I’m a full believer that a child’s time on the internet needs to be monitored and limited.  

E-Safety Guide to Keep your Kids Safe

The information age is wonderful  and I’m grateful for all we can accomplish with our computers.  But…Our sweet children are being bombarded with a lot of evil online and becoming less social as a result.   This website provides you with a lot of educational sites as well as information for Moms and Dads on how to protect your children and stay safe.    Moms and Dads should be in control of content not just on the computer, but on the TV as well.  I’ve spent hours putting this information together for you.  I hope it will make a difference in your home.

I’m always here if you need me.

Michelle ‘Myke’ Leatham

Broker of Brazos County Realty, LLC

Are you considering making a move away from the city and choosing to live in a more rural area where you can own a big piece of land and enjoy the great outdoors to the fullest? Buying, owning and maintaining a ranch property is very different from being an average homeowner. There is always something to fix, chop up, cut down, paint, move or clean – but life on a ranch is pure bliss and has so much to offer. Planning for a move away from the city and deciding to purchase farm, ranch or a land property is a big decision and it’s different from buying a house. There are different factors to consider and different steps to follow to ensure you are purchasing a good plot of land and investing in the perfect property to fit your wants and lifestyle. As it is with anything else, there are pros and cons to owning a big property with land, but we’re happy to walk you through them, share a well thought out checklist to help guide your purchase experience, show you available farm, ranch and land properties for sale and guide you through an easy and successful real estate transaction!

Pros of Owning Land

People have different reasons for giving up life in a big city – maybe you’re looking for a quieter lifestyle away from the hustle and noise of the city, or you’re looking into turning your new ranch property into a business. Whatever the case may be, there are certain pros to owning land in College Station or Bryan, TX. 

• The key to life away from the city is that you have the opportunity to enjoy a relaxed lifestyle with some true peace and quiet. Your “burdens” and challenges will be very different from what they used to be.  
• When you purchase a home attached to a farm or ranch you also purchase a good bit of land to go along with it. This gives you plenty of room to explore your property, build additional structures, raise animals and unparalleled privacy since you won’t be right next door to your neighbors. 
• The city is full of cars, buses and other transportation that pollutes the air, whereas in the countryside you will breathe clean and fresh air. 
• Whether you’re looking for wide open spaces where you can ride your horses into the sunset or spacious and fertile land to plant a blooming garden, moving away from the city and buying land allows you the opportunity to get in touch with nature and indulge in your passions. 

Cons of Owning Land

For every upside, there’s usually a downside, it’s no different with real estate and when making the decision to move away from the city and purchase a farm or ranch property. Before you make the decision to move away and invest in a big plot of land make sure you are aware of all of the pros and cons that come along with it so you can make an informed decision that will be best for you and your family. 

• Maintenance on big land can be tough – the bigger the property the more work you will have to do to keep it running smoothly. Whether you tackle all projects and maintenance on your own or hire help, you need to be prepared in advance and know what to expect so there are no unpleasant surprises. 
• The ongoing maintenance of a farm or ranch property also comes with a price tag. You will need to invest in equipment to maintain the land, fencing to keep your property private, hired help that you’ll need for assistance, pest control and any additional maintenance that you anticipate based on your structure. 
• Most larger properties with acreage are removed from the city, which means that you will have to travel in order to gain access to and enjoy certain amenities. Most high-end retail, dining and entertainment is located in the heart of busy cities and if you live in area where ranch properties are prevalent you will need to commute into the city to enjoy these comforts. 
• Moving away from the city could also mean you extend your commute into work, especially if you work in a big city or downtown area. This challenge can be avoided if you have the opportunity to work from home, if you find alternate employment closer to your new property or if your land investment does become your main source of income. 
• The further away you get from the city the more likely you’ll run into local wildlife. Not all animals are cute and cuddly, so you’ll need to be prepared to deal with wild animals like snakes and coyotes. 

Tips for Buying a Land Property

There are many different types of farm, ranch and land properties for sale in Brazos County, TX and the options are limitless when it comes to how you want to use your new property. You can look for hunting land, working ranches, properties with lakes on them, large ranch estates and more. Brazos County real estate has so much to offer and is an incredible outdoor oasis with outstanding natural amenities. Farm and ranch properties in this area feature beautiful scenery, fertile land, refreshing breezes and a peaceful atmosphere. If you are ready to buy land in Brazos County check out this checklist with tips for buying the perfect property to suit your needs. 

• Understand the Layout of the Land

When you buy a piece of land, you’re also purchasing everything else that is currently standing on it – including any structures, lakes, etc. Take the time to explore and understand the layout of the land and the flow. You have to think about how this would fit into your daily routine, your lifestyle and what you are looking to get out of the property. Similar to buying a house, you need to come prepared with a list of wants, needs and questions to help you determine if this property is the right one. Some questions to ask yourself include – is it big enough, are you planning on take care of animals or agriculture, what additional structures and resources will you need, is it too far from the city, do you have room to grow if you need to, could you downsize if you need to, etc. By thinking through these questions ahead of time and determining how you will utilize and enjoy your new property you can help narrow down the options available to you.  

