The Dominion Lifestyle

With over $12 million in closed transactions in 2011 in The Dominion, Debra’s client service remains her utmost priority.

Her new location at the historic Dominion Sales and Information Pavilion gives your home the highest visibility as buyers approach the security gate.

Let Debra’s marketing expertise make your selling experience a delightful and pleasant one.

Call 210.573.4040 and make an appointment for her to list and sell your luxury home.

September | October 2011

Just a few of the homes in The Dominion SOLD by Debra Janes

42 Vineyard

18 Esquire

15 Esquire

7 Esquire

59 Majestic Way

40 Galleria

7 Arnold Palmer

20 Esquire

6 Duxbury Park

38 Galleria

For everything real estate...call

Debra Janes If your home is currently listed, this is not a solicitation for that listing.

210.573.4040 dj@gvtc.com DebraJanes.com

Sales & Information Pavilion 10 Dominion Drive

Produced by UpscaleRealEstateMarketing.com • 877.660.0996

BACK TO THE FUTURE

Featuring Q on the Riverwalk at the Hyatt Regency 210.222.1234 | QRiverwalk.com

CHURRASCO MIXED GRILL INGREDIENTS (Per Churrasco Skewer) 1 cubed cut of sirloin 1 shrimp 1 slice of sausage 1 cubed cut of boneless chicken breast 5 bell pepper pieces (1 inch chunks) 5 red onion pieces (1 inch chunks) 2 zuchinni slices 1 squash slice Chimichurri Marinade (see below) PREPARATION METHOD • Assemble Churrasco onto kabob sticks in the following order: pepper, onion, suasage, pepper, onion, zuchinni, shrimp, pepper, onion, squash, chicken, pepper, onion, zuchinni, beef, onion, pepper • Brush generously with Chimichurri Marinade • Grill until vegetables are cooked and meat is medium rare, about 8 minutes.

CHIMICHURRI MARINADE INGREDIENTS 1.5 oz. garlic cloves (peeled) 1/4 bunch fresh cilantro 1 teaspoon of fresh rosemary (stems removed) 4 cups of olive oil 1/4 cup sherry vinegar salt and pepper to taste PREPARATION METHOD • Place garlic, cilantro, and rosemary into blender • Blend to medium coarse • Slowly pour in olive oil and vinegar • Season with salt and pepper

Dim the lights and settle in with a hot tub of popcorn. Watching movies at home isn’t a new concept. Neither is the dedicated home theater room – popular for several years already. But what keeps home theater design and integration fresh and noteworthy are the continuous advances in comfort and technology. In fact, as TVs become smarter and homeowners become savvier, the line between the cinema experience and the home theater experience is not only blurring, it’s getting reversed. Today’s home theaters can now offer a movie-watching experience that simply dwarfs a night out at the local multi-plex.

Who could have imagined just a handful of years ago that we’d be able to watch 3-D movies at home? Or remotely cue up your Matrix DVD on your way home from dinner?

Or, (gasp!), ditch all your cumbersome DVDs and simply instantly download any movie you want at any time.

Traditional movie watching is converging with total home automation, web-based mobile apps and streaming internet content in ways we wouldn’t have deemed possible.

Manage your home’s security system, lighting, heating and cooling, the theater itself, and more via apps on your mobile phone or tablet. Then, once you’re planted in your comfy seat, you can use your mobile device as a universal remote.

Not long ago, TVs and PCs were two very different devices with completely separable usability. Today, Smart TVs and internetenabled devices such as Blu-ray disc players, gaming consoles and media servers bring the power of the internet to your television screen.

Now you can stream movies and on-demand programming right to your TV. Even tap into news, games, music and Facebook with a few screen touches. In addition, digitally store all of your family videos and personal photos with instant access to movie-theater-quality viewing of the most important and precious moments of your life.

With the popularity of 3-D technology on the big screen, it was just a matter of time until TV manufacturers found a way to bring the experience home. As the latest must-have visual treat, 3-D technology is growing by leaps

Consider this scenario: your home is under contract and closing soon. You need to pack and get ready to move out.

You start to pack and wonder “what can I take and what is part of the home”?

It may sound silly, but sellers are faced with this dilemma all of the time because of ambiguity in the contractual language that “all fixtures and improvements attached to the real property will convey with the property.” Does that apply to the big screen TV hanging on the wall in the family room, to the expensive drapes in the master bedroom that match the bed linens, or to the antique wall mirror hanging in the powder room that was a gift from Grandma?

Yes and no. The Texas promulgated residential resale contract attempts to clarify “permanently installed and built-in items” that are included in the sale of the real property. Sections 2B & C in the contract identify what is included and Section 2D identifies what is excluded from the sale.

