By Susan L. Johnson, on September 22nd, 2011 
Hi. My name is Gracie and I am 6 years young. My Mom wanted me to write this since she felt it would be best described from a “GREYT” prospective.
My Mom adopted me in February of 2009. She told me she always loved the regal stance and peaceful demeanor of the greyhounds she had met. Unfortunately Mom had to say goodbye to two previous hounds (Basenji’s) at the same time due to age and illness. It broke her heart and she was so very sad. They were rescues too.
While her heart healed she began to consider fulfilling her dream of having a greyhound. She searched greyhound rescue groups for hours every night…and decided to look seriously at Greyhound Adoption League of Texas. She read lots and lots of athlete ads and looked at the pictures to consider a happy match on paper and in the soul of a greyhound.
My Mom first picked me to go visit at my Foster Mommy’s house, Lisa B. She even cut out my pictures and taped them up to look at every day until we met. She wanted to be sure she could make me happy and we would be a good match.
It was love at first sight. She took me home, let me keep my name of Gracie and stayed in touch with the Foster Mommy so she would know everything was good. Foster Mommy even came and had a visit! I showed her all my new toys, my couch, my doggie beds, etc. I have even been to a Rehab/Nursing Home to visit the patients there. They loved me and after about two hours, I had to go home and take a nap. I love people so much and never meet a stranger. I love my Mom and she loves me too.
We are special together! I hope you liked my story. “ROO!”
By Tom Branch, on August 13th, 2011 
With real estate leasing going strong in many parts of the nation, you may be considering getting into Real Estate Investing. In this blog, I’ll describe some of the basic terminology.
All examples will be based upon a $100,000 purchase price, $1,000 a month rent, $300 a month operating expenses, and a $450 a month mortgage.
Gross Rent Multiplier
GRM is used to describe a ratio between the cost of a property and the anticipated rental rate. It calculated by dividing the purchase price of the property by the monthly rent. In our example, we would use $100,000 / 1,000 to arrive at a GRM of 10. The higher the number is the better.
Net Operating Income
Net Operating Income is the total cost of the property excluding any mortgage. It’s calculated by adding up all the operating expenses including taxes, insurance, management fees, leasing fees, maintenance, and HOA dues. The total monthly costs are $300 and the monthly rent is $1,000. We would use $1,000 – $300 to arrive at a Net Operating Income of $700. Use $700 * 12 to arrive at an Annual Net Operating Income of $8,400
Capitalization Rate
The Capitalization rate is a ratio between the Net Operating Income and either the original or current market value of a property. We would use $8,400 / $100,000 to arrive at an annual Capitalization Rate of 8.4 percent.
Cash Flow
Cash Flow is the movement of cash in and out of the property. Positive cash flow is usually the goal. It is calculated by subtracting the Net Operating Income and any existing debt from the Gross Income. We would use $1000 – ($300 + $450) to arrive at a monthly Cash Flow of $250.
Occupancy Rate
Occupancy Rate is the ratio between the amount of time a property is rented and the amount of time is vacant. If there is no actual data, I usually use 90 percent as a starting point for analyzing a property.
Knowing the basic terminology and how to calculate them is essential to evaluating any real estate investment purchase.
Looking to purchase investment properties in the North Dallas area? Contact us! We have the experience and knowledge to find good investment properties, lease them to suitable tenants, and provide on-going property management if needed.
By Tom Branch, on August 9th, 2011 
I’ve been watching the rental market in the greater Dallas area for a number of years. It’s finally a landlord’s market again.
Since 2008 we have seen a steady increase in capitalization and occupancy rates. We’re to the point today that any decent rental property is leased in less than a week.
There’s nothing magic about the increase. It’s simple economics. As the availability of easy money dried-up in 2008, those would-be buyers went back to leasing homes. This allowed the glut of inventory we once had to slowly decrease. This stabilized occupancy rates and prevented the downward spiral of capitalization rates we saw during the market boom.
Come forward to 2010 and there are a couple of other factors that are driving the need for rental and lease homes in DFW. As homes went into foreclosure or were short-sold, those homeowners had no choice but to look for rental homes. While the Texas economy is stable, many of the people who could still qualify for a mortgage decided to sit it out and continue to rent. These two factors have basically drained the rental market in the area.
Currently I have almost 50 people looking for rentals and there are so few available. As soon as they come on the market, there are lots of showings and multiple lease applications.
I listed a large home in Frisco on a Friday. I had four applications on Monday. These were solid applicants with high credit scores, little debt, and substantial incomes.
We recently purchased a property for a local investor and leased it for him in less than a week. The Gross Rent Multiplier exceeded 10 with a Capitalization Rate of about 6.5 percent. This is prior to taxes and does not factor in appreciation over time.
It’s a great time to purchase investment property! Prices are low and the need for rental homes continues to climb.
Are you looking to purchase investment properties? Contact us! We have the experience and knowledge to find good investment properties, lease them to suitable tenants, and provide on-going property management if needed.
By Tom Branch, on August 5th, 2011 
August 5, 2011 – RE/MAX Dallas Suburbs swept the Dallas Council Second Quarter Awards at an Awards Ceremony held earlier today.
