What To Expect During A Home Inspection

By | First Time Home Buyer | No Comments


Vancouver Home Inspector

What to Expect During a Home Inspection

From finding an inspector to dealing with surprises — this is your guide to getting a house checked out.

The first thing you need to know about home inspection: You’ll feel all the feels.

There’s the excitement — the inspection could be the longest time you’re in the house, after the showing.

Right behind that comes … anxiety. What if the inspector finds something wrong? So wrong you can’t buy the house?

Then there’s impatience. Seriously, is this whole home-buying process over yet?

Not yet. But you’re close. So take a deep breath. Because the most important thing to know about home inspection: It’s just too good for you, as a buyer, to skip. Here’s why.

A Home Inspector Is Your Protector

An inspector helps you make sure a house isn’t hiding anything before you commit for the long haul. (Think about it this way: You wouldn’t even get coffee with a stranger without checking out their history.)

A home inspector identifies any reasonably discoverable problems with the house (a leaky roof, faulty plumbing, etc.). Hiring an inspector is you doing your due diligence. To find a good one (more on how to do that soon), it helps to have an understanding of what the typical home inspection entails. 

An inspection is all about lists.  

Before an inspection, the home inspector will review the seller’s property disclosure statement. (Each state has its own requirements for what sellers must disclose on these forms; some have stronger requirements than others.) The statement lists any flaws the seller is aware of that could negatively affect the home’s value. 

The disclosure comes in the form of an outline, covering such things as:

  • Mold 
  • Pest infestation
  • Roof leaks
  • Foundation damage
  • Other problems, depending on what your state mandates.

During the inspection, an inspector has three tasks — to:

  1. Identify problems with the house that he or she can see
  2. Suggest fixes
  3. Prepare a written report, usually with photos, noting observed defects

This report is critical to you and your agent — it’s what you’ll use to request repairs from the seller. (We’ll get into how you’ll do that in a minute, too.)

The Inspector Won’t Check Everything

Generally, inspectors only examine houses for problems that can be seen with the naked eye. They won’t be tearing down walls or using magical X-ray vision, to find hidden faults.

Inspectors also won’t put themselves in danger. If a roof is too high or steep, for example, they won’t climb up to check for missing or damaged shingles. They’ll use binoculars to examine it instead.

They can’t predict the future, either. While an inspector can give you a rough idea of how many more years that roof will hold up, he or she can’t tell you exactly when it will need to be replaced.

Finally, home inspectors are often generalists. A basic inspection doesn’t routinely include a thorough evaluation of:

  • Swimming pools
  • Wells
  • Septic systems
  • Structural engineering work
  • The ground beneath a home
  • Fireplaces and chimneys

When it comes to wood-burning fireplaces, for instance, most inspectors will open and close dampers to make sure they’re working, check chimneys for obstructions like birds’ nests, and note if they believe there’s reason to pursue a more thorough safety inspection.

If you’re concerned about the safety of a fireplace, you can hire a certified chimney inspector for about $125 to $325 per chimney; find one through the Chimney Safety Institute of America.

It’s Your Job to Check the Inspector

Now you’re ready to connect with someone who’s a pro at doing all of the above. Here’s where — once again — your real estate agent has your back. He or she can recommend reputable home inspectors to you.

In addition to getting recommendations (friends and relatives are handy for those, too), you can rely on online resources such as the American Society of Home Inspectors’ (ASHI) Find a Home Inspector tool, which lets you search by address, metro area, or neighborhood.

If your Realtor doesn’t have a tried and true, trusted inspector, you’ll want to interview at least three inspectors before deciding whom to hire. During each chat, ask questions such as:

  • Are you licensed or certified? Inspector certifications vary, based on where you live. Not every state requires home inspectors to be licensed, and licenses can indicate different degrees of expertise. ASHI lists each state’s requirements here. 
  • How long have you been in the business? Look for someone with at least five years of experience — it indicates more homes inspected.
  • How much do you charge? The average home inspection costs about $315. For condos and homes under 1,000 square feet, the average cost is $200. Homes over 2,000 square feet can run $400 or more. (Figures are according to HomeAdvisor.com.)
  • What do you check, exactly? Know what you’re getting for your money.
  • What don’t you check, specifically? Some home inspectors are more thorough than others.
  • How soon after the inspection will I receive my report? Home inspection contingencies require you to complete the inspection within a certain period of time after the offer is accepted — normally five to seven days — so you’re on a set timetable. A good home inspector will provide you with the report within 24 hours after the inspection.
  • May I see a sample report? This will help you gauge how detailed the inspector is and how he or she explains problems.

