celiene

You don't know Midtown, my friend. Here's a townhouse in Midtown on the non "rowdy" side that has been on the market for awhile, is 3200 sq ft, and insanely close to Baldwin Park. They are also a short bike ride away from Discovery Green, Minute Maid, Herman Park, Museums... and also a five minute walk to the light rail. As they get older... the place is also elevator ready. I live down the street and love this part of Houston that not many people know about.

Oh, I know Midtown very real well, my nephew lives there-he likes it very much

Mid town is not for them, it just is what it is

Some people prefer the color Red, some people prefer the color Blue...............

All things happen for a reason: They located a great townhome in the Upper Kirby area that they drove by---it had an open house

They figured they could not afford anything in this area---but were pleasantly surprised by the price, AND the listing agent

"no BS"....................

Smooth Transaction---very nice nabes

All's well that ends well, and the high-rise complex was able to rent out their rental unit ASAP, so they did not have to pay out their lease to get out of it so that they could move into their new home....

The truth as stated the "the value is in the Land". There was a bunalow, that sold in the 1600 block of Kipling, last month for $450,000. There was four offers on the first day of the listing, and it sold. I don't think people buy townhomes, because they can not afford a house., it's other reason's,maybe they don't want a yard, or something, beats me. Plus as I look at the HCAD, it's the land value, that increases, the lots on the 1400 block of Bonnie Brae, close to Richmond & Montrose, are around 275,000. I would never buy a townhome, or condo, if I could buy a lot with a house on it.

I didn't mean to make it sound like all Townhome owners only buy Townhomes due to finances, many choose to go that route

I would not buy a free standing home on my own, as I do not want the up-keep, it is hubby's need and wish for the house

BUT--"Most" ( I said "most", not all) townhomes are more affordable than most free standing homes in Houston, so if price

is an issue, but you still wanna be close-in, it's a viable choice.........

Value's in the land will mostly likely always be true in the inner loop, as there is only so much land available

First off, I want to Thank everyone for taking the time to reply to my query

You guys are great........

Sid113, and RBarz- I agree with you, as my concerns are with the townhome market, not single family homes in good nabes--A house is always your best investment---but maybe out of reach, price wise, for some.....so Townhomes are your next option--and of course--there "ARE" alot of townhomes in the inner loop area( whether they are on the market, or not currently is "moot" to the long time investment/value issue at hand here.....)--so you need to "shop wisely" and try to purchase something that makes it ( the townhome) stand out a bit from the rest--little bit of a yard ( not just a "Dog-run--LOL!!) good position in the nabe ( let's not back to a main road, here)

or you just might not see enough appreciation to warrant all the maintance and upkeep(and said expense) homeownership entails.......

Katie, Yes, schools always are an issue in family friendily areas--and I'm sure they are helpful in inner loop townhome areas, too---but I tend to think that someone in say, Camp Logan, knows if they live there with school-age children--that private school(s) "Might" be the best option.............

The Niche, I also agree that prices see a bit of a decline once the "high season" is over...this happens even in decent markets--but nothing like the California , or Florida decline

GoAstros, I don't think River Oaks is over priced--but, as you say--comps vary greatly there--and that is based on the fact that some of those homes are well, just sooo custom, and others really are not

In areas with several townhomes with similiar features--a basic "price for sq. ft." is going to emerge, and then indiviual chartacteristics( upgrades,updates,location within area, lot size--if any) will affect the final price....

Native Montrosian--I think they are looking at around 3k sq ft, or so--they need that much, as they have 3 grown kids, with grandkiddies who will visit from time to time......I don't think Midtown would work out for them--as it might be a bit too "rowdy" for them--they are pushing the big "6-0"....

RedScare, and 20th Street Dad--the Heights is the Heights--what can I say?---some folks would never live elsewhere and pay a premium to do so--if they have to.................they will

I don't "think" anyone is trying to "fake" sellers into thinking prices have dropped/adjusted anymore than they really have--as most sellers are quite savvy, as are most buyers.......

