Alan Shaffer

Dallas Home Prices Up, Inventory and Days On Market Down According to NAR

2012-04-25T20:35:00Z

If you’re a home buyer or seller here in Dallas you might have already noticed this trend but the National Association of Realtors is confirming your thoughts. The market is getting stronger.

by the day! The average listing price for home in Dallas is up 9.1% over last year to $336,228 in March 2012 while month to month this average increased 2.46% and median list price is up 7.47% year over year to $197,900 and month over month is up 1.75%.

I think much of this increase is due to the shrinking supply of homes available. The number of listings has fallen 26.6% from the same time last year! That’s a pretty significant reduction in inventory. More buyers competing over fewer homes and prices go up. We’re seeing more multiple offers on quality homes due to this factor which we haven’t seen in years.

This is causing time on the market to fall as well. NAR is reporting a 25.64% reduction in days on market over same period last year. Currently 58 days down from 78 days in March of 2011.

Here’s a graphic of this data that might be easier to grasp.

So here’s my take on this data. If you’re thinking of buying, this might be the time to pull the trigger. Interest rates are crazy low and prices are on the upswing. Buy now and lock in the best prices that we’re likely to see for many many years to come. Wouldn’t you hate to look back at this time when you could have bought a great home at a great price and didn’t and kick yourself for missing the boat?

If you need a recommendation on a great lender to get started down the path to buy your first or next home just let me know. I can point you in the right direction. Want me to email you a list of homes that suit your needs and wants? No problem, just let me know what you’d like in a home and I’m happy to help. Won’t hurt to look and see what’s out there will it? Give me a call or email today. You’ll be glad you did!

Alan Shaffer
214.335.8956
alan@claystapp.com

Named by D Magazine as "One of the Best Realtors in Dallas"

Clay Stapp + Co

1933 Cedar Springs Rd.

Dallas, TX 75201

Malaga Town Homes Open House Sunday March11th 2-4pm Uptown New Construction Town Home by TheCondoGuy.com

2012-03-07T20:47:00Z

Consider this your personal invitation to come view this great home in the Knox Park corridor of Uptown Dallas. Just one block from Katy Trail and walking distance to all the great shopping, dining and entertainment on Knox like Pottery Barn, Crate & Barrel, Apple, and my favorite restaurant Ziziki's . Malaga Townhomes is where luxury and ease combine. This quaint neighborhood is Spanish Mediterranean influenced. This home is loaded with upgrades like a custom front door, richly stained wood garage doors, granite countertops, Kitchen Aid Arch Series stainless steel appliances, maple cabinets and solid oak flooring.

Directions: FROM 75 SOUTH, GO WEST ON KNOX & SOUTH ON TRAVIS TO MALAGA TOWNHOMES, ON THE LEFT BEFORE FITZHUGH

If you have any questions or can't make this time, contact me and we can set up something that works for your schedule!

Alan Shaffer, Realtor
214-335-8956
www.AlanShaffer.com

Named by D Magazine as "One of the Best Realtors in Dallas"

Just Listed Turtle Creek High Rise at The Renaissance 2/2 with Great Views $215,000

2012-03-02T16:44:00Z

Move in Ready 2 bed, 2 bath in one of the most popular high rises in Dallas. Great amenities include multiple pools, hot tub, work out facility, valet parking, concierge, and more. Walk to Lee Park and Katy Trail. Located in the middle of Oak Lawn, Uptown and Turtle Creek areas of Dallas. Enjoy the carefree lifestyle!

Info on home here! Photos, walkability score, demographics, maps and more!

To view a short video on this great home, click below.

http://animoto.com/play/gTsjRQyxtR9WhqQITBphXQ

For a private showing of this great home, call me at 214-335-8956 today!

Alan Shaffer, Realtor
Clay Stapp + Co
214.335.8956

Named by D Magazine as "One of the Best Realtors in Dallas"

Dallas Housing Market is Moving UP!

