Cypress, TX Real Estate News

By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
TWELVE homes sold during the month of September 2012 in the COLES CROSSING subdivision!     Prices ranged from $168,000 up to $440,000, and the average number of days on the market was 64. Average price/sq. ft. was $87.68, up from September of 2011, which had an avg of $83.07/sq.ft.  Coles Crossing is still attracting buyers, buyers, buyers with its great location, unbeatable ammenities, and award-winning schools.  Call me to get the facts on how much you can expect to receive for YOUR Coles Crossing home in today's market!    SONJA PATTERSON with RE/MAX REALTY CENTER,    12810 Telge Rd.    Cypress, TX 77429 Direct: 281.213.8039            Cell: 713.303.9463             www.har.com/SPatterson
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
If you are contemplating a move in the near future, you may have asked yourself the above question!! In today's market, there are a lot of people who do not want to sell their current home.  There are many reasons for this.  I would say the most common reason is that the owner is hoping their home's market value will increase in future years. The owners can afford to purchase another home without selling their current residence, and the owners would like to make some income off the property.    Coles Crossing home rented this fall.   At this time, there are many qualified tenants with unique reasons for not wanting to make a purchase.  For example, the prospective tenant is moving to the Houston area for 2-3 years.  The company is paying for their housing expenses, so there is no reason...
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By Liz Flint, Houston\Tomball Realtor (832)816-8066
(Century 21 Hardee-Team Realty)
Meet my Grand daughters new baby horses, Love Bug and Tic Tac.  Love Bug is in front with Tic Tac behind. These beautiful baby horses are about 6 months old.  Lady Bug is the grand daughter of another horse on the farm called Bonnet. Here is a nice photo of the two horses.  When I asked my Grand daughter how much they weigh, she said about 400 - 500 pounds.  This picture is misleading, they are both the same height. This one of Tic Tac is while she is running.  I took a video of both horses running and am anxious to see how it turned out.   Love Bug's fur/pelt/hide is very soft.  Both horses were very shy and only approached me after my Grand Daughter was petting them and talking to them when I was around. They look like they are up to no good here. LOL. After I had been there a while a...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
August was a VERY BUSY month for real estate agents in the Cypress, TX area!!  Coles Crossing had 14 closings for the month of August with prices ranging from $174,000 up to $395,000!   This month's highest price/sq. ft. went to a 5 bedroom home with 4.5 baths, 3-car garage and heated pool!  Receiving $94.27/sq. ft., this home had a contract after 59 days.   COLES CROSSING has a great average number of days on the market.  Most homes SOLD in August were on the market for 50 days or less. The average number of days to receive a contract was 50, and 4 of the 14 which sold had an offer in 3 weeks or less!!   Average price/sq. ft. for the homes w/o a pool was $80.77* Average price/sq. ft. for homes with a pool was $90.03 SEPTEMBER should be a busy closing month in Coles Crossing as well wit...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
As the marquee at our ofice reads, "THE MARKET IS HOT!!"  This is true for just about all Houston-area suburbs right now!  There is no shortage of buyers, and that is wonderful news for sellers!       For the month of July 2012, there were 19 homes which sold in COLES CROSSING! Sales prices ranged from $170,000 up to $390,000.  Average sales price/sq. ft. was $85.99.   People often ask me, "So, how much value does a pool add?!"  Well, I'll give you our July statistics, and then you can decide!  Of the nineteen homes that sold, 8 had a pool and they received on average $88.41/sq. ft. The remaining 11 homes with no pool sold at an average price/sq. ft. of $83.64. The pool homes go faster with an average days on the market of 25 versus the non-pool home average of 25 days on the market. If...