There maybe be less sellers/homes on the market, but there are also way less buyers, especially with "good credit" to purchase those homes--it is a buyer's market--like it, or not....

I'll "bite the bullet" here, and take the truth serum.......If I had not brought the lot in which my house in West U is built on prior to 2002( the money is in the land over in my nabe--housing varies greatly) I could quite likely be somwhat "upside down" right now.......as I finished building during the "high season" mid-2008...............

Hello Y'all

I am wondering out loud here....we have friends who "finally" sold their house in The Woodlands( took quite a while) and are looking at townhomes in nice nabes in the loop..........

Now, they have been actively looking since 2007 both going to open houses on their own---and having a realtor show them some units

Well, we all know that in 2007--prices were high in the more desirable nabes in the loop---and out to the beltway---for that matter

By mid-2008, prices seemed to level off, and even go slightly down........

Credit crunch didn't help matters, and prices continued to drop slightly

By late 2008, early 2009 people just stopped putting their houses on the market---as offers were fewer and farther between ( that is the word of a high producer in Houston--inner loop office) which is understandable--if you don't need to sell--don't try to.......cause it ain't pretty out there right now.....

Well, they are wondering if they should just rent the next year---because they have had two decent offers that they placed on townhomes "Completely turned down"

One was in West Haven Estates--listed at 599K--they offered 565K---due to some work that they know would need to be done---and of course, they figured the homeowner's would reply with a higher price

BTW--This is a "Cash Deal"

The owners completely turned it down--stating that townhomes in the little gated alcove where they live have gone for 620K--yah, bigger units, and that was back in 3/2007----it just isn't the same economy now, as it was then.........

I "personally" think that their listing agent lead them astray---as this townhome had an "open house" this weekend---and I, the endless Real Estate follower ( bored I guess--) went to "check out this camp....."

The listing agent ( holding the house open) asked me what I thought....

It is over-priced--got the comps to back it up

She told me "It will go for the high five's" It has already been on the market for 105 days

I told her "Not in this economy", as similar units down the street ( both complexes are north of San Felipe---pricier than south of San Felipe) have gone for in the low five's.........all comp's from 1/2009 till current

Well, to say the least---this realtor placed me on her "flurf-list"

Okay, moving on......West Haven must not be the "place" for them.....

Upper Kirby area ( not to be confused with the upper Kirby area that sits right next to River Oaks, you know, streets like Fairview, Spann, Welch--where you can't touch "nothing" for under 800K--unless it is small, strange etc.)

Townhome is offered at 649K, they offer 609K, based on the prices per sq ft. that have sold recently ( there is nothing special about the house to justify the higher price) owner comes back at 645K.................

On the market for 120 days......

Even if either of these deals would have "gone thru" local comps would work against appraising the home for the purchasing price--if there was a mortage needed for the purchase of the home......

They are giving up for now ( so someone is missing out on selling their home to a good buyer) and will go into a High-rise and rent for awhile....as they need to be out of their house in 3 weeks....

So, my question to all you real estate professionals, hobbiest, investors..

Is Houston still over-priced?

My guess, yes, by about 10%, or in some places.....more

Nobody wants to end up "Upside down" this time next year, as we do have another decent size round of mortages re-setting this fall, which, most likely will cause home prices to "move south" yet again.....

Opine away

I have started a series of articles on mobility. Two have already been published. There should be about seven before the series concludes. I am soliciting issues in the area now, looking for input so I get as many and diverse opinions as possible. The articles are on the main blog for anyone who wishes to contribute or comment.

Hi Woody,

That's pretty nice that you are doing this---whether it is for your job assignment, or not.............as I never really "felt" there was enough "transparency" about important issues such as this while still living there

Celiene

Thanks guys, for all your feedback!