2012-02-22T18:17:00Z

I just thought I’d report some good news for a change. Seems all we’ve heard for the past couple of years is bad news and worse news for real estate. Here in Dallas I think we have turned a corner people! Here’s why.

The National Association of Realtors (of which I am a member) is reporting home sales increased 4.3% last month. That might not sound like a lot, but that’s the highest level since May 2010! This puts sales of previously occupied homes at the fastest pace in nearly two years! This bodes well for the Spring real estate season.

I believe the Spring season has started already. I wrote four offers last week and closed two homes. Buyer traffic is also up. I’m seeing more showings on my homes listed for sale and open house traffic has been great. Additionally I have 4 homes about to hit the market and more buyers shopping now than I’ve seen in the past couple of years.

Maybe it’s the beautiful weather here in Dallas or maybe just that Uptown Dallas is such a desirable place to live. Economists tell us the Dallas Fort Worth area had the third largest employment growth in the nation. We were behind Houston (first place) and New York City (second). We added 45,700 jobs!

Other indicators things are looking up: Uptown Dallas had a 2% increase in sales over all but in the $500,000 and up price range we had a 10% increase in sales. The stock market rally seems to be pushing this higher price range sales surge.

Looking ahead to the remainder of this year I think we’ll see 2012 look a lot like 2011. Factors that will continue to help this recovery:

DFW economic recovery outpacing US average.

Home prices seem to have stabilized.

Interest rates likely to remain low the rest of the year.

I think this Spring will be the best time to buy a home with the best prices we’re likely to see and the lowest interest rates. If only I had a crystal ball. We’ll see how this plays out in our market here in Dallas!

If you have questions please don’t hesitate to contact me.

Alan Shaffer, Realtor

Clay Stapp + Co

214-335-8956

www.AlanShaffer.com

Open House this Sunday 2-4pm at 4238 McKinney Ave #5 Modern Mediterranean $535,000

2012-02-16T19:18:00Z

Classic Old World Charm Combined with Modern Style. This 3 Level Home Features Unique Finishes & Special Attention to Architectural Detail. Wrought Iron Spiral Staircases Greet Visitors as they Walk into the Dwelling. Dark Stained Hand Scraped Hardwood Floors Throughout. Faux Finish Cast Stone Fireplace in Living Area. Rich Colored Granite in Kitchen Accented by Stainless Steel GE Monogram Appliances. Refrigerator is Built in. Wine Room Available off Living Area. Elevators a Buyer’s Option. Master Bedroom Could be on 1st or Third Floor. Patio & Private Backyard Area off First Floor. Study Equipped with Built-ins. Relax on Trellis Covered Roof Top Deck in Your Hot Tub. Full Rooftop Kitchen is Optional. Walking Distance to Katy Trail, West Village, & the Shops at Knox!!!

Come by and say hello and tour this beautiful home! If you can't make this time, call or email me and we can set up a time that works for you.

Alan Shaffer, Realtor
www.AlanShaffer.com
alan@thecondoguy.com

Is your Kitchen Making you Fat??

2012-02-02T18:06:00Z

When it comes to weight gain, we blame our genes, our metabolism, and wrong foods that taste so right. But maybe our kitchens are to blame. Here’s why.
Dieters beware: Your dream kitchen remodel may be your biggest nightmare. Experts say that big and attractive kitchens contribute to big and unattractive waistlines.

Just shoot us now.

“If a kitchen gets you there and keeps you there, you’re going to increase your consumption,” says Mark Blegen, an associate professor at St. Catherine University in Minnesota, who studies why people eat. “Even if you add only 10 extra calories a day, you’re going to gain weight over the long term.”

You mean remodeling a small and dreary kitchen into a big and fabulous one is hazardous to our health?
“Getting people to think that this kitchen may be causing me to gain weight is a huge shift,” Blegen says. “But if people want to take an honest look at their weight, they ought to take a look at every aspect of their environment.”
Weight management depends on many things — genetics, metabolism, running shoes that live under your bed. But calories-in and calories-out also depend on increasing and decreasing barriers to food. Kitchen size, design, storage, and appliances all erect or destroy those physical and psychological barriers. Here’s how.