A closer look at Section 2B shows that it lists “mounts and brackets for televisions

and speakers” but not the television.

Section 2C specifically lists “drapes and rods” as being included in the sale. There is no mention of mirrors, but further on in Section 2B it says “and all other property owned by the seller and attached to the real property.” Most buyers would probably assume that the television does not convey with the home even if it is mounted on the wall. But what did the buyer assume about the drapes and the powder room mirror when the contract was negotiated? This could be a gray area that may cause issues at the closing table.

The best way to avoid conflicts over what is included in the sale is to remove any “attached” items before the property is put on the market. Most buyers will take the approach of “what you see is what you get” and will assume certain items are included because they were present in the home when they looked at the property.

Buyers are often dismayed to find on their final walk-through of the property that items they assumed were included have been removed. In fact, in some cases

and bounds. From the TVs themselves, to the battery-powered glasses that operate from a triggered infrared signal from the set, to 3-D broadcast channels already lining up, it appears that “futuristic” 3-D viewing will perhaps one day be the norm.

THE SOUND OF MUSIC

(...and films, and games and more) Professional home theater designers know that proper sound is one of the hallmarks of the cinematic experience. Acoustics are optimized by properly sizing the room, and by designing the room with materials that absorb, diffuse and reflect sounds.

The latest in sound innovations are sound bars. Simplifying the concept of multi-speaker systems placed around the room, sound bars (about three feet long and six inches high) include up to 40 individual speakers that offer a dynamic range and are slightly angled to project sound around the room. Most sound bars include amplification and are internally powered – removing the need for a separate receiver/amplifier.

TWILIGHT

Even though films are viewed in a darkened room, lighting is critical. The proper lighting (or lack thereof) not only sets the mood, but gives the viewer a more pleasant experience.

A darkened room is essential. Uncontrolled ambient light can wash out colors and distract from the action on the screen. But, a movie viewed in total darkness can result in eyestrain.

Properly placed accent lighting is the key. Wall sconces, recessed lighting and accent lighting

those items were the things that helped them fall in love with in the property. It is best to remove Grandma’s antique mirror or the drapes that match your expensive bed linens prior to listing the home. Then there will not be any confusion because the buyer never saw those items in the home.

However, there’s no doubt that when you show your property for sale, you want it to look its best. Staging is an important element to a home’s overall presentation and it’s possible that your home won’t look its best with draperies stripped away or specialty fixtures and finishes missing.

It’s best to consult with your listing agent about what should stay or what should be removed. If the choice is made to keep non-conveyable items in place, your agent can help in a couple of ways.

Listing what items are excluded from the sale in Section 2D of the purchase contract will help avoid confusion. While this clarifies to all parties what will be removed by the seller, it can cause problems when negotiating the contract if the buyer saw those items in the home and wants them.

It’s not uncommon for the buyers to rescind their offer over small matters such as this.

Some Realtors will suggest creating small placards placed near items

provide a beautiful radiance and ambiance to your room. Placing a low-voltage light behind the screen itself provides a warm glow and enhances the film.

In-floor path lighting, dimly-lit cup holders and twinkling fiber-optic star ceilings are more ways to use the power of light in your design and décor.

A GAME OF THRONES

Comfort and luxury is at the top of homeowner’s minds when it comes to creating the ultimate movie-watching retreat. Home theater seating can be as simple as a comfy sofa or reclining chair, or you can take seating to the next level with wider, deeper and plusher options. How about a chair with power recline and memory to deliver you to your favorite position with just one touch? Berkline’s Buttkicker® technology brings realistic special effects and concert quality music to their specialty chairs. Berkline describes it as “a built-in silent subwoofer that allows you to ‘feel’ the audio excitement without excessive volume.” Cool.

EAT, PRAY, LOVE

Last but not least, some of the smallest but most thoughtful amenities can make your home better than the multi-plex any day!

From commercial, theater-quality popcorn machines to a candy-stocked concession stand, you’ll feel the movie magic with every delicious bite. A soda fountain and an in-theater wine bar keep guests sipping happily.

However, perhaps the best way to enjoy the movies is with a cozy throw blanket and a snuggle with your sweetie. Let the magic begin!

SEPTEMBER | OCTOBER 2011 Chefs & Cellars Culinary Institute of America, Sept. 18th 210.822.9555 | CIAChef.edu/texas This exclusive evening is likely to sell out quickly.

Five talented chefs dazzle 12 guests each with a multi-course menu paired with rare and fine wines from private cellar owners. Chefs for this year’s event are Chef John Brand, Chef Jason Dady, Chef Johnny Hernandez, Chef Jesse Perez and Chef Andrew Weissman.

