most popular dog parks in College Station and your furry friend with love to spend the day here.

College Station is full of green space and features so many different parks for you and your family to enjoy. From jogging and walking trails to swimming pools and all kinds of sports fields and courts, there is something for everyone in the family to enjoy at any of the over 50 parks in College Station. The parks and recreation in the area are one of the many reasons why College Station is a great place to call home. 

For starters, the saying is true, don’t believe everything you read on the internet. Just because it’s on Zillow, doesn’t mean it’s true. Buying and selling homes it not something that most of us do every day, unless of course you are a real estate agent.

In most cases, you may do this one every 10 years, or even just once in an entire lifetime. Despite how little we frequent the real estate market, when it comes to real estate, we claim to know it all: how it works, what to do and how to do it.

So for all the stories we have heard and all the things we have been told, there are a number of myths that circular about how real estate actual works and so here are 5 real estate myths and reasons why you should not believe them.

As technology continues to improve and change the way homes are bought and sold, this information becomes more readily available so let’s stop believing everything we read on the internet about real estate because it might be hurting your chances of buying or selling at the right price.

Myths

Myth #1: List your home for more than you expect to get

This is not true at all. Listing your home for too high of a price may actually end up getting you a lower price than what you initially sought out. Why? Because most shoppers don’t even look at homes that are priced above their average market value. Sure, you could always lower the price if no one bites but if the home has already been on the market for two to three weeks, things might start to look fishy.

If you live in a growing market, like San Francisco, try pricing your home for less than you’d expect to get. This way, the buyers will drive the price up themselves. Just don’t try this if your home is located in a declining market, the outcome might not be as positive.

Myth #2: You will get a better deal without a real estate agent

This is completely false and contrary to popular belief, a sure way to get yourself in an uncomfortable situation. A real estate agent knows the market, they know how to sell and how to close. They have done this a time or two and know well how to avoid common mistakes that you are likely completely unaware of. Be smart and sell or buy the right way, with a knowledge and professional real estate agent. After all, you are only ever going to do this once maybe twice, might as well do it right.

Myth #3: The market will always go up 

In recent years, homeowners and sellers have experienced a period of increasing home values, but this is not always the case. Thinking back to 2007, this type of decline can always make its return. Real estate prices can indeed fall, the hope is that they come back and rise higher than before.

Myth #4: Renovate before you sell 

It is very common to be told to renovate your kitchen or bathroom before you sell, “it will increase the value” but this is not always true. A major renovation right before it is time to sell could backfire and end up costing you a whole lot more than you bargained for. It might also turn out that your prospective buyer has completely different taste than you and will want to redo the renovation right away. In most cases, you are better off just adjusting your price accordingly and saving yourself the time, month and headache.

Myth #5: All MLS properties show up online 

Homes rarely sell to buyers who attend open houses. With the popularity of the internet these days, most of the vetting is done online, not in person, but everything on the market isn’t always available online. First off, your agent must allow you to see the properties he/she chooses through the MLS portal but even then, they might not have access to all the properties. There are properties sold off-market as well. So check all your sources to make sure you are checking out all the options in your price range.

All in all, the home buying or selling process is not an easy one to navigate. Do your research, plan ahead and find a real estate agent you can trust to help you navigate the waters of real estate, hopefully we have help debunk some of the myths that have been circling to help you in your home buying or selling process.

If you have questions about College Station Homes or would like to learn more about the area, don’t hesitate to reach out. We are here for you.

So you’re heading to College Station, Texas and looking for some insight. Well, for starters, it shouldn’t be hard to guess that College Station is indeed a college town. The name may or may not have given it away. Regardless of if you are a student or not, College Station is an exciting place to live, but I am sure you already know that.

College Station is home to one of the largest universities in the country and the biggest in the state, Texas A&M, which caters to roughly 60,000 students year round. Needless to say, with so many students roaming around there’s always things to see and a lot to do for everyone to stay entertained, both students and non-students alike.

All that said, there’s always countless unknowns spinning around your head as the move gets closer: Where do I get this? Where can I find that? What if my power shuts down? What if I need to go to the hospital? Lucky for you, we’ve done the hard work for you and put together a list of 20 online resources for people moving to College Station, Texas.