Kitchen-great room combos: As big kitchens multitask as family rooms, homework centers, and offices, we spend more time around food. “If it’s right there in front of you, odds are you’ll want to consume it,” Blegen says. In fact, a seminal study on eating and environment found that moving a candy bowl 6 feet away from eaters reduced their consumption by 50%. It’s hard to move food away from you in a kitchen.

Traditional design: Kitchen designers are slaves to minimizing the distance between a kitchen’s sink, stove and refrigerator — its “work triangle.” But researcher Brian Wansink says the smaller the triangle, the more we’re eating when we’re supposed to prepping.

Too-handy storage: Kitchen storage puts you within reaching distance of calories. Walk-in pantries are the worst, because they encourage buying in bulk and stockpiling. Not only does stockpiling put you within steps of huge quantities of food, but the cost of buying and storing that bargain 10-lb. bag of Jasmine rice puts pressure on you to eat it. You can’t win for losing.
Tempting refrigerators: Upscale, glass-front refrigerators bring you face-to-face with last night’s leftovers, which call to you like sirens. And placing the fridge next to the eating nook makes it easier — and more likely — to grab a second helping.

Open-shelf cabinets: They remove that last, slim barrier between you and food — the cabinet door. “The more visible and the more convenient the food is in cupboards, the more likely you are to take it,” says Wansink, author of “Mindless Eating.” Take a look at his video, which shows how kitchens sabotage your diet.

Forget counting calories — follow the HouseLogic diet OK, count calories if you want. But you’ll eat fewer if you keep these kitchen makeover tips in mind.

Remodeling your kitchen? Give it the lean treatment If your kitchen is tempting you to overeat, bite the bullet (no calories in that) and plan a remodel — keeping these strategies in mind. Size the kitchen with food preparation, not munching, in mind. Instead of building an eat-in kitchen, devote space to prep islands, professional ranges, double ovens, and a couple of dishwashers. Then eat in a separate room, which reduces your temptation for seconds. Place the refrigerator away from the kitchen entrance so you’re not tempted to graze the moment you enter the room. Also, choose smaller refrigerators with bottom freezers, which require you to stoop to scoop that ice cream. And take those vegetables out of the crisper and put them on a center shelf, where they stare you in the face each time you open the fridge door. Install cabinets with solid doors. If you like the look of glass, opt for opaque or antique glass that hides contents. Avoid walk-in pantries that can store bushels of food. Instead, choose smaller cabinetry with pull-out shelves that reveals all the healthful food they will contain. (We live in hope.) Keep televisions, iPads, and other distractions out of the kitchen. The less you focus on the food you’re eating, the more you’ll eat. Install bright lights, which discourage eating. Researchers don’t know exactly why harsh lighting means less eating. Perhaps we spend less time in places with annoying lighting. So use task lighting to help in food prep, save you money on dimmers, and keep lights bright.

Kitchen tweaks: No remodel planned? No problem If you’ve already built the kitchen of your dreams or you’re not planning a full-scale remodel soon, a little reorganizing can help you cut calories. If you already have open shelves, place dishware and pots there, not food. If you must put food where you can see it, store it in opaque containers. Remove stools from around your prep island. You burn more calories standing than sitting, and eventually you’ll move to more comfortable spaces away from food. Store fattening foods in a garage freezer or refrigerator; you’ll think twice about dessert if you must walk to the garage to get it. And if you do indulge, you’ll burn a few calories fetching those sweets. Opt for one or two of the remodeling tips we noted above if you want to do a little more than reorganize but less than a full-on remodel.

What part of your kitchen encourages you to eat? Would you give it up to lose a few pounds?

Just Listed for Sale this Great Townhome with Downtown Views from Rooftop Deck!

2012-01-31T20:35:00Z

Town Home with Downtown Views from Rooftop Deck!