Mary Poppins Majestic Theatre, Sept. 29th – Oct. 9th 210.226.3333 | MajesticEmpire.com Featuring the irresistible story and unforgettable songs from one of the most popular Disney films of all time, plus brand-new breathtaking dance numbers and spectacular stage-craft, Mary Poppins is everything you could ever want in a hit Broadway show! So get swept up in the fun of this high-flying musical the New York Post gives four out of four stars and calls “a perfect piece of musical theater.”

Dracula Lila Cockrell Theatre, Oct. 14th – Oct. 15th 210.404.2722 | BalletSanAntonio.org In honor of Halloween, put a little “spook” in your cultural performing arts when Ballet San Antonio presents Dracula. Original choreography by Ballet Master and Resident Choreographer Gabriel Zertuche allows the beautiful dancers to showcase their finest skills.

Gardens by Moonlight San Antonio Botanical Garden, Oct. 15th 210.207.3250 | SAbot.org Gardens by Moonlight offers the best in live music, culinary treats and a romantic evening under the stars. The line-up of popular bands showcases a wide range of musical genre of both local and nationally-recognized talent. Moonlight and beautiful landscape lighting add to the glowing spell of the Garden for visitors as they stroll from stage to stage throughout the Botanical Garden’s beautiful 33 acres.

Walk n’ Stroll for Kidneys Pearl Brewery, Oct. 23rd 210.739.9778 | TXKidney.org/walk Enjoy a fun-packed Sunday afternoon with your choice of a one-mile walk or a 5K-walk along the beautiful museum reach of the San Antonio River Walk. Exhibit tables, live music, goodie bags and prizes are your reward for helping to raise proceeds to support local programs for kidney patients and their families.

that clearly state what will not convey.

And, a list of those items that are currently “attached” but will not be included in the sale of the property should be made available to all interested parties.

Totally Texas Rio Cibolo Ranch, Oct. 30th 210.822.9555 | Culinaria.com For the food lover of all ages and tastes, Culinaria presents Totally Texas! This family-friendly event takes place at the perfect setting for an experience of all things Texas - from the food and wine, to the ranch activities (hayrides, barge rides and the longhorn cattle). There’s entertainment throughout the day and seminars that provide the opportunity to learn about herbs, wine and more.

BACK TO THE FUTURE

Featuring Q on the Riverwalk at the Hyatt Regency 210.222.1234 | QRiverwalk.com

CHURRASCO MIXED GRILL INGREDIENTS (Per Churrasco Skewer) 1 cubed cut of sirloin 1 shrimp 1 slice of sausage 1 cubed cut of boneless chicken breast 5 bell pepper pieces (1 inch chunks) 5 red onion pieces (1 inch chunks) 2 zuchinni slices 1 squash slice Chimichurri Marinade (see below) PREPARATION METHOD • Assemble Churrasco onto kabob sticks in the following order: pepper, onion, suasage, pepper, onion, zuchinni, shrimp, pepper, onion, squash, chicken, pepper, onion, zuchinni, beef, onion, pepper • Brush generously with Chimichurri Marinade • Grill until vegetables are cooked and meat is medium rare, about 8 minutes.

CHIMICHURRI MARINADE INGREDIENTS 1.5 oz. garlic cloves (peeled) 1/4 bunch fresh cilantro 1 teaspoon of fresh rosemary (stems removed) 4 cups of olive oil 1/4 cup sherry vinegar salt and pepper to taste PREPARATION METHOD • Place garlic, cilantro, and rosemary into blender • Blend to medium coarse • Slowly pour in olive oil and vinegar • Season with salt and pepper

Dim the lights and settle in with a hot tub of popcorn. Watching movies at home isn’t a new concept. Neither is the dedicated home theater room – popular for several years already. But what keeps home theater design and integration fresh and noteworthy are the continuous advances in comfort and technology. In fact, as TVs become smarter and homeowners become savvier, the line between the cinema experience and the home theater experience is not only blurring, it’s getting reversed. Today’s home theaters can now offer a movie-watching experience that simply dwarfs a night out at the local multi-plex.

Who could have imagined just a handful of years ago that we’d be able to watch 3-D movies at home? Or remotely cue up your Matrix DVD on your way home from dinner?

Or, (gasp!), ditch all your cumbersome DVDs and simply instantly download any movie you want at any time.

Traditional movie watching is converging with total home automation, web-based mobile apps and streaming internet content in ways we wouldn’t have deemed possible.

Manage your home’s security system, lighting, heating and cooling, the theater itself, and more via apps on your mobile phone or tablet. Then, once you’re planted in your comfy seat, you can use your mobile device as a universal remote.

