8804 Royal Harbor

Waterfront lot with great views! Dock and outdoor entertaining area. Dramatic stairs in the entry (and an elevator)! Massive living area open to dining with a fireplace and wetbar (lakeside). Tile floors, granite kitchen, subzero, breakfast bar, microwave & stain glass in the breakfast room. Private master suite with fireplace and lake view. Bedrooms 2 & 3 upstairs with lofts and adjoining bath. Bed 4 & bath plus inside work-craft station. Private study accessed by elevator. Large utility room with storage and built ins. Extra room-craft room off of the kitchen.

Exclusion: breakfast room light fixture.

Directions: Boat Club, Left on Lake Country,Right on Trailridge, Left on Crosswind, Right on Random, Left on Royal Harbor  If you would like more information regarding the above property or if you would like to have a personal tour, please contact us. Regards, Bernie

6101 Lake Shore Dr. Located in the gated waterfront-golf community --The Resort! Over 250 feet of water frontage & great views. Exquisite detail! Handscraped wood floors, oversize formal dining room. Spacious living area with gas fireplace, beautiful views...all open to the gourmet kitchen. Gas cooking,granite counters, butlers pantry and wine chiller,stainless steel appliances. Two bedrooms down and two bedrooms up. Private master suite and study downstairs. Sunroom off of the den with fireplace. Gorgeous staircase! Gameroom and media room or 3rd living area upstairs

Directions: Boat Club Road, L into the Resort. Take the First Right, then first left to Lakeside-turn left, home on the right  If you would like to know more about this home or if you would like to take a tour of the inside, please contact us. Regards, Bernie

8857 Random Road  This gorgeous Lake Country Estates waterfront home offers expansive open water views of Eagle Mountain Lake! In ground pool and spa! Outdoor living area and pool bath outside. Boat dock, jet ski lift, boat lift. Enormous living area with open water views. Oversized formal dining area. Totally updated kitchen! Granite counters, island, breakfast bar, walk in pantry, gas cooking, double convection ovens, micro. Study with builtins lakeside adjoins master bath. Luxurious his and her bath. Separate wing for gameroom, 2nd living area with built-ins, wet bar, 2nd master suite or bedroom with large walk in closet and private bath. Updated baths, fixtures, carpet, and more! Dog run-patio area off kitchen. Iron fencing. Pool table & furnishings negotiable.

Exclusions: curtains in utility room

Directions: 820 to Azle Avenue, R on Boat Club, L on Lake Country Drive, R on Trail Ridge, R on Crosswind, L on Random, home on the right

For more information on this lovely waterfront home, please contact the Christian Group. Regards, Bernie

If you plan to live in Lake Country Estates, you may be interested in who to contact regarding access to the boat ramp and how to obtain a sticker for access to the boat launch and parking area.  The Lake Country Property Owners Association has recently installed a gate for security purposes at the entrance to the launch area which will be closed to all but property owners who have a sticker and a barcode to provide access.  For more information and applicable phone numbers, you may find their website at http://www.elcpoa.org/email-newsletter/BoatRampGateUpdate20071130.htm. 

The Lake Country Estates boat launch/ramp area is highlighted in yellow in the picture below.

If you would like to comment on this blog posting or would like more information about Lake Country Estates, please contact me at your earliest convenience.

Regards,

Bernie

Provided below is a map of where there are several new build jobs and below the map you will find the market statistics for Lake Country Estates, Fort Worth, Texas and subdivisions adjacent.  Very little construction is happening in Lake Country Estates itself at present since the neighborhood is mostly built out after over 30 years of construction.  However, the newer subdivisions adjacent to Lake Country Estates have several new build jobs.   In particular, The Hills of Lake Country Subdivision is where you will find several new homes for sale.

If you would like to find out more about this information or if you would like to visit these properties, please contact us for market expertise and assistance.

I hope the information provided is helpful and informative!  Also, if you would like to comment on our blog please click here.