20 Online Resources for You

Where to Live

There are tons of options in College Station for both rental and purchasing. If you are looking for a rental, you are in luck because rent prices in College Station are going down. If you are looking to buy a home in College Station, don’t forget about HOA. Most people think that HOA’s are only for condos, but that’s not always the case. Read up on 10 things to know about HOA before you buy in College Station.

Restaurants

Since Texas A&M is in the heart of College Station, there’s no doubt this city flourishes around the student population and its need. There are countless restaurants, clubs and bars to be found all in and around the heart of College Station. Here is a list of the 45 best places to eat in College Station according to Spoon University.

Nightlife

If you are more of a night owl, then Northgate District is where you want to be. The Northgate District is located directly across the Texas A&M campus, so it’s a great place to live if you are looking for easy access to the local clubs and bars. This area is also home to some of the best luxury apartments in the whole area. Looking for somewhere to go out? Here’s a list of the top 10 nightlife places in College Station according to Yelp.

Transportation

Given the size of College Station, Texas most residents find personal vehicles to be the best and most reliable form of transportation. The city does provide public transportation but given the size, it’s complicated and unreliable. Getting a car is your best bet.

Weather Resources

The weather in College Station, Texas ranges from the low 50’s to the high 90’s depending on the time of year. March to May tend to be the cooler months while the temperatures rise in June, July and August. In the case of extreme inclement weather, here are some resources to keep you up-to-date and prepared for all that mother nature throws your way:

• National Hurricane Center (NHC)
• National Weather Service (NWS)
• National Oceanic and Atmospheric Agency (NOAA)
• National Weather Service — Houston Office

Medical Resources

Everyone hopes that nothing will ever happen to them, but sometimes life has other plans and it’s always good to be prepared. In the case that tragedy strikes, here are some resources to get you help and keep you safe when needed:

• Brazos County Health Department
• Department of State Health Services (DSHS)
• University Emergency Medical Services
• Health and Human Services (HHS)
• Centers for Disease Control (CDC)

Law Enforcement Contacts
It is always smart to stay out of trouble, but when things just don’t go as planned or when you need some professional help, here are some law enforcement contacts to reference. Don’t forget in the case of an immediate emergency, Dial 911.

• Brazos County Sheriff’s Office
• Brazos County Constables Department
• Bryan Police Department
• College Station Police Department
• University Police Department

Other resources

• International Association of Emergency Managers (IAEM)
• American Red Cross
• Disaster Recovery Institute International (DRII)
• Texas A&M University Integrated Center for Homeland Security
• Texas A&M University Hazard Reduction and Recovery Center
• Volunteer Center of the Brazos Valley

Now that you have got a better idea of what to expect from College Station, Texas and are equipped with a great list of online resources, you can move forward with your move with a little more peace of mind. If you have questions about College Station Homes or would like to learn more about the area, don’t hesitate to reach out. We are here for you.

SaveSaveSaveSave

You may think like many people do that because you’re buying a single family home that you don’t have to worry about an HOA but that’s not so. Although homeowners’ associations are more commonly associated with condos, when you buy in College Station, there’s a good chance you may wind up with an HOA to answer to. Here’s what you need to know before you buy.

What is an HOA?

A homeowner’s association is literally what it sounds like – it’s a group of homeowners who get together to create laws to govern a certain set of properties within a community. All HOAs have CCRs or Covenant, Conditions, and Restrictions; guidelines that residents have to abide by or they could get kicked out of their homes.

Depending on the type of person you are and the type of HOA that manages your community, you may find your HOA unreasonable, too intrusive, with many even dictating how long you can have overnight guests. So even though you own the property, your castle is your castle in so far as your CCR will allow you to go.

5 Benefits of an HOA 

That begs the question, why would anyone want to buy a house where they have to answer to an HOA about whether or not they can install a swimming pool or put up holiday decorations. For the same reason you buy a home anywhere – because you fell in love with the house.

Before you buy a house or condo in a particular community, find out if it is governed by an HOA and if so, find out what kind of HOA they are. Here are the 5 main benefits you should look for in your neighborhood’s HOA.

