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A Publication of the Granbury Association of REALTORS April 2014

country club living



w w w. K n i e p e r Te a m . c o m


Offered at $195,000

Very nice home on the orchard in Pecan Plantation. Enjoy the deer and golf golf golf.

Offered at $174,900

Wonderful home located close to town. Open living area with lots of light.


Offered at $379,900

Fabulous waterfront villa on deep water cove with boat dock and great man cave.


Offered at $795,000

Waterfront retreat in DeCordova Country Club w/wide open floorplan and great view.

Offered at $369,000

Golf course beauty overlooking the #3 fairwy in Pecan with a great backyard and pool.

Offered at $769,000

Waterfront estate in Harbor Lakes. Like new home w/ all the upgrades close to clubhouse.

The Waterfront Experts

Offered at $249,000

Energy Efficient home on golf course in Pecan Plantation overlooking the 17th tee box.

Offered at $425,000

Custom Cape Cod Style home on mainbody offered fully furnished with boat and jet skis.

Offered at $69,900

STEAL OF A DEAL! Condo on the #1 green in DeCordova. Comes w/ a Garage!

...and THE Authority on Real Estate.


Steve Cook 32 Years Experience Multi Million Dollar Producer

Broker Associate

Cell: 817-929-3905

26 Years Experience Multi Million Dollar Producer

RE/MAX Lake Granbury


4810 Hwy. 377 E. Granbury, Texas 76049

REALTOR® Associate

Cell: 817-219-5774

Each Office is Independently Owned and Operated

832-TOLAR, 5 ACRES! Perfect for large family. 4bd/3½ba, 2 spacious living areas, formal dining, beautiful master suite. Two separate kitchens, great for entertaining, separate guest house, & work shop. Large pecan trees, coastal. Additional acreage available. $369,500 MLS# 12031566

216-BEAUTIFUL like new home in great neighborhood on Fort Worth side. Oversized corner lot. Fenced back yard. Large living area plus sunroom, breakfast bar, fireplace, washer/dryer, and microwave! Includes 1 year warranty! $169,999 MLS# 12082483

405-MAKE OFFER!!! A REAL LAKEHOUSE! JUST OFF MAINBODY! With open concept living/ dining, 2/2/2cp, huge den with tons of glass & fireplace! Additional game room. 15X12 building would be a great guest house. Large dock with huge deck! AWESOME! REDUCED! $199,900 MLS# 12047697

1001-16+ ACRES! Large live oaks, rolling pasture land, fantastic views. Large stock tank, great building site, very private location. $91,674 MLS# 11709150

228-DECORDOVA GOLF COURSE HOME! Tons of updates on this 4/3/2 with oversized golf cart storage. Open living/dining/kitchen with granite and stainless appliances. Huge deck overlooking the golf course! $149,900 MLS# 12087140

419-LAKE FRONT HOME! 2 large oversized lots, huge trees, park-like setting. Spacious 3 bedroom, 2 bath, with extra guest suite including extra full bath and kitchen. Oversized garage, room for shop area. Nice neighborhood. Priced to sell. $145,000 MLS# 12087195

264-PICTURE PERFECT! Well cared for 3/2/2 in quiet neighborhood. Open concept living/ dining/kitchen. Breakfast bar, granite countertops, dining with bay window. Split bedrooms, master bath with jetted tub, separate shower. Huge backyard & separate workshop!! $166,000 MLS# 11920294

1029-10.10 ACRES, frontage on Brown Rd. Land is in City limits of Lipan. Sandy loam, large oaks, restricted to site built homes. Plat in office. City water is to the property. Tap fee required. $55,000 MLS# 11948415

294-LARGE FAMILY? This is the perfect home, 5 bedroom, 4 bath, study, large open living area, large kitchen. In ground pool, large corner lot, great trees, circle drive, oversized covered patio. $239,900 MLS# 12050253

401-WATERFRONT ON CANAL, LAGUNA TRES! Excellent location in established neighborhood very close to town, 3 bedroom home with study, large kitchen with island and breakfast bar, large yard and outbuildings. $149,500 MLS# 12067232

600-WIDE OPEN WATERFRONT! Sit on your decks and take in the spectacular views! Darling 2 bedroom mobile, updated, 2 living areas. Rock walls, dock with lift, jet ski lifts & decks over the water. HAVE FUN! $149,900 MLS# 11855839

902-MOVE RIGHT IN!! Very nice 3bd/2ba 17x76 mobile home on 2 lots! Open concept, kitchen with island/bar, split bedrooms. Large deck, detached 2 car garage. START ENJOYING IT TODAY! $39,000 MLS# 12038440


April 2014

How to Assess the Real Cost of a Fixer-Upper House page 14

Spring Cleaning List Page 16

4 | Granbury Association of REALTORS速 * Homes Guide





President’s Column March 2014 —distributed by Texas Association of Realtors

Homebuyers, You Have Work to Do Your homebuying process will likely include a team of people—a mortgage broker or banker, inspector, surveyor, seller and seller’s agent are a few who may be on the list. But even with so many professionals working on your behalf, there are some tasks that will be your responsibility. The first step you take should be to work with a Texas Realtor, a real estate expert who will guide you through every step. Here are a few other ways you can actively participate in your homebuying process. Take care of your credit You should request copies of your credit report every year—especially before you apply for a mortgage. Review the report for any issues or instances of identity theft. These won’t necessarily keep you from securing financing; you’ll just have to get to work clearing them up. If you aren’t sure what to do to improve your credit, ask your Texas Realtor for advice or resources to help you get started. Start with a realistic budget Before you spend too much time looking for your dream home, you should find out exactly how much you can afford to spend. Your mortgage broker or banker will help you determine how much you can afford based on your income, debts and credit history. Your job is to be ready to supply any requested information and to set a price range so your Texas Realtor can find potential properties that fit your budget. Don’t let a missing signature stall the process You may be asked to provide copies of your financial statements, tax records or for your signature on forms. Your job is to provide this information ASAP so the requester can move forward. Being prompt with information is especially important during the final steps leading up to closing. Once you sign a contract on a home, the clock starts ticking on your termination-option period and won’t wait just because you haven’t responded to an email. Learn the difference between pre-qualification and pre-approval Pre-qualification is an initial check of your credit based on basic information you share with a lender. Pre-approval is an in-depth look at your finances that includes verifying your income, expenses and credit history. The result is a pre-approval letter stating how much the lender is willing to let you borrow. This tells sellers that you’re serious and have already taken the first steps toward seeking funding. Communicate any concerns with your Texas Realtor If you have questions about what someone is asking of you, speak up. Your Texas Realtor has the knowledge and experience to keep you informed and excited about owning your own home.