• Insist on an Inspection

A home inspection is the most important step when purchasing any type of real estate. However, before you even schedule the inspection make sure to be vigilant during the initial showings and pay attention to the exterior of the house. Look to see if the roof is in good shape, if the rain gutters are in working condition and for any excessive cracks in the foundation or structure. Simple things like this can help you get an idea of the condition of the structure on the property and how much work, repairs, renovations and maintenance you can expect to put into it. Once you schedule the general inspection make sure to schedule additional inspections for termites, sewer, roof and any others that you deem applicable to save you the hassle in the event expensive repairs are discovered. If the property looks like it needs a lot of TLC on the exterior, chances are the things you can’t see are probably in need of serious repair or replacement. 

• Explore the Community

The same way you would visit and drive around a neighborhood before you purchase a home, you should do the same when looking for ranch, farm and land properties for sale. Be aware of how close or far away you are from amenities that are important to you as well as your place of employment. You can also take the time to speak with some of the current residents and your future neighbors to discuss pros and cons of the community, what they wish they knew before they bought and to understand any HOA fees that may be associated with the community. 

• Think Long Term 

Whether you plan on flipping the property or holding on to it forever and passing it on to your family, it’s always a good idea to think about resale value when investing in any type of real estate. If there is something that is giving you pause about making the purchase, chances are that it may deter future buyers as well. 

If you are looking to upgrade your land size and purchase a farm or ranch property, take the time to research beforehand the same way you would for an average home. If you are thorough ahead of time, then you are more likely to be prepared to handle everything that comes your way with rural living – the good and the bad. Our team is experienced in all types of real estate and we’d be happy to show you the current farm, ranch and land properties for sale in Brazos County, TX.

Farm / Ranch / Land Properties for Sale

Everyone dreams of being a homeowner one day – to have your own residence that is perfectly tailored to your lifestyle, upgraded and renovated to your unique design style and preferences and a place that just feels like home. This is the American dream! The path to homeownership is not clear cut and looks very different for everyone. Some people may choose to rent an apartment or a home for a long period of time until they save up the necessary funds for a down payment. Some people may purchase a home, renovate it and then sell it to make a profit – and then do the same time and time again as an extra source of income. No matter what it takes to get there, once you do own your own property – whether it’s a single-family residence, a condo, a town house or a plot of land where you will build your dream home – homeownership is worth the experience of getting there. 

If you are a first-time home buyer, you may be overwhelmed by the wide range of real estate options available to you. A market that allows you to have different housing options to choose from may leave you feeling confused as to which type of residence is the right choice. Each type of property – a single family residence, condominium and a townhome all have their own pros and cons. Buyers need to take various things into consideration before their make a decision – their budget, current and desired lifestyle, etc.  As you would with any other major purchase, it’s important to do extensive research and thoroughly understand the options that are available to you. When choosing the type of residence you would like to rent or buy it’s important to understand the differences between each option so you can make an informed choice that works best for you, your family and your lifestyle. We break down the different housing options available to you in Brazos County, TX – read on and contact us if you have questions or would like to chat more about the local real estate. 

College Station Condos

A condominium – or a condo, for short – is a unit that is located within a bigger structure, which could be a single-story development or a high-rise building. Condos can be similar to apartments, but the big difference is that you can buy a condominium, whereas apartments are just for rent. Of the three different types of housing options, condos require the least amount of maintenance. As a homeowner you will only be responsible to fix and take care of anything that is within the walls. Problems like peeling paint on the outside of the unit, a leaky roof or landscaping issues are the responsibility of the property manager or condo association to fix. Condominiums usually have a set homeowner’s association (HOA) fee that every owner is responsible for. This fee contributes to the upkeep and maintenance of the entire property. A condominium is a wonderful option for anyone who is looking to own a property with the least amount of maintenance. This type of property would be the best fit for single individuals, business-oriented tenants who travel a lot or older couples who don’t need a lot of space and don’t want to be bothered with work around the house. 

While condos allow you the freedom of not worrying about repairs and maintenance, being part of a homeowners or condo association does mean that you have to abide by other rules, which can be restrictive at times. You won’t be able to customize your unit any way that you please. Additionally, when you live in a condo complex you will be sharing walls with your neighbors as well as other amenities like a community center, pool, fitness center, elevators, etc. 