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By Joyce Godwin, Realtor, CRS, RE/MAX Elite Properties
(RE/MAX Elite Properties; Serving Cypress, Spring, Tomball, NW Houston)
Waterfront Homes in Cypress, TX - Sydney Harbour   Who would have thought you could find waterfront homes in the middle of Cypress, TX?  Sydney Harbour is a small community of just under 300 homes.  Most homes are on bulkheaded water canals and many have their own private dock.  You'll feel like you are at your lake home every day without leaving Cypress! Location:  Sydney Harbour is located just a couple of miles north of Hwy 290 and is bordered on the north by Huffmeister and on the west by Cypress Rosehill. The Real Estate Market:  Homes in Sydney Harbour are amazingly affordable for what you get.  For the most part, Sydney Harbour homes are ranging from $225,000 to $300,000 and 2,300 sq. ft. to 4,000 sq. ft.  Homes were built in 2003 to present and are 3-, 4- or 5-bedroom brick.  It...
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By Joyce Godwin, Realtor, CRS, RE/MAX Elite Properties
(RE/MAX Elite Properties; Serving Cypress, Spring, Tomball, NW Houston)
Cypress Point Lake Estates in Cypress, TX           Cypress Point Lake Estates is in the Cypress Fairbanks Independent School District - also known as Cyfair Independent School District.  You can go the district's campus finder to get the most recent information on which schools your student will attend.     Most of the homes are in the 3,000 sq. ft. to 4,000 sq. ft. range and were built between 2001 and 2005.  For the most part, homes range between $150,000 and $250,000.  In general, the homes have three or four bedrooms and many of them have gamerooms; lot sizes range between 7,000 sq. ft. and 14,000 sq. ft.   Location:  Cypress Point Lake Estates is only minutes from Hwy 290.  It is located just north of Spring Cypress, between Cypress Rosehill and Telge.       Subdivision Amenities ...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
As of June 30, 2012, there are 63 homes "on the market" in Coles Crossing.  Only 36 of these are ACTIVE listings as the other 27 are UNDER CONTRACT!!  That translates to 43% of the homes on the market in Coles Crossing having an offer! Coles Crossing with its great ammenities, award-winning schools, superb location, and low tax rate--truly is THE PLACE TO BE! JUNE MARKET REPORT There were 12 Coles Crossing homes that closed during the month of June as of the MLS record.  Prices ranged from a low of $234,900 up to $409,900.  The average price/sq. ft. was $85.28. The highest price/sq. ft. ($96.62) was paid for an older home in section 4 that had a lovely pool/spa and a 3-car garage! The lowest price/sq. ft ($69.04) was paid for a home in section 7 which backed up to Barker Cypress. Averag...
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By Ralph Janisch ABR CRS Broker, Selling Northwest Houston to good people like you!
(Janisch & Co.)
When I was a child there was a tallow tree in the back yard.   It was large and dropped a lot of berries and leaves on the yard.   My Dad always called it a "trash" tree.   Yesterday in the brutal Houston heat,  we enjoyed shade from a large tree whose spreading branches provided spectators of a flag football game with expansive comfort.   When I looked up to see what kind of tree it was, I was surprised to find it was a tallow    Thankfully  someone planted it at just the right spot for our viewing pleasure and comfort.     It made me aware that the things we do today may make someone's tomorrow much more pleasant.   This realization gives  us more reason than ever to do the best we can with every moment we have.  We really do invest our today's in tomorrow's.   Even those things rega...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
Summertime is here, and the buyers are out in droves!  If you have been contemplating placing your Northlake Forest home on the market, now is a great time!  So, how are things selling in Northlake Forest lately?  TEN homes have sold during the period of January 1, 2012 through May 31, 2012.  The average number of days on the market was 72.  Average sales price per sq. ft. = $70.13, and the average adjusted price/sq. ft. was $69.48.  What is the average ADJUSTED price/sq. ft.?  It is the price/sq. ft. sold minus any seller's contribution to the buyer's closing costs.  In the contract, the buyers may (and often do) ask for a seller to contribute money to their closing costs.  So, while the agreed upon sales price may be $275,000, the buyers may ask for a contribution of $6000 towards the...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
NINE, that's right 9 homes SOLD in Coles Crossing during the month of May.     There are currently, TWENTY-SEVEN homes in Coles Crossing that are PENDING.  So, we will be seeing many more closings in June and July!! The average sales price/sq. foot for these 9 SOLDS was $80.62.  With the lowest price/sq. ft. being a relocation home that has been on the market over a year.  It's price/sq. ft. was $68.74.   I can't say enough how important it is to price your home with the market from the get-go!!  This home where the sellers relocated began at 279,900 back in the spring of 2011 when they still occupied the property, and S-L-O-W-L-Y, over time the price has been reduced nearly $60K!!  If they had just asked $245,000 when they listed, it would have probably sold for around 240,000 in 60 da...