Regards,

Bernie

Property Type:   Single Family       Status:   Cancelled
Subject Property
Address	City	BR	Bth	Gar/ Cp/TCP	SqFt	Acr	Blt	PL	CDOM	Orig Price	$/ SqFt	List Price	LP% OP	Status Date
8921 Lake Rock CT		4	2.0	2/0/2	2,144	0.241	2006	N	22	203,680	95.00	203,680	100	2/14/2008
8901 Stone Top DR		3	2.0	2/0/2	2,223	0.224	2006	N	13	230,000	103.46	230,000	100	11/15/2007
7532 Eagle Ridge CIR		4	3.0	2/0/2	3,160	0.640	2007	N	125	396,000	125.32	396,000	100	11/21/2007
Min		3			2,144	0.224	2006		13	203,680		203,680	100
Max		4			3,160	0.640	2007		125	396,000		396,000	100
Average		4			2,509	0.370	2006		53	276,560		276,560	100
Number of Properties: 3
Average ( ListPrice / SqFt ) : $110.23

Property Type:   Single Family       Status:   Expired
Subject Property
Address	City	BR	Bth	Gar/ Cp/TCP	SqFt	Acr	Blt	PL	CDOM	Orig Price	$/ SqFt	List Price	LP% OP	Status Date
7381 Lake Rock Ct. CT		4	3.0	2/0/0	2,550	0.260	2006	N	135	254,000	99.61	254,000	100	12/13/2007
7601 Trailridge DR		3	3.0	2/0/2	2,600		2007	N	92	280,000	123.08	320,000	114	9/15/2007
Min		3			2,550	0.260	2006		92	254,000		254,000	100
Max		4			2,600	0.260	2007		135	280,000		320,000	114
Average		4			2,575	0.260	2007		114	267,000		287,000	107
Number of Properties: 2
Average ( ListPrice / SqFt ) : $111.46

Property Type:   Single Family       Status:   Pending
Subject Property
Address	City	BR	Bth	Gar/ Cp/TCP	SqFt	Acr	Blt	PL	CDOM	Orig Price	$/ SqFt	List Price	LP% OP
8900 Lake Rock CT		4	2.0	2/0/2	2,005	0.230	2007	N	328	178,700	89.43	179,300	100
Min		4			2,005	0.230	2007		328	178,700		179,300	100
Max		4			2,005	0.230	2007		328	178,700		179,300	100
Average		4			2,005	0.230	2007		328	178,700		179,300	100
Number of Properties: 1
Average ( ListPrice / SqFt ) : $89.43

Property Type:   Single Family       Status:   Temporarily Off Market
Subject Property
Address	City	BR	Bth	Gar/ Cp/TCP	SqFt	Acr	Blt	PL	CDOM	Orig Price	$/ SqFt	List Price	LP% OP	Status Date
8901 Stone Top DR		4	2.0	2/0/2	2,223	0.224	2006	N	9	211,185	95.00	211,185	100	2/01/2008
Min		4			2,223	0.224	2006		9	211,185		211,185	100
Max		4			2,223	0.224	2006		9	211,185		211,185	100
Average		4			2,223	0.220	2006		9	211,185		211,185	100
Number of Properties: 1
Average ( ListPrice / SqFt ) : $95.00

Property Type:   Single Family       Status:   Sold
Subject Property
Address	City	BR	Bth	Gar/ Cp/TCP	SqFt	Acr	Blt	PL	CDOM	List Price	SP %LP	Sold Date	$/ SqFt	Sale Price
7365 Lake Rock DR		4	3.0	2/0/2	2,237	0.248	2006	N	247	201,500	84	2/01/2008	75.99	170,000
Min		4			2,237	0.248	2006		247	201,500	84			170,000
Max		4			2,237	0.248	2006		247	201,500	84			170,000
Average		4			2,237	0.250	2006		247	201,500	84			170,000
Number of Properties: 1
Average ( SalePrice / SqFt ) : $75.99