#1:  Well-Kept Grounds and Facilities

Part of the fees you’ll pay to the HOA every month is dedicated to the upkeep and maintenance of the grounds. The average HOA fee can be as low as $150 per month or as high as $350.

Drive around the properties governed by your prospective HOA. Are the grounds well-kept? Is there litter or dog feces everywhere? Get out of the car and walk around to get a really good feel for how well your HOA will maintain the property.

#2: 24-Hour Security Patrolling the Community 

Many HOA communities are gated but just as many are not. It may be a group of homes that on the outside would appear to have nothing in common as single family homes but could be governed by the same HOA.

How well are the premises secured? Is there a gate with a patrol officer at the entry? Is the community patrolled mostly by cameras and not by foot/car patrol or vice versa? The best security will do both as well as 24 hour security and surveillance. Check back at different hours and days of the week as you’re deciding whether or not to buy to see if the grounds are consistently well protected and not only for show during the day.

#3: Proactive and Responsive Maintenance and Repairs

Anyone who has ever lived in an apartment knows how frustrating it can be to deal with an unresponsive maintenance staff. For your fees you should expect prompt repairs and maintenance, not just to your unit or home, but to the grounds as a whole.

When you drive around, are there neighborhood lights that are out? Are signs defaced or broken? These can be tell-tell signs that your HOA’s maintenance and repair team is not very responsive.

#4: Great Community Perks and Amenities

Not everyone who belongs to an HOA is a joiner but if you are, one of the big benefits of an HOA is the community perks and amenities. A home governed by an HOA will likely have a community park and the HOA often hosts several community-wide events each year.

What are the community perks like? What kind of amenities does the HOA provide to residents? However importantly you rank these things, they should factor into your decision about whether or not to buy a home in College Station with an HOA.

#5: HOA Fees Pay for Free Cable or Wi-Fi

Many HOAs will give you extras for your monthly fees like free cable and Wi-Fi. You will find some that have special discounts with local vendors like gyms, restaurants, and grocery stores too.

Does the HOA offer freebies that you would actually use? Are they worth a particularly high monthly HOA fee?

5 Things to Look for in an HOA

Besides knowing what benefits to look for, when buying in an HOA there are certain features and actions of your board that should guide your decision. When weighing all of the benefits, make sure to weigh them against these 5 equally important things to look for in an HOA.

#1: Positive/Healthy Financial Statements – The HOA has to make financial records available to prospective tenants but few think to ask for them. Make sure that your prospective HOA is forthcoming with their financial statements and that your fees are well managed.

#2: Reasonable CCR (Restrictions) – When you join an HOA you have to agree to the CCR which is basically a formal document detailing community guidelines and restrictions. Some of the typical things that are limited or forbidden by HOAs include pets, painting or making renovations to interiors and or exteriors, parking, types of visitors or lengths of stay permitted by guests, etc.

You can ask for a copy of the HOA’s CCR before you decide to buy. You should do that and see if there are any restrictions that you cannot live with beforehand.

#3: Limited HOA Fee Increases – Once you buy in an HOA and agree to the fees, over time, those fees may steadily increase. In fact, some HOAs include regular fee increases. However, they should be minimal. Ask about any major increases for residential projects in the near future that are anticipated so that you know exactly what you’ll be out each month and prepared for big hikes later on.

#4: Legal Track Record of HOA – Some HOAs are so nitpicky that they find themselves in court all of the time being sued by residents who were ejected for rule violations or to kick residents out for violating rules. How often is that happening and how often is the HOA in the wrong?

#5: Reputation of the HOA – Bad HOA boards tend to earn a bad reputation in the community. Instead of finding out the hard way after you’ve already signed the deed, take a walk around your prospective community and talk to the neighbors about the HOA – go outside of the community even to get an outsider’s opinion. 

Some College Station Neighborhood HOAs

Your prospective College Station home may be in an HOA community. Here we have two online sources that will help you identify and learn more about HOAs in College Station. The first is the Neighborhood Partnership Program; a community-wide program aimed at positive community building.

There they maintain a comprehensive database of all of the different homeowners associations in the area. You can get all kinds of information about planned projects, upcoming hearings, and community events.

We also have the HOA Partners who manage a broad selection of HOA communities in College Station. Here you can find budget summaries, CCRs, and financial statements for HOAs associated with HOA Partners.