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By Ralph Janisch ABR CRS Broker, Selling Northwest Houston to good people like you!
(Janisch & Co.)
Today we observed another fact of life on the "flag football" field.   In the ninety degree heat we had staked out a shady spot with a good vantage point.   As the wind provided a temperature break,  we watched our grandson make a spectacular run.   As he ran something tripped him up.  He fell hard and rolled.  Somewhere in the process he hit his head.  It was a substantial whack!     So much for low contact sports.   The time he was down seemed like an eternity.  Eventually his Dad went to the sideline, got a bottle of water and an Ice pack.   Alec was then escorted to the side line.  His Dad squirted him with a substantial amount of ice water.  He continued to sit on the side and the game was resumed.   A very few minutes later another of the players went down.  I never saw what hit h...
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By Ralph Janisch ABR CRS Broker, Selling Northwest Houston to good people like you!
(Janisch & Co.)
Little league baseball season has  basically ended for this year.   Not to worry!  We now have an eight year old grandson playing "flag" football."   Although I never have understood football,  this sport has potential.   There are basic things I do understand.   In about the third quarter yesterday, one of the players on the opposing team was making a great run.  Suddenly he planted his feet and turned to escape an on coming player.   We were sitting about thirty yards away on the side lines when his turn resulted in a loud snap!  Now, I know I have heard about the snap in football, but this was not at all what I thought it was.   The child went down into a crumpled heap.  His wails of pain could not be missed.   His coach summoned help and for about ten minutes all the kids and coache...
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By Bill Ness, 55Places.com, Active Adult Community Guide
(55Places.com)
Heritage Towne Lake is a small 55+ community within the larger master-planned community of Towne Lake. Plans call for just 440 homes in this exclusive enclave of active adult homes just 25 miles northwest of Houston in Cypress, Texas. The homes of Heritage Towne Lake are situated within the community around a 350-acre stocked fishing lake. Residents enjoy beautiful water views and water activities such as boating and fishing. Miles of trails wind throughout the community offering lovely paths for walking, jogging or bike riding. There is a sparkling outdoor swimming pool, tennis courts and parks perfect for a quiet picnic. Indoor amenities are set within the amazing clubhouse boasting 16,000 square feet of impressive amenities. There is a spacious fitness center, rooms for hobbies and c...
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By Joyce Godwin, Realtor, CRS, RE/MAX Elite Properties
(RE/MAX Elite Properties; Serving Cypress, Spring, Tomball, NW Houston)
26906 Twilight Grove Ln. in BlackHorse Ranch South, Cypress, TX - $215,000 26906 Twilight Grove Ln. was a former BlackHorse Ranch South model home for the community.  It is beautifully landscaped and has great curb appeal! This beautiful home in BlackHorse Ranch South is located in the Cyfair Independent School District, more commonly known as Cyfair ISD.   BlackHorse Ranch South is a golf course community in Cypress, TX  adjacent to BlackHorse Golf Club. 26906 Twilight Grove Ln. is a 1.5 story home with a great floorplan.  All bedrooms plus the study are downstairs.  Only the large gameroom is upstairs. According to HCAD, this home is approx. 3,005 sq. ft.  You'll love the 12 x 15 kitchen which has a gas range, tile flooring and pretty tile backsplash!  It has plenty of counter space f...
