Cute ranch in popular Stone Meadows subdivision! 3 bedrooms, 2 baths, 2-car garage on level corner lot. Huge vaulted great room, dining room and entry. Kitchen is open to dining room and great room with a breakfast bar for additional seating. Kitchen appliances include microwave, electric range, disposal and newer Bosch dishwasher. Luxury master suite with walk in closet, ceiling fan, and full bath. Other interior features include white 6 panel doors/trim, nickel hardware on cabinetry, ceiling fans in great room and bedrooms, main floor laundry room with shelving, and rough in plumbing in lower level. Exterior is low maintenance with vinyl siding, enclosed soffit and fascia, aggregate driveway and architectural shingles. Surround sound is wired on patio. Popular subdivision with 2 swimming pools, lake, tennis courts, clubhouse and walking paths. AAA-rated Wentzville Schools and close to shopping and major highways. 

Impeccably clean and well maintained ranch with over a 1/3 acre parklike lot. Sit on the covered deck and enjoy the peace. Newer carpet throughout. Very spacious Great Room with a dining combination. Kitchen with built in microwave and all appliances less than 2 years. Solid construction cabinetry with newer neutral countertops. Kitchen is open to Family Room with wood burning fireplace could easily be converted to a Hearth Room if so desired. All updated baths with higher height vanities. Master Bedroom with walk in closet and bath. Finished updated walk out basement with large Recreation Room and half bath, new carpet and slider to patio. 2 Car Garage is totally drywalled and finished. Open spindles to lower level and 6 panel doors. Sitting on a cul de sac and offering serenity out your back door makes this home perfect. Solid and clean clean clean! 

Priced to Sell! Not a short sale or foreclosure. This 4 Bedroom 2.5 Bath 2 Story home in Beautiful Timberwood Trails is a great value at almost 2500sqft! Home offers newly refinished hardwood floors, newer roof (2004), crown molding, central vacuum system, main floor laundry, separate dining, 2 car garage, and walk out lower level. Family room has gas fireplace with brick surround and built-in bookshelves. Large open eat-in kitchen leads to screened in porch which overlooks the fenced 1/3 acre fenced yard. Upstairs has 4 generously sized bedrooms including a master suite. Master bathroom has dual sinks, separate tub & shower, and a large walk-in closet. Subdivision offers a community pool and tennis courts. Hurry...This home won't last long!

New scraped wood plank flooring greets you at the foyer and flows into the vaulted Great Room! Relax by the fire! Brick to ceiling woodburning fireplace with raised hearth. Floor plan opens to ceramic tiled updated kitchen and breakfast room. Exit the patio doors to a huge deck overlooking a lovely, level yard with mature trees. Master suite has updated bath and walkin closet. New frieze carpeting in all 3 bedrooms & hall. House is fresh and clean; neutral colors will enhance any decor. Spindled staircase leads to large L shaped rec room with bar area; walkout lower level has 3rd full bath. Lots of built in storage. Great quiet neighborhood with super amenities: pool, clubhouse, tennis, park with playground and fishing pond. This is a great find - not a short sale or foreclosure!! Seller offering 1yr HSA Warranty, too!

Beautiful 2 story in a very desirable location with 4 bedrooms 2 ½ baths, cul-de-sac location and mature trees and landscaping. This spacious home has a large family room open to kitchen/ Breakfast rm., Fireplace, wood floors throughout first floor. Open two story foyer, living room & Dining rm. All wall colors updated. Master bedroom suite has a vaulted ceiling and gas fireplace. Upgraded granite counter tops in kitchen, stainless steel appliances, custom tile back splash, can lights, ceiling fans, large walk in laundry room on main floor off garage and has a service door to exterior. New furnace in 2009, new roof 2004, new hot water heater 2009 and much more! This home is perfect for a family who needs some space!

Immaculate. Renovated. 3 bedroom, 2.5 bath townhouse. 2 car garage. FHA Approved Condo. Main floor laundry and powder room. Newer ceramic tile, kitchen appliances, sink, countertop, carpet, faucets, vanities, toilets, shower doors, ceiling fans, lighting, window treatments, water heater, storm door & more! Easy access to Hwy 70. Near Page Extension. Clubhouse, pool, and tennis courts too! Shows like a display. Spacious townhouse. Very few 3 bedroom condos were built. Lower level utility room could be a workshop/hobby/bonus/office area. Must see this move-in condition property now. Celebrate the new year with a new address.
 