College Station Townhomes

A townhome is a narrow, multilevel residence that shares a wall with neighboring townhomes. The biggest difference between a condo and a townhome is that when you own a townhome you also own the land that the property is built on – this means that you may have a small front or back yard to enjoy at your leisure. A townhome could be the ideal first property for a first-time home buyer because it is a perfect compromise between a condo and a single-family residence. Similar to a condominium, a townhome doesn’t require as much maintenance as a house would, but similar to a home you will have more space, multi-levels and outdoor space for entertaining. College Station townhomes usually belong to an HOA as well, but you might have more autonomy when it comes to certain home improvements than you would in a condo complex. When you live in a townhome you have to get permission from the HOA if you want to do any kind of home upgrade or renovation like painting the exterior, changing up windows or doors and more. Condos and townhomes tend to be very similar and many people have a hard time understanding the difference, so here’s an easy breakdown to read through:

• Maintenance: Condos usually require the least amount of maintenance of all housing options. If you own a townhome then you will be responsible for the outdoor living space, yard area, the roof and the home’s exterior. 
• Cost: Townhomes are usually bigger than condos, which means that they may be more expensive to purchase. However, condo developments generally have higher monthly HOA dues since the association takes on the majority of the maintenance and upkeep. Townhomes typically have lower HOA fees, but if you move into a development that is older you may have to pay higher dues to ensure the common areas like the community pool or barbecue areas are updated and don’t look dirty and dated. 
• Amenities: Both condo and townhome developments offer similar amenities to residents, these may include a pool, fitness center, a dog run, security services and more. Some of the newer, more expensive developments may also offer dry cleaning services, dog walking, car washes and other luxurious amenities that are popular in big cities. 
• Location: There’s nothing more important than location when looking to buy a home, no matter what type of property you are looking into. Condos tend to be more centrally located in city centers and in high-rise buildings. Townhome neighborhoods need more land and space so they can be found in communities where you will also find plenty of single-family homes. Depending on your lifestyle, commute, work and personal preferences you will need to decide what’s more important to you when picking the right location and neighborhood. 
• HOA rules: In general, condominium HOAs tend to be more specific, or restrictive, for residents. This means that there are specific days and time of day that you can take out the trash, you may be limited on outdoor décor and what sits in front of your front door or patio area. Townhome communities also have rules that need to be followed, but you may have more freedom on what you can do with the exterior of the property. Before you buy a condo or townhome take the time to read through the HOA rules to make sure you’ll be able to stick to them. 

College Station Homes

When people talk about becoming homeowners, most are dreaming of a single-family residence, with a luscious grassy yard and a white picket fence. A single-family home can be a one-story or multiple story residence that has a basement, attic or both. It could sit on a small plot of land or your property could sprawl across acres of land for you to do with as you please – the sky is the limit when it comes to a single-family home. When you own a home, you have the freedom to do with it as you please – you can tear down the structure and rebuild, renovate and design it as you wish and enjoy your property to your full extent. That being said, homes require the most maintenance out of any residential option, if anything gets damaged, needs to be fixed or replaced, it is 100% your responsibility. 

There are various pros and cons to be a homeowner, and there are ups and downs to owning each specific type of residence. To ensure that you are making the right choice you have to consider your options, do your research, calculate your budget and go over your own list of wants and needs before you make a purchase. Working with a qualified and experienced real estate agent can help you learn more, get answers to your questions and professional assistance throughout the entire experience and purchase transaction if you find the perfect property. Take some time to explore our website for information on the incredible communities and neighborhoods in Brazos County, reviews on local restaurants, information about attractions and entertainment as well as a customized search option where you can look for your dream home. We look forward to meeting with you and helping you find the perfect home and assisting you through a seamless and successful transaction!

College Station Townhomes For Sale

Shopping for a luxury home can be a thrilling experience! Whether you are looking for an expansive mansion that overlooks the water, a massive home on a luscious golf course or a newly renovated modern condo in the best part of town, looking at luxury homes for sale is fun and offers a whole world of possibilities available only in the high-end market. As a buyer shopping for high end real estate in Brazos County, TX there are certain tips and strategies dedicated to the luxury market that are different from the typical home buying process. Familiarizing yourself with the real estate process, organizing your finances ahead of time and working with an experienced and professional real estate agent are all vital to enjoying a successful and stress-free purchase of a luxury property. 

Work with the Right Agent

First things first – when you are looking for luxury homes for sale, you need to make sure that you don’t work with just any agent, you want to find and hire the right real estate professional. What does this mean? It means you want someone with experience in the luxury market – past performance matters. The luxury market is different from any average home sale, there are different terms and conditions, financing is not the same and you want someone who can really look out for you and will help you buy the best house at the best price. Take the time to ask for referrals and interview different agents until you find the person you want to work with. A good agent will be able to provide testimonials from past clients, is familiar with the specific area and neighborhood that you are interested in, will be able to make recommendations based on your wants and needs, can help you find homes available for purchase that are not publicly advertised, will be able to tap into a wide network of colleagues to help find you the perfect home and so much more. Working with the right agent will save you time and money in the long run, and ideally will help you find your dream luxury home.

