Category: My Real Estate

Michele Marano

Real Estate *Design*Furnishings

As you know, over the years our business has been primarily real estate; helping clients buy and sell homes.  We stage each of our furnished listings to prepare the home for showings and guide our sellers through the most beneficial, timely sale.  We offer this service when you list your home with us in Houston, Sugarland, Katy, The Woodlands, Spring, Conroe and surrounding areas.

Now, Michele brings a little something extra to her business.  With an overwhelming passion for beautiful antiques and vintage finds, we share with you various treasures, antiques and refinished furniture, all for sale.

We hope you enjoy this.  Love your home; Love your real estate.

Furniture Refinishing Services

Design Services

Initial 1 hour consult fee: $150

Hourly Fee: $65

Online Design Services

No Consult Fee

Hourly Fee: $55

Real Estate

Hourly Consult fee 125.00 – This is waived if your transaction results in a purchase or sale through our representation.

Article is written by Michele Marano. Published Sept 2, 2016

If you’re in and around Houston or outside Texas and in the market for a high-end home as a long-term investment, you might want to look right here.  A captivating home at Creek Bend in Lake Point; a premier, gated, waterfront community in Sugarland, Texas awaits you.  Why an investor opportunity?  Because the buyer will earn an immediate lessee with the purchase.

Houston continues to top the lists, Fastest Growing Metropolitan areas of the U.S., a reason for the consistent attraction to investors from around the globe.  Houston is one of the most diversified cities, creating the largest number of jobs year after year in all areas of business, including oil, technology and research – not to mention The Texas Medical Center being the largest in the world is in Houston.  Most major oil headquarters are located in and area the Houston areas, from Downtown, to the Energy Corridor, Katy and the Woodlands.  Also, with no state income tax, Houston captures the entrepreneurial spirit of start-ups, allowing plenty of space for growth, lots of places to live and an endless list of restaurants to fancy the palette of all tastes.

Creek Bend is an enclave that sits on a small shoreline called Oyster Creek. Lake Pointe, a masterplanned community situated along Oyster Creek, is conveniently positioned within walking distance to Sugar Land’s Lake Point Town Centre.  Also within arm’s reach is Sugar Land’s Town Square.  Both areas offer an array of fine dining, food hot spots, shops, and Whole Foods Market, as the anchor.  In addition, there are 3 Starbucks, each within a short distance of the home.

The home, built in 2014 is a mixed flair of contemporary and mediterranean style.  It sits on a corner lot and boasts a classic interior with an open floorpan. Almost everything in the home is a custom upgrade including beautiful honey and clove extra-wide hand scraped floors, a gourmet kitchen with silestone counters, an oversized island with a gas cooktop and Alder custom cabinets – sized to fit a sub-zero refrigerator.  All lighting, including pendants and vanity were customized throughout the home, including both crystal chandeliers in the entry and stairway.

Large office (above) and guest room (below) on first floor, inside entrance of home.

Downstairs guest room (above) and gourmet spacious gourmet kitchen (below).

The master bath (below) was specifically designed with white Carrara marble from floor to ceiling.  The main concept here –  a luxurious space equipped for 2, side by side with large double sink areas for his and her, a jacuzzi style tub and an enormous walk-in shower, almost quadrupled from standard size.  His and her walk-in closets are situated within the master bath – on the opposite side of the bedroom.

Upstairs has a large landing area for choice of use, 2 additional guest rooms – each with a full bath and a large media room.   One of the guest rooms is transformed into a posh-style nursery (below).

The home is fully wired for audio/video.  The media room was customized with a beverage/wine refrigerator, a full sink and 2 walls of custom cabinets (below).

As an extension to the living room, a fabulous outdoor covered patio includes travertine and a gas-burning fireplace set in stacked stone to continue the Mediterranean elevation.  On the other side of the patio is an outdoor kitchen space equipped with ample counter space, a built-in grill and an outdoor beverage refrigerator.

The home has many advantages for those looking for luxury, with all the features of a million-dollar price tag.  If you want to own in the Houston area, but aren’t ready to relocate just yet, you will want to consider this great opportunity that awaits that special investor.

Michele represents buyers and sellers and is the Founder of “Real Estate for the Energy Professional.”  Michele can be reached at Michele@MicheleMarano.com  or 713-899-8420.