At $1,495,000, 8911 Crest Ridge Dr. is The Christian Group's most luxurious water front listing.  This beautiful home is on open waterfront situated on an oversized private lot within an exclusive gated community. This is a gorgeous stucco home with attached quarters for an inlaw or live in maid. Visitors will marvel at the lengthy dramatic marble entry.  Rosewood floors are situated in the main living area which has a large fireplace and an awesome panoramic view across an infinity type swimming pool and the breathtaking view of the lake!  The beautiful infinity pool has a spa and waterfall.  A huge patio lies between the swimming pool and the lake for extra special outdoor entertainment. Other amenities include Island kitchen, granite countertops, subzero refrigerator, gas cooking, double convection ovens, warmer drawer, icemaker, pantry, compactor.  The large 2nd living area downstairs also has dramatic view of pool and lake and it could be a music room-exercise area or an office.  The private master suite boasts the same quality views of the lake as the living areas and has a large recessed television which folds down from the ceiling.  The large master bath has granite countertops along with a steam shower and jet tub.  All bedrooms have their own baths. There is a large wetbar with a sink, icemaker and game room with a second kitchen area upstairs make this home the ultimate for entertainment. Additionally, there are two staircases.  The three car garage has floor to ceiling cabinetry which runs the length of the garage for extreme storage space.  Adjacent to the garage is a workshop/office space which includes a large shower/dog bathing area. Of special interest is the elevator to the second level.

Exclusions: All televisions, except master bedroom.

Directions: 820 to Azle Avenue, R on Boat Club, L on Live Oak to gated community Crest Point. Enter and turn right.  If you would like to tour this home please contact us. Regards, Bernie

The data discussed in the following article is based on averages and may therefore not apply or fairly represent your particular home.  Always consult a seasoned real estate agent to help you determine the best sales price for your home:

There are currently 45 properties for sale in Lake Country Estates and adjoining subdivisions.  The average list price for the neighborhood (not including lake front properties or new homes after 2005) is $99.72.  However, based on 31 properties that have sold since August 18, 2007, the average sold price per sq. ft. is $78.56.  From this we can draw the conclusion that properties are currently selling at a rate of 31 every six months or 5.2 properties per month.  With 45 properties currently for sale on the market, it should take 8.6 months to sell the existing inventory.  Because the rate at which homes sell will fluctuate from month to month, any figure derived from MLS data is relatively approximate.  Notwithstanding, realtors and market analysts have long used inventory as a measure of the health of a given market.  I personally would rather see the market with no more than a six month inventory.  However, sellers do have options to combat the glut that has given us 8 plus months of inventory.  First, lets look at the difference between $99.72 (Avg. list price) and $78.56 (Avg. sold price).  The situation has it that the average home currently for sale in Lake Country Estates and adjoining subdivisions is over priced by a factor of $21.16 per sq. ft. or about 21%  Another way to look at this, given that the average home on the market is approximately 2976 sq. ft. in size, our average home currently on the market is overpriced by an astounding $62,972.  Yes, I know, it seems unbelievable but its true.  The data is reliable.  So what exactly is it that is happening since homes in Lake Country Estates are selling within 97% of list price.  How did we go from 21% to merely a 3% disparity?  Well, it seems that sellers eventually become frustrated and more realistic when after several months go by, their home is still on the market.  Perhaps in most cases they do not even receive an offer depending on how high the list price.  A good agent will continually go after a price reduction if there is no buyer activity.  A really good agent would have convinced their seller to price the home right in the beginning and would walk away from any listing that is priced out of the market (some agents have no backbone and therefore are not honest with their sellers from the beginning of the listing).  Also folks, an agent can spend several hundred and even over a thousand dollars when they properly market a listing.  When a seller cancels a listing out of frustration an agent will loose their time and financial investment in the listing.  Agents really must be careful of the listings they take.  Therefore proper pricing is just as important to the listing agent as to the seller.  Because buyer agents have access to the same data as do listing agents, and because most buyers have researched the market on the internet an average of 3 months prior to contacting an agent for assistance, it is clear that buyers are educated and know when a house is either a bargain or if it is overpriced.  Also, and just as importantly, buyer agents qualify their buyers and should know what price band their customers are searching within.  So, the buyer's agent will not usually show a $200,000 home to someone who can afford only a $180,000 home.  A seller who artificially inflates the price of their home to leave room for negotiations may not get offers due simply to the fact that buyer agents perform property searches and produce reports from the Multiple Listing System (MLS) in price bands in preparation for property showing.  If a given home that belongs in one price band artificially resides within a higher one, it probably will not come out in the agent's search.  That home simply would not exist to the buyer agent or their buyer unless they happened to stumble on it while driving by and the buyer happened to inquire about it to the agent.  Sadly, it would otherwise not be shown except to those buyers in the next higher band.  Sellers that have put themselves in this trap, can't compete with the houses in the higher band and are left out of the price band that they naturally belong.  They are in essence, running with the "big dogs" and they can't compete in the same arena.  Agents will use the misplaced homes to help sell the the ones that belong in their band.  I've used the line, "if you like this home at this price, wait till I show you the home down the street, its bigger and you'll think its an absolute bargain".  Ultimately, as time goes on...and...on, the seller figures it out, lowers the price as suggested by the agent and their home sells within it natural price band.  Some sellers go through two or three agents before they come to the proper understanding of what is actually occuring.  Of course, the list price must be lowered to a point that it actually attracts the right buyers.  This is also the list price at which the 3% difference is derived (adjusted list price vs actual sales price) rather than the original list price at which the home is offered.  Bottom line is, time and money is precious.  A home priced correctly from the beginning will actually sell for more than a home that is "shop worn" and in far less time.  Good agents know this but often have difficulty convincing sellers of the proper strategy (It is fair to say that this is rampantly occuring between agents and their sellers in Lake County as of this writing).  Other agents simply want something to put on the market at any price hoping that it will all work out in the end (a lot of them get fired...we've had this happen to us).  With eight months of inventory on the market in Lake Country Estates, it is tough to make a house stand out in an MLS search report if it is improperly priced.  A house has to make the cut before its going to be shown (emphasis added!).  Manicured lawns and great decor matter not if you can't bring them through the front door.  Proper pricing is not equal giving your home away.  When you price it right, you stand firm on the price and do very little negotiating, vs the strategy, price it high and hope they come.  If you have a savvy listing agent, he/she will know how to convey to the buyer agent and their buyer how the price was established and why the data show that the home is worth every penny.  And just look at all of those other overpriced homes...