Overview
Maps
Photos
Features
Description
Neighborhood

$249,900

Townhouse

Main Features

2 Bedrooms
2 Bathrooms
1 Partial Bathroom
Interior: 1,947 sqft

Location

3034 Carmel St.
Dallas, TX 75204
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Alan Shaffer

Clay Stapp + Co
(214) 335-8956
alan@thecondoguy.com
http://www.TheCondoGuy.com

Listed by: Clay Stapp + Co

Our recent listings

Town Home with Downtown Views from Rooftop Deck!
Like New Town Home Near UTSW
Mansion Park Condo Near Turtle Creek with Garage
Downtown Luxury Building - 14th Floor Views
Loft Style Condo Near SMU

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Open House in State Thomas Area Sunday Jan 22nd 2-4pm 3200 Thomas #C

2012-01-20T20:15:00Z

Consider this your personal invitation to come view this amazing modern town home in the beautiful State Thomas neighborhood of Dallas.

This is a primo unit on one of the only modern buildings in State Thomas and has some amazing downtown views! 4 stories of luxurious living with 12 foot ceilings, bamboo floors, stainless appliances and roof top views of the city.

Or call me for a private showing if you can't make the open house!

Alan Shaffer, Realtor

214-335-8956

Clay Stapp + Co Realtors

Fourth Quarter Figures Could Drive Dallas Sales in Early 2012

2011-12-29T21:13:00Z

The end of the year is often a tough stretch for the real estate market, no matter the location. Families being in full travel mode and having vacation time takes away from the amount of attention paid to a housing and condominium search. While many U.S. cities experienced routine fourth quarter obstacles in the late months of 2011, Dallas wasn’t one of them.

Within Dallas home and condo sales, the recent statistics have seemingly started to swing in favor of potential buyers. The current median listing price has dropped nearly seven percent from mid 2011, when it was near $224,000. Currently sitting at $214,000 the present median listing price is also five percent lower than November’s numbers.

As apartment rental rates continue to go up, they could spell good news for real estate professionals and home sellers throughout the area. Dallas apartments are currently going through a hike in both one and two bedroom statistics. Both figures have experienced a three percent jump since late last year. Sellers could be overly excited with these figures because potential buyers are often deciding between continuing renting a place and going to buy their first homes.

Besides rental rates that continue to jump throughout the country, the record low mortgage rates are good news for potential buyers and sellers. Potential buyers can now take advantage of mortgage rates that continue to drop to unseen levels throughout the second half of 2011. In the Dallas area, a 30 year fixed rate mortgage is currently at 4.252 APR. In perspective, this number is considerably low, even when compared to mid year when the rates were at the 4.75 level for 30 year fixed mortgages.

Buyers can also currently take advantage of more time to decide on a home purchases. Time on the market in the Dallas area has risen in the past two months considerably over the first 10 months of 2011. Right now, a potential buyer has about 20 days more than what had been seen throughout the year. This extra time can give families and interested individuals a little more time to make a qualified buying decision in the end.

One of the only drawbacks the Dallas real estate market saw within the last few months of the year was a cut in new listings in November and December. Even though it had been expected, there was still a hike in new listings from November into December, which could signal a more solid start to the 2012 year. Despite this declining statistic late in the year, the other trends could certainly have an impact on the Dallas area real estate market for the outset of 2012.

Alan Shaffer

Clay Stapp + Co

(214) 335-8956

alan@thecondoguy.com

http://www.TheCondoGuy.com

http://www.AlanShaffer.com

Named by D Magazine as "One of the Best Realtors in Dallas"

Luxury Condo for Lease Downtown off Main St. 14th Floor Views!