Longhornguy--I really was "just kidding about the Taco stand/Fortune Teller issue....as it is "good to hear" that the HOA's have some "power" in both areas............being that in a city like Houston ( which really has not zoning laws per see) you can never be too careful

And as Longhorn guy stated--T-Homes aren't exactly "cheap" in either areas

Most posters to this forum seem interested in preserving the local nabes---so I felt safe checking this out with you....

They have no children at home to be concerned about schools, as the husband does favor the CL area due to it's Memorial Park location

I would tend to agree with y'all, W'Haven would have more "cut-thru traffic" and possibly a bit more crime due to the easy access to Westheimer---worse traffic too, especially at rush hour

Still wondering about the green areas/small parks in CL though( anyone else know anything about this??)---I would hate to see more T-Homes going in on those areas--it would crowd the area in too much, and possibly lower property values in the long run............HOA needs to stay on top of that one

Celiene

Hello All,

Friend is searching for townhomes in both areas--Opinions?

Camp Logan area:

Around Memorial Park---backs up to Crestwood Subdivision, easy access to Memorial Park---some Townhomes actually face the park........

Street lo-cals generally being Memorial to the south ( east-west parameter) and Wescott to the east( north-south parameter), Washington Ave also runs east-west around the area ( In case y'all didn't know........)

Other area is Westhaven Estates:

Generally considered to be only two Roads off of Westheimer ( to the south) and Woodway ( to the north) Potomac and Nantucket---areas north of San Felipe are considered "choice" and are priced somewhat higher than the areas south of San Felipe..................or at least it seems that way to "me"

Close to the Galleria if you get a "shopping jones".............

Ok, both seem to be "empty nester" type areas, or young professionals who haven't had the kiddies yet ( and head out to The Woodlands, or some far flung location that they will regret) somewhat ethnicly diverse( sorry, can't spell tonight--LOL!) and great local ammenities

Questions for the wise real estate sages/savants on the board:

Flooding.........what's the "facts" out on that in both areas??---don't tell me to look up the FEMA maps---been there, done that---areas both look like they "can't quite make up their minds" with this regard...( Well, it is FEMA, are we surprised?)

No real deed restrictions in either place--Can y'all nabes sell the townhome/homestead to developers ( someday when they are "flush" with cash/cheap credit again--someday over the rainbow ) and the developer builds a combo Taco Stand/Fortune Teller "hut" ( Hey, no bad feedback on that one--it's Houston and you really "never can tell"..............) I would imagine that this possibilty would only happen to properties closest to main roads

At a Open House in Camp Logan--listing agent told us that some of the green park areas, common areas are owned by Houston proper--and that they could/might be sold to developers ( there is that nasty word again) and additional townhomes could be built in those areas.

Their HOA is trying to get together, to stop this ( that is the "Keep Taggart Zero Green" signs that you see in the area) or maybe try to purchase those areas from the city of Houston???

Anybody know anything else/new about this Camp Logan "issue?"

Ok, general question for y'all......which of those areas do you like best and why? ......or just a good story to tell about past "bad behavior" in either areas??

Thank you ahead of time!!!

Celiene

Unfortunately I read these last two posts after choosing a house. I saw some houses at the Lakes on Eldridge and one of the sister developments and thought that the houses were truly beautiful. I also saw a house in West U which matched our criteria and had a swimming pool. I was really torn between the two. I thought the houses at the Lakes were really beautiful but the house in West U has a fabulous location with shops and restaurants within walking distance. Even the house is in West U is a little bit more dated than I would have liked I opted for this because of the location. I wasn't sure whether the women's groups would be enough for me. I liked the idea of being closer to the museums etc. I'm due to move in next week and am keeping my fingers crossed that I made the right decision!

Thanks to everyone for their advice.

I think you will be very happy in West U, I am pleased with my choice--although it took me quite a bit to get the DH going on moving ( like 5 yrs-LOL!) because for the longest time, we were unable to resell our home in the Woodlands for what we paid for it ( and it was a model home featured in a glossy magazine---too maxed out...........) it took us seven yrs to see enough "gains in value" to sell and break even

I had replied to your query about the Lakes on Eldrigde area because after living out in "The Woods" for 7 yrs--I have to believe that being closer into the city--if even the Energy Corridor---would have made that "long, boring 7 yrs that I spent in the far-flung x-burbs" a bit more "papable" for this urban gal................