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By Joyce Godwin, Realtor, CRS, RE/MAX Elite Properties
(RE/MAX Elite Properties; Serving Cypress, Spring, Tomball, NW Houston)
BlackHorse Ranch, Cypress, TX - a Golf Course Community  Beautiful entrance to BlackHorse Ranch South.  This is typical of what you and visitors will see when entering the community.  The entrance is maintained by landscapers year round.              Entrance to BlackHorse Golf Club                 BlackHorse Ranch is a beautiful golf course community in Cypress, TX  with many amenities to offer and is in the popular Cypress Fairbanks Independent School District (also known as Cyfair ISD).   BlackHorse Ranch and BlackHorse Ranch South are located off of Fry Rd., just south of Hwy. 290.     Students currently attend Warner Elementary, Smith Middle School and Cy-Ranch High School.  These schools seem to be among parent and student favorites within the district.   Blackhorse offers many co...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
Easter is my favorite holiday of the year!! Yes, it even tops Christmas in my book!  Why? Well, if it weren't for Easter, I would be without hope and alienated from God. But, because of what Christ did in His beautiful, obedient choice to die on the cross, I have hope.  I have confidence that I will live with Him forever in heaven some day.  I cannot imagine life without Him.   Have you been looking for a church in Cypress, TX?  If you don't have a church home, I'd love to invite you to vist our church, Faith Fellowship.  You can get the scoop on Faith Fellowship by visiting www.ffarpc.org There is no Sunday School tomorrow, but the Easter service begins at 10:30AM.  Faith Fellowship meets at 11711 Telge Rd., Cypress, TX 77429.  We are a welcoming bunch, and you will walk away feeling B...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
  ELEVEN homes SOLD in COLES CROSSING for the month of March!   Prices ranged from $152,000 up to $395,000. Average sales price/sq. ft. was $83.42 with a low of $68/sq. ft (not a foreclosure), and a high of $108/sq. ft.  There was one foreclosure on Oakwood Manor backing to Telge which sold for $156,000 ($69.58/sq. ft.)   In five of these purchases, the seller contributed $$ towards the buyer's closing costs.  Average amount was $3700.  So, what does this mean for me as I prepare to sell??  Well, as you can see within the same subdivision -- it is not all apples to apples.  If I could sit down with you and show you the different Coles Crossing homes which sold, along with their location, their features, their recent upgrades, or needed repairs--I could show you what makes a home that wi...
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By Kris Hoch, ABR, e-PRO, CNHS, CSSN
(RE/MAX Compass)
I am a Realtor who specializes in several key areas of Houston, Texas, including Cypress.  The growth in Cypress is simply phenomenal!  Great communities feeding into great schools are huge forces driving the exceptional growth.  But with the growth, comes growing pains, especially when it comes to the rush hour commute on Hwy 290.  Some businesses are bringing their offices to the area but a commute into the Big City of Houston is still a large part of living in Cypress.  Budgetary constraints have postponed construction of the Hempstead Toll Road but METRO has come to the rescue by developing an alternative called HOT lanes.  HOT lanes are toll lanes added to the existing HOV lanes.  In a nutshell, single commuters will be able to utilize the HOV lanes by paying a toll fee.  The commu...
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By Sonja Patterson, Texas Monthly 5-Star Realtor Recipient for the Hou
(Keller Williams - BV)
FIVE homes SOLD in COLES CROSSING for the month of February 2012.   Prices ranged from $168,500 up to $385,000. The average sales price/sq. ft. was $76.38 with a high of $93.31 and a low of $67.94 for a foreclosure in section 18.  There are currently 13 homes under contract as of mid-March, and buyer activity has picked up greatly! If you are thinking of buying or selling in COLES CROSSING, CALL ME!!  I'm in the neighborhood and have a personal interest in keeping our property values HIGH!!   SONJA PATTERSON with RE/MAX REALTY CENTER, 13611 Skinner Rd. Suite 100, Cypress, TX 77429 Direct: 281.213.8039               Cell: 713.303.9463               www.har.com/SPatterson  
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