2011-12-02T15:21:00Z

Downtown Luxury Building - 14th Floor Views

Overview
Maps
Photos
Features
Neighborhood
Market Stats

$2,500

Condominium

Main Features

2 Bedrooms
2 Bathrooms
1 Partial Bathroom
Interior: 1,987 sqft

Location

1505 Elm St.
Unit 1404
Dallas, TX 75201
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Alan Shaffer

Clay Stapp + Co
(214) 335-8956
alan@thecondoguy.com
http://www.TheCondoGuy.com

Listed by: Clay Stapp + Co

Our recent listings

Downtown Luxury Building - 14th Floor Views
Mansion Park Condo Near Turtle Creek with Garage
Secure Luxury Building off Turtle Creek
Spotless Updated Home Overlooking Creek in Lake Highlands
Modern Single Family with Downtown Views

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Nearby properties for sale

Take Action Now for a Warmer, Safer Winter & Save Money!

2011-11-18T15:34:00Z

Question: Is there anything I can do to help prepare my home for the upcoming winter months?

Answer: Yes, the following steps listed below can help prepare your home for winter and help provide the protection and comfort you expect.

Start outside:

Make sure your gutters and downspouts are clear of debris and functioning properly.
Check the roof and flashings around all surface projections (roof penetrations) and sidewalls (joints between roof and vertical services).
Drain and winterize all outside faucets and the sprinkler system. Empty any water hoses, coil and store.
Repair any damage to sidewalks, driveways, and steps before ice or snow makes them worse due to the freeze/thaw cycle.
Make sure your chimney is clear of bird nests and leaves. Consider calling in a professional chimney sweep to remove soot and creosote.
Check and repair any gaps in weather-stripping or calk around doors and windows. Failure to do so could add up to 10% to your winter heating bill.
Make sure doors and windows have no missing or loose glazing putty.
Winterize the lawn mower and clean, sharpen and oil all metal gardening tools before storing.

Follow this checklist inside your home:

Consider having a professional inspect and service your furnace. Also, be sure to replace the furnace filters and clean and adjust the humidifier (if applicable).
Clean heating ducts, grills, and registers.
Clean lint and any other debris out of dryer vents pipes.
Test smoke and carbon monoxide monitors as well as fire extinguishers.
Reprogram your thermostat for the winter weather. Keeping your thermostat no higher than 68 degrees when people are home will help control energy costs.
Unclog slow running drains.
Make sure bath and shower caulking is intact.
If your home is not insulated or under-insulated, seriously consider air sealing the air leakage pathways between the home and attic, and installing insulation in your attic to reduce drafts and heating costs.

Not only will it give you a warm feeling now to know your home is in good shape for winter, you'll probably feel cozier all season long.

If you need a recommendation for a heating and cooling company or other advice, just let me know! That's what I'm here for...

Alan Shaffer, Realtor
www.AlanShaffer.com
www.TheCondoGuy.com

Clay Stapp + Co
214.335.8956 cell

Top Reasons to Sell Your House or Condo this Winter

2011-11-16T16:51:00Z

Aside from less competition, low borrowing costs give buyers incentive. This coupled with the mild weather most of Texas experiences make it a great time to buy.