Show Up for Inspection (and Bring Your Agent)

It’s inspection day, and the honor of your — and your agent’s — presence is not required, but highly recommended. Even though you’ll receive a report summarizing the findings later on, being there gives you a chance to ask questions, and to learn the inner workings of the home.

Block out two to three hours for the inspection. The inspector will survey the property from top to bottom. This includes checking water pressure; leaks in the attic, plumbing, etc.; if door and window frames are straight (if not, it could be a sign of a structural issue); if electrical wiring is up to code; if smoke and carbon monoxide detectors are working; if appliances work properly. Outside, he or she will look at things like siding, fencing, and drainage.

The inspector might also be able to check for termites, asbestos, lead paint, or radon. Because these tests involve more legwork and can require special certification, they come at an additional charge.

Get Ready to Negotiate

Once you receive the inspector’s report, review it with your agent.

Legally, sellers are required to make certain repairs. These can vary depending on location. Most sales contracts require the seller to fix: 

  • Structural defects
  • Building code violations
  • Safety issues

Most home repairs, however, are negotiable. Be prepared to pick your battles: Minor issues, like a cracked switchplate or loose kitchen faucet, are easy and cheap to fix on your own. You don’t want to start nickel-and-diming the seller. 

If there are major issues with the house, your agent can submit a formal request for repairs that includes a copy of the inspection report. Repair requests should be as specific as possible. For instance: Instead of saying “repair broken windows,” a request should say “replace broken window glass in master bathroom.”

  • If the seller agrees to make all of your repair requests: He or she must provide you with invoices from a licensed contractor stating that the repairs were made. Then it’s full steam ahead toward the sale.
  • If the seller responds to your repair requests with a counteroffer: He or she will state which repairs (or credits at closing) he or she is willing to make. The ball is in your court to either agree, counter the seller’s counteroffer, or void the transaction.

At the end of the day, remember to check in with yourself to see how you’re feeling about all of this. You need to be realistic about how much repair work you’d be taking on. At this point in the sale, there’s a lot of pressure from all parties to move into the close. But if you don’t feel comfortable, speak up.

The most important things to remember during the home inspection? Trust your inspector, trust your gut, and lean on your agent — they likely have a lot of experience to support your decision-making.

That’s something to feel good about.

3518 COTTON FARMS DRIVE in Harvest Green

By | Harvest Green | No Comments


3518 Cotton Farms Drive in Harvest Green

This beautiful Darling Home in Harvest Green is an absolute delight and move in ready! This wonderful floor plan has a modern elevation and 2 masters, one is a suite with it’s own entrance, living room and garage. This home has three bedrooms down and two bedrooms up and there are beautiful hardwood floors throughout all main living areas, as well as 18′ luxury tile in all of the baths and utility.

The open and airy living spaces bring you into the heart of the home where the upgraded built-in gourmet kitchen with working island looks on to the casual dining area, family room & beyond to view outdoors w-large covered patio. High ceilings and 8′ doors make this home even more grand! Large secondary bedrooms each with their own full bath, Gameroom, and Media room are located upstairs. Whether you love entertaining or simply enjoy relaxing in your own retreat, this will be your sanctuary year round! Oh, and don’t forget Harvest Green’s endless amenities! 

Contact me today to schedule a tour!

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive

3518 Cotton Farms Drive


Staging Your Home: How to Make Buyers Fall in Love

By | Dreamy Interiors | No Comments

Staging Your Home: How to Make Buyers Fall in Love

With these tips and tricks, your house will be swoon-worthy in no time.

All the world’s a stage, said the Bard.

That includes your house. Which is for sale. And thus needs to look fabulous!

Staging entails hiring experts with a flair for interior design. They reimagine your living space and give your house a makeover (with temporary decor and furnishings) so that it gets “oohs” and “aahs” from the buying masses. 