Not long ago, TVs and PCs were two very different devices with completely separable usability. Today, Smart TVs and internetenabled devices such as Blu-ray disc players, gaming consoles and media servers bring the power of the internet to your television screen.

Now you can stream movies and on-demand programming right to your TV. Even tap into news, games, music and Facebook with a few screen touches. In addition, digitally store all of your family videos and personal photos with instant access to movie-theater-quality viewing of the most important and precious moments of your life.

With the popularity of 3-D technology on the big screen, it was just a matter of time until TV manufacturers found a way to bring the experience home. As the latest must-have visual treat, 3-D technology is growing by leaps

Consider this scenario: your home is under contract and closing soon. You need to pack and get ready to move out.

You start to pack and wonder “what can I take and what is part of the home”?

It may sound silly, but sellers are faced with this dilemma all of the time because of ambiguity in the contractual language that “all fixtures and improvements attached to the real property will convey with the property.” Does that apply to the big screen TV hanging on the wall in the family room, to the expensive drapes in the master bedroom that match the bed linens, or to the antique wall mirror hanging in the powder room that was a gift from Grandma?

Yes and no. The Texas promulgated residential resale contract attempts to clarify “permanently installed and built-in items” that are included in the sale of the real property. Sections 2B & C in the contract identify what is included and Section 2D identifies what is excluded from the sale.

A closer look at Section 2B shows that it lists “mounts and brackets for televisions

and speakers” but not the television.

Section 2C specifically lists “drapes and rods” as being included in the sale. There is no mention of mirrors, but further on in Section 2B it says “and all other property owned by the seller and attached to the real property.” Most buyers would probably assume that the television does not convey with the home even if it is mounted on the wall. But what did the buyer assume about the drapes and the powder room mirror when the contract was negotiated? This could be a gray area that may cause issues at the closing table.

The best way to avoid conflicts over what is included in the sale is to remove any “attached” items before the property is put on the market. Most buyers will take the approach of “what you see is what you get” and will assume certain items are included because they were present in the home when they looked at the property.

Buyers are often dismayed to find on their final walk-through of the property that items they assumed were included have been removed. In fact, in some cases

and bounds. From the TVs themselves, to the battery-powered glasses that operate from a triggered infrared signal from the set, to 3-D broadcast channels already lining up, it appears that “futuristic” 3-D viewing will perhaps one day be the norm.

THE SOUND OF MUSIC

(...and films, and games and more) Professional home theater designers know that proper sound is one of the hallmarks of the cinematic experience. Acoustics are optimized by properly sizing the room, and by designing the room with materials that absorb, diffuse and reflect sounds.

The latest in sound innovations are sound bars. Simplifying the concept of multi-speaker systems placed around the room, sound bars (about three feet long and six inches high) include up to 40 individual speakers that offer a dynamic range and are slightly angled to project sound around the room. Most sound bars include amplification and are internally powered – removing the need for a separate receiver/amplifier.

TWILIGHT

Even though films are viewed in a darkened room, lighting is critical. The proper lighting (or lack thereof) not only sets the mood, but gives the viewer a more pleasant experience.

A darkened room is essential. Uncontrolled ambient light can wash out colors and distract from the action on the screen. But, a movie viewed in total darkness can result in eyestrain.

Properly placed accent lighting is the key. Wall sconces, recessed lighting and accent lighting

those items were the things that helped them fall in love with in the property. It is best to remove Grandma’s antique mirror or the drapes that match your expensive bed linens prior to listing the home. Then there will not be any confusion because the buyer never saw those items in the home.

However, there’s no doubt that when you show your property for sale, you want it to look its best. Staging is an important element to a home’s overall presentation and it’s possible that your home won’t look its best with draperies stripped away or specialty fixtures and finishes missing.

It’s best to consult with your listing agent about what should stay or what should be removed. If the choice is made to keep non-conveyable items in place, your agent can help in a couple of ways.

Listing what items are excluded from the sale in Section 2D of the purchase contract will help avoid confusion. While this clarifies to all parties what will be removed by the seller, it can cause problems when negotiating the contract if the buyer saw those items in the home and wants them.

It’s not uncommon for the buyers to rescind their offer over small matters such as this.

Some Realtors will suggest creating small placards placed near items

provide a beautiful radiance and ambiance to your room. Placing a low-voltage light behind the screen itself provides a warm glow and enhances the film.

In-floor path lighting, dimly-lit cup holders and twinkling fiber-optic star ceilings are more ways to use the power of light in your design and décor.

