Tips on Planning an Outdoor Living Area in Keller

Tips on Planning an Outdoor Living Area in Keller

 

 

Planning a dream outdoor living space in Texas takes time and patience, but the effort proves more than worthwhile.  Careful preparation can maximize the number of months you can make use of your outdoor space, and adding outdoor living possibilities can expand your home's total living area.  The following tips may help in the design process:

• Research your ideas on websites like Houzz.com, BHG.com, and landscapingnetwork.com.
• If you want a living area and a separate eating area, measure the space inside your home  dedicated to those two activities to give you an idea of how much space you will need outside.
• It probably goes without saying, but take into consideration our brutal Texas summers and sunsets.  Plan for shade and relief when the sun stands directly overhead or is setting.
• Existing patios are usually the foundation of your plan.  Can your current patio be made longer, wider, more sheltered or more comfortable?  Do you want an outdoor dining patio, a living room patio, a bistro patio, or a sundeck?

• Consider a source of fire as an essential element.  Fire draws conversation and interaction and creates an unmistakable ambiance.   If you can afford it, a fireplace remains the most natural addition and adds the most to your property value.  However, if space or budget present an issue, fire pits come in an amazing array of shapes and sizes.  Fire pits also offer 360-degree access and--depending upon the design--the convenience of portability.

• Evaluate how your design will integrate with your home's current exterior or existing elements such as pools or retaining walls.
• Remember that elements can be added in phases if a complete plan is created at the outset.
• Take into consideration adding various heights to your project to add character and color to a flat landscape.  Levels create layers of interest.
• Stained concrete remains the favorite in outdoor flooring.  It's reasonably priced and can be used in countless creative ways.  However, remember that it does require maintenance and must be sealed every two to three years.
• When planning the timing of construction, remember that HOA and city permits may be necessary and can take weeks.
• Consider adding landscaping to create a privacy screen for your outdoor living area.  As you use your back yard more frequently, you will probably want more privacy.  You will also want to make sure that your activities don't infringe on your neighbor's enjoyment of their space.
• Televisions are becoming a more important element of outdoor living.  Their location should be very carefully planned to avoid noise and light pollution of your neighbor's space.

When you consider adding any home improvement, consider calling an experienced agent on the Grove Team to discuss possible costs and plans and how they will impact your home value.

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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JUST LISTED - 202 Mineral Springs Drive, Keller

JUST LISTED - 202 Mineral Springs Drive, Keller

 

Offered for sale by the Grove Team, Keller Williams

$282,500

 

Price, location and a home to make your own! Situated in Saddlebrook Estates, Keller this home offers four bedrooms, 3.5 baths and plenty of room to spread out with over 3000sqft. Add your own personal updates in this well thought out floorplan or enjoy a relaxing evening on the back porch looking over the expansive backyard. Priced to sell quickly, don't miss this opportunity!

 

Contact the Grove Team, Keller Williams for additional information or to schedule a showing!

(817) 337-0000

 

Open House this Weekend - 104 Sycamore Crt

Open House this Weekend - 104 Sycamore Crt

 

Join us this Sunday, April 27th 3:00 - 5:00pm

104 Sycamore Court, Grapevine

 

Offered for sale by the Grove Team,

Keller Williams $400,000

 

Create a Space to Exercise at Home

Create a Space to Exercise at Home

Organizing a designated space in which to exercise at home can make exercise more convenient and pleasant and less expensive.  Working out at home doesn't need to be expensive or take up too much space.  Consider the following when thinking of creating a personal exercise space:

• Location - Plan your space in a room you enjoy and in which you can have privacy.  A dark corner of a room or hot garage won't encourage you to visit.  While some folks enjoy working out in the company of non-exercisers, equipment can be a noisy distraction for other family members.
• Flooring - Flooring can be tricky in a home exercise space.  Tile is uncomfortably cold and hard.  Carpet fibers can be inhaled by equipment and produce operational problems. Rubberized floors are the perfect answer for an exercise space.  This type of flooring material can resist dents from dropped equipment and also provides a cushion for feet and legs when standing and joints when exercising on the floor.  Choices include full rolls, tiles of various shapes, and interlocking tiles.  However, if space does not permit, mats are an excellent solution for cushioning heavy equipment and providing comfort while exercising.