Emerald Forest HOA – Single Family Subdivision

Emerald Forest is a good example of an HOA that governs single family homes within a particular subdivision. Their website spells out many of the restrictions imposed by the HOA and includes a tenant portal for paying HOA dues. Select the documents tab to take a look at phase maps, deed restrictions, meeting minutes, HOA by-laws, and more.

The Traditions – Highly Restrictive with Championship Golf Courses

The Traditions is an example of why people are willing to put up with sometimes unreasonable restrictions in order to live in a certain community. The Traditions is a private community with its own championship level golf club. Members have to abide by a 69 page CCR with dozens of deed restrictions.

Spring Meadows – Single Family Homes with a Park

Spring Meadows is one of those HOA communities that work to foster a community environment. In order to see their 34 page CCR and deed restrictions you have to have a member login. Your CCR is mailed to you once you buy. If you are thinking about moving here, ask them for those details up front.

Castle Gate (and Castle Gate II)

A second phase of this development is going up, but Caste Gate is governed by a 31 page CCR. They are also members of the HOA partners so you can get detailed information about their CCR, financials, and budgets going back several years from the HOA Partners website.

2/1/18

New Businesses :
Auto Zone – Towerpoint
Bahama Bucks- Bryan
Berryhill Century Square
Big’s Wine and Spirits
Bourbon & BBQ will be opening in Downtown Bryan over next to the Queen
Burger MOJO next to Embassy Suites
Caliber Collision Center – Caprock Crossing
CapRock ER by the Bryan Target
Casa Do Brazil – Caprock Crossing
Chick Fil A – 2818 & Villa Maria
Chick Fil A – Jones Crossing Development
Christland Church – The old Fitness Dome
Dunkin’ Donuts
Freddy’s Frozen Custard Fitch, next to Taco Bell
French Fry Heaven – Century Square
Gringo’s – South College Station
HEB Shopping Center – Welborn & 2818
Hooter’s Boonville Shopping Center Area
Hyatt House – Bryan near Cracker Barrel
Jersey Mikes Subs
Krispy Kreme Doughnuts
Lidl Grocery Store – Villa Maria & 2818
Mercedes/BMW Dealership – Hwy 6 College Station
Nam Cafe – by The Rise
Oakmont Community – 400 acres is planned for East Bryan
Pappadeaux Seafood Kitchen – 1600 University (S&W)
Porters Steakhouse – Century Square
Ronin Cooking @ Ice House on Main
Royal Touch Laundry – next to Layne’s on Wellborn
Ruggles Century Square
RX Pizza – Caprock
Starbucks – Tower Point
Studio Movie Grill – Century Square
Super 8 motel Bryan
Sweet Paris Creperie and Cafe – Century Square
The Angry Elephant Bar ‘N Grill
The Shops At Brazos Valley – south of the Target shopping center
Tru By Hilton Hotel – Bryan
Tru Fit Athletic Clubs – Old Kroger building at Texas and Southwest Pkwy
Tru Fit Athletic Clubs – Target Center Bryan
Urban Air
Walk Ons Sport Bar
Whataburger – Corner of SW Pkwy and Wellborn Rd
Yoga District Holistic Spa
Z Bar & Bistro – old Loupot’s building, Northgate

Thank you Robert Young for sharing this information.  Our community is growing in a wonderful way.

Myke Leatham

This week a decade ago, Barack Obama was about a year away from being sworn in as the first Black president of the United States. We were about nine months away from the beginning of the economic collapse and a year into the housing bubble burst that rocked the U.S. real estate market.

In College Station, unemployment had nearly doubled from the beginning of the 21^st century to nearly 6.5% in 2010. Half of the growing population in Brazos County owned a home a decade ago and the vacancy rate was hovering near 2%. Since macroeconomic factors like unemployment and interest rates have a direct effect on the housing market, the real estate industry in College Station experienced the same pain that the rest of the country did.

Where We Were

It’s easy to forget today just how uncertain the economic environment was a decade ago back in early 2008. The country was six months away from the collapse of Lehman Brothers and the ensuing plummet of value in financial markets around the world. By 2008 we were already experiencing the worst of the housing collapse in College Station, TX.