If I can be of service to you or if you have any questions about this article please contact me.

Regards,

Bernie

Last week Terri and I returned from the annual Family Reunion Keller Williams Convention in Atlanta Georgia.  Thousands of Keller Williams agents come to the convention from all over the country every year to learn the best practices of the real estate profession through seminars, panels and coaching from the top professionals in the business.    One of the many things discussed was Discount brokerages.  These brokerages typicaly discount their commission and offer much less in the way of services to their clients.  Many of these brokerages charge up front fees to place a home in the MLS regardless of whether it is actually ever sold.  For the most part, the marketing and the service basically stops there.  In a speech, Mr. Gary Keller, Founder and CEO of Keller Williams, discussed a study that reported on discount brokerages.  It was found that a seller who uses one of these brokerages will unfortunately end up selling their homes an average of 17% less than one who uses a full service brokerage like Keller Williams.  A Keller Williams agent is a full service professional that will ensure that his/her seller has all of the market data to determine the best possible price to market their home and will assist the home owner to negotiate the best possible deal.  The Christian Group is a group of highly trained and motivated Keller Williams agents.  We will agressively market your home through this and other websites, signs, printed media and upscale fine home magazines.  We develop a relationship with our clients and negotiate contracts as if we were negotiating the sale of our own home.  We leave nothing to chance.  We do not leave our clients to fend for themselves.  Our sellers are not alone.  We attract buyers who come to us to find properties and we bring them to some of the best homes on the market.  We offer what most other agents either can't or will not offer.  We offer unmatched value and superior knowledge of the home market for your time and money.  We have a proven track record and well over 20 years experience to bring to the table.

If you want a top sales price for your home, hire a Keller Williams agent.  Hire the Christian Group if you are accustomed to the finest service and proven results.  You can find us right here just a click or so away.

Regards,

Bernie

Please keep in mind that your home's potential or actual sales price may differ from the above figures due to the fact that these figures represent averages.  The location of your home, its age and condition are directly related to the price a home may bring on the market for sale.  If you have any questions, please email this site and I will be happy to respond to your questions and post your inquiry so that others can benefit from the exchange.

Regards,

Bernie