All real estate advertised in this publication is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination based on race, color, religion, sex, familial status, handicap, or national origin, or an intention to make any such preference, limitation, or discrimination”. This publication will not knowingly accept any listing or advertising for rental or sell of real estate which is in violation of the law. Our readers are hereby informed that all dwellings advertised in this publication are available on an equal opportunity basis. The Homes Guide is published by GAR, 2504 James RD, Granbury, Texas 76049 * (817) 3262530. All information in this publication is believed to be accurate, but is not guaranteed. All information should be independently verified by the customer. GAR assumes no liability for any advertisement in this magazine. GAR reserves the right to refuse advertising space to anyone for any reason. Any reproduction, in whole or in part, or any commercial attempt to cover or alter the appearance of this publication without the written permission of GAR is expressly forbidden. All rights reserved.


Jerry Williamson Donyce Parish Kimberly Shook Carla Bandera Beth Shearon Jane Mouhot Laura Life Tammy Dill Becky Wheatley Lynn Dirks Lee Overstreet



Get more advice about buying, selling or leasing in Texas at Scan the QR code to visit our website. 2504 James Road, Granbury, TX 76049 · PHONE: 817-326-2530 · FACSIMILE: 817-326-2545 · WWW.GRANBURYREALTORS.COM

Should You Move or Remodel? By: Dona DeZube Published: August 24, 2010 When your house no longer suits you, you can move or remodel. Find out which big change is the right investment of your housing dollars. Just about everything else—remodeling costs, the hassle of living in a construction zone, or the ability to live happily without one more bathroom--is a personal preference. After all, your home isn’t just your largest investment; it’s also the place where your family lives. 1. Will remodeling make your home better than everyone else’s? To make the right move-or-remodel decision, you have to know: Your home’s value. Easy. Just ask a REALTOR® to estimate it and tell you how it compares with the value of the other homes in your immediate neighborhood. Ask her what she thinks your house will be worth after the improvements, too. Your neighbors’ home value. Hit some open houses. Seeing the inside of area homes will inspire you; help you make good choices about finishes, room sizes, and how much to spend; and, admit it, entertain you. Your remodeling costs. Once you’ve got your renovation vision, get a quote from a home improvement contractor or, if you’re remodeling it yourself, tally the costs of the items on your supplies shopping list. Then add the remodeling costs to the value of your home. If the number you get is more than 10% above the average value of homes in your neighborhood, you’re over-improving and probably won’t be able to sell for what you put into the remodel. Here’s why: No one wants to buy the most expensive home on the block (your home) if they can spend the same money to get a similar home on a block of higher-priced homes. Would you pay $200,000 to live on a block where all the other homes are valued at $100,000? We hope not. Make home improvements that are typical for the neighborhood. Don’t put granite countertops in a trailer, and don’t put laminate countertops in a Trump Tower condo. Your tour of open houses gives you a chance to verify that your planned remodel isn’t an over- or underimprovement for the neighborhood. 2. Do you love where you live? Want to keep your kids in the same school district, but can’t find or afford a bigger, better house? Love the neighbors? Have an easy commute to work? Stay put. If you’ve soured on the traffic, the neighborhood’s crime rate, or the nosy neighbors, move on. 3. Do you have room to expand? If your remodeling plans include increasing the overall size of your home, the size of your lot may be the deciding factor in whether to move or remodel. If you live in a 1,500 sq. ft. ranch on a 3,000 sq. ft. lot, you might be able to add a second story to turn it into a 3,000 sq. ft. twostory, but you’re not likely to add 1,500 sq. ft. at ground level. And if you have a septic tank and well, the location of those will limit how and where you add onto your home (or cost you a bundle to move). 4. Can you afford to move? Consider these moving costs: sale costs for your existing home, shipping your household goods, buying window treatments and possibly furniture for the new house, costs to fix up your existing home before sale, higher utility costs (if your next house is bigger), insurance cost differences, and property taxes. Visit for more articles like this. Reprinted from with permission of the NATIONAL ASSOCIATION OF REALTORS®.

6 | Granbury Association of REALTORS® * Homes GuideA




thiGreat waterfront deal! Seller motivated. Huge wall of windows, live oak shaded back yard, great dock and upper balcony. Home is updated and ready for new owners!

Better than new knockout waterfront! Dock, fence and incredible back patio oasis with spa and kitchen. Granite counters, SS appliances, wood floors, awesome master retreat.i

Exquisite estate home on almost 40 acres. 4-4.5-3 with custom finshes, pro appliances, granite, travertine and views of Comanche Peak. Huge shop with HVAC, auto lifts and room for toys!




Wide open spaces is what you will find in this 4-2.5-3 home with over 4 acres. Close to town and ready for a new owners touch. Best price around for this much house. Priced to move fast!

Waterfront dream 3-2.5-3 custom touches everywhere including paint, upgraded cabinets, stained driveway and plantation shutters. Backyard oasis with pergola, fireplace and grill. Wow!

Updated country home in excellent Tolar school district 3-2-2 with a study all located on over 8 acres with barn , corrals and a stock pond. Fenced with electric gate. Views!

