Real Estate Marketing

Bankruptcy
11/25/09 12:11pm

Vestalia Homes: Our Word Is Our Bond

by
Homebuilders, Real Estate Marketing
6 Comments

A few ominous tidbits from the website of John Speer’s latest building venture, Vestalia Homes, which makes no mention of Speer’s former company, Royce Builders — or the more than $17 million Royce still owes its creditors:

When it comes to homebuilding, we understand that it is not just about making the customer happy. As the expert, we are committed to doing the little things of which the customer may not even be aware. . . .

And on the “Build on Your Lot” page:

It’s about trust.

Trusting your land and your dream home to a builder is a major decision. Placing your trust in the right builder is more than just a matter of choosing a builder who intends to please you. . . .

Does the builder have a reputation for delivering results?

Vestalia’s partners and builders have decades of experience in delivering excellence in homebuilding. Our team has “seen it all” and we understand the importance of communication in building a custom home. Our team’s track record speaks volumes.

Photo of unfinished entry, 18522 Arlan Lake Dr., for sale: Vestalia Homes

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Homes for Sale
10/12/09 1:57pm

Swamplot Price Adjuster: By the Wayside

by
Idylwood, Price Adjuster, Real Estate Marketing
28 Comments

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 6601 N. Park Ln., Idylwood
Details: 3-5 bedrooms, 1 1/2 baths; 2,914 sq. ft. on a 5,750-sq.-ft. lot
Price: $320,000
History: Listed since late May. Price cut $5K in late June.

The reader who’s nominating this property has a few gripes:

First, $320,000 for a house that corners on Wayside? Idylwood is great, but the houses cornering right on Wayside have to deal with the truck and general traffic noise & have to be discounted to sell. I don’t care if you dip it in gold, you aren’t get three-anything for something cornering on Wayside. . . .

The backyard is all concrete with a token deck and some sort of garage apt. You can’t rent those out in Idylwood, so it would have to be for a relative or a guest house. Your guests would really sleep well with those big trucks rumbling right by you.

And then, from a longer set of complaints about how the listing reads:

I can deal with a few typos & such, but some of it is just damn confusing. “Here’s you (sic) NEWLY updated HOME” I guess special emphasis needed to be placed on HOME in all caps so no one would think that being on such a busy corner might make it eligible for commercial? It goes on to describe “w/a converted or not garage w/apt/living quarters for guest/family…” Um, what? . . .

She sums it up with “reminds me of the old Heights area in Houston.” I’m glad she quantified that with the Heights area that is in Houston, we might have confused it with some other Heights. Of course the confusion is natural when a flat area of late 19th century and WWI era, mostly wood frame homes on flat terrain reminds you of a late 30’s & WWII era mostly brick homes on slightly hilly terrain. Yes, well, anything over 30 years starts to look alike I suppose.

So . . . any better numbers for this place?

CONTINUE READING THIS STORY

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Critters
10/09/09 5:52pm

Your Secret Cat Code Has Been Cracked, Mr. Johnson

by
Galleria, Highrises, Real Estate Marketing
17 Comments

Note: Story updated below.

A reader writes:

I had been told that the architect of the Transco tower secretly incorporates cat figures in to all of his work. I could never see a cat in the Transco until yesterday evening. I found it! Can you? Pretty cool, huh?

CONTINUE READING THIS STORY

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Apartments
09/23/09 6:45pm

Comment of the Day: Apartment Model Showings

by
Comments, Leasing, Montrose, Quicklink, Real Estate Marketing, Washington Corridor
No Comments

COMMENT OF THE DAY: APARTMENT MODEL SHOWINGS “If ‘Nudist sundeck + 1 hired model –> 100% occupancy’ was the case, then the Core (on Washington Ave) and Bel Air (on Allen Parkway) and many others in the similiar ‘scene’ and price range would be at 100% occupancy too. But they are not. BTW, the Bel Air pool is really really nice!” [irfan, commenting on Taking More Than Half Off at Those Apartments with the French Quarter Look]

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Condos for Sale
09/23/09 1:03pm