 

1. The face of a builder’s product is the Agent they hire.  New construction is not just another pretty face on the block, nor is your Agent.  Intelligence and skilfulness are what buyers look for when purchasing from a builder.  Unfortunately, some builders are bruised, on account of hiring listing agents that demonstrate poor judgment and do not perform their responsibilities.  This is visible to clients and Agents.  I have encountered many unimaginable situations and as a result am skeptical about bringing clients to a builder where professionalism is compromised by the Agent.  Builders should vie for broad business experience in this versatile market.  Remember, the client comes first, not your listing Agents.
2. Deed Restrictions:  When you make a sale into a community that has deed restrictions – (when typically the builder is the “Acting Board” until the community exceeds a ownership percentage), you must make sure your buyers are aware.  Typically, docs are passed on to the buyer – within contract terms- by the agent representing them or the builder, if there is no buyer representation.  It is paramount that all parties handling the buyers make aware of these docs and the importance of them.  Some buyers do not actually read their restrictions.  It is important that the buyers are aware of the covenants because they must be willing to live by them.  Some people do not pay attention to the Deed of Restrictions and then break the bylaws after they move in.  Please builders, it’s your agents job to educate your buyers.  If you are not, you are only hurting the parties you are selling.
3. What happens when an appraisal comes in lower than the sales price of the contract?  First, when you list a home, make sure you know the comps and are using the right ones before you price it.  If it is priced correctly, you should not have a problem when you receive an offer in the market today – most people are  not willing to pay full price.  The offer should be supportive of the comps.  Remember, if both agents interpret comps the same, then there should be an agreement with price.  If not, then you could run into a problem of buying a home where the appraisal does not support the price.  This is happening in today’s market, so be prepared to go back to negotiations.  Most people are not willing pay over appraised value – unless market conditions are extremely competitive.  If a buyer does pay over appraised value, their LTV needs to be within means of the sales price.

This is not legal advice.

Where do you go when the soul calls for inspiration, you feel the desire to feed a passion or you want to be surrounded by nature?  For me, that place is Roundtop.  Twice a year, April and September, Roundtop becomes a focal point on the map, holding the largest Antique Festival in the country.  Stretched over 12-25 miles, Round Top is a small town centered around the largest shopping extravaganza one can imagine.  The booths start in Warranton and then continue through Roundup and stretch beyond Carmine to Burton. Over 2500 sellers/booths are filled with antiques from around the country and Europe.  There is literally something for everyone – a little vintage, a little junk and a lot of finds so irresistible and some so expensive, lets just say, you keep walking.

Beside being known for antique week,  Roundtop is a quaint little town about 90 minutes outside Houston.  It’s tucked off Highway 290.  You have to take a small road, state highway 237 – just about 9 miles west of Brenham.  The exit goes to the left.  The pastures are covered in colors of green, fields are filled with bluebonnets and what is typically ranch acreage turns into an antique haven covered in cowboy boot footsteps and chic bohemian fashions.  If you haven’t been there, you must go; it’s food for the soul.

 

Article Written by Michele Marano, published Aug 30, 2016

I am not here to poke Washington in the face, but I am writing to let you know how the Presidential election will affect our nation’s real estate market.  One would not typically correlate the two, but when you put the items on the table that encompass an election; a new President, economic security, job security, and national security – the health of our real estate market is directly affected.

First of all, it’s important to understand the meaning of  globalization (go to Wikipedia, if you don’t know).  Globalization does not place our citizens, values or our country’s respect first.  Once you’ve grasped the meaning, it will become obvious to you that globalization does not put our country to work.

First and foremost, jobs in the U.S. drives our economy. Our country has a wealth of resources and jobs are derived from them.   That means oil, gas – and every segment of the energy sector- including coal.  Agriculture, fishing, water, etc., are all resources that create jobs.  In addition, we cannot generate jobs in the U.S. while companies are moving their operations overseas.  Corporate inversion doesn’t work for the American people, it takes away jobs and is used to avoid tax burdens.  It puts the wealth of large corporations above the integrity of our county.  As most of you know, we’ve destroyed our manufacturing and lost more jobs to China- and other countries.  Also, when the flow of immigration floods the lowest income bracket, there is no room for people to advance and it puts downward pressure on workers’ incomes.  This all plays into the downward effects of our economy.