• Space and Height - A ceiling height of at least 8' will be required for most adults.  Taller men and women will require more.  Plan for adequate width, too.  The ability to move freely is essential to a quality workout.
• Investment - Equipping your exercise space does not need to be expensive.  Jump ropes, medicine balls, and dumbbells are all reasonably priced, take little space, and can provide a solid workout.  Exercises like the plank for abdominal muscles and push up for upper body strength and can provide excellent workouts utilize no equipment at all.
• Electrical Requirements - If you decide to purchase more expensive equipment, remember to check the electrical needs of any piece of equipment before buying.
• Expensive Equipment - Before investing in expensive equipment, visit a reputable equipment store.  You should be able to try out the equipment.  The staff  will advise on choices that will work for you. Evaluate carefully before purchasing; try not to purchase overpriced sculpture.
• Comfort - Of course, summers in Texas can be brutally hot.  Remember to provide for adequate cooling. Plan a space that you can access easily during cooler times of the day to prevent becoming overheated.  Working out at home means that you can choose the music and TV settings as well as the temperature.  Check out your options for making music and TV easily accessible.

• Storage - If you carve your exercise space out of a multipurpose room, provide for storage for loose equipment.  Storing equipment like dumbbells, Kettlebells, and resistance bands makes for a safer and neater space.

• Commit to Working Out - While you are still excited about the new space you have created, exercise every day for the first thirty days, even if only for five minutes a day.  Establish the habit of exercising and visiting your home gym.

If you are looking for a home with a home gym or space that can be converted to one, contact the Grove Team at Keller Williams real estate.

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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Should I Install a Conventional, Tankless, or Solar Hot Water Heater?

Should I Install a Conventional, Tankless, or Solar Hot Water Heater?

 

Conventional Hot Water Heater

 

As with all other home appliances, choices when purchasing a hot water heater seem to be endless.  Gas, electric, or solar? Conventional or tankless?  What size?

Conventional water heaters heat water to store in a tank until demand arises.  Conventional hot water heaters have improved in energy efficiency and are the least expensive option to install.  Homeowners also have a much wider choice of vendors because the conventional type has been dominant for so long.  Most Texans have owned a conventional water heater at some time in their lives, so there is no learning curve.

However, If making cold showers obsolete appeals to you, a tankless hot water heater should, too.  Tankless hot waters don't store water, they just heat it very quickly as it flows through the heater, so the supply of hot water is endless.

Tankless Hot Water Heater

Tankless hot water heaters offer a number of advantages over conventional ones.  Tankless hot water heaters usually save on space as the storage tank is unnecessary.   They are also energy efficient since they don't run until demand is felt. While tankless hot water heating come in both gas and electric models, plumbers often recommend gas if available.  Wayne Orr of Douglas Orr Plumbing says that "Gas tankless heaters work significantly better than electric."

Tankless hot water heaters can usually be installed in any location that a traditional hot water heater has been installed.  They can also be placed in locations where a traditional hot water heater might not suitable, such as outside.

Of course, there has to be at least one negative, and in this case it's cost.  Regular water heaters cost about $1,000 to purchase and install.  According to Sonny Friedman of Atlas Plumbing Company, the average cost to install a tankless is $4,000.

Solar systems offer the greatest energy savings--especially for Texans--since the cost of the fuel nonexistent.   Water is pumped through flat plate collector and distributed through the home or into a storage tank for future use.  Most solar systems have a backup traditional system so that hot water will be available even when the sun doesn't shine.  An average cost of a passive solar system is about $2,000.

Solar Hot Water Heater

Depending on how much hot water you use, your bill for heating water should decrease by 50%-80%.  If you are planning to remodel or if you are building a new home, it might be the time to install a solar system.  By including the cost of your system in your mortgage payment, you gain a greater tax deduction for the interest you will pay on your higher mortgage.

This brief overview gives you the questions to ask when shopping for a water heater.  Consider your choices carefully when replacing your hot water heater.  Make sure that you evaluate all of the possible options.

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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To Move or to Remodel?

To Move or to Remodel?

 

 

All of us experience life changes such as marriage, divorce, children arriving and leaving, aging, and the addition of an aging parent.  These developments impact housing requirements, but our homes can't necessarily change as we do.