The bubble burst for College Station back in September of 2007. The average price of a three bedroom home plummeted to around $75K. Compare that to today where the median home price is well above $300K.

By 2011, College Station started to see signs of economic recovery. Jobs started to comeback, albeit slowly at just under 2% from 2010 to 2011; job gains were less than 0.5% between 2009 and 2010. When people lose the security of a regular paycheck, the last thing on their minds is buying real estate.

At the same time, jobs were coming back in the health care industry, retail, construction, and education, namely the addition of jobs at Texas A&M; though 350 faculty jobs were lost due to state budget cuts. While private sector jobs were making gains, government jobs were being shed in the aftermath of the Great Recession, losing over 1.5% of jobs in both government and manufacturing.

Despite the rocky economic conditions in 2008, including in College Station, the city continued seeing an increase in population of over 2% beginning in 2004 and continuing through 2011. Part of the allure were the jobs available at two of the largest employers in the area – Texas A&M and St. Joseph’s Regional Health Center, respectively, and the influx of retirees moving to Brazos County.

Looking at the housing market in College Station specifically, home sales fell by 12% by the last quarter of 2011. Vacancy rates were less than 2% and sales for new homes dropped by nearly 40% year-over-year from 2010 to 2011. Even sales of existing homes took a beating falling by 30%.

If you were lucky enough to find someone to buy your home, you were willing to let it go for around $181K or less. Chances are, that interest was coming from those looking to turn a profit on the millions of distressed properties hitting the housing market nationwide, including in College Station. Here, while home sales for new and existing homes were sharply declining, sales of distressed properties for the same period held steady, falling only 2% from 2010 to 2011.

The average DOM (Days-on-the-Market) had zoomed up to over 4 months; a 15% increase from 2010 to 2011. Nationwide, the numbers of distressed and foreclosed properties were nearing all time highs at close to 8%, but here in College Station, REO and delinquent homes accounted for fewer than 2% of home loans issued over the same period.

In the wake up so many foreclosures around the country and statewide in Texas where the rate was closer to the national average at 4.5%, the move from homeownership to majority renter began. Developers began seeking out multifamily properties and new builders sought to accommodate the influx of new renters in 2009 and 2010, becoming for several years the leading sector of the housing market on the upswing.

Alternately, permits to build single family homes sank as banks tightened lending requirements and home sales slowed to a standstill. Compared to where we are now, homeowners have a reason to feel better about their prospects for selling at a profit when the time comes while first-time buyers are having a hard time getting their foot through the housing market door.

Where We Are

Today, the housing market in College Station is much more stable than it was a decade ago. However, the effects of the housing collapse have resulted in lasting changes for some things and some things have gone back to normal.

Texas A&M’s Real Estate Center produced a paper that has identified one anomaly happening in the State of Texas; housing prices have kept rising despite stagnant incomes since 2012 – a reverse of decades of real estate trends where income is tied directly to housing prices.

3 Ways the College Station Real Estate Market Has Changed

One of the reasons for this “misalignment” the paper suggests is the constant limits on real estate inventory in Texas. In fact, the vacancy rate in College Station has remained virtually unchanged over the last decade at around 1.7%, even when vacancy rates across the country at the height of the housing collapse were in the double digits. Here are 3 ways the College Station real estate market has changed over the past decade.

#1: Homes are Over 15% More Expensive

Since January 2000, total appreciation in College Station has gone up nearly 120% with an annual appreciation rate around 4.5%. The median listing price is up around $310K and closing slightly above at $314K. Compare that to sales prices back in 2007 and 2008 on average between $75K and $120K.

#2: Buyers Want Homes under $200K

Despite prices being higher, buyers looking for real estate here are looking for homes under $200K. Over 55% of homes sold in College Station sold from between $134K and $268K. Homes between $268K and $402 came in second at 18.8%.

#3: Shortest DOMs on Record Today

New homes are sitting on the market three times longer than existing homes. Homes under $200K are in high demand turning College Station into a hot sellers market where agents are frequently facing multiple offer situations. The State of Texas overall is seeing some of the shortest DOMs on record. High demand plus the limited inventory of existing homes, and slowed sales for new homes is causing home prices to go up.