Great staging isn’t an insurance policy — there’s no guarantee it will bring in more money when you sell your home — but it’s an important marketing tool. It presents your house in a flattering light and helps you compete at a favorable price. (In that sense, staging is like dressing your house for the price you want, and not the price you have.) 

Staging also leads to eye-catching listing photos, which are especially valuable given that most home buyers begin their search by scrolling through listings online.

So, are you thinking about hiring stagers for your home? Here’s what to consider.

Staging Really Does Help. Like, a Lot.

But you don’t have to take our word for it. A recent survey from the NATIONAL ASSOCIATION OF REALTORS® revealed that:

  • 77% of buyers’ agents said staging makes it easier for their buyer to visualize the property as their future home. It’s like helping the buyer dream it so they can achieve it — and so you and your agent can make the sale.
  • 39% of sellers’ agents said staging a home greatly decreases the amount of time a house is on the market. For you, time saved could mean moving into your new house even sooner.
  • 21% of sellers’ agents said staging a home increases its dollar value between 6% and 10%. Simply put, that may lead to more money in your pocket.

Before You Stage, Budget Accordingly

Many listings agents, including myself, offer staging services to clients as part of their services. If you want to use someone you find yourself, you typically will have to pay out of pocket.

Staging costs vary depending on where you live and how many rooms you’re staging. On average, home sellers pay between $302 and $1,358 for staging, according to HomeAdvisor.com. If your house is empty because you’ve already moved, you might also have additional expenses for renting furniture and other homey decorations to make it look lived-in.

Many stagers offer consultations for as low as $150, Fixr.com reports. Using the advice you learn during the consultation to try DIY staging may be your best option if you’re on a tight budget. Listen for tips on how to use the furniture and decor you already have to show off your home’s best assets.

For the Best Results, Declutter

Spoiler alert: No buyer wants to walk into a messy house. 

So, take time to clean and declutter your home. Organize everyday household items into crates and keep them out of sight. Stow away seasonal decorations (that means no Christmas in July). Make time for — or invest in — a whole-house cleaning, including carpet shampooing. Change lightbulbs, finally make those minor repairs, and add a fresh coat of paint to any room that needs it. {{ start_tip 99 }}Clean out closet spaces{{ end_tip }}— because buyers will want to check out the closets.

Also worth considering? Removing personal items from view, such as copious family photos, artwork, or religious keepsakes. The concern is not that home buyers will be offended by you or your lifestyle. The goal is to neutralize the space and help home buyers imagine themselves living there. (But don’t go overboard. You don’t want rooms to feel sterile, either.)

Yes, we did just tell you to clean out your closets. So where are you supposed to put all this stuff? If you don’t have a discrete place to tuck things away, consider renting a storage unit or pack it up in boxes and store them stacked neatly in the garage or attic. 

To Find the Right Stager for Your Home, Ask Questions

I offer staging services for all of my clients. but if your agent doesn’t offer staging services, he or she can likely recommend local stagers for you to work with. Before you hire a stager, it’s best to interview at least three candidates in person. You’ll want to get a sense of how much they charge — and whether they have good taste.

To do your due diligence, here are 10 questions to ask prospective stagers: 

  1. On average, how many days were your staged homes on the market last year?Experience is important, but it’s not the only factor to consider when vetting stagers. You want someone who stages homes that sell — ideally within 30 days, because that’s when agents often recommend making a price reduction if your house is still on the market.
  2. What price range do you typically work in? Staging luxury homes is a totally different ball game than staging starter homes. Find someone who specializes in homes near your listing price.
  3. What styles of homes do you usually stage? Staging different types of homes also requires different skill sets (think of a penthouse versus a bungalow, for instance). Look for someone with experience working in homes similar to yours.
  4. What formal training have you received? A number of staging organizations, such as the Real Estate Staging Association (RESA) and the International Association of Home Staging Professionals (IAHSP), offer certification or accreditation. Training from these associations can distinguish professional stagers from beginners.
  5. Do you have insurance? Your home could get damaged when the stager moves furniture in and out. Find someone with business insurance so that you’re protected.
  6. Can I see your portfolio? One of the best ways to judge a stager’s skills is to look at their work. Ask to see photos from the person’s three most recently staged homes.
  7. Do you select the accessories, furniture, and paint for the homes you stage, or do you collaborate with other experts? Some stagers work independently, while others collaborate with other vendors. Make sure you know everyone who will be involved in staging your home, so you don’t have surprise guests rearranging your living room.
  8. What are your rates? Some stagers charge a fee for decorating services, plus a monthly fee for renting furniture, while others charge a flat fee per room for the duration of the listing. Ask about how a stager determines costs before you commit to working with him or her. 
  9. What’s your availability? If you’re on a tight timetable, make sure the stager can get your house ready by the date you want to put your house on the market.
  10. Can you provide contacts for past clients? Get in touch with two or three people who have worked with the stager before. Ask how the stager’s services helped with the sale of their homes, and what they might have done differently.