Like me on Facebook: FeliciaTPeters


Felicia Peters,

ABR, CRS, GRI, SRES Managing Broker



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e on st tes m a Ge Est Imagine country club living at this affordable price. Amazingly spacious home in DeCordova Bend. Kitchen is open to the living room. New carpet, fresh paint and an extra play room for kids and adults alike. Huge pecan trees in this delightful yard. $124,900

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One owner home on the main body of Lake Granbury. Very nice open floor plan. With lovely mature trees well groomed landscaping and 2 car garage. Wood floors in both living areas and kitchen. $299,000

Fantastic home conveniently located near Granbury shopping areas. Spacious rooms updated with crown molding, tile floors, new windows, so many updates! Pergola in back yard to enjoy the professionally planted back yard gardens. $180,000

Fantastic 1.6 acre lot on the main body of Lake Granbury in desirable subdivision. Owner has planted many live oak trees to surround your new home. The sea wall is in place. You wont find a better home site on Lake Granbury! $249,000

Seven and one half acres of rural land in Tolar TX. There is an older frame home which was moved to the property in 1979 and an older doublewide which convey. There is a well and septic system. $120,000

Darling three bedroom 2 bath home on the Fort Worth side is neat as a pin and so affordable! $129,000

6113 Laredo Ct DeCordova Austin Stone home on #12 Fairway & a quiet cul de sac. 3/2/2 & a golf cart garage. 2196sqft. Carpet allowance. Low maintenance yard. Fireplace. Kitchen island. Great patio to watch the golfers! $189K 4219 Mojave DeCordova New metal roof, paint & flooring, on DCBEs 165 yd #11 * 4 Bedrooms & LOTS of space * Master & one bed down. 2 BRs, & loft up! Large living area with 16in ceramic tile & WBFB! Bonus room $140K 5124 LaVista DeCordova FOR SALE or Lease. Seller Financing Considered! Main body views from this Townhouse w/ open concept & 3 Masters. Hardwood floors, vaulted ceilings, tiled counters & Kitchen Floors. New Appliances $269K $1350/mo 4506 Cimmaron Trail DeCordova Brick House Lives BIG partly because there is a 350+ sqft sunroom added on the back not included in the sqft. Open concept, new roof, hardwood in dining area. 6ft Privacy Fence. Tile Kitchen & Bath $137,500 4974 Blue Water Possible Seller Financing. New carpet, ceramic tile, large living dining area. Built-in Hutch. New air handler. New paint in and out! Storage buildings w/Electric. Split Bedrooms. Large Deck & Privacy Fence $89,900 5330 Fairway Circle Limestone Home in DCBE on wooded lot! 60 year old Oak hardwood on this 4BR 3 Bath Home with 4,166 sqft * 3 FP * Gourmet Kitchen * Master open to sunroom * Huge Master up & Master Bath & Office-bookcases & 3 FP $250K

Kay Bailey GRI 817-776-1668

UNITED REALTY PROFESSIONALS for ALL the listings in DeCordova




REALTOR Associate

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#70303 5 ACRES - Convenient location on Ft. Worth side of Granbury. Level acreage to build. No Mobiles. MINI-RANCH Community of High Chaparral. Reduced to $45,900



#45043 Brick home built in 2007 on over 1/2 acre with trees. 1608 sq.ft. 3/2/2 with split bedrooms. Kitchen has granite, island, and breakfast area. + Dining Area. Nearly new wood flooring. Fenced yard and storage building. A few blocks off 377 on Ft. Worth side of Granbury. $124,500

#18003 2.04 Acres at corner of S Hwy 281 & Airport Rd in Stephenville. Building is 2700 sq.ft. with wheelchair ramps, 2 meeting rooms, 2 offices, 2 restrooms, and kitchen. Original structure was WWI Stephenville Barracks #588, which was moved to this site, approx. 1956. Property has many usage possibilities at this busy intersection. $220,000

#15003 Brick custom home on large cul-de-sac lot. Open Living with fireplace. Formal Dining. Split bedrooms. Crown molding & decorative lighting. Master bath has big corner soaking tub + separate shower. Oversized garage. Room for a pool in huge yard. Sprinkler system in front. Desirable neighborhood convenient to town. $144,900

RE/MAX Lake Granbury 4810 E. Hwy. 377, Granbury,Texas 76049 (817) 579-1504


Each Office is Independently Owned and Operated

EXCEPTIONAL BRAZOS RIVER HOME ON 2.140 ACRES. 4 bedrooms, 3.5 baths, 3 car garage, 2 living areas, huge gourmet kitchen, lots of storage, large garden room. Wood burning fireplace in den and master bedroom. Totally remodeled. Two new air conditioning units. Move in ready! $380,000 PRICE REDUCED $340,000

Alicia Tibbets (817) 946-3303

17+/BEAUTIFUL PEACEFUL ACRES. Lots of trees, access from two county roads. Glen Rose ISD. Minutes from Rough Creek Lodge and Fossil Rim. Peaceful country living! Possible owner finance. $135,000


Lake Granbury Joy Paris, CRS, ABR Broker/Owner 817-579-1504

Jeff Alexander


Linda Blankenship 817-219-5774

Steve Conley


Steve Cook


Pat Correll

Rod Davis

817-776-0323 817-578-0660


203-MISTY MEADOWS DEAL! 3/2/2 with fenced back yard and storage building. $3,000 flooring allowance. $2000 painting allowance. Walking distance to schools. $99,900 MLS# 12020836

406-BEAUTIFUL WATERFRONT HOME with split bedrooms and many special features. Large master bedroom with split vanities in the master bath. Gas fireplace and cooktop. Nice shady trees make this home special. $298,500 MLS# 12066714

834-BRING YOUR HORSES! 10 acres, Tolar schools. Custom built brick 3/2/2 with study, large open living area, laminate floors, great kitchen. 24X80 horse barn with tack room, hay barn, working pens, and turn out pens. Ready for you to turn out horses. $279,500 MLS# 12016906