No, You Can’t See Ken and Linda Lay’s Renaissance-y Highrise Condo

by
Highrises, Interiors, Quicklink, Real Estate Marketing, River Oaks
27 Comments

NO, YOU CAN’T SEE KEN AND LINDA LAY’S RENAISSANCE-Y HIGHRISE CONDO The storied full-floor unit on the 33rd floor of the Huntingdon at 2121 Kirby is at long last on the market . . . for $12.8 Million: “The condo sale is being handled privately by Beau Herrold, Linda Lay’s son from her first marriage. Tours are by invitation only . . . When a Chronicle reporter expressed interest in seeing the condo, so as to best to describe the Italian renaissance decor and ‘villa-style living’ touted in a real estate flier, Herrold had only one comment. ‘I bet you would.’” [Houston Chronicle]

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Apartments
09/21/09 3:00pm

Taking More Than Half Off at Those Apartments with the French Quarter Look

by
Leasing, Quicklink, Real Estate Marketing, Upper Kirby
7 Comments

TAKING MORE THAN HALF OFF AT THOSE APARTMENTS WITH THE FRENCH QUARTER LOOK How hot are those apartment specials? “One complex is pushing a concept that’s even more unusual: a clothing optional sun deck. ‘I don’t know if anybody uses it or not,’ said George Renfro, who leased a two-bedroom apartment at the French Quarter-style complex called La Maison at River Oaks. ‘It’s up on the top floor and in a very secluded area.’” [Houston Chronicle]

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Condos
09/16/09 4:15pm

Condo Spies in the Night: Investigating Sales at 2727 Kirby

by
Condos for Sale, Highrises, New Construction: Residential, Real Estate Marketing, Upper Kirby
33 Comments

Sure, we all want to know how well the condos at the newly completed 30-story 2727 Kirby tower have been selling. But a couple of dedicated readers decided to investigate on their own:

[We] have been musing that 2727 Kirby looks awfully dark for a building for which the Chronicle proffers “all but 18 units have been sold”

Well, we put on our trench coats and went parking garage climbing to find out exactly how many souls live in that wraithlike monument to a bygone era.

These scary night pictures were taken on a Tuesday evening at around 8 pm. This was a prime time for at least a sampling of residents to be at home among their new Imported Stone Flooring and European Cabinetry. The night photos were taken from atop the parking garage on West Alabama that is the home of Fleming’s and from the Parking lot on Westheimer that serves Taco Milagro/Downing Street.

And they show . . . ?

CONTINUE READING THIS STORY

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Demolitions
09/14/09 1:13pm

All Cleaned Up and Ready for Sale: What Can We Get for Wilshire Village?

by
Lancaster Place, Land for Sale, Real Estate Marketing
45 Comments

Here’s a view of the new sign up at the now-scrubbed site of the former Wilshire Village Apartments at the corner of West Alabama and Dunlavy. It’s . . . for sale! Apparently, all that demolition work was just for staging.

Can we get a closeup on that sign?

CONTINUE READING THIS STORY

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Buying and Selling
09/14/09 10:58am

A Realtor’s Tankless Job

by
Green Design and Development, Quicklink, Real Estate Marketing
2 Comments

A REALTOR’S TANKLESS JOB HAR’s consumer site won’t let you search for data in new fields that indicate whether a home has LEED or NAHB Green certification, AC with a high SEER rating, or other energy-related features yet, but listing agents have at least begun filling in the blanks: “For now, the word is still getting out – I doubt that all homes with Green features are being noted as such. There is also evidence that some of the homes are tagged incorrectly -Not even 90 days in to having these fields available there is not enough data yet to state whether or not homes with certain features definitely sell for more money than those without . . . Personally I have been amazed at the number of homes in the Houston area that have Solar PV or Solar Hot Water. The other trend that appears to grow by the week in MLS is the number of homes with Tankless Hot Water Heaters and Older homes with Low-E windows.” [Turning Houston Green, via Swamplot inbox]

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Homes for Sale
09/09/09 12:07pm

Track-Side Townhomes for Less: Heights Blvd. Railroad Perches Now Even Cheaper!

by
Price Reductions, Real Estate Marketing, Townhomes, Washington Corridor
17 Comments

A reader notes that a few of those new Villas at the Heights townhouses from Northgate Custom Homes, built “right on the railroad tracks on Heights Blvd, backing up to the recycling center” are now sporting new — and much lower — asking prices:

The most extreme price reduction on one went from $365k to $299k. There are now 5 units for sale with prices ranging from $289k to $309k. They are getting there, only another $40k to go before someone might actually look at them!