A GAME OF THRONES

Comfort and luxury is at the top of homeowner’s minds when it comes to creating the ultimate movie-watching retreat. Home theater seating can be as simple as a comfy sofa or reclining chair, or you can take seating to the next level with wider, deeper and plusher options. How about a chair with power recline and memory to deliver you to your favorite position with just one touch? Berkline’s Buttkicker® technology brings realistic special effects and concert quality music to their specialty chairs. Berkline describes it as “a built-in silent subwoofer that allows you to ‘feel’ the audio excitement without excessive volume.” Cool.

EAT, PRAY, LOVE

Last but not least, some of the smallest but most thoughtful amenities can make your home better than the multi-plex any day!

From commercial, theater-quality popcorn machines to a candy-stocked concession stand, you’ll feel the movie magic with every delicious bite. A soda fountain and an in-theater wine bar keep guests sipping happily.

However, perhaps the best way to enjoy the movies is with a cozy throw blanket and a snuggle with your sweetie. Let the magic begin!

SEPTEMBER | OCTOBER 2011 Chefs & Cellars Culinary Institute of America, Sept. 18th 210.822.9555 | CIAChef.edu/texas This exclusive evening is likely to sell out quickly.

Five talented chefs dazzle 12 guests each with a multi-course menu paired with rare and fine wines from private cellar owners. Chefs for this year’s event are Chef John Brand, Chef Jason Dady, Chef Johnny Hernandez, Chef Jesse Perez and Chef Andrew Weissman.

Mary Poppins Majestic Theatre, Sept. 29th – Oct. 9th 210.226.3333 | MajesticEmpire.com Featuring the irresistible story and unforgettable songs from one of the most popular Disney films of all time, plus brand-new breathtaking dance numbers and spectacular stage-craft, Mary Poppins is everything you could ever want in a hit Broadway show! So get swept up in the fun of this high-flying musical the New York Post gives four out of four stars and calls “a perfect piece of musical theater.”

Dracula Lila Cockrell Theatre, Oct. 14th – Oct. 15th 210.404.2722 | BalletSanAntonio.org In honor of Halloween, put a little “spook” in your cultural performing arts when Ballet San Antonio presents Dracula. Original choreography by Ballet Master and Resident Choreographer Gabriel Zertuche allows the beautiful dancers to showcase their finest skills.

Gardens by Moonlight San Antonio Botanical Garden, Oct. 15th 210.207.3250 | SAbot.org Gardens by Moonlight offers the best in live music, culinary treats and a romantic evening under the stars. The line-up of popular bands showcases a wide range of musical genre of both local and nationally-recognized talent. Moonlight and beautiful landscape lighting add to the glowing spell of the Garden for visitors as they stroll from stage to stage throughout the Botanical Garden’s beautiful 33 acres.

Walk n’ Stroll for Kidneys Pearl Brewery, Oct. 23rd 210.739.9778 | TXKidney.org/walk Enjoy a fun-packed Sunday afternoon with your choice of a one-mile walk or a 5K-walk along the beautiful museum reach of the San Antonio River Walk. Exhibit tables, live music, goodie bags and prizes are your reward for helping to raise proceeds to support local programs for kidney patients and their families.

that clearly state what will not convey.

And, a list of those items that are currently “attached” but will not be included in the sale of the property should be made available to all interested parties.

Totally Texas Rio Cibolo Ranch, Oct. 30th 210.822.9555 | Culinaria.com For the food lover of all ages and tastes, Culinaria presents Totally Texas! This family-friendly event takes place at the perfect setting for an experience of all things Texas - from the food and wine, to the ranch activities (hayrides, barge rides and the longhorn cattle). There’s entertainment throughout the day and seminars that provide the opportunity to learn about herbs, wine and more.

With over $12 million in closed transactions in 2011 in The Dominion, Debra’s client service remains her utmost priority.

Her new location at the historic Dominion Sales and Information Pavilion gives your home the highest visibility as buyers approach the security gate.

Let Debra’s marketing expertise make your selling experience a delightful and pleasant one.

Call 210.573.4040 and make an appointment for her to list and sell your luxury home.

September | October 2011

Just a few of the homes in The Dominion SOLD by Debra Janes

42 Vineyard

18 Esquire

15 Esquire

7 Esquire

59 Majestic Way

40 Galleria

7 Arnold Palmer

20 Esquire

6 Duxbury Park

38 Galleria

For everything real estate...call

Debra Janes If your home is currently listed, this is not a solicitation for that listing.

210.573.4040 dj@gvtc.com DebraJanes.com

Sales & Information Pavilion 10 Dominion Drive

Produced by UpscaleRealEstateMarketing.com • 877.660.0996