609-WATERFRONT!!! Great weekender or full time! 3 bedrooms, 2 baths, split bedrooms, open concept. Large covered tree shaded deck. Retaining wall, boat dock with lift. COME ON DOWN! $89,500 MLS# 11836655

209-FANTASTIC newly renovated 3/2/2 in Indian Harbor. The upgrades are just awesome with new wood floors, carpet, paint, bathroom updates, fireplace and huge backyard. Don’t miss it! PRICE REDUCED $134,500 MLS# 12031597

215-WELCOME TO ELEGANCE!!! 4 bedrooms, 3½ baths with POOL on SPECTACULAR GOLF COURSE LOT!! Gourmet kitchen with island and granite counters. Unmatched views of water, fairways and greens! MAKE OFFER! $399,500 MLS# 12080907

404-WATERFRONT - 2 BLKS. FROM SQUARE & ADJACENT TO CITY BEACH. Small condo, 1BR/2BA, great weekender or investment. WB fireplace, great view from balcony/covered patio. $114,900 CALL EVEYLN MLS# 12092374

813-BRING YOUR HORSES! Modular home with 16.2 acres. Beautiful view on top of hill. Fenced and cross-fenced with 5 stall barn and arena. Pond. Also small mobile on property. 14 acres in Ag. - save on taxes! $199,999 MLS# 12062160

251-HISTORIC GRANBURY!! 3br, 2ba on quiet street close to square. Open concept living, dining, kitchen. Split bedrooms. Great outdoor living area on shady deck. 2 car garage too! $219,500 MLS# 11952052

810-RANCH STYLE 6+ ACRES. Custom built in 2008, stone, 4 bedroom, 3 bath, stained concrete floors, vaulted ceilings, large covered patio. 30X50 work shop on slab, large trees, Tolar schools. $289,500 MLS# 11960375

224-CHARMING BRICK HOME ON A LARGE LOT. Great floor plan with split bedrooms and formal dining. Very nice large kitchen with pretty granite counter tops. Nice fireplace and a workshop. All on a quiet cul-de-sac. $144,900 MLS#12078821

602-GREAT HOME FOR LAKE LIVING! Big 3bd/2ba on Lake Granbury canal. Carport, workshop, large covered porch, rock front porch, sea wall, many trees, and much more! A must see home. $119,900 MLS# 12031780

268-DECORDOVA BEND, recently updated! Wood floors, granite kitchen tops, beautifully decorated. You can move in and start enjoying this spacious 3/2/2, surrounded by large oak trees. Great location, and priced to sell. $167,500 MLS# 12004668

230-BEAUTIFUL UPDATED HOME IN DCBE. Nice granite in kitchen and wet bar, with double ovens. Community boat dock with two slips. Pretty pool, landscaped yard with circular drive & oversized 2 car garage. Nice open floor plan. Transfer fees to be paid at this price. $249,900 MLS# 12088730

208-PECAN PLANTATION IMMACULATE GROUND FLOOR CONDO. Overlooks pool & golf course. Living room w/wood burning fireplace & master suite w/French doors to big covered porch. Separate golf cart garage & covered parking. Fresh paint. $75,000 MLS# 11922762

Lake Granbury Lynn Dirks


Martha Dugan


Denise Gray


Evelyn Joseph


Sally Moore



Alicia Tibbets


817-579-1504 or 800-749-8199 Outside of Granbury

Each office is independently Owned and Operated

414-LUXURY HOME IN DECORDOVA BEND ESTATES on deep water, soaring ceilings, exquisite finishout. Screened porches, walkout basement, double boat dock with swim platform. Guest house at water’s edge. $765,000 MLS# 11915646

289-GOLF COURSE HOME, PECAN PLANTATION! Recently updated, custom built 4/3.5/3, 2 dining, 2 living areas, master & guest bedroom downstairs, great kitchen w/granite. Luxurious master suite. Beautifully landscaped, fantastic view of golf course. $299,500 MLS# 12043352

232-FOUR BEDROOM, 2.5 BATHS on just under an acre. Bring your horse. Large oak trees, great view and location. Custom home built in 2006. Stone fireplace, fantastic kitchen with island and breakfast bar. Large covered patio. $189,900 MLS# 12094615

243-IMMACULATE 3/2/2 ON OVER 3/4 ACRE FENCED LOT ON FT WORTH SIDE!! Open concept living/formal dining. Great kitchen w/ breakfast area. Fireplace, wood blinds, 2 storage buildings + above ground pool. DON’T WAIT!!! $149,500 MLS# 12050302

400-GREAT PLACE FOR ENTERTAINING! Neat & clean. Great yard & new boat dock, lift & retaining wall. Enjoy all the amenities of Indian Harbor: Gated patrolled security, swimming pool, clubhouse, marina. Furniture & appliances go with house. $205,000 MLS# 12049630

408-UPDATED LAKE HOME! Located just off the main body, in Laguna Tres Estates. New hardwood floors, 3 bedroom, 3.5 bath, plus extra guest quarters with separate access, perfect for family member or office. Large oak trees, boat house, very private. $369,900 MLS# 12098565

226-NICE FRAME HOUSE in great neighborhood on 2 lots on the Ft. Worth side of town with a carport and trees. Come see today! $79,000 MLS# 11934111

220-NEW PECAN BEAUTY! Fabulous 3-2½-3 New construction! Split bedrooms, formal dining, study, gourmet kitchen with granite. GATED SUBDIVISION!! $262,000 MLS# 12085224

802-IMMACULATE 4bd/2½ba home on 3 acres!!! Open concept living/dining with breakfast bar. Study/office. Outside kitchen, bar & shower. Large patio w/pergola. Fenced/cross fenced. 16X12 outside building with A/C & heat for office/shop. 12X24 2 stall stable + 10X6 tool shed. $265,000 MLS# 12079009