3 Ways It Has Stayed the Same

College Station buyers want a specific type of home. The majority want a two bedroom home. They prefer a home that is priced around $150K. They would rather buy an existing home than a newly built one and that specific supply is very limited in College Station. Here are 3 ways the College Station real estate market has stayed the same over the past decade.

#1: Older Homes Sell Better than New Ones

A clear majority of homes being sold in College Station over the last decade were built in the 70’s, 80’s, and 90’s. Newer homes made up only 33.7% of homes compared to 57.2% built between 1970 and 1999. Because older homes tend to be the most affordable, they have always sold better in College Station than newer homes.

#2: New Construction for Multifamily Still Increasing

The University keeps new renters coming into the area every year. However, lifestyle changes have made multifamily attractive to families that would rather rent than own these days. For a decade, new construction for single family homes has far lagged behind multifamily new construction and that remains the same today. In College Station alone, there were over 300 residential building permits issued last year.

#3: Homes in Demand Are in Limited Supply

Two bedroom homes are highest in demand at 31.5% of homes sold in the area. Three bedroom homes made up 29.6% of homes while 4 bedroom homes made up 21.5%. As of the last quarter of 2017, there was a slowdown in home sales of around 6% and limited supply is believed to be the culprit.

Taken altogether, we have a reason to breathe a sigh of relief when we look back over the past decade and realize what a comeback we’ve made. Sellers are seeing several offers for their 40 and 50 year old homes and buyers are moving in from all over the place, creating plenty of opportunities for parties on both sides of home sales transactions today.

SaveSave

SaveSave

The only reason to try to sell your home without the aid of professionals is to eliminate the agent’s commission, but you eliminate more than that. As of last month, College Station homes have been sitting on the market for just over three months on average.

Meanwhile there are over a thousand active listings with more than 160 new listings pending. If you are trying to sell your home on your own, you’re going to have to compete with a thousand other sellers who probably have the expertise of a professional real estate agent on their side.

A Few Good Reasons to Sell Now

If you’re thinking about selling now, you are not alone. For almost a decade now, mortgage rates have been at a historical low however they have been ticking up slowly but surely over the last year. The NAR® warned that the rate could have easily climbed up to over 4.6% as of the end of 2017 but according to Bankrate, the average 30 year mortgage rate is currently just under 4.1%.

At the same time, home prices have been steadily going up. Housing prices rose nearly 7% between 2015 and 2016. Numbers like that are encouraging more homeowners to think seriously about selling at a profit. Add to that the fact that generally speaking, with a limited inventory, there are fewer sellers to compete with if you do sell – not necessarily in College Station right now.

Before the housing collapse in 2007, there were over 4 million homes on the market. Last November, that number was less than 2 million. Largely due to limited inventory and slowed new construction, expect home prices to continue to go up unless or until the interest rate reaches 5%.

10 Reasons to Use a Professional to Sell Your Real Estate

Most homeowners only have a vague idea about how the local market is doing and how much they can get for their homes. Frankly, sellers can find so much information online that they may feel as if they have all of the information they need to try an FSBO (For-Sale-by-Owner) transaction. Before you get carried away, here are 10 reasons why you should use a professional.

#1: Without a Professional, You Lack Strategic Vision

You’ve checked homes in your neighborhood on Zillow and believe you have a good idea of what your home is worth. Now how do you go about selling it for that price? Have you put together comps that go beyond simple price comparisons, which delve into features that those homes may or may not have that yours lacks? Do you have a strategy for advertising that your home is for sell? Here’s what you get with a professional:

• Detailed market analysis that includes more data and expert analysis than you could find searching MLS listings online
• A marketing strategy that includes both online advertising and shoe-and-leather promotion targeted at a much bigger pool of stronger leads than the ones you could find on your own
• The ability to set your home’s sale price at the right amount so that it isn’t lingering on the market for months and months

#2: You are at the Mercy of the Buyer’s Agent

Even if you are doing an FSBO sell, your buyers will likely have their own agent working for them. If you don’t have a seller’s agent, you are going to be at a disadvantage when negotiating with a professional real estate agent that is working to get the best deal for the buyer.