We need a national economy again – not a global economy.  We need prosperity, jobs brought back to the US – manufacturing that operates here.  We need trade deals that puts the U.S. ahead of other country’s’ economies.  We need to use our resources to grow jobs.  We need policies that strengthen our security.  Our country needs to grow its core. Status quo does not make us prosper.  Jobs make us grow.  Jobs grow our economy and a healthy economy allows every American the ability to own a home.  Owning a home is not a privilege.  It’s a part of being an American; people want to work, have job security, economic security and feel safe.  That’s how this election will affect real estate.

Globalization is a movement – a direction in which our current administration has led the U.S; a path where the democratic nominee, Hillary Clinton will likely continue.  Donald Trump, the Republican nominee, does not opt for this direction.  Britain spoke and just removed itself from a globalized union. While our election in the U.S. takes place in less than 100 days, we will find out just how many Americans want to continue down this global path.  People do not purchase or invest in real estate when they are challenged by economics, jobs and security.  Economic challenges come from a lot of areas – income, expenses, taxation, and the uncertainty of it all.

 

1. By the Texas Association of Realtors:  “If a seller wants to avoid a possible violation of RESPA, the seller should not insist on a particular title company for the transaction unless the seller is paying for both the owner policy and the lender policy of title insurance.” There are 2 types of policies issued by title.  One is the owner policy and the other is the lender policy.  Most agents don’t understand this and think their seller can automatically select the title company because an owner policy is issued.  This is not true.  Typically, sellers offer to pay for owner policy title when they sell their home, and sometimes builders own their own title companies so they create a condition to make the buyer use their title company.  The title company selected should be one that is unbiased, not privy to either party of the deal.  Rule of Thumb.
2. What happens when an appraisal comes in lower than the sales price of the contract?  First, when you list a home, make sure you know the comps and are using the right ones before you price it.  If it is priced correctly, you should not have a problem when you receive an offer – in this market, the offer should not be full price.  If it is, you are paying too much if the property has not been reduced.  The offer should be supportive of the comps.  Remember, if both agents interpret comps the same, then there should be an easy agreement with price.  If not, then you could run into a problem of buying a home where the appraisal does not support the price.  This should not happen in today’s market, otherwise you go back to negotiation and most likely the appraised value will be the sales price.
3. Builders: The face of a builder’s product is the Agent they hire.  New construction is not just another pretty face on the block, nor is your Agent.  Intelligence and skillfulness are what buyers look for when purchasing from a builder.  Unfortunately, some builders are bruised, on account of hiring listing agents that demonstrate poor judgment and do not perform their responsibilities.  This is visible to clients and Agents.  I have encountered unwelcome situations and am skeptical about bringing clients to a builder where professionalism is/may be compromised by the Agent.  Builders should vie for broad business experience in this versatile market.  Remember, the client comes first, not your listing Agents.

One of my favorite builders, GracePoint Homes, brings an exceptional product to the market.  Uniquely set apart from other builders, Gracepoint Homes is all about the buyer, not anything else.  From the professionalism handled by the sales staff to the impeccable customer service, to unparalleled construction, a GracePoint Home is one you will want to own.

GracePoint Homes provides an elegant product, from Spanish styled Villas and New Orleans flair, to bungalow cottages.  Their homes are all so unique which makes their construction almost distinguishable by the grand columns, wrap around porches and carefully crafted architectural detail.

I can assure you a sound, pleasant experience when you visit GracePoint Homes.  GracePoint Homes can be found in many communities in and surrounding Houston communities.

Marion: Located in Shenandoah, starting around 600’s

Lily: Located in Shenandoah, starting around 500’s

Wrights Landing: Located in Spring, TX starting around 250’s

Stillwater: Located in Conroe, TX starting around 400’s

Sienna: Located in Missouri City, near Sugarland, TX starting around 700’s

Grand Marion: Located in the Woodlands, TX startign around 650’s

Lakeside Cove: Located in the Woodlands, TX starting around 700’s

 

If you are familiar with real estate in The Woodlands/Spring area, you’ve probably taken note of the lack of condos and town homes – compared to the variety available in Houston.

Castle Rock, a regional builder, is bringing a new town home development to Harmony.  If you are not familiar with Harmony – it’s a community within Spring -Spring Creek Greenway, which consists of thousands of acres of nature, greenery and a preserve exclusive to its’ surrounding communities.