Following this process can assist you when deciding whether to move or to remodel:

• Make a list of the features you must have in a home to fit changing conditions.  These are needs, not wants.  Can't climb the stairs any more because of a physical condition?  Need more space because of the addition of a family member?  While space can be added in many situations, square footage can rarely be eliminated.  Two-story homes cannot be remodeled into one-story homes.
• Make a similar list of  elements in your current home you like and dislike.  Love your neighbors and your neighborhood?  Hate the cramped utility room?  Does your lot require too much maintenance?  Love your kitchen?
• Compare the lists.  Is it even possible to remodel to accommodate your life changes?  Do you want to endure the renovation process?  Will you be able to live in your home while the process takes place, or will you seek temporary housing?
• If renovation presents a possibility, contact a contractor for an estimate of the price and time involved.  Please note that "price creep" happens in about 99.99% of remodels.  As the project proceeds, additional possibilities unfold or unforeseen problems develop.  Plan for at least a 10% increase in the cost of the project and for a delay of at least two weeks in completion.
•  After you have an estimate from a contractor, call the Grove Team and ask for an evaluation of your project and whether it will add to your home's value.  Beware of over-improving for the neighborhood or of creating a home that is too specific and too personalized for resale.

After you have evaluated the feasibility of remodeling, consider the costs of moving:

•  Go online to groveteam.com or realtor.com to search for available properties that meet your specifications.  (Avoid Zillow.  Information provided by Zillow is often obsolete.)
• Because of the low inventory of homes, you may have difficulty locating a property online.  If so, call the Grove Team to initiate a search that sends updates to you from the database realtors use to locate properties (the MLS).  The MLS populates all other real estate websites.  Your search from the Grove Team will give you the most timely updates.
• Look at the properties for sale and see if they are in the locations you desire for the price you wish to pay.  New construction may be an option.  Members of the Grove Team have access to sales information from builders to advise you on new subdivisions.
• Ask for a market analysis from the Grove Team to determine the value of your home in today's market.  We can also estimate how much you will pay to sell your home and the amount of your net profit.  Grove Team members can also counsel on the timing of your sale and purchase so that the move is as straightforward as possible.

Once you have analyzed the costs and rewards of remodeling and of moving, you should have a clear picture of your options.  Grove Team members can assist you every step of the way by locating contractors and movers, advising on which changes will result in the maximum return on investment, and offering the best ways to prepare your home for sale.

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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JUST LISTED - 104 Sycamore Court, Grapevine

JUST LISTED - 104 Sycamore Court, Grapevine

Offered for sale by the Grove Team, $400,000

Come visit this peaceful Grapevine community centrally located with easy access to downtown Grapevine, DFW airport, shopping and fantastic dining.  Enter into the open floorplan that features four bedrooms, a study, three and half baths and an inground pool.

The expansive kitchen offers ample amounts of corian counters, plenty of cabinets for storage and an island for prep or to gather around.  Escape to the first floor master retreat offering an en-suite bath. Generously sized secondary bedrooms are all located upstairs along with a second living.

 

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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OPEN HOUSE - 612 Wyndham Circle, Keller

OPEN HOUSE SUNDAY - 612 Wyndham Circle, Keller

Open Sunday, April 13th from 3:00 - 5:00pm

Offered for sale by the Grove Team, $270,000

Impeccably well maintained home in an established Keller community.  The well appointed floorplan inspires the love of entertaining in its design.  Escape to the expansive master retreat, complete with en suite bath. Located upstairs are two additional bedrooms plus second living or gameroom that can easily convert to a 4th bedroom. 

 

Enjoy the low maintenance backyard & covered patio.  Plumbing for a built in gas grill is already installed and ready to go! 

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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What Kinds of Flooring Work Best in Family Rooms in Keller and Grapevine?

What Kinds of Flooring Work Best in Family Rooms in Keller and Grapevine?

We interviewed two flooring experts in North Texas to discuss the choices home buyers and homeowners are making in flooring for the family room.  We contacted Brett Headland of All Pro Floors and Scott Gaulden of Simmons Floors and  asked them about their clients' reactions to different types of flooring.  Whether you are updating to sell or to occupy a home, much can be learned from the decisions other shoppers are making.

Scott Gaulden expressed best what both know: "Wood floors drive our business."  Homeowners who might have purchased a home with carpet are updating with wood.  Those who bought homes with wood are sanding and refinishing their floors. Brett Headland expressed the same sentiment:  "With the availability of engineered hardwood,  hardwood floors are more accessible than ever when looking from a financial or maintenance point of view."


When I asked about wood floors and pets, both agreed that purchasing a handscraped finish presents one of the best choices in genuine wood flooring.  The handscraped finish hides flaws and scratches better than a glossier finish.  Engineered wood flooring may also be an option because a plank can be easily replaced.  Engineered floor does have limits when refinishing; the ability to replace a plank can offset that drawback.