Focus On the Rooms That Count the Most

You don’t have to stage your whole house to make buyers swoon. 

Staging the rooms where people tend to spend the most time usually makes the biggest impression on buyers. Start with the living room, followed by the master bedroom and the kitchen. 

Keep in mind that you’re not going for an HGTV-worthy overhaul: Even small touches, like putting fluffy towels in the bathroom or replacing shabby throw pillows in the family room, can make your home that much more attractive.

Oh, and BTW: Stage Your Yard, Too

Your house has to look its best — inside and outside. After all, buyers form their first impression when they pull up in front of your home. It’s no surprise, then, that curb appeal — how your home looks from the exterior — can increase your home’s sales value up to 17%, a Texas Tech University study found.

If you’ve never had your yard professionally landscaped, now may be the time to do it. Landscaped homes have a sales price advantage ranging from 5.5% to 12.7%, according to research by Alex Niemiera, a horticulturist at Virginia Tech. That would mean an extra $16,500 to $38,100 in value on a $300,000 home.

Professional landscaping, however, can cost a lot. You’re aiming for polish, not a new garden of Versailles. If budget is a concern, start with these DIY improvements:

  • Plant blooming flowers and fresh greenery. Even if it’s winter, you can add colorful winter blooms and seasonal touches such as garland or lights.
  • Mow the grass.
  • Reseed bare patches of lawn and add fresh sod, as needed.

Then move on to these easy upgrades to your home’s exterior:

  • Wash the front windows.
  • Power wash siding and walkways.
  • Repaint or stain porches and stairs, as needed.
  • Make sure house numbers are easy to see, visible, and pretty. 
  • Make sure important outdoor features such as the front door, porch, and sidewalks and paths are well lit. (If not, install new fixtures or lighting.)

Even basic upgrades — like laying fresh mulch, changing porch lights, or installing a new mailbox — can help a buyer fall in love at first sight. 

Just wait ’til they come inside and see what else you’ve done with the place.

5407 St. Davids Court in Avalon at Sienna

By | Sienna Plantation | No Comments


5407 St. Davids Court in Avalon at Sienna

This is one of my favorite townhomes and townhome communities! This particular painted brick villa features an open concept plan and is superb for entertaining in the indoor and outdoor spaces! This villa features 20 ft. ceilings in the family room and a gourmet kitchen that is open to the family rooms. Custom wood floors flow from the entry, dining room, kitchen, breakfast room and family room. Custom carpet in all bedrooms, stairs, and loft area. Full bedroom & full bath with walk-in shower is located on the 1st floor and is perfect for a roommate or house guest. The City Collection features rear-load 2-car garages to maintain a beautiful street scene and curb appeal.

If you’re interested in this adorable townhome or any other, contact me for a showing today!

5407 St. Davids Court


5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

5407 St. Davids Court

Secrets of a Perpetually Tidy Home

By | Homeowner Tips | No Comments


Secrets of a Perpetually Tidy Home

Here’s a surprisingly functional way to achieve a forever-organized home!

You don’t need tons of time to achieve the uncluttered, tidy home of your dreams. You just need a strategy to get there– a really simple one that fits into your life without sucking up hours you can’t spare.

What’s pleasantly surprising about having a strategy is that it can turn daily mundane (and often aggravating) moments into opportunities for organization. Having a strategy is about making every moment count. Everyday moments like these…

When you’re waiting for a pot of water to boil…

Take those moments of downtime in the kitchen to do a little organizing. Do you really need that melon baller or — heaven forbid — the banana slicer gag gift you received in last year’s Secret Santa exchange?