Nice home that backs to the 5th fairway of the Falls Golf Course in Turtle Creek Subdivision. Many upgrades including hardwood floors in kitchen, breakfast room, and foyer; stainless steel appliances, ceramic tile in main floor laundry and bath on main level. Open floor plan, family room with gas fireplace & 5 bay window, master suite bath with separate tub and shower, nice loft area off master. New roof and siding 2011, lead glass side lights at front door, walkout basement with patio, cedar deck off kitchen with Integra seal coating with transferrable warranty, sprinkler system, brick mailbox, zoned heating and cooling with dual thermostats, water softener, 50 gallon hot water heater, alarm system. Garage has workroom area in back.
 

Enjoy low maintenance luxury and carefree living at The Villas at Nottingham. Large 4 bedroom, 3.5 bath luxury villa home nestled in small enclave in Bridgeton with no through traffic. This villa is inside the I-270 loop just minutes from shopping, dining, church, banks, Airport, Busch Stadium, and the Edward Jones Dome. This is a beautiful maintenance free community, features stone & brick front exteriors with spacious open floor plan and is on a cul-de-sac with extra long concrete driveway. The Great room has floor to ceiling windows with custom blinds, gas fireplace, & exit to large deck. Kitchen has center island and breakfast bar. The MBR has walk-in closet, bathroom with dbl sinks, separate shower & jet tub. Upper level has two bedrooms with Jack and Jill bathroom and loft. The LL is finished with big windows & walk out to large patio which backs to trees. There is a game room, wet bar, bedroom, office, full bathroom & plenty of storage. This is not a short sale or foreclosure.

 Looking for a great opportunity and a great price. This backs to mature trees and common ground behind it. It is a walk out so plenty of opportunity to create the back yard entertainment space you desire. The home has an oversized garage and work space, new flooring in the family rm., hall way, dining rm., foyer, and kitchen. Fresh paint has also been added to walls with a neutral color. The hall bath has a new vanity and top with matching mirror and current flooring has also been completed. This home still has a lot of opportunity to upgrade it however you choose. It's priced to sell and in a great location!

One Yr HSA Home Warranty with 5 Star Upgrade. Updated and Open 3 bdrm 2 bath condo located in Cul-de-sac. Hardwood flrs thru out main level living. Kitchen features Granite Countertops with Breakfast Bar, Tile Backsplash, Ceramic Tile Floor, Stainless Dishwasher and Walk In Pantry. Main Flr Master Bdrm and 2nd bdrm, Master Bdrm Suite with his and her closets, atrium door to deck, private sink and vanity, garden tub and separate shower. Lower Level 3rd bdrm with full bath, access to the patio and lots of space. Other features include Plantation Shutters, Walk Out to yard area, 2 Car Garage, Deck and Patio, Recessed Lighting, Vaulted Ceiling in Living Room, Woodburning Fireplace, Washer, Dryer and Refrigerator to Stay. Desirable Subdivision with inground pool and clubhouse. Monthly Fee includes some exterior insurance, trash, pool, clubhouse, snow removal and landscaping and Common Area Maintenance. Seller offering HSA Home Warranty.
 

One reason is that during the winter more properties are taken off the market then put on.  Buyers will have less to choose from, and if your home is on the market there will be less competition.  More importantly, only Serious Buyers are looking for homes during this time. This means the buyers are really motivated to buy, no window shoppers.  Additionally, come Spring the housing inventory increases dramatically, because everyone else will be putting their house on the market, which could reduce the demand for your home.

Another important fact is interest rates are still low and buyers can take advantage of these historically low rates. As a seller, you have the end of the year working in your favor, since buyers might have to buy before the end of the year for tax reasons.

Remember buying a home is not just a huge financial decision; it is also an emotional one. What better time to catch buyers then during the holidays? Showing your home off to potential buyers during the wintery days only helps the buyers to visualize themselves in the house celebrating their own holiday.

And you might receive the best holiday present of all, a “sold” sign on your front yard.

​So if you are thinking of selling your home, its not too late to give me a call 314-479-8583 or visit my website and I can start working for you.

Like other Goverment backed loans, VA mortgages are bundled, securitized and sold on the secondary market. In order for the governement to insure these mortgages the borrower is charged a typr of insurance premium called a VA funding fee. Typically these fees are added to the loan amount and financed into the loan increasing the cost of buying the home.

VA loans, subject to some restrictions, are typically insured loans up to 100% of the purchase price of the home. What changes next week? On loans the close effective October 1st the funding fee will be reduced. This is a huge benefit to Veterans because they will effectively lower their monthly payment and the cost of buying a home.

Visit the VA loan website for more info: www.militaryvaloan.com

Debra and Gary were working four jobs in order to maintain their 2,000 sq.ft. home on an acre and a half of land. While searching for ways to downsize Gary came across a builder who could build them a custom 320 sq.ft. home for under $20,000. I know what your thinking...I thought the same thing...Thats a little drastic!