219-NEW HOME IN EXCLUSIVE PECAN PLANTATION! Fabulous 3-2½3, formal dining, study, open concept. Split bedrooms. Gourmet kitchen w/granite counters, stainless appliances. Tons more! All on quiet street. $238,900 MLS# 12085434

293-NEW ROOF - NEW FLOORING - NEW PAINT. Charming brick house in a very nice waterfront neighborhood on the Ft. Worth side. 3/2/2 with split bedrooms. Enclosed porch filled with windows. WBFP. Ample storage. No city taxes. In pristine shape. Boat ramp access. $132,900 MLS# 12064621

418-REALLY GREAT DEAL ON LAKE GRANBURY! 3/2/2 brick home in Port Ridglea on the Ft Worth side of town on a cul-de-sac. Easy access in a quiet subdivision. Covered deck, rock retaining wall and a nice yard. $130,000 MLS# 11935000

409-GREAT WEEKENDER ON FT WORTH SIDE! Nice dock and deck on good water in great neighborhood of nice homes. Stay the weekend or build larger and stay a lifetime! $110,000 MLS# 11854392

223-STUNNING UPDATES IN PRESTIGIOUS PECAN PLANTATION! 3/2/2 with formal dining and office/study. Just inside back gate with easy access to all amenities! MOVE IN READY! HURRY! $141,900 MLS# 12100100

280-DOWNSTAIRS UNIT FOR EASY ACCESS. Enjoy a carefree Pecan Plantation lifestyle without all the upkeep. Easy walking distance to clubhouse for dinner or golf. New carpet, paint, appliances. A great get-a-way or carefree permanent living. $54,000 MLS# 11938498

How to Assess the Real Cost of a Fixer-Upper House

By: G. M. Filisko Published: August 24, 2010 When you buy a fixer-upper house, you can save a ton of money, or get yourself in a financial fix. 1. Decide what you can do yourself TV remodeling shows make home improvement work look like a snap. In the real world, attempting a difficult remodeling job that you don’t know how to do will take longer than you think and can lead to less-than-professional results that won’t increase the value of your fixer-upper house. Do you really have the skills to do it? Some tasks, like stripping wallpaper and painting, are relatively easy. Others, like electrical work, can be dangerous when done by amateurs. Do you really have the time and desire to do it? Can you take time off work to renovate your fixer-upper house? If not, will you be stressed out by living in a work zone for months while you complete projects on the weekends?

14 | Granbury Association of REALTORS® * Homes Guide

2. Price the cost of repairs and remodeling before you make an offer Get your contractor into the house to do a walk-through, so he can give you a written cost estimate on the tasks he’s going to do. If you’re doing the work yourself, price the supplies. Either way, tack on 10% to 20% to cover unforeseen problems that often arise with a fixer-upper house. 3. Check permit costs Ask local officials if the work you’re going to do requires a permit and how much that permit costs. Doing work without a permit may save money, but it’ll cause problems when you resell your home. Decide if you want to get the permits yourself or have the contractor arrange for them. Getting permits can be time-consuming and frustrating. Inspectors may force you to do additional work, or change the way you want to do a project, before they give you the permit. Factor the time and aggravation of permits into your plans. 4. Doublecheck pricing on structural work If your fixer-upper home needs major structural work, hire a structural engineer for $500 to $700 to inspect the home before you put in an offer so you can be confident you’ve uncovered and conservatively budgeted for the full extent of the problems. Get written estimates for repairs before you commit to buying a home with structural issues. Don’t purchase a home that needs major structural work unless: You’re getting it at a steep discount You’re sure you’ve uncovered the extent of the problem You know the problem can be fixed You have a binding written estimate for the repairs 5. Check the cost of financing Be sure you have enough money for a downpayment, closing costs, and repairs without draining your savings.

Consider the Federal Housing Administration’s Section 203(k) program, which is designed to help home owners who are purchasing or refinancing a home that needs rehabilitation. The program wraps the purchase/refinance and rehabilitation costs into a single mortgage. To qualify for the loan, the total value of the property must fall within the FHA mortgage limit for your area, as with other FHA loans. A streamlined 203(k) program provides an additional amount for rehabilitation, up to $35,000, on top of an existing mortgage. It’s a simpler process than obtaining the standard 203(k). 6. Calculate your fair purchase offer Take the fair market value of the property (what it would be worth if it were in good condition and remodeled to current tastes) and subtract the upgrade and repair costs. For example: Your target fixer-upper house has a 1960s kitchen, metallic wallpaper, shag carpet, and high levels of radon in the basement. Your comparison house, in the same subdivision, sold last month for $200,000. That house had a newer kitchen, no wallpaper, was recently recarpeted, and has a radon mitigation system in its basement. The cost to remodel the kitchen, remove the wallpaper, carpet the house, and put in a radon mitigation system is $40,000. Your bid for the house should be $160,000. Ask your real estate agent if it’s a good idea to share your cost estimates with the sellers, to prove your offer is fair. 7. Include inspection contingencies in your offer Don’t rely on your friends or your contractor to eyeball your fixerupper house. Hire pros to do common inspections like: Home inspection. This is key in a fixer-upper assessment. The home inspector will uncover hidden issues in need of replacement or repair. You may know you want to replace those 1970s kitchen cabinets, but the home inspector has a meter that will detect the water leak behind them. Radon, mold, lead-based paint Septic and well Pest

If you’re planning to fund the repairs with a home equity or home improvement loan:

Most home inspection contingencies let you go back to the sellers and ask them to do the repairs, or give you cash at closing to pay for the repairs. The seller can also opt to simply back out of the deal, as can you, if the inspection turns up something you don’t want to deal with.

Get yourself pre-approved for both loans before you make an offer.

If that happens, this isn’t the right fixer-upper house for you. Go back to the top of this list and start again.

Make the deal contingent on getting both the purchase money loan and the renovation money loan, so you’re not forced to close the sale when you have no loan to fix the house.