But I don't have children, so those activities/ concerns do not factor into my decision in where to buy a home...........................

As for old buildings, I bet we have a lot fewer run-down areas than, say, Detroit. And I would say most decent sized southern cities are as bad or worse than Houston. The only cities that maybe don't have those areas have geographical limitations, so their space is at a premium and not worth wasting.

Comparing Houston's run down areas to Detriot's isn't exactly a "balanced asessment" , as Detriot is a 330 year old city, founded by French Fur entrepreneurs, or " fur trappers", if you will......(while Texas is a 150+ year old "state")-- it took a long time for it to become the crumbling mess that it is today( but many of the surburban areas are still "quite nice")

Certain areas of Houston fell into disrepair at much faster rates than Detriot--and I've spent plenty of time in both cities over the course of my 50+ years on the planet................

Both have some of the same industrial issues in common, though--Enough said!

I live in the sister development across the street from Lakes on Eldridge called Twin Lakes. There are three sister developments all in the same area. Lakes on Eldridge, Lakes on Eldridge North and Twin Lakes. They are all either gated or man guarded. There are a lot of British or UK citizens in all of the developments. The British school has a bus that picks up in Twin Lakes at the club house. My best friend in Twin Lakes is from England and has two kids that go to the British school (ages 9 and 11). Her two oldest are in boarding school in the UK. We have a wonderful women's club that has happy hours, book clubs, an antique auction club, movie night out, ladies lunch out ECT... You will be able to met and become friends with the women fast. You should check out HAR.com, The Houston Association of Realtors webpage. It has all of the houses for sale in Houston. Just type in Twin Lake or Lakes on Eldridge and you will see all the homes for sale. The homes in Twin Lake are beautiful. We are considered West Houston. Still close enough to enjoy what down town has to offer but far enough to avoid bad elements. We are 5 minutes away for Beltway 8(the pay highway), I 10, HWY 290 and Fm 1960. It is just a great location and the developments are beautiful. I think you will feel right at home.

When I moved to the Houston area over 7 yrs ago--It came down to a home in Twin Lakes, or The Woodlands..........

I lost the bet with my DH,who, at the time was "I-10 paranoid" and we ended up out in The Woodlands...............which, for me, has not a great choice--I have no children, and ended up working down in the city ( Med Centre) and the drive was brutal

Not to mention just being "Bored to Tears" out there--Ladies groups and all

We moved back into the Houston area last summer( West U)--but I always regretted not moving to Twin Lakes/Eldridge area in the first place....

New Transferees that have asked my opinions about both areas ( Woodlands, or Eldridge area) and have moved into those areas ( One was Parkway Villages area--Lakes of Parkway, another was Lakes on Eldridge) have been very pleased with their decisions......................much nicer to be close to the ammenities of Houston--but far enough away from most of the "riff-raff"

They also like their Kickerillo homes

Sorry 1978 was a typo. It is 2978. This is information I bring to you directly from the development company about three months ago. About two months ago, the commissioner told me that it could come forward in time but that is speculation. He thinks it probably is needed. But right now? Nothing planned. I am a resident of The Woodlands, directly involved in its activities and publish a blog on much of what I hear and research. What you say is certainly a lingering possibility, but the date is more like 10 years in the future, virtually non-existent for us now. I would be careful about selling any properties with the extension as a given, imminent or even good possibility near term unless there is factual information to the contrary. I would also like to add that the Chronicle is sometimes incorrect. I asked for a correction in their last published e-article on related road widening plans. I hope they fixed it before the article hit the physical paper.

Hi Woody,

With the expansion of Research Forest "still" as possiabilty--I personally have "No problems whatsoever" with the buyer's agents mentioning this to the potential homeowners'................as it is simply the "right thing to do" , even if this may be ten years out.................