By Dian Hymer
Inman News™
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We're getting close to the end of the year, which begs the question of whether it's worthwhile trying to sell your home now. Is it a waste of time? Will it sit on the market and become shopworn? Should I take my house off the market for the holidays? Will the home-sale market be better for sellers in 2012?
The first question you need to ask yourself is: Are you emotionally prepared to sell? Selling is a challenge for most sellers, although some markets are better than others. Unless you bought more than eight to 10 years ago and preserved your equity, you may not be able to sell for enough to pay off the mortgages secured against the property and the other costs of selling.
For sellers who have no additional assets, a short sale or foreclosure may be the only option. If so, first look into government programs that might help you out financially. Also, talk to your attorney and tax adviser.
Sellers who have the resources to make up the difference between the sale price and the amount they owe need to ask themselves if they are willing to pay the additional cash in order to sell and move on.
There are two reasons why you might prefer bringing cash to closing. One is that your credit will not be negatively impacted, as would be the case with a short sale or foreclosure. The second is that many buyers shy away from short sales because of the lengthy and uncertain process involved.
The next thing to consider is the condition of your home. Is it ready for the market? The most salable homes are those that are in move-in condition.
Before racing to the hardware store, ask your REALTOR® about how much competition there would be for your home if you put it on the market before the holidays. Some areas are shy on inventory of good homes on the market. If so, now could be a good time to sell.
HOUSE HUNTING TIP: The supply/demand ratio plays a significant role in the health of a local real estate market. No matter what is said about the housing market nationally, it's the local picture that tells the tale in terms of the possibility of selling your home at any given time.
Most sellers don't put their homes on the market during the last or first couple of months of the year. The inventory of homes for sale tends to dwindle during the winter months. Interest rates are low. So, if there are buyers in your local market, you may be at an advantage selling when most sellers are waiting.
Some sellers feel that if they've waited this long to sell, they should put the process on hold until spring and get the house ready in the meantime. Certainly, it's not a good idea to put your house on the market until it looks great. But if you and your house are ready to sell, move ahead.
The market in general tends to slow down over the holidays. But rather than pull your house off the market and miss a likely prospect, change the showing procedure to require advance notice. And enjoy your holidays. A sale before year end could be a great holiday gift.
There is a lot of pent-up demand, on both the buyer and seller sides. Sellers have been waiting for a better time to sell. Buyers have been waiting for more quality inventory and a sense that prices have bottomed or are close to it.
THE CLOSING: Recent projections call for another five or so years of bouncing along close to the bottom of this market cycle. Many experts believe that the big price declines are behind us.
Dian Hymer, a real estate broker with more than 30 years' experience, is a nationally syndicated real estate columnist and author of "House Hunting: The Take-Along Workbook for Home Buyers" and "Starting Out, The Complete Home Buyer's Guide."

New Law Changes Requirements for Filing Homestead Expemption in Texas

2011-11-16T16:25:00Z

AUSTIN (KXAN) - A new law in regard to homeowners who apply for a new property tax homestead exemption starts Sept. 1, and requires those filing to provide proof to the county appraisal district that they live in the house they claim as their principal residence.

House Bill 252 requires a copy of the homeowner’s Texas driver’s license or state identification card and the homeowner’s vehicle registration receipt be sent with the homestead exemption application.

In addition to proof of residency, beginning Sept. 1, homeowners applying for a homestead exemption on a manufactured (mobile) home must also provide proof of purchase of the home and a statement of ownership and location issued by the Texas Department of Housing and Community Affairs.

If the homeowner does not own a vehicle, he or she can send a current utility bill showing name and address, along with an affidavit provided in the application indicating non-ownership of a vehicle.

The address on the documents must match the address for which the homestead exemption is requested.

The new requirement does not apply to homeowners who already have homestead exemptions. It affects only new applications for exemptions sent to appraisal districts.

"As Comptroller, we implement laws passed by the legislature" said Texas Comptroller Susan Combs. "The homestead exemption is intended to help relieve the tax burden of Texas full-time residents. This new legislation ensures that the system is working fairly and legally."

The new law affects new applications for the general homestead exemption available to every homeowner as well as the over-65 exemption, the disability exemption, the disabled veterans exemption, the extended exemption for a homeowner’s surviving spouse and the manufactured (mobile) home exemption.

The homestead exemption application form for property owners and county appraisal districts is available online at: http://www.window.state.tx.us/taxinfo/taxforms/50-114.pdf

This is intended to help curb the abuses of this exemption and generate additional income for our cash strapped state governments. If you have questions about the exemption or how to file and lower your tax bill, please give me a call or email. I'm happy to assist you with this form.

I also provide a service to homeowners to protest their taxable value and reduce their tax burden. Let me help you save some money on your taxes this year. One client last year had his taxable value reduced over $30,000. Contact me for more info!

Alan Shaffer, Realtor 

 www.AlanShaffer.com

214-335-8956 

Clay Stapp + Co Realtors

Last 16 Acres of CityPlace near West Village to be Developed with Retail and Apartments - The Icing on the Cake of West Village!