Jamie Novak, a professional organizer and author of “Keep This Toss That,” says tackling organization incrementally is the way to go. “Seriously small tasks can make a big difference,” she says, keeping you from having to tackle larger, more daunting jobs later.

When you grab that plastic container with no lid (for the umpteenth time) . . .

Admit it: That $*%#ing lid is never, ever coming back. Instead of tossing that lid-less tub back into your quagmire of plastic parts, permanently banish it, then vow to continue removing every lid or bottom with no mate each time you encounter one (that’s the strategy part). Soon you’ll have a nice tidy cabinet full of matched-up pairs — and it will stay that way if you keep the strategy going.

When you’re brushing your teeth . . .

Rummage through the medicine cabinet for prescriptions and medications that have expired. And don’t forget that many cosmetics and toiletries also have use-by dates. As for that $20 lipstick you bought that made you look like Cruella de Vil but is still hanging around? Either toss it or move it to the box of stuff where you keep your Halloween costumes.

When you’re breaking down yet another Amazon box . . .

Don’t do it. Instead, use it as a donation box. As you encounter things you need to toss that are donate-able during your other organizing and decluttering moments, just put them in the box instead. Amazon is working with Give Back Box to allow consumers to use their boxes to donate and ship (for free!) unwanted clothing and household goods to charity.

When your laundry is clean, but there’s that one lone sock . . .

Toss it. If not in this laundry round, the next one if its mate never arrives. Thank it for its service, and then say goodbye. Same goes for falling-apart-but-matching socks, holey underwear, torn shirts, etc.

When you’re waiting for your hair to soak up conditioner . . .

Thin the herd of shampoos, body wash, and other products that you used maybe once or twice — 6 months ago! — that are still hogging space in your shower. (Bonus: This will also help keep nasty, yucky mold at bay.)

When you’re watching your sports team play on TV . . .

Sort through that ginormous stack of junk mail, catalogs, and circulars. Bring a recycling bin with you to the sofa and go through it during commercials or lulls in the game. Toss anything that’s outdated or unnecessary into the recycling bin.

When you’re leaving your house to run errands . . .

Ask yourself, “What can I take to the car/trash/donate bin/library/give back to a friend?” Professional organizer Laura Bostrom who runs Everyday Order says that also extends to rooms inside the house. “Always carry something with you that belongs in another room.”

When you’re putting fresh sheets on the bed . . .

Grab a set of sheets from the far reaches of your closet and ask yourself why you’re not putting those on your bed today. Be honest. If the answer is something that won’t ever change — it’s scratchy or worn or you just hate those stupid flowers — then donate or toss.

When you’re deciding what to wear . . .

Switch out hangers on the clothes you choose to wear. Toss the old hangers, and put new ones (we recommend the thin, felt ones because they take up less room and clothes don’t fall off easily) on the rod to use when the clothes you’re wearing are ready to be hung back up. After a few months, donate everything that’s still on old hangers (and not seasonal must-haves).

When you wake up tomorrow . . .

Remain tuned to other moments that may offer you a chance to finally rid yourself of an organizational mess that’s been bugging you for some time. It’s a strategy, not a to-do list, that’ll make for perpetually well-organized spaces that will make your home even more enjoyable.

You’ll be on your way to the organized, clutter-free home of your dreams!

5742 Genoa Springs Lane in Riverstone

By | Riverstone | No Comments


5742 Genoa Springs Lane in Riverstone

This home is absolutely stunning!!!

This Darling home in Riverstone is one of our newest listings, designed and owned by a professional interior designer, is better-than-new construction with over $150,000 in upgrades–including a waterfront premium lot & plantation shutters throughout. Accented with designer hardware & quartz counters, the bright & open kitchen boasts an oversized island & hearth room overflowing w/ windows & a gaslog fireplace. The master retreat is a true oasis with stunning lake views, walk-in shower, & dual vanities. Professionally designed master closet w/ dressing vanity, glass doors, & built-ins is a true dream. Comfortably host guests in the secluded, second bedroom on the first-floor w/ en suite bathroom & room for a king-sized bed. Two generously-sized bedrooms upstairs tucked away for total privacy. Media room is complete w/ 4K projector, surround sound, & multi-colored, backlit screen. Experience lake views from the first & second floor. Relax with a glass of wine on the extended covered patio with outdoor kitchen & sound system.