The house sold--no problems, other than a slower than average market ( that's life in a tough economy)

I lived in the Woodlands for over 8 yrs prior to moving to West U early last summer to be closer to work,I held various positions on village boards, served in area clubs over the years.........have friends who currently work for the community association.................still go back and play in our beloved "poker group"

From time to time, correct information can be tough to come by, although that is "not uncommon" in most muncipalities...................

So did you get the info you wanted? The answer to the original question should have been "there are no plans in the near future to connect Research to 1978". As far as I can tell, that is a dead issue and cast in concrete.

Woody: I don't tend to believe that this is a "Dead issue" although any mention of Research Forest going thru to the mythical "1978" that you mentioned above may well be...................

I own several rental properties, one of which backed to Reseach Forest and is very near Branch Crossing...............

I have listed and sold that said property as of late

All the buyer's agents who have shown the property mentioned the possibilty of Research Forest connecting thru to "2978" ( not 1978---just where is "1978" anyway???) to potential buyers.................

I simply cannot imagine Woodlands Realtors bringing that up if it wasn't still a lingering possibilty ( they must mention it due to possible future legal ramifications) due to the "tough selling climate" that we are currently experincing..........

Hi all,

It would be "too bad" if they tore that Hunter's Creek house down.......especially since it seems well maintained, at least in the pictures (older, smaller homes in Mc Mansion nabes don't look bad........ smaller, older, "UN-maintained" homes look bad in Mc Mansion nabes.......... because un-maintained homes look just plain bad anywhere )

Now, if there are foundation problems ( some are tough to fix, others are not) or serious mold issues---well, that would be one thing.....

With more aging baby boomers heading into retirement years, and not needing the "status Mc Mansion" anymore, homes like this offer a nice

option----close to city life with a lttle peace and quiet when you return home ( ahh, if the road noise from I-10 isn't a problem)

Plus it is one story--might be a little small for some folks--though ( only in Texas is 2K sq ft. considered a tiny home)

Close to the bayou though--is this area "prone" to flooding ?

I know some areas along the bayou are.........................

Thanks, AndreaD!

There are still rumors "spinning" about just when Research Forest will be considered for expansion thru to 2978, or Honea-Egypt Rd.

Most likely this "talk" has surfaced since the "spur" was added for the Target

When we looked out in Alden Bridge over 8 yrs ago--realtor told us it was a "probability" due to needed east west road flow.....

I don't know if anything has changed with that regard

"So is this why more and more companies are moving to or relocating to the suburbs? Look at Anadarko in the woods and look at some companies in the "energy corridor".

I can't speak for the Energy Corridor, but Anadarko got some pretty sizable tax breaks for locating in "The Woods"..........

Maybe the article below will give those who support the 20 ft levee surrounding Galveston some more "ammo"............

I, personally---have my concerns with this Bio-4 lab being built on Galveston--but what the h*ll would I know--I'm just a retired researcher myself!!

http://www.nytimes.com/2008/10/29/us/29lab...amp;oref=slogin

But what's "done is done"---so now they darn well better make sure the lab is secure!!!

Hi Y'All ,

Tell me what you know about the Woodlands Parkway expansion---when is it due to start--how many lanes will they "expand" on each side---and how far down will this expansion project go/what area(s) will it cover?

Will it go all the way to 2978 eventally?

Also--The rumor mill grinds on about Research Forest---not "will" it go thru to the 2978 area--but when?

Off of 2978 there is "already" a "Research Forest"---is that where it is slated to connect?

All you in the "know" please set the record straight!

Gran8,

That is pretty interesting about the happenings in your son's home....

I hope that the "one time" did not scare the heck out of the kids--if there were any kids living at home at that time

I'm glad that " whatever" it is in your son's home---that it is peaceful and non-threatening....

I don't pretend to know much about the paranormal---but like you--I have been trying to read up on this---there have been police reports made ( by the police) and others who admit that there is still abnormal activity of some sort in the area......