2011-11-15T18:59:00Z

By STEVE BROWN / The Dallas Morning News  s
November 5, 2010
This week road crews will start building streets for the last phase of Dallas' Cityplace project.
In 2000, when the West Village arose, new close-in housing was a novelty. 'Everyone told us it would never work,' developer Henry S. Miller III says.
"We have about 16 acres left," said Neal Sleeper, president of Cityplace Co. "We started with 130 acres 20 years ago."
Today, the project includes more than 1,700 homes and almost 400,000 square feet of retail space.
But the area was mostly vacant lots at the end of 1990, when a group of investors bought the property northeast of downtown Dallas and hired Sleeper. Previous plans to turn the district along North Central Expressway into a "city within a city" had stalled because of a regional recession and a change of ownership at Southland Corp., which owned the land.
"We started all over with a new master plan," Sleeper said.
Beginning in the early 1980s, Southland, the company that owned 7-Eleven, embarked on a plan to build more than 60 office towers, residential high-rises, hotels and retail space in the area between Haskell and Lemmon avenues. "The original plan was for 18 million square feet of space," said John Crawford, who was on the original Cityplace project team and is CEO of Downtown Dallas Inc. "When things fell apart, that became impossible. "What it has become is a scaled-down version of the original plan that makes more sense for the changing times," he said. "It's been eminently successful."
New owners
That success was born out of the old project's demise.
After pouring more than $300 million into buying land and building the first 42-story skyscraper, Southland announced in 1987 that it wouldn't put any more money into the big project. Three years later, investors including Dallas' Don McNamara and Fort Worth's Robert Bass forked over $24 million to buy the undeveloped land from Southland. "All of our same original partners are in the deal," Sleeper said.
Southland had planned to build blocks and blocks of 10- to 30-story towers. The new owners began studying the surrounding neighborhoods. "We tried to figure out what was really needed in the area," Sleeper said. "The two things high on everybody's agenda were retail and trying to get housing back into the inner city." The West Village project that opened in 2000 brought apartments and shopping and set the tone for much of the neighborhood.
"Everyone told us it would never work," West Village developer Henry S. Miller III said. "Now all everyone wants to do are mixed-use projects like the West Village."
Miller credits Cityplace's owners with keeping development standards high and sticking to their long-range plans. "They have been careful about the development there," he said. "They've had lots of opportunities to do stuff that ultimately wouldn't have been good for the area, and they passed on it. "We appreciate their ownership because they have had the patience and finances to hold that property as long as they have."
The last phase of the Cityplace project will continue the mixed-use plan that has worked so well.
Inland American Communities is finishing its designs for a retail and apartment complex on the site of the old Loews Cityplace movie theater on Haskell Avenue. The project will include a Kroger supermarket, an LA Fitness and 350 apartments. "We are working on the plans right now and hope to break ground in the first quarter," Inland's John Allums said.
'Icing on cake'
The vacant land along the west side of North Central, including property that previously housed the Hank Haney Golf Center, will be developed into some of the highest density uses in the project, Sleeper said. It will likely be a mix of residential and commercial space. "We are planning on the last 16 acres being the icing on the cake," he said. "This project has definitely been done in fits and starts. "We had periods where things were going fast and then nothing was being done for a while," Sleeper said. "We were always confident we could make it work."
We’re excited to see this new phase of development beginning for the West Village Area. This will add needed apartments and retail to the area and continue the upgrade of Uptown that started in 2000. If you have questions or need info on these developments just give me a shout and thanks for reading my blog on Uptown Dallas!

Alan Shaffer, Realtor
www.AlanShaffer.com
www.TheCondoGuy.com

214-335-8956
alan@thecondoguy.com

Clay Stapp + Co Realtors
1933 Cedar Springs Rd.
Dallas, TX 75201

Get rid of that Popcorn Ceiling and Sell that house or condo Quicker!