Example of handscraped wood floor

Fewer and fewer North Texans are choosing carpet for family rooms in the middle to upper market.  Wood floors--whether engineered or genuine--continue to take the majority of the market.  Homeowners here appreciate the easy maintenance and rich look of wood.  Additionally, allergy sufferers enjoy a choice between carpet and tile.

Since flooring remains one of the most expensive elements of a home, both Gaulden and Headland encourage homeowners to test the appearance of the floor at night and in the daytime.  You can call Scott Gaulden and ask that he send a mobile showroom to your home, while Headland offers a more traditional retail store at Davis and FM 1709 in the Hobby Lobby shopping center.

Brett Headland of All Pro Floors can be reached at 817-442-9828 or at www.allprofloorstx.com.  Email him at BrettH@allprotx.com.  Scott Gaulden of Simmons Floors can be reached at 817-479-9719 or at www.simmonsfloors.com. 

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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Buying Cabinets? Knowing Current Trends in North Texas

Buying Cabinets? Knowing Current Trends in North Texas

 

When contemplating remodeling a kitchen or purchasing a new home, knowing current trends in cabinetry  is absolutely essential.  Cabinets are one of the most important and expensive elements of any kitchen.    As more and more homes are being built or remodeled to open the kitchen to the family room, the choice of cabinets creates a design element in the family room, too.

Remember these recommendations when choosing kitchen cabinetry:

• Sleeker, more contemporary lines have gained popularity, replacing fussy details

•  "Pickled" looks and dark stains that deepen shadows are being phased out by painted cabinets in colors that reflect light and work well with glass tile backsplashes

• Too much wood in a kitchen, such as hardwood floors and matching cabinets, seems too heavy for the hub of the home where so many activities take place 
• Slimmer hardware for drawers and doors creates a modern, open look
• Cabinets that extend to the ceiling for additional storage make much more sense than a gap between the top of the cabinets and the ceiling filled with dusty silk plans and knickknacks
• Specialty storage cabinets such as multi-tiered lazy Susans, slide out drawers for pots and pans, and pullout racks for spices, paper towels, and dish towels add efficiency and reduce clutter.

The cabinets chosen for a home when it is built often stay in the home for decades.  Many homeowners don't even consider replacing kitchen cabinets because of the cost, amount of time required to design and choose cabinets, and upheaval with installation. (Even flooring can be easier to replace.)  Choose the highest quality cabinets that you can possibly afford because they will be with you for a long, long, time.

For advice on current trends as you remodel or purchase a new home, feel free to call an experienced agent on the Grove Team.

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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Should I Hire a Buyer's Agent When Purchasing a New Home?

Should I Hire a Buyer's Agent When Purchasing a New Home?

 

With the inventory of resale homes at a record low, many home buyers are considering new construction.  New homes are finally becoming more available as builders have been able to ramp up after the credit and building collapse of 2007-2008.  New homes at various price points are being built in North Richland Hills, Southlake, Keller, the Alliance Airport area, Grapevine, and Trophy Club.

Many buyers believe that a buyer's agent is not necessary when purchasing a new home; however, an experienced agent can help prevent costly mistakes.

• An agent from the Grove Team can advise on subdivisions and locations.  Many times a knowledgeable agent can foresee problems a subdivision might encounter.  For example, transportation might be an issue because of road construction or vacant land surrounding the subdivision could be developed in a way as to discourage resale.  A certain lot may be beautifully private now, but future development will create noise and traffic.
• If the builder has listed homes in the MLS or if homes have resold in the area, a Grove Team REALTOR will provide access to past sales purchase prices.  Using this information, the buyer might be able to negotiate a better price or higher level of design choices.
• A member of the Grove Team can point out the differences in a builder contract and one promulgated by the Texas Real Estate Commission.  While not practicing law, the agent might point out certain sections of the contract the home buyer might want to consider carefully, perhaps with an attorney.  Builder contracts are usually written to protect the builders' interests, sometimes at consumer expense.
• Since members of the Grove Team have assisted many buyers of new construction, they are able to point out common mistakes when building for the first time.  They can also advise on design choices that are better for resale.
• As your representative, Grove Team members are able to ask hard questions that the buyer might be reluctant to ask.
• There are no perfect houses, even new ones.  Grove Team members can offer recommendations on staged inspections as the home is constructed.  If the buyer is purchasing a completed home, the agent can suggest various inspections before closing.
• The Grove Team is comprised of experienced transaction coordinators as well as selling agents. These transaction coordinators closely monitor the progress of the transaction and ensure that all important documents are in order.  A skilled transaction coordinator can make the difference between a smooth closing and a nightmare.