Visit for more articles like this. Reprinted from with permission of the NATIONAL ASSOCIATION OF REALTORS®.

| Granbury Association of REALTORS® * Homes Guide 15

Spring Cleaning List By: Lara Edge

as you go to make re-installing them a breeze.

Published: April 20, 2012

Shelves: Remove all items from

Don’t you just love that feeling you get

shelves, and dust both the items and the

when you check items off a list? Get


that adrenaline going with our spring cleaning list.

TIP: Use museum putty to secure items that tend to fall over, especially if you live

Before you begin: Turn up the tunes with our Spotify spring cleaning playlist. Now you’re ready to tackle your spring cleaning list:

in earthquake-prone areas.

Driveway: Use a pressure washer to give your driveway

Walls: Dust your walls with your vacuum brush attach-

(and garage floor) a good cleaning. It’s amazing what a difference a

walls by patching holes and dings and touching up paint.

TIP: Try using Coke or Pepsi to remove oil and grease stains. It’ll take

sparkling driveway makes to your home’s curb appeal.

ment, then clean using an all-purpose cleaner and rinse. Repair your a little elbow grease, too, but the acidity of dark colas helps remove TIP: Don’t use a spray cleaner, which will only leave streaks on your

oil stains, as well as other tough stains, such as rust.

walls. Soak a cloth in cleaner, then wipe. To rinse, follow up with a

Siding: Using warm, soapy water and a soft-bristled brush

clean cloth soaked in plain water.

Baseboards: Dust with a microfiber cloth or use your

attached to a long handle, clean your home in sections small enough

and wipe clean.

TIP: Pressure washers can make the job go easier, but if you’re a

to keep soapy water from drying before you can rinse.

vacuum brush attachment, then spray with an all-purpose cleaner

power-washer newbie, you risk stripping off paint or damaging your TIP: Clean your baseboards after you clean your floors since cleaning

siding. Try one of the newer, lighter, electric power washers, which

floors tends to kick debris up onto baseboards.

are easier to handle, or stick with the old-fashioned method. Either

Windows: Use a microfiber cloth soaked in a solution of

way, wash from the bottom up to help prevent streaking.

¼ cup vinegar, ¼ to ½ teaspoon dish soap, and 2 cups water.

Upholstery: Vacuum your sofas and chairs. Spot clean or steam clean as needed. Freshen dusty pillows, throws, and cur-

TIP: Don’t be tempted to use more vinegar. Too much can make

tains by tossing them in the dryer on low or no heat. Or, take them

windows appear cloudy.

outside on a nice day to fluff and bask in the sun as an energy-saving

Window screens: To deep clean your window


screens, you should remove them. Place outside on a tarp or other

TIP: To spot clean, use “whipped detergent” -- a mixture of half dish

clean waterproof surface, then use a garden hose, an all-purpose

soap and half water. Beat to a froth. Soak a cloth in the mixture,

cleaner, and a soft brush (gently on the screen) to clean. Repair any

wash the stain, then rinse with a cloth soaked in fresh water.

torn window screens.

Ceiling fans: Spray the inside of an old pillowcase

TIP: When removing your screens and hardware, label their location

16 | Granbury Association of REALTORS® * Homes Guide

with cleaning solution, then slip the bag over each blade and wipe

clean. TIP: Before you go up a ladder to clean your ceiling fan, check to see if the fan is turning in the right direction to keep your home cool. If you feel a breeze underneath the blades when turned on, your fan is set for summer. If you don’t feel a breeze, change the direction.

Air conditioners: Change your air condi-

tioner filter, or clean it by soaking it in a vinegar-and-water solution for 1 to 4 hours (depending on how long it’s been since you last

Jerry Williamson Licensed Texas Broker

817-706-6582 “An American Patriot Company”

cleaned). Let dry completely before replacing. TIP: Let the filter dry outside in bright sunshine to kill bacteria and to help remove odors. Visit for more articles like this. Reprinted from with permission of the NATIONAL ASSOCIATION OF REALTORS®. 212 – HARBOR LAKES JEWEL – New Construction. Gated community. Single story, 3 bed, 2 bath, 2,200+ sq. ft. On corner lot with side entry garage. Beautiful granite counters, wood floors. Retire and golf. $289,900 MLS# 12053818

The Granbury Association of REALTORS® th presents the

29 Annual

Hood County Children’s Charity Fund, Inc.

Duffer’s Delight “Unclassic”

220 – MALLARD POINTE ON GOLF COURSE – Two Story, 4 bed, 3.5 bath, 3,525 Sq. ft. Granite counters, tile and wood flooring. Central vac. Balcony overlooks saltwater pool and golf course. Fire pit and 12 x 16 play house out back. Deeded marina slip. $385,000 MLS # 12089980

Charity Golf Tournament May 12, 2014 DeCordova Bend Estates Country Club

1 pm Shotgun Start * Four Person Scramble Questions about sponsorship - call Scott Bradley at 817-219-1459 For other information about the tournament, call Debbie Van Dyke at 817-578-7105 Completed sponsorship forms and checks can be sent by e-mail to

186 – SEVENTY-PLUS ACRES ON BRAZOS RIVER – Approximately ½ mile of Brazos River frontage. Mature pecan trees in the bottomland, beautiful coastal hay file in the upland. Like new 3/2/ home built in 2010, stained concrete floors, metal roof. Lots of wildlife. $995,000 MLS# 11928341

Albert Land, Owner Broker


3405 E. Hwy 377, Suite B Granbury, TX 76049 817-573-7564 Visit us on the web -




# 715 NICE LEVEL 4.2 ACRE TRACT WITH METAL 50 X 60 BARN: Great sandy soil with coastal; good property for horses; electric; driveway; well all in place; 4 miles west of Lipan. Asking $55,000.


