Don’t Mess With Texas

Don’t we all have horses and oil wells? With the Super Bowl recently held in Dallas, I was unfortunately reminded about the rest of the nation’s stereotypical view of Texans – a bunch of ignorant, uneducated, backwoods heathens who ride horses and pump black gold from their back forty. We all wear boots and cowboy hats. We kill our own food and shoot anybody who trespasses on our farms and ranches. 

While you may find a few Texans who fit that mold, I bet pickins would be slim. Texas is home to three of the 10 largest cities in the nation and has become a true melting pot of cultures from around the world. Many companies move their corporate headquarters to Texas for the temperate climate, central location, and affordable housing prices – not to mention the friendly natives. The Texas economy continues to outperform the rest of the country, so we must be doing something more than barrel racing and roping calves here.

I pulled into a retail center parking lot in west Plano on a recent Saturday afternoon and here’s what I saw – a row of Ferraris, Lamborghinis, Porsches, and even a Ford GT. I didn’t find one horse hitched to a wooden post outside the trendy new restaurant. Rather, ponies of a different kind were anxiously waiting under the hoods to be set free along the Dallas North Tollway. 

Don't Mess With Texas

My point is the Dallas Metroplex has a lot to offer – culture, international cuisine, the Symphony, leading corporations, top entertainment, and major league sports. Even a New York City writer covering the Super Bowl commented on the “surprising quality” of dining choices in Dallas. That writer probably doesn’t know that Dallas has more restaurants per capita than New York City. 

All said Texas does have a history rich in cowboy culture. It’s part of who we are, but is certainly not all we have to offer. And if you ever want to visit a snapshot of that stereotypical Texas heritage, Fort Worth is just down the road a piece. We Texans are a proud bunch, so whatever your opinion of the south, don’t mess with Texas!

Wylie TX Home For Sale 1713 Thornberry

Wylie TX Homes For Sale 1713 Thornberry

Copyright 2011 - Imaged2Sell

3 Bedrooms | 2.1 Baths | 2-Car Garage | 2672 SF/Tax

Wylie TX Home For Sale – This immaculate Grand home features a beautiful drive up and a sparkling salt water pool with a one ton rock waterfall. Open concept living includes archways, crown molding, high ceilings, and fabulous floor plan. The lovely kitchen design features granite countertops, kitchen island and great cabinet space. This home is a must see!

Wylie Texas Home For Sale for Current Pricing, Details, Photos, and Virtual Tour.

Source: NTREIS

Those Are Non MLS Listings and Only We Can Sell Them

I’ve seen a number of things over the years but the latest one has me scratching my head. We have a specialized little subdivision in the area and a couple of agents from one of the larger brokerages have a corner on the listing market.  I don’t have a problem with them cornering the listing market but what they’ve done next just seems wrong.

NON MLS Listing

Base Photo Licensed from ShutterStock

I was searching for properties in the subdivision and there were none in the MLS. I have an interested client so I drove through the neighborhood and found plenty of signs. I jotted down a couple of the addresses and tried to pull them up in the MLS…nothing.

I called the listing agent and asked for the details and showing instructions. I was told that the properties were non-MLS listings and only she can sell them. I asked about registering my client and then showings the home…”No…only I can sell those listings.” I asked about a referral fee for sending her my buyer…”No referral fees…your buyer will eventually call me directly.”

Why would any seller list a property and agree to keep it out of the MLS nor allow one of the 15,000 REALTORS® in the area to show and sell it? It makes no sense except for the listing agents and their brokerage.  But are they really doing the best for their clients? I’d argue that the lack of competition actually creates lower prices and longer selling times.

If you’re listing your home, talk to the listing agent or read your contract to see if they will be placing the home in the MLS and to be aware of what they are offering to cooperating brokers.

It’s a Bit of an Awkward Situation

I recently received a couple of requests for a Comparative Market Analysis (CMA). As I did the basic research, I discovered that both of the properties were already listed with other brokers.


Licensed from iStockPhoto

In both cases, the seller was feeling “awkward” because the listing agent had brought a buyer for the property they listed. In each case, the offer brought by the listing agent was substantially low. This left both sellers felling like their agent was not representing them in the best way possible.

In Texas we do not allow dual agency. We handle it in one of two ways. The first way is with two agents under the same broker. The Broker serves as an Intermediary and the two agents represent their respective clients. The other way is with a single agent acting as a transaction coordinator. Neither party is represented. The agent’s role is to facilitate the deal.

In the first case, the listing agent has done a really good job of marketing the property. The listing agent tried to force a low offer and it left the seller feeling like the agent had “done them wrong.” 

In the second case, the marketing was fair. The photos were marginal at best.  The seller had had the property professionally appraised and yet the listing agent brought an offer at 85 percent of market value from one of his own buyers. The seller related that, “it’s a bit of an awkward situation.”

All relationships are based upon trust and the trust had been damaged in both cases. When will listing agents learn that trying to double-end deals is not the way to go?

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Plano TX Home For Sale 8714 Isaac

Plano TX Home For Sale 8714 Isaac

Copyright 2011 - Imaged2Sell

3 Bedrooms | 3 Baths | 2-Car Garage | 2546 SF/Building Plan

Plano TX Home For Sale – Luxury new construction in Frisco ISD with hand scraped hardwood floors. Chef’s kitchen features granite, butler s pantry, oversized island, double ovens, brkfst bar, and under cab lighting. Designer touches include iron balusters, bull nose corners, art niches, granite in all baths, and upgraded fixtures. Game room with bath up is great for entertaining. Enjoy the spacious covered back porch with tile. Easy access to Hwy 121 and the Tollway.

Plano Texas Home For Sale for Current Pricing, Details, Photos, and Virtual Tour.

Source: NTREIS

Little Elm TX Home For Sale 2788 Sunlight

Little Elm TX Home For Sale 2788 Sunlight

Copyright 2011 - Imaged2Sell

4 Bedrooms | 2 Baths | 2-Car Garage | 2140 SF/Tax

Little Elm TX Home For Sale – Pre-foreclosure in Frisco ISD. Former Lennar model home with extensive front landscaping and large covered porches. Hardwood floors in entry, study, and formal dining. Island kitchen features granite counters and stainless appliances. Kitchen opens to living area with stone corner fire place. Master has dual vanities, garden tub, and walk-in closet. Designer touches include chair rails, crown molding, French doors, and upgraded lighting.

Little Elm Texas Home For Sale for Current Pricing, Details, Photos, and Virtual Tour.

Source: NTREIS