Contact me to book a showing, I’d love to help you find the perfect home!

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

5742 Genoa Springs Lane

Three Reasons Why you should price your home to sell

By | Homeowner Tips | No Comments

Three Reasons Why You Should Price Your Hone To Sell

Coming up with the right price when selling your home is a balancing act. You want to ask for as much as possible, but not so much that you turn away potential buyers. You also don’t want to cheat yourself with a price that’s lower than your home’s worth.

The “right” price is one that’s in tune with what similar homes are selling for in your market. It’s a figure that you and the buyer agree accurately reflects the home’s value. If you’re working with a real estate agent, the agent can help you evaluate the market and re

Resist the temptation to overprice your home — or give in to your fears and underprice it.

You should listen to what your agent says: You’re better off getting the price right the first time around. Here are three reasons to price your home correctly from the start — and strategies for coming up with the ideal dollar amount, whether you’re doing this on your own or with a seller’s agent:

You can attract more buyers

Some sellers may be tempted to ask for more than market value — even if they’re willing to accept a lower offer — just to see if there are any takers at the larger number. But this strategy can backfire if sellers price their home out of range of potential buyers.

Say your home’s worth $299,000 according to your market research, and you’re willing to sell for that amount. But you list at $315,000 to see if anyone makes an offer at the higher price.

A serious buyer may have a budget of $299,000 and so search online listings only for homes priced through $300,000. That buyer may not even see your home unless you lower your asking price. It’s better to price your property right from the start to maximize the number of qualified buyers.

You will sell your home faster, for a higher price

In a hot market with many buyers, a fairly priced home could receive multiple offers because people recognize it’s a good deal. It may even spark a bidding war that drives the final offer above your asking price.

But an overpriced home could scare away some of those buyers, who may think that they’re dealing with an unreasonable seller. You may be willing to sell your house for less, but a buyer may not even bother to make an offer if the home’s overpriced from the start.

It’s even worse in a cooler market, one that has few buyers. The home will remain for sale with no takers until the price moves low enough to attract a buyer. And that means the seller is wasting time by offering a home at an artificially high price.

If a home doesn’t sell within 30 days, it’s a good indication that it’s not priced right, according to the National Association of Realtors. In addition, research suggests the longer a house stays on the market, the lower its final selling price will be. Sellers may end up making less money than if they’d priced the house correctly when it first listed.

Buyers will have more confidence in your property

You don’t want to price a home too high, but you don’t want to go too low, either. Then, a potential buyer may wonder if something is secretly wrong with your property.

If you offer your home for a fair price, one that’s similar to comparable sales in your neighborhood, a buyer may feel better about the transaction. The buyer may reason that if you’ve done your homework on pricing, you’ve also done your homework on making sure the home is in good condition.

How to price your home to sell

You can look at recent sales for comparable nearby homes to get an idea of your property’s market value. Your real estate agent has access to a database of recent “comps” with this information and can give you an estimate of a reasonable price. You’ll also want to know how long these homes were on the market, and whether sellers had to reduce their initial prices in order to sell.

It’s also a good idea to look at online estimates from home websites such as Zillow and Redfin. The value these sites estimate for your home may not be an exact match to its true market price, but buyers are likely looking at these online estimates. If the estimates are off base, the sites will generally let you edit information about your home, which could lead to an adjustment.

When you want top dollar, it’s smart to have the right price the day your home goes on the market. When you offer your home at its true market value, you’re giving yourself the best chance to get a good offer in a reasonable amount of time.


27 Riverstone Island in Riverstone

By | Uncategorized | No Comments


27 Riverstone Island in Riverstone

Experience the vibrant luxury of this multi-million dollar home in Riverstone! This sleek, modern estate is in the exclusive gated community of Riverstone Island. This premiere location contains only 9 one acre waterfront homes in total. Built by renowned builder Ashton Gray Homes, you will be impressed by the attention to detail and custom touches. It boasts a magnificent front elevation with tile roof, dramatic foyer with two grand staircases, soaring ceilings, custom chandeliers and a wall of windows to let in the spectacular views of lake Riverstone. The incredible kitchen is outfitted with tons of custom cabinets, two islands, quartz counters and high-end appliances plus a second catering kitchen. There are three master suites, two of the masters are downstairs, and all come with luxurious spa-like master baths and amazing closets. Game room, media room, huge walk out balconies, patios, wet bars, wine rooms and so much more. 