Lets face it a 320 sq.ft. house is not for everyone. If your thinking of downsizing to a more realistic managable home give me a call. I would love to discuss your options in today's market.

Well, it's not luck that makes that happen. It takes a powerful marketing plan and a competitive pricing strategy but most importantly once you get those potential buyer's through the door, the home has to look great. Staging your home for sale is critical component of getting your property sold. It takes careful planning and knowing how to professionally spruce up your home to send buyers running for their checkbook. Carla Hill of Reality Times has put together "10 Secrets of Home Staging" which will come in very handy for anyone preparing their home for sale.

Enjoy and let me know what you think.

10 Secrets of Home Staging

Is this the right choice? Well this depends on an individual's situation. Sometimes selling is the best choice. Not everyone can afford or want to take on two house payments. Usually if the homeowner purchases their next home at a good value then they can potentially make up any loss they had incurred on their home sale.

What happens when selling is not the best option?

A term which has recently come about is "Accidental Landlord". These are homeowners who have chosen to rent out their previous family home to tenants rather than sell the home at current market value. This can be a very profitable decision for homeowners but it does not come without its risks.

There are three important principles to keep in mind to avoid potential risks:

Landlord Tenant Laws:  The particulars of the landlord tenant legal guidelines by which you have to comply will differ from state to state, but the standard purpose of them is pretty much similar nationwide. These laws are created to shield the interests of each the landlord and the tenant evenly and fairly.

Property Condition:  Landlords need to maintain their rental units in good, livable condition, and the laws in just about every state and municipality are going to differ with regards to what is livable and what is not. To be a respected and successful landlord, you truly ought to be well versed in the zoning and building standards of the city that the housing units are in.

The Tenants:  You want to ensure to always select great individuals to move in to your rental units. Executing an extensive credit and criminal background check on prospective renters is the primary means by which most landlords pick quality tenants.

By understanding and obeying your state's landlord tenant legal guidelines and your local municipality's zoning and city program regulations, and following best-in-class tenant screening practices, you can dramatically minimize potential risk.

If you are weighing the pros and cons of leasing your home give me a call. I would be happy to help you decide what your options are in today's market.

• Replace an underperforming central AC or heat pump system.
• Test and seal duct work.
• Upgrade a blower fan.
• Replace a heat pump thermostat.
• Get an AC tune-up.

The largest payoff comes from replacing an old Heating Ventilation Air Conditioning (HVAC) system landing you $650 to $850 in rebates. First, Ameren customers must have one of the electric utility's certified contractors test their home's AC to evaluate the system's air flow level, refrigerant level, and operating efficiency. If the contractor determines that the home's AC is underperforming, then the homeowner can replace it and receive an instant rebate off the cost of a new system.

The next largest payoff is having your HVAC duct work tested and secure any leaky ducts. Having this simple service performed can score you a rebate of $200 to $300 while reducing your heating and cooling costs year round. 

You can add another $200 by upgrading the blower motor on your home's heating and cooling system to a Concept 3 motor. A Concept 3 motor allows the fan to automatically switch from dehumidifying to cooling, depending on the climate.

Another $25 to $75 can be added to your total by installing an outdoor lockout thermostat in place of your current heat pump thermostat. This new thermostat will prevent a back-up heat source from running when it is not needed.

The finally and most overlooked rebate comes from having your home's AC tuned up to manufacturer's specifications by a certified contractor can score you $25 to $55. This is a regular maintenance item is overlooked by a large percentage of homeowners and can greatly increase the efficiency and longevity of you system.

For more information on Ameren Rebates check out their website:

AmerenUE

Going back to the original question, the simple answer would be "No, you don't need an agent for new construction?". The builder will happily keep the buyer's agent commission which has already been built into the price and consider it a bonus. There are many people every year buying new construction homes without their own buyer's agent having little or no problems through the transaction. But if you would like the added security of an agent on your side at no cost to you, I feel it is the right call. Just remember to choose an agent you trust and someone who is familiar with the construction process.

Top 10 Reasons To Use Us When Building a Home

1. We represent you in negotiations. The builders host agent represents the builders (sellers) interest.

2. We have significant experience with all aspects of "creating" your new home. On average, it takes a buyer 3 new homes to build the "perfect home". There are so many details to attend to. Having been through many builds, we can help you design a home best fitting your needs and allow you to focus your resources (money) on the most vital options.

3. Most builders and builders representatives will be freer with helpful information to a Realtor. This includes items such as discounts, special promotions, and pricing information regarding your home. They not only want your business, but it's their business to cultivate a positive relationship with the Realtor community.

4. By making the host agent or builder aware that you have a professional representation, you put them on notice. They know someone in the industry will be looking out for your best interest.