2011-11-09T17:13:00Z

I just found this blog on Candy's Dirt and I have to whole-heartedly agree with her. Buyers in this market are just looking for a reason to go to the next house. There are just too many homes to choose from and if yours isn't in top notch condition for the money, they will walk right out the door. Her blog is a great one about popcorn ceilings in older homes. Personally, I hate this stuff - I'm sure most people hate it, but are just too lazy to take it off. Her post gives great instructions on how to get rid of this eye-sore!

Dear Candy,

I have a home with what they call a popcorn ceiling. My Realtor thinks I should get rid of it, but doing so is going to make a huge mess. And guess what? I am a princess and do not like messes. Do you think I need to follow her advice, sand down that ceiling (ugh, makes me sneeze just thinking about it) or let it go. Don’t buyers have any imagination these days?

Thanks, Lita

Wow, is that really your popcorn ceiling? I’ve only seen one more like it, and that was in San Antonio with sparkles! Someone really liked — pink!

OK in a word, YES, get rid of that damn ceiling. Pretend it’s toxic: it is, to your home sale. Not to be mean, but where have you been these past three years. We are in a RECESSION and it’s hard as hell to move properties. Buyers think of every excuse possible not to buy unless they are IN LOVE with a property. Just think of a buyer who loves your home, but all she can think of is that pink popcorn ceiling and how hard and messy it will be to get rid of, capiche?

I have an argument with my husband daily, he being of the "drop the price and let the buyers do whatever they want" school. I am of the "buyers have zero vision. Period. End of story." school. Why? Because they don’t, and it’s getting worse: Gen Y just doesn’t tinker in the home much — they tinker on PED’s! Just go get lots of plastic and cover everything up, get a Miele vacuum (the best, at Capital Distributing).

Remove all of the furniture from the room before you start. Or move it all to the center of the room and cover it with plastic sheeting. Next, tape plastic sheeting to the corner formed where the walls meet the ceilings. Make sure the plastic hangs to the floor, covering all the walls, windows and doors. Tape the plastic to the floor. Completely cover the floor with drop cloths, not plastic. It’s too easy slip on plastic.

Cover you, too. Wear long pants, a long-sleeved shirt and a hat or cloth painter’s hood, and grab a respirator and eye protection.

"Popcorn" is the nickname for sprayed-on textured coating. It was "the look" in the 1960s and ’70s. Some ceilings even had sparkles mixed in, and oh my, I have seen those. Eyes still hurting.

Until around 1978, the sprayed-on coating likely contained asbestos – ostensibly for its fire-retardant qualities. In 1978, asbestos was banned as a carcinogen. Any post-1978 "popcorn" should be asbestos-free. So it’s quite possible that a 1968 (or older) popcorn ceiling contains asbestos.

If you were planning to remove it, first test for asbestos. If positive, you will have no choice but to hire a licensed, insured and bonded hazardous material contractor. If the test is negative, you could save money and do-it-yourself. Remember, asbestos is dangerous only if it is crumbling. …

Experts laud the wet and scrape method, basically wetting the ceiling until the popcorn crap falls off, or peels off with a scraper. Once it’s all off and the ceiling is dry, re-texture whatever your heart desires, then paint and presto — you are all done! Bye bye popcorn ceiling!

Note: Homes built prior to 1978 require a Lead Based Paint Disclosure to be completed and signed by the seller. The seller must disclose if they have any knowledge or reports of lead based paint on the property. The key words are knowledge and/or reports.

This does not address asbestos. They must note on the standard seller’s disclosure if there have been any repairs or treatments to remediate environmental hazards such as asbestos. There is also nowhere on the seller’s disclosure where a seller must disclose that their popcorn ceiling may or may not contain asbestos.

Thanks for the great information Candy. I'm sure my readers will appreciate it. You can find her great real estate blog at www.candysdirt.com

Alan Shaffer, Realtor
www.AlanShaffer.com
214-335-8956
Clay Stapp + Co Realtors