If you had an agent on your side, they would be working to get you the best deal for your home. Plus, many buyers’ agents will discourage their clients from considering FSBO homes for sale, leaving your home languishing on the market. The longer a home sits on the market, the harder it is to sell.

#3: Without a Pro, Selling Takes up All of Your Time

Being a real estate agent is a full-time job. If you are trying to sell your home on your own, do you have the kind of time necessary to devote to selling your home? If you don’t, you’re going to miss potential buyers who may want to see your house when you aren’t available.

On top of that, you could end up wasting huge amounts of time rushing home to meet bad prospects who can’t afford your home or aren’t really looking to buy right now. When real estate sales are handled by professionals, they do all of the groundwork weeding out bad leads.

Not to mention the fact that it is their job to show your house so you don’t have to drop everything to be there when someone shows some interest. Your agent handles that part.

#4: You Make More Emotional Mistakes without an Agent

Your home is not only the most expensive purchase you will likely make in your lifetime, it is also the most emotional typically. Sellers are often parting with decades of memories when they decide to sell. Remember, those memories aren’t included in the sale price and buyers won’t pay extra for sentimental value.

When you are an FSBO seller, you have no buffer between you and buyers who may have some negative things to say about your house. You may take it personally and blow off a strong lead that with a few carefully chosen words and negotiated repairs could have been the perfect buyer for your home.

A professional agent keeps your emotions in check. They communicate with the buyer instead of you so that they can speak dispassionately. They also explain things to you so that you don’t fly off the handle at a low bid but rather work to find some kind of compromise. Check out my sellers guide for more information.

#5: Without an Agent, DOMs (Days-on-the-Market) are Longer

Long DOMs are killers when trying to sell a home. As stated before, the more days or months a home spends on the market, the harder it is to sell. Potential buyers start to think that there is something wrong with the place since no one has shown any interest, even if there isn’t.

Inevitably, FSBO sellers have to start reducing their price in order to generate new interest. Or, you could hire an agent to help you move your home off of the market faster. Professionals know that they have 90 days or less to make a sell before they start seeing negative returns so good real estate agents have strategies for doing just that.

#6: Without an Agent, Your Home May Not be Open Ready

While you may have already listed your home, your home may not be open ready. Without an agent giving you the unbiased facts about what needs to be fixed, cleaned, updated, or removed from your house, chances are your home is not ready to be shown.

If you start showing your house before it has been professionally cleaned and staged, you are going to lose some of your best leads right off the bat and they will not be coming back. Check out this blog post about getting your home prepped for sale.

#7: Getting the Listing Price Right is harder Without a Pro

Perhaps the biggest make or break decision when selling a home is deciding at what price to list the home. You could look at similar houses in your neighborhood and what they sold for but that’s not the only measure. Similar houses may have been renovated or include features that your home does not, like a pool and deck or a fully finished basement.

Professional agents have access to detailed comps that lay people do not in order to accurately set the price. In addition to comps, setting the listing price accurately requires expert analysis of the local market. The number one reason for long DOMs is overpricing.

#8: Without a Professional, You Could Get into Legal Trouble

Maybe you haven’t considered this, but you could actually get yourself into some pretty serious legal trouble selling your home on your own. FSBO sellers often focus so much on saving $15K in commission without considering how much legal paperwork goes into selling a home.

Professionals know exactly what T’s need to be crossed and what I’s have to be dotted in a home sale. If they make a mistake, they have insurance to cover them. FSBO sellers do not and will likely get sued for non-disclosure or some other error.

#9: Without an Agent, Your Buyer Pool is Very Limited

Whether you know a lot of people looking to buy or not, compared to a professional real estate agent, your buyer pool is very limited. You could place a Facebook ad or a notice in your local paper but those are the tools of amateur home sellers.

Hiring a professional gives you access to their marketing and advertising skills. You will likely have your home listed on their professional website and they can find leads outside of your local area from buyers looking to move to your neighborhood.

#10: Top Reason to Use a Professional – Negotiating the Best Deal

Last but not least, the number one reason you should care about real estate sales being handled by professionals is to get the best deal. Agents are professional negotiators. It is the main reason sellers choose to work with an agent instead of going it alone. It is a professional agent’s duty to negotiate the best deal for you and that’s a comfort and skill most FSBO sellers do not have.