5. We will follow your build closely. Mistakes can happen during the construction process and it is to your benefit to catch them early on.

6. Without representation, should you have a problem, your only recourse is through the host agent or builder. Having someone skilled in negotiations and the process can successfully facilitate a resolution.

7. Over the years, we have experience dealing with home builders in a wide range of prices. We "talk the talk" and "walk the walk". We are well known and respected in the closely knit builders community.

8. With our experience and relationships with multiple builders, we can compare pricing on options and make sure you're not paying too much for those add on items that can add up to a lot of money.

9. We know what to look for on the final walk through. This is a critical activity to make sure you are getting what you're supposed to be getting.

10. Buyers representation is free. We are paid by the seller. It's a win - win experience for you.

If you are considering Building, Buying, or Selling feel free to give me a call and put me to work for you! Mike Galbally ~ (314) 479-8583

March showed a significant increase in buyer activity. The small rise in interest rates may have caused lookers to become buyers in an effort to lock in lower rates. Looking ahead we have only seen the trend increase going into April. 

Sellers, you have an excellent opportunity to sell your home this season, that is if you have the right pricing strategy in place from the start! Studies show that the longer a property stays on the market, the less the seller will net upon the sale. So often I hear sellers say we can test the market and that can be a viable selling strategy. Although you should realize that your home is only new to the market once. Every year buyers are more and more knowledgeable of the market. Your best course of action is to come on the market strong, make sure your in control not the other way around.

It is very important to price your property at a competitive market value at the signing of your listing contract. The market is so competitive that even over-pricing by a few thousand dollars could mean that your house will not sell.

An Overpriced Home:

~ Minimizes offers
~ Decreases agents response
~ Limits qualified buyers
~ Decreases showings
~ Decreases prospects
~ Limits financing
~ Wastes advertising dollars
~ Nets less for the seller

When you are ready, contact me today for a personal market value analysis of your home. No hassles or obligation - just honest advice on how to get top dollar for your home!

If home prices were the only factor you had to consider in determining your cost of ownership then the previous approach may be the best. There are a couple more factors to consider while determining if now is the right time to buy. Interest rates and mortgage financing availability are two important considerations. 

Your monthly mortgage payment is a combination of principal and interest. Lets consider some possible scenarios home buyers may encounter in the near future. If home prices in some areas were to continue to fall slightly but interest rates were to rise, it could cost you significantly more over the life of the loan to purchase the identical home! Ultimately interest rates will play a pivotal role in the cost of home ownership. Even though interest rates have risen slightly in the last six months, remember they are still at historic lows.

The best words of advise I can give my clients is "Remember a home is a long term investment. The market may go up, it may go down but over the long term Real Estate will always be a strong investment." While a home is probably one of the biggest investments your family will make, remember it is the center of your personal life. I feel a home should reflect your personal taste, and as it may be great to have a large home in a prestigious subdivision, its also important to be financially comfortable. 

If you choose to look at the bigger picture of home ownership, it may be in your best interest to lock in today's relatively low interest rates and low home prices. Although taking the gamble on the hope for further reduced home prices can be very tempting, purchasing now in today's buyer friendly market most likely will be the right choice for you and your family.

Please feel free to give me a call if I can be of any assistance in determining how much home you can afford in today's market.

~ One of the most vital home safe tools is a smoke detector. You should install multiple smoke detectors on each floor throughout your home especially near bedrooms. Smoke detectors should be changed every 10 years per manufacturers recommendations. To ensure your detectors work properly at all times, you should check them at least once a month and switch out batteries every year.

~ Just as important but often over looked safety tool during the winter months is a carbon monoxide detector. While using a heating source within an inclosed space, the risk of carbon monoxide contaminating the air increases. 

Just as with smoke detectors, you should install carbon monoxide detectors near bedrooms and on each floor of your home. If your carbon monoxide detector goes off, you should reset the alarm, call the fire department, and move outside to fresh air.

Know the signs of carbon monoxide poisoning. These include headache, fatigue, shortness of breath, and dizziness. If you experience any of these symptoms you should seek medical attention.

~Safety tips for a fireplace or wood-burning stoves. Your fire place or stove should be inspected and cleaned including the chimney connection and flue every year before use.

When you have a fire burning you should have the flue open and have a sturdy fireplace screen in place to protect the surrounding area. Only burn untreated wood in your fireplace as anything else can result in burning pieces floating out of the chimney. These pieces could ignite your roof, your neighbors roof, or trees surrounding your property. 

If you are using a wood burning stove be sure it is placed on an approved stove board. This will protect your floor from heat and coals which could ignite the floor.

Be Safe this Winter!

Most of all enjoy this wonderful time of year with Friends & Family!