I know this house doesn’t fall in the price range that most people are looking for, but I’m sure we can all agree that it’s so much fun to look at!!! But if you are interested I’m so happy to show it to you! And if not I’d love to show you something that’s more your style!

27 Riverstone Island

27 Riverstone Island


27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island

27 Riverstone Island


27 Riverstone Island

7 things to consider when buying a home with a pool

By | Exteriors, Homeowner Tips | No Comments



Image result for backyard pool

7  Things to Consider When Buying a Home with a Pool

Between hosting neighbourhood pool parties, the convenience of cooling off when the mercury rises, and having a solid excuse to buy cute, doughnut-shaped air mattresses, there are plenty of reasons why buying a property with a pool may seem like a no-brainer. But despite all the pros, consider the cons before you dive into a pool purchase.

Inspector Gadget


If you’ve fallen in love with a house that has a pool, book an appointment with a certified pool company to conduct a full inspection. The water lines should be leak-free, the pump pressure tested and the heater in top-notch condition. The equipment, such as the cover and safety fencing, need to be looked over too. Problems begin to arise as pools age, so ask the sellers for installation dates and any repairs that have been done over the years.

Search and Employ

When it comes to pools, knowledge is key. Find out what the municipal bylaws are around private pools — there may be restrictions that need to be taken into consideration. Talk to a reliable pool company about maintenance and annual repairs costs, and think about who will clean it and treat the water. It’s also smart to look at recent, in-the-neighbourhood sales of properties with and without pools to see if their investments of time and money paid off when it came time to resell.

High Flyer


Cannonball competitions are super fun, but they aren’t going to fund the pool’s heating bill or yearly maintenance costs (unless you charge admission). Get an idea of what the sellers spend so that you have a clear picture of what your financial commitments would be. Also, protect yourself from unexpected water-related costs by putting a condition in the offer for a full pool inspection.

Time Management


Beyond the financial commitment, think through how much time you’re realistically able to spend cleaning, treating, covering, uncovering, draining, scraping and scrubbing that pool. If you go on extended yearly vacations or head up to cottage country every weekend, will you actually have time to enjoy the pool? Look at your life and see if there’s room to really use this backyard investment to its fullest.

Safety First


An outdoor pool can be the fun, family-friendly focal point of a backyard…but only if you feel safe having it. Secure pool fencing and locking gates are a must to protect kids — and pets — from getting into deep water. Taking out liability insurance is something to consider too, especially if you plan on hosting summertime pool parties or have friends (and their friends) use the pool, particularly when you’re out of town.

Value Added


To figure out if a pool will increase or decrease the resale value of your new property, take a good look around you. Is it in a good location? Does it get plenty of light? Survey the other properties in the area to determine if there are a plethora of pools; not having one could affect future pricing because it’s an expected asset. But if the house is perfect and a pool is still not for you, don’t be deterred — there are economical ways to fill it in.


With all the pros and cons neatly listed for your consideration, all that’s left to do now is figure out what’s best for your family. Sure, there are costs involved, but no one can deny that having a backyard pool is loads of fun for a family and can be a backyard memory maker. Decisions, decisions… 

And if a home with a pool is in your foreseeable future, give me a call and I’ll help you find the perfect place!

2215 Red Fox Drive In Sienna Plantation

By | Sienna Plantation, Sugar Land | No Comments


2215 Red Fox Drive in Sienna Plantation

This mediterranean beauty by Gracepoint homes offers five bedrooms and five and a half baths, with a master suite and spa style master bath. Tons of closet space, formal dining room, guest suite with private bath on the first floor and so many upgrades. You’ll enjoy entertaining family and friends with the open concept living space, gourmet kitchen with large island and stainless steel appliances. And the backyard is beautiful and spacious with no backyard neighbors. You don’t want to miss seeing this beautiful home, if you’d like to schedule a showing or more information contact me! And as always we offer amazing incentives!

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive

2215 Red Fox Drive