Awards included:
Top Commissions Paid
Top Listing Units
Top Listing Volume
Top Sold Units
Top Sold Volume
RE/MAX Dallas Suburbs is a company built on the promise of exceptional customer service. Whether you are selling your home or searching for that special place to call your own, you deserve to work with someone who has your best interests in mind.
The Branch Team is proud to have contributed to these awards.
By Tom Branch, on July 17th, 2011 
All the discussion in the national media about how bad the housing market is doing doesn’t take into account that all real estate is local in nature. I was reviewing our local sales statistics the other day in preparation for a radio interview I was doing. Te Dallas Fort Worth market is doing very well.
Our MLS covers all of north Texas, so I looked at the numbers for the entire region and then for Collin County.
The first statistic I looked at was average sales price. The average sales price for the region is up 3.5 percent (May 2010 – May 2011) and Collin county is up 5.4 percent. These are really good numbers when you consider that 2010 spring sales were inflated by the federal first-time home buyers and move-up buyers tax credits. Those credits spurred early spring sales and drove down inventory in the early part of the year.
Next I looked at new listings. This figure tells us how much inventory is being added to the market. New listings are down 17 percent in both the regional and Collin County Markets. Less inventory is a good thing as long as the market continues to absorb what is available.
Sales closed gives us an indicator of the absorption rate of existing inventory. Regionally and locally sales are down 14 percent.
With 17 percent fewer listings and only 14 percent fewer sales, we can determine that the overall inventory is shrinking. That’s the primary factor in seeing value stability in the area.
In other good housing news, foreclosure rates continue to fall. Foreclosures have a serious impact on values as they usually sell at a discount over the traditional homes.
All indicators for the Dallas Fort Worth housing market point to a stable market despite what the national media reports. Have a question about your area? Contact a local real estate professional as all real estate is truly local.
Search for Real Estate in Dallas Fort Worth.
By Tom Branch, on July 10th, 2011
Even with housing prices rising in the Dallas Fort Worth Metroplex, many homeowners are still unable to sell their houses. Many of those impacted have refinanced or did 100 percent financing, others are simply in pockets of homes that have seen a correction over the past few years.
Either way, they are unable to sell at a price high enough to cover the mortgage and the closing costs. That leaves the homeowner with a couple of choices. Take to house off the market and wait a couple of years for some more appreciation or consider leasing the house.
Leasing and property management is not right for all homeowners.
If you are considering leasing your home, the first step is to do the research. You really have to know the numbers to make sure that leasing makes good financial sense. You need to know the following:
How much rent you can reasonably charge? A local real estate professional should be able to give you details on comparable leases in the area. I usually advise clients to work on an 85 percent occupancy rate meaning the property is only leased and generating rent 85 percent of the year. On a monthly basis, simply use 85 percent of the projected rent as your base rental income.
How much are your monthly costs (including the mortgage, maintenance, taxes, insurance, HOA dues)? It is critical that you accurately project these costs. Not only are there expected monthly costs, but you have to factor in maintenance and repairs as well. I usually recommend a Residential Service Contract for houses I manage.
How much will it cost to lease? You can advertise and lease it on your own or you can hire a real estate professional to market the property for you. Real estate professionals usually include tenant screening and lease preparation in addition to marketing the property. If you decide to go it alone, you need to figure in the costs of advertising, tenant screening, and document preparation. Proper and legal leases become critial if you have to evict or take other legal action against a tenant.
How much is ongoing property management if you decide not to manage it yourself? Like everything else, the cost to have professional property management varies. Cost is not the primary factor in my opinion. What you’re looking for is a company that will find good tenants and take care of your property.
Once you know the potential income and expenses, you can do the math. Most of our owners are generating positive cash flow from renting their houses while they wait for housing prices to climb some more. Others are losing money each month, but they have decided that losing a few hundred dollars each month is better than selling at a loss or facing foreclosure.
As mortgage approval criteria tightened, the demand for lease and rental homes have risen along with it. Not only is demand up, but rental and occupancy rates are climbing as well. If you’re having problems selling your house, you might want to look into leasing it.
By Tom Branch, on June 26th, 2011 
I had lunch with the sales staff of a local builder I represent yesterday. A couple of tasty pizzas combined with an interesting conversation led to this post.
Many of the potential buyers are walking in concerned about everything they are reading, hearing, and seeing in the national media. “It’s a bad time to buy”, seems to be the news of the day.
As we sat there and ate, we jumped onto Google and looked at the rents of an apartment complex within sight of the subdivision. The rent for a 1608 square foot apartment is $1639 a month. We compared that to a brand-new 1620 square-foot townhome. The townhome is priced at $195k. An FHA mortgage with a 3.5 percent down payment results in a mortgage payment of about $1626 including principle, interest, taxes, insurance, mortgage insurance, and HOA dues.
For the same money being paid for rent, one could own a townhome. These figures do not take the tax advantages or long-term appreciation in account.
Home and interest rates are both low. It will not stay that way. Home prices in North Texas are up 3.5 percent over last year and Collin County is up 5.4 percent. Interest rates will remain where they are as long as the government continues to purchase most of the mortgage loans. They cannot continue to do so forever.
I suspect we will look back at this period in 20 years as the golden opportunity of a lifetime.
Search the North Texas MLS.
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