If you are thinking of purchasing new construction, please contact the Grove Team at 817-337-0000.

 

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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How to Avoid Foundation Failure in North Texas

How to Avoid Foundation Failure in North Texas

Members of the Grove Team have previewed, shown, and sold thousands of homes over the past sixteen years.  As we have worked with our clients, we have found that home buyers and homeowners fear the possibility of foundation failure more than any other possible breakdown of a home's systems or structure. 

Most North Texans have heard endless  tales of the expense and frustration of foundation repair. Well-meaning friends regale possible new residents with misinformation about clay soil that makes foundation failure inevitable.

Poor lot preparation or substandard construction practices can sometimes cause foundation issues that cannot be solved in any other way than remedial reinforcement with piers or even demolition of the home.  However, these cases compose only the smallest percentage of cases of foundation failure.  Homeowners can prevent most foundation problems by maintaining even moisture levels in the soil around their homes.

There are two rules to remember to prevent foundation failure.

 # 1 Do not allow water to stand next to the foundation.

• Install a complete gutter system to direct water away from the foundation.  Without gutters, thunderstorms create deluges of rain.  These deluges wear away the soil and leave puddles of  standing water.  Gutters may seem expensive, but usually are a fraction of the cost of foundation repair.
• Ensure that the soil slopes away from the home for a distance of approximately five feet so water will drain.
• Eliminate flower beds that trap water next to the foundation.

#2 Maintain even soil moisture around the foundation.

• Place soaker hoses between two and three feet away from the foundation around the perimeter of the home.  Begin a watering program to maintain moisture all year.  If soil has pulled away from the foundation, the soil beneath your foundation needs deep watering.
• Remove plants or trees that are close to the foundation and robbing the foundation of moisture. Traditional wisdom maintains that trees should be no closer to the foundation that their mature height.  However, honoring this rule can be almost impossible on smaller lots and on resale homes.  If you need advice on whether to remove a shrub or tree, call a reliable foundation company for a free consultation.
• Test the moisture content of the soil by digging down at least three inches next to the foundation.  Some soil should stick to your finger.  If not, a watering program should begin.
• Remember that different sides of your home may need more moisture.  A western exposure can dry that side of the house more than other sides.

For more information about protecting the foundation of your home and referrals to reliable contractors, contact the experienced members of the Grove Team.

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

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What Does a Home Inspector Do?

What Does a Home Inspector Do?

Most residential resale real estate contracts in Texas provide buyers an opportunity to purchase a period of time called the "option period" in which to complete their due diligence.  Buyers usually begin with hiring a state licensed general inspector.  This inspector examines the interior and exterior of the property looking for indicators that appliances, systems, structural elements, and other features of the home are broken, malfunctioning, or in need of maintenance.  As required by the property, the pool, security system, or sprinkler system may be inspected.

The items that the general inspector investigates are too numerous to mention here.  However, the major exterior elements include roof, gutters, wood trim, porches, driveways, and drainage.  In the inside of the home, the inspector examines windows, walls, and ceilings.  Additionally, all appliances and plumbing fixtures are operated.  The attic is also checked for evidence of past and active roof leaks and amount and condition of insulation.

When hiring a general inspector, remember their primary role is a visual inspection.  The inspector can only report what he or she can see at the time of the inspection.  Consider the general inspection to be a snapshot of a home's condition.  No testing is done that involves disassembly of equipment or systems.  It seems obvious, but the inspector cannot see behind walls.

If the general inspector notices a potential problem, it is noted on the report, and the general inspector recommends a specialist be called.  These specialists might include air conditioning and heating contractors, structural engineers, foundation companies, plumbers, roofers, or electricians.

The general inspector is chosen and hired by the buyer.  All specialists submitting bids also work on the buyer's behalf.  For this reason, payment for all inspections is the responsibility of the buyer.

If you have questions about the role of the general inspector or would like more information, please call the Grove Team, (817) 337-0000

Whether it's selling your home or finding a new one, we have designed this site so that you can quickly and easily locate the information you are looking for. The Grove Team's client-centered approach results in the best possible outcome for you. Please contact us now to begin the process of achieving your dreams in home ownership.

Office (817) 337-0000

info@groveteam.com

Find us on FACEBOOK