# 710 WOODED RESIDENTIAL BUILDING LOT in newer brick home area; no city taxes; not Home Owners Dues; building pad in place; water utility available; septic required. $13,500

# 730 NICE BUILDING SITE IN ESTABLISHED RESIDENTIAL NEIGHBORHOOD: Mature trees; central water available; no city taxes; just minutes from the Historic Downtown Granbury Square; $15,000 – Make Offer!

# 755 MAINBODY WATERFRONT LOT: ½ Acre with level building site in one of Granbury’s nicest waterfront communities restricted for permanent home-sites; water available; low HOA dues; no city taxes; good deep water area. Asking $119,000

P orter Titl e Company Porter Title Company is a title and escrow company that has been serving Hood County real estate needs since 1937.

Porter Title has the experience and tools to meet the needs of mortgage brokers,

realtors, and lending institutions. We work hard to make each of our clients happy, and we provide the highest level of customer service.

O u r Quuaalirtayn t e e! Ke y G

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Waters Edge

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Your Guide To Home Buying & Selling!

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122 N. Crockett Street Granbury, Texas 76048 855-482-9992 or local 817-573-8801

#518 3/2.5/0 Country living in private setting on 6 acres of sandy soil surrounded by lots of Oak trees. Enjoy sitting outside while you watch wildlife and nature! $239,750

#515 3/2/3 On 160 Acres One of few large acreage properties in the area close to town. Great property and location with many possibilities. OWNER WILL DIVIDE! $1,986,720

#517 4/2/2 On 110 Acres This property has it all with 3 tanks, barns, 3 different living quarters in barns, outdoor arena, fenced, pens for horses, cattle, or goats. $1,400,000

#520 3/2.5/0 One owner custom built Stone home on 30 acres. Ag exempt. Features include fully covered porches, oversize carport with storage, & gourmet kitchen with huge island. $579,000

#212 4/3/2 On 18 Acres Luxurious Master Retreat & Expansive Covered Porches. The 1-1 Guest House Has A Screened Porch, Saltillo Tile & SS Appliances. Great For Horses. $575,000

#125 3/2.5/0 Country home on the Brazos River. 11.5 acres of beautiful, rolling country side. 3 bedroom, 2.5 bath, 2 stories, and barn. Also includes study. $274,000

#421 3/3.5/3 Beautiful home on the 17Th Fairway. Spectacular views overlooking the golf course and pond. Large master bedroom with his and her bath. Oversized three car garage. $389,000

#409 3/2.5/2 Afternoon shade at back of house to enjoy overlooking #3 green of golf course Study overlooking golf course w built in desk Exercise room w shower, room for golf cart in garage. $249,900

#420 3/2/0 Open concept living with breakfast bar opening to kitchen. Kitchen has designer track lighting & tumbled stone backsplash with ceramic tile on flooring. $131,000

#406 2/2/0 Air conditioner. 12 Inches extra insulation in ceiling. Large kitchen with all appliances. Condo members pool. $76,000

#307 2/1.5/0 Awesome main-body view of Lake Granbury! Deep water, with boat dock and jet ski lift. No problem getting your boat in the water here! $199,000

#311 3/2/2 Split bedrooms, vaulted ceiling and fireplace. Second living area can also be a third bedroom. $179,900

#305 3/2/2 This home has a spacious open kitchen and dining area and includes an island. Also has a formal dining room in the 2146 sq ft home. The living area has a wood burning fireplace. $174,900

#306 3/2.5/2 New granite countertops, cabinets, paint, new floors throughout, new appliances and new slate shingled roof. This home is perfect for a young family. $139,900

#310 3/2/2 This home has been well maintained with newer AC, roof, metal garage door, sprinklers, etc. and is located on a quiet creek. $135,000

#303 3/3/2 Golfer’s Dream. Splitlevel 3 bedroom on the golf course on DeCordova Bend course. Very close to the club house. Home has a large master downstairs with a fireplace. $121,688

The Granbury Association of REALTORS recommends you do business with our GREAT affiliates.

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Melissa Schaefer NMLS #441943 817-579-4902



Cell: (817) 219-0896

(817) 579-1504


SALSELLSGRANBURYREALESTATE.COM 4810 E. Hwy. 377, Granbury, Texas 76049 Each Office is Independently Owned and Operated

227-CUSTOM HOME built by Stephen Miller. Open floor plan, living, dining & kitchen with custom cabinets, granite counters & stained concrete floors. 3rd bedroom has exterior entry. Beautiful landscaped yard with circle drive & oversized 2 car garage with golf cart storage. Located on Cloud Nine, 9 hole golf course. Covered front & back patio. $240,000 MLS# 12053209

233-GREAT FIXER UPPER on the Fort Worth side of Granbury. 3 bedroom, 2 bath on approximately 6 acres, fenced, native grasses, scattered trees, private well and metal animal shelter. Large country kitchen, dining room, spacious living area and split bedroom arrangement. $90,900 MLS# 12100354

Each Office is Independently Owned and Operated

4810 E. Hwy. 377 Granbury, Texas 76049


204-GOLF COURSE TOWNHOUSE on the 1st Fairway of DCBE Country Club with view of marina & lake. 3 bedrooms, 3 baths. New dishwasher. New roof & upstairs deck. $155,000 MLS# 12036886

289-GOLF COURSE HOME, PECAN PLANTATION! Recently updated, custom built 4bd/3½ba, 2 dining, 2 living areas, master & guest bedroom downstairs, great kitchen w/granite. 3 car garage, + golf cart area. Fantastic view of golf course. $319,500 MLS# 12043352

2008-LOT WITH LAKE VIEW CLOSE TO MARINA in DCBE - free golf on two courses, tennis, club house for dining and entertaining, community pool and workout center. Adjacent lot also for sale. $15,000 MLS# 12048255

410-ENJOY BEAUTIFUL LAKE GRANBURY with this wonderful main body home. Spectacular views. Dock, sun deck, boat lift, trees, lots of windows. Perfect weekend or permanent home. A must see. $319,900 MLS# 12045354