Obviously---Unknowily, there has been homes build over burial areas of all sorts in the past, and not every area like this reports such activity--so it is interesting

Keep us abreast of any new info that you may come across......

Hi,

Some of the more pricey areas in Highland Park tend to remind me more of River Oaks than West U or Southside Place..........

One such example is the larger lot size--Many Estate sized homes in Highland Park have very large lots--even "acreage"--just like some of the high end estate homes in River Oaks area............

You really don't find that too often in West U or Southside Place anymore--I live in West U, but I have only been there since early summer ( We moved down from The Woodlands---too far to drive anymore!!!) so I am not a seasoned expert--although I have spent more time in the Houston area(s) than I did in The "Woods" for the 7+ years that I have spent here in Texas

Not knowing about the general "make-up/mindset" of the population of either Highland Park, or University Park--I will let other, more informed posters handle that.......issue

Power back in certain areas of Spring. Anything west of Kuykendahl has power. However my mom and grandmother inbetween Kuykendahl and 45 do not have power... Mmmm Chef Chan's!

Does that include areas of Spring that are considered the "Woodlands"

Wondering because it will be easier for my hubby's team of energy folks to work from home if power is back on there--as they can't get into "downtown" right now......

Hunter,

I read that, too

And I've scanned Google pages relating to this topic pages deep--and other paranormal sites also--just amazing stuff.......

I guess there is also a known Indian Burial ground there, too, and that the original developer was named "Diamondhead" or something of that sort

Amazing thing was reading that that developer ( or maybe another developer) would want to go back in there and finish off the development---as there are vacant homes and forclosures thru-out the sub ( mostly due to the stories)

On another Houston board some gal had posted about a home in Newport---why was it so "cheap"---why had it been on the market since 2005, what was "wrong with it"...............

Glad the other posters "clued her in" and posted info about the area

Whether she, or anyone else "believes" in the paranormal, or not-----I would have to say--it's still one bad investment...........

Thanks for the ( personal, and professional) advice, Papillion!

My experince involving realtors in the area when I sold ( last April) was interesting....

I interviewed several agents(4) who were recommended to me via business contacts, friends, what have you....

Finally went with one of those "listing Kings" in the area---although I was not so sure about it.............that I had picked the right one.....

Worked out fine---since the office there is sooo large that there were alot of agents to show my home ( and they did)

What I did notice, though, was that nobody from the other two large agencies that I had interviewed ever showed my house ( other friends and neighbors notice this when they list their homes, too---so it's not just "me")

The fourth person was a small broker/agency--and he did come by and show it once, or twice.....

Of course---not all agents have clients all the time in your price range---yet alone clients who may like your home.......

It took close to 70 showings to sell my house ( I sometimes had 3-4 a day- sometimes more-it was like grand central---but it was located on Lake Woodlands---no, not one of those Monster homes---one of the small ones by the canals) and keep in mind--it sold in about a month.............

Real Estate can be very "different" depending on where you live--most listing agents never show their own listings out there ( of course--stats are that most listing agents only sell about 1-5% of their own listings anyway)

Other places that I have lived ( MI, CO, NYC,Houston)--the listing agent showed my home--out of 8 houses, 5 were sold by the listing agent---with no problems ( just lucky??)

It all gets confusing--doesn't it

Anyway--she took the house off the market today---and is calling area realtors to interview and re-list--hope it all goes well

Thanks for your responses

Next Question: the house is still listed with the current agency for now---they are going to change agencies---as everyone agrees with the posters above

Leave it as is--and interview new listing agents in the next few days--then cancel listing with current agency once new listing agent is decided upon?

OR

Just cancel listing now---take it off the market for a few days ( slow up there right now, anyway---lucky if they get one showing a week at best--although that might be another sign the lister may be be lacking in marketing ability--as price is right at the sq ft for the area---with more upgrades than other comps on the market currently) and then place it back on the market with the new listing agent

I'm just wondering---would any agents even want to speak with a homeowner that is only about halfway thru their current listing contract?