The new development called “Solstice” will be located just within feet of entering Harmony’s residential community.  The development will offer 2 story units, ranging from 2800 sq ft to 3500.  Each building will have 4 units for a total of 112 on the grounds.  As an owner, you will be part of the Harmony HOA, for $800 per month, which gives you everything from the clubhouse access to recreational activities, planned by the Harmony community.

My Recommendation : Moderate to High 

Considering the price, this would be a good investment property, with little competition for this housing segment type, although all units will need to sell.  Also, for the amount of money you could spend on a single family new home in this area, this would be an ideal situation for someone who doesn’t want to be burdened with maintenance and grounds of a single family home.  The community is offering per-sale pricing which is very moderate for the area.  For additional info, please call 713-899-8420.

 

Whether you are a buyer, seller, builder, or agent, tips for you to know:

1. A contingency contract is not a great idea.  Contingency contracts can affect as many as 4 or more parties.  If you are not able to buy without an immediate sale of your home, you should wait until you can.  A contingency contract requires 100% accuracy for all parties – not only your side. Chances are there will be a delay in a loan, an appraisal, or a number of other issues that will affect all transactions tied to one deal.   If your agent puts  you in a contingency, then it is their job to manage the situation – even when another party falters.
2. You should have a loan approval before you go out to view homes.  First of all, you should do this as a favor to yourself.  An approval proves your financial capability of purchasing a home.  In addition, it also demonstrates your  “willingness” of going through the process to the parties that will be working with you, i.e. your Agent. Typically an agent will not take you to view homes, until you are approved.  I advise clients to shop on-line prior to an approval and get familiar with locations and pricing.  Then, when the approval is in hand, off we go!
3. Prepare to take an agent with you when you buy from a builder.  The sales team or the “listing agent” works for the builder and has their best interest over yours.  Remember, this is the law.  Whomever represents the builder is working for the builder, not the buyer.  If you think you can get a better deal with no representation, you’re wrong.  You can try to negotiate yourself, however, if you don’t know what is customary, who pays for what, how much things cost, etc., then you probably won’t know what to negotiate.

by Michele Marano

Houston is serving up a tall order to those who have longed for living high – high-rise living, that is.  From the Galleria, Inner loop to River Oaks and downtown, a skyline view of Houston is now available in almost all parts of the city.

Houston, a globally recognized city, has its share of residents pouring in from all parts of the world.  Those who’ve lived in some of the largest cites around the globe expect to find similar living environments when they move to Houston.  People want that big city feel, living in tall apartment buildings or condos.  Until recently, Houston has not offered many options, however, those who move here now will have choices.

So why the rise in high-rises?

Houston has never really been a high-rise type city.  Historically, high-rises have been the slowest moving segment in Houston’s housing.   The ones available were older units and didn’t offer the newest technology or luxury amenities that people wanted.  Also, the older the building, the better the chances of paying a high assessment fee to keep up with the repairs for that building.

High-rises just didn’t sell as fast as other single family developments and when the market suffered a blow in 2008-2009, condo units had a shelf live of years.  Some developments under planning were halted and some projects sat idle for quite some time.   Since the recovery, demand in homes strengthened, as did interest in Houston’s high-rises.

While the price of crude peaked in 2012, Houston saw a rise in its population and real estate sales soared.  Residents poured in from all over the U.S. and world, creating  demand for all housing segments.  This called for new accommodations; housing that would appeal to all styles, tastes and prices.  Finally,  builders caught on and recognized a real need.  While the 500k+ housing segment saw record sales, builders realized an opportunity to capitalize on a new housing market in Houston.  Luxury high-rises emerged.

Most projects have come close to completion and some are still underway.  Unfortunately, the only high-rise development planned in The Woodlands stalled out after a turn in oil and as real estate began cooling, so did the project.  The project should move forward, this time around structured to caterer to a broader market, not only multi-million dollar buyers.

Key factors to consider when buying new high-rise construction.

(1) When is it time to buy. Most of the high-rises are new so either you wait till builders reduce or you pay the price.  Always ask for discounts and then make your final decision based on the timing of the purchase.

(2) How long do you plan to own it? Chances are the price will take some time to appreciate and keep in mind, there are more condos in Houston now so competition is likely when you plan to sell.

Luxurious towering high-rises now flourish the city of Houston.  Sky-high lifestyles, sky-high views and price tags that some consider sky-high for Houston.  Although prices may seem somewhat steep, compared to other major cities, they are not.  And if you wait long enough, almost everything turns a profit, even a tall order.