800-2.5 ACRES ON HWY. 144 BETWEEN GRANBURY AND GLEN ROSE. 3 bedroom, 2 bath brick home on Squaw Creek. Large work shop with electricity and overhead door. Hwy. 144 frontage. No restrictions. $275,000 MLS# 12045695

212-TOLAR 3BR, 2 BATH HOME ON 2.4 ACRES. Huge living & dining areas & kitchen with plenty of counter & cabinet space, pond & fenced. $99,900 PRICE REDUCED $64,900 MLS# 1203747

Rod Davis, ABR

REALTOR Associate

294-LARGE FAMILY? This is the perfect home - 5 bedrooms, 4 baths, study, large open living area, large kitchen. In ground pool, large corner lot, great trees, circle drive, oversized covered patio. $239,900 MLS# 12050253

255-CAN’T BEAT THIS! Great commercial location with 6.1 acres fronting on Morgan & not in city limits. Close to Hwy 377 & Hwy 144 intersection. Property includes 2bd/2ba house, large metal barn & shed. On tax roll at $415,540. New price of $299,000. MLS# 11828786

236-BETTER THAN EVER with more than $30K in upgrades & additions. Double crown molding, arched doorways, granite countertops, custom woodwork, barrel entry ceiling, 16 in. floor tile, Plantation shutters, jetted tub & split master. New heat pump, new roof. $209,000 MLS# 12092735

To access info on all MLS Listings, visit or with your SmartPhone at


For info by phone 24/7, call 817.573.4663

72263 69.514 6 parcels, fenced and cross fenced with grass EXCELLENT for livestock. 3 wells, 1 for house 1 for barn 1 for windmill. Large barn with iron pens. NICE comfortable home on well kept property. $565,000

45063 BRICK HOUSE lives BIG partly because there is a 350+ SQFT SUNROOM ADDED on BACK of the HOUSE NOT included in the SQFT*PECAN TREED LOT with OPEN CONCEPT*Ceiling FANS thru out!!! A MUST SEE! $137,900

100203 This GORGEOUS property in PECAN PLANTATION on 4.6 acres is one not to be missed! Beautiful views, Saltilo tile throughout first floor. Enjoy the lanai and screened covered pool!! MANY Custom Features! $469,000

8073 Outstanding 5 Bdrm - 3.1 Bath custom home overlooking 17th Green of Hidden Oaks Golf Course. Large fenced yard with room for RV & boat. Soaring ceilings, open concept, office built-ins. Inground pool & party bar! $574,900

11263 In Benbrook! Spacious and immaculate 3 BR 3 Full Bath **PLUS**TWO CAR GARAGE Townhouse! Light and Open. Fireplace!! Quiet and peaceful with gated front entry and your own private courtyard. $169,500

6253 BEAUTIFUL HOME on large lot with Privacy Fence. This home is very well cared for by a TERRIFIC family! Wired for Christmas Lights and related decorations in a BIG way! DON’T MISS OUT ON THIS ONE!! $176,000

7717 great home for the price. Oak floors in living, dining and kitchen area. Plantation shutters, crown molding, LOTS of windows. MASTER with 8x9 seating area!! Golf cart garage, GREAT landscaping, corner lot! $194,500

50023 Imagine COUNTRY CLUB living at an affordable price. SPACIOUS home in DECORDOVA BEND ESTATES. Kitchen is open to living room. EXTRA play room for kids and adults alike. HUGE Pecan trees in a delightful yard. $124,900

30223 WONDERFUL location and move in ready! Carpet, flooring and paint in mint condition. Extra large kitchen, loads of cabinets and separate desk area. COVERED Patio. On Ft. Worth side for an easy commute! $159,900

45043 Brick home built in 2007. LARGE lot with trees. Fenced back yard. Kitchen has granite countertops & island. Breakfast area plus formal dining. Flooring is wood, carpet, and tile. Storage building. COME SEE! $124,500

10143 DARLING Victorian jewel box!!! Full of beauty and charm. Located in the heart of Historic Granbury. Hardwood floors through out, high ceilings, hearty eat-in kitchen! Peaceful setting with large trees. COME SEE! $86,500

68053 Gorgeous PECAN PLANTATION property located on the Orchard, two lots-one assessment. Outstanding quality, vaulted, boxed ceiling treatments and exquisite woodwork. WONDERFUL outside living area! $359,000

Jeannette Black - Owner/Broker

For information on all our properties 24/7, call 817.573.HOME

The Authority on Real Estate. R E A L


Beautiful brick home on Brazos River, spacious kitchen with plenty of cabinets including an island,black appliances,granite tile, satillo tile backsplash, gas top, double ovens, compactor. Beautiful rock fireplace, tile & wood floors, great view of landscaped yard to the river, covered patio. 2 lots but with only one assessment. $398,000

Fantastic Home w amazing kitchen with maximum storage, granite tops, tile back splash, garbage disposal, glass top stove, island with sink, stainless appliances, beautiful built in entertainment cabinet in Living room,10 foot ceilings, tile throughout, big windows, plantation shutters, and built ins in office. Very nice pool overlooking golf course. $342,500

New construction! Top of the line new home in upscale area close to shopping, dining, and entertainment. This gorgeous home features high ceilings, wood flooring, beautifully stained cabinets, and much more. Neutral tones and an open concept living space make the perfect canvas for you to style this home any way you like it! $259,900

In Harbor Lakes on the 13th Hole. Beautiful hand scraped wood floors, high ceilings with crown molding and custom trim, stone fireplace accented by recessed lighting. Magnificent gourmet kitchen tons of custom cabinets with unique inlays, stainless steel appliances. Extremely energy efficient, 3 month free golf and club membership. $344,900

w w w . K n i e p e r Te a m . c o m


Start your search here!

April 2014 Homes Guide  

Homes for sale in Granbury, TX