Can that sort of thing get messy? There is a "out for any reason clause" in the contract

I would "NOT" have those worries in the Houston city proper---but real estate can be sorta "clubby" out here ( Woodlands)---small town bit and all

Scott,

I looked at the pictures on the web-site, and drove by the home today ( in the Heights area) with a friend who's looking in the Heights, Rice Miltary, etc.

I would agree with the ideas the other posters gave you--I haven't seen the inside of your place--other than the pictures---but tend to think that changing the outside color to something a bit more neutral, and adding some landscaping should do the trick

Maybe than you wouldn't need to lower your price by 50K!!! ( ByranS suggestion) or anywhere near that

Good Luck--it's tough selling a house!

PS--Get the St. Joseph kit---some folks swear by it ( I dunno personally )

Friend ( co-worker) has a home on the market---for five months now

It is a nice house---former model home ( I know, they are all nice--right?)

That just tells you it's got the bells and whistles--Gal keeps the home up very well---doesn't have any dogs, or children home at this time......( rough to keep a home showroom spotless when you have both LOL)

She listed with first agent for 3 and one half months---listing expired and she decided to try another local agency--one that is known for doing much more advertising---at the recommendation of her buyers agent--who also works for the agency ( but not at the satellite office in the suburbs--buyers agent works in the city)

The agent sent out to represent her as the listing agent was not who was recommmend via "headquarters" ( per the buyer agent request) but who the broker at the suburban agency thought was "better"--this did not get communicated to the seller before she decided to sign and list with this gentleman.........she just figured this was the "right agent"

Anyway--buyer's agent get's home from well deserved vacation---contacts client---and realizes this is not the agent she recommended

Well--no problem--it was only two weeks into the listing--and everything seemed to be going well.....................

At about the six week point ( half-way thru the contract) it is very apparent that this is not a "good match" for my friend--or her listing

Why?

Well, the listing agent decides to take her out to view some "comps" in the area ---well---he took her to only forclosures and short sales--which there are not many at all in her area (Woodlands) and suggested that she would have to lower her home by about 75K to get it sold

None of these comps were in her area---which has current sales supporting her price---also there are current homes in "her sub" which she could have been shown for more comprehensive comps ( than forclosures with water damage and wood-rot) some even with similiar floor-plans.............

We felt this was a poor way to try to get her to lower her price to sell quickly ( which she doesn't need to do at a loss) so there is a sale in his pocket..

And it just went downhill from there---seems after Mandi "didn't take the bait"--the realtor doesn't return calls, or e-mails---late at gettting feedback with showings ( none has been negative--other than not having a "pool") never got the pictures up on Realtor.com..........................never forwarded "said advertising"

So she contacts buyer's agent who gets involved---reads e-mails between the two ( easier for Mandi since her english is "broken" as they say--but her written word is better than most Americans) looks at comps in the area--doesn't agree with those comps in which Mandi was shown --even drives out to "take a look" at them ( sells some homes in the area)

Suggests that Mandi discontinue the listing with this agent and change to the listing agent who was originally referred by her--even goes as far as to call current listing agent and try to resolve things ( I have to say--this buyers agent went the extra mile---she's a "good egg") and suggests to the current listing agent that a change is in order......

Mandi meets with the originally referred agent this afternoon---doesn't know what to think-----she comes over and tells Mandi that this guy did nothing "wrong" ( while other agents at the downtown location point out "falsities" stated by first listing agent) which is , of course--a good way to "smooth things over"..........................

The second agent--Mandi can see---should have been the original listing agent---better ideas--more on top of things--but doesn't like how she protects her co-worker ( saying nothing would have been better)

But it is a small office--and it is well known that they are all "friends"--so she wonders if she will just get "listed" as a pain in the arse client with too high of expectations..........................

My opinion--interview other agents in the area---I don't know if it's a good idea to change to a different agent in the same office half-way thru the listing period

What do you guys think about this??

Opinions welcome!