Be Smart About the Search

Searching for a luxury property is a little different from looking for a regular home that is listed for sale – there are many luxury homes that go unlisted to protect a seller’s privacy and they oftentimes sell off market. These are known as pocket listings and the only way to gain access to a pocket listing is to work with a real estate professional because that is the only way you will know it is available for purchase. Agents who sell pocket listings will send the information about the home to other agents who can bring potential buyers for private showings. When searching for luxury homes for sale you need look beyond a basic online search and work with an agent well known in the luxury space who can help you find the perfect property at the right price. Additionally, in the luxury market you have the freedom to be pickier about the amenities you are looking for – things like expansive views, bonus rooms, wine cellars, custom finishes, high end appliances and more are all highly desirable when it comes to expansive luxury properties. 

Do Your Due Diligence

Evaluating a luxury home is a more involved process than a typical home and something that shouldn’t be taken lightly, especially since you are investing a good chunk of money into it. Elements of a luxury home like distinct, custom features and recent renovations hold much more weight than it would with a lower-end property. Once you open escrow make sure to do your due diligence with reliable and experienced inspectors and professionals. Take the time to schedule a detailed property tour, which can take a couple of hours to review things like architectural highlights and construction methods, neighborhood features and more. You should also visit the property you are interested in multiple times and at different times of the day so you can really get a feel for the home and the neighborhood. If you have to buy a luxury property sight unseen – which happens often in this market – do work with an agent who can visit the home for you and offer unbiased and honest information so you can make an informed decision.  

There’s Always Room to Negotiate

In the real estate industry, there is always room to negotiate, and that doesn’t necessarily mean bringing down the asking price. If a home is priced well and you can’t negotiate the price down, you can ask for credits after the home inspection, ask the seller to include certain furniture or items in the sale that were not originally included and more. If the luxury home you are interested in is actually listed on the MLS and it has been sitting on the market for a while, or if there have been a couple of price cuts, then you can definitely ask your agent to work hard to get you a really great deal – this can be easily achieved if your offer is realistic and the seller is extremely motivated. 

Be Financially Prepared

Strict lending restrictions have not affected high-end buyers as much as the general population and there are large banks (Wells Fargo, JPMorgan Chase and Bank of America) who will issue jumbo mortgages to qualified individuals. Similar to the average home, lenders will ask for a down payment of at least 15 to 20 percent, but in the high-end luxury market we often see buyers put down as much as 35 to 50 percent. Before you identify the luxury property you want to purchase be prepared in advance and get all your paperwork in order and your finances organized. You should work with a trusted mortgage broker or lender to receive a pre-approval letter that shows how much you are eligible to receive and how much house you can afford. Apart from the standard bank statements and tax returns for the last few years, you will probably also have to provide proof of funds to show that you are a qualified buyer and that you have the means to purchase a high-end property. You can expect to go through a more in-depth review of your finances than other buyers and you will also want to ensure that you have enough reserves to cover at least two years of your mortgage, property taxes, insurance and other home related costs. 

Be Smart About Who You Hire

Buying a luxury property is a hefty investment and it’s important to protect yourself and your money. This is why it is important to hire and work with the right people who will look out for your best interest, keep you informed and ultimately help you achieve your goal for a fair price. Starting with a good real estate agent, make sure you also work with a trustworthy lender, a respected financial planner, insurance broker, property inspector and any other professional you will need. If you need to include estate planners, tax advisors and attorneys make sure to get them involved in the process early on so they can guide you and offer assistance as necessary. 

Think About the Future

Last but not least, you always want to consider the resale value of a luxury property that you are interested in. It’s important to remember that even if you plan on spending a lifetime in your new home, it will eventually be up for sale again in the future and you want to be able to recoup your investment or profit from the sale. Whether you choose to sell the home, rent it out or leave it to family members it’s a good idea to think about what the home will be worth in the future and invest in additional features, upgrades and renovations to keep the home looking good and desirable for future buyers. 

Looking for luxury homes for sale and buying a high-end property is very different from a typical home sale, and the more prepared you are in advance the higher your chances are of enjoying a quick and easy buying experience. Time frames are different in the luxury market and it can often take between 30 and 60 days from start to finish. Wads of cash also doesn’t always guarantee that you will get what you want, and the actual home search strategy is different from the typical online MLS search. If you’re looking for luxury homes for sale in Bryan, TX or College Station, TX contact us so we can help you find the perfect property, in the right neighborhood and at the right price. We have more than 25 years of experience in the real estate industry and throughout this time we’ve established strong connections with other agents and professionals. Contact us to let us know what you are looking for and how we can help you achieve your real estate goals and find the home of your dreams.