Front-row train-side Unit M — featured in Dave McC’s famous video below — seems to have taken a break from MLS, but it’s still listed on the Northgate website for just $299,900!

CONTINUE READING THIS STORY

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Buildings for Sale
09/08/09 8:01am

Goldilocks in Spring Branch: This One Looks Just Right

by
Hillendahl Acres, Homes for Sale, Real Estate Marketing, Spring Branch
15 Comments

Hidden among the pix of this new Spring Branch listing: more evidence of Houston’s snoozy real-estate market. Details:

Drastic reduction by $105k! Bargain hunter where r u? . . . can easily convert to commercial use for clinic,office,corner store,washertia. High traffic area . . .

We’re hoping that’s a plain ol’ residential use pictured in the bedroom here.

And who’s sleeping in that other bed?

CONTINUE READING THIS STORY

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Real Estate Marketing
09/03/09 11:37am

Signs of Real Estate Retreat in Houston

by
Signage
13 Comments

Not seeing so many signs of real-estate activity in Houston lately? Swamplot’s Montrose correspondent says that might be because the Houston Association of Realtors has been telling its members that city officials have been handing out fines to agents who’ve placed their signs in the public right-of-way:

. . . the word is out and there are very few signs out on major streets on sundays. its really odd— the name brand real estate companies have been cracking down on their agents. When you do see a misplaced sign, its usually a listing that has been on the market for a fairly long time or there is an “off brand” real estate company. . . .

The response has been to put up generic open house signs for cover. Makes it harder to identify the perpetrator.

How long has this been going on?

I started seeing sign changes in the last couple of weeks. There was a trend toward people using open house signs pre-printed with their name. That has stopped. For awhile I thought no one was doing open houses because it was just too hot. . . . . As the photos show, the for sale signs are moving off city property too.

And where are those signs going?

CONTINUE READING THIS STORY

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Comments
08/14/09 3:46pm

Comment of the Day: Inner Loop To-Do List

by
Home Design, Quicklink, Real Estate Marketing, Trees
1 Comment

COMMENT OF THE DAY: INNER LOOP TO-DO LIST “’Improvment’ is a matter of one’s values and in Texas, nothing suceeds like excess. Plan for in-loop: remove all trees, build lot line to lot line, add patina of sophistication (re: cheese closets, gift wrapping rooms) sell and run. Goal? Push all those troublesome low to middle income people out into the suburbs.” [finness, commenting on Comment of the Day: Grading the Replacements]

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Apartments
07/28/09 6:52pm

Housebrand’s Home-Based Businesses: What’s Going on with That Mystery Highrise Apartment

by
Development Strategies, Highrises, Home Design, Real Estate Marketing
14 Comments

When Canadian home-design expert John Brown featured an oddly designed 2800-sq.-ft. 3-bedroom Houston highrise apartment on the “What’s Wrong with This House” video feature of his online Slow Home Design School last week, Swamplot readers naturally wanted to know where the place was. A new west-facing 17th-floor apartment . . . somewhere “Downtown.” Hmmm . . .

You came up with a lot of good guesses: One Park Place, the Turnberry Tower, the Cosmopolitan, the Legacy at Memorial, Mosaic, Orion, 2727 Kirby, Commerce Towers, the Shamrock Tower, the Four Seasons, Titan, the Regent Square tower, Park 8 Place, the Royalton, and Four Leaf Towers.

So what’s the answer?

CONTINUE READING THIS STORY

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