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This page include a lot of Katy real estate buying tips, but my best tip is: Get the best real estate agent! I would love to help you buy a great home! I specialize in getting home buyers the RIGHT home in the RIGHT neighborhood at the RIGHT price. My clients love me (read testimonials) because they know I’ve got their back! I watch out for defective homes, over-priced homes, and homes that may be difficult to re-sell when the time comes. I focus on getting you a home that meets your current needs but also is (hopefully) a good long-term investment. I have received the Five-Star Real Estate Agent award for the past TEN years because of my client satisfaction ratings. Less than 1 percent of all the agents in the Houston-metro area receive this honor!

If you haven’t already, then send me your criteria for a house by filling out this online form, so I can set up a custom search for you.
 
Then you will get automated emails when new homes, that match your criteria, hit the market. My custom search is the most accurate search available! No search you have access to (on HAR, Zillow, Realtor, Homes, Redfin, etc.) is better than my search because my search is directly from the MLS (Multiple Listing Service) which is where all the other websites get their data. (The MLS gets it FIRST!) Plus, I can narrow down your search result to the school level (and more!) and filter out less-than-desirable areas for you to save you time and effort. Since I am the local area expert, I know which neighborhoods flood (for example) and can filter those out for you automatically. If you find that you need me to revise your search criteria, just send me a quick email and tell me what change needs to be made.
 
Here is some helpful information to get you started:
 
I personally wrote all this info, photographed the neighborhoods, and put together the videos…this proves I’m a boots-on-the-ground local area expert. I don’t just work here…I live here! What other agent provides all this info?! As a Five-Star real estate agent I provide services that are way above and beyond what a typical real agent provides. (See a sample of the type of house report that I give my clients when they find a home they are thinking about purchasing. No agent in the world does this!)
 
Your home is probably your largest financial investment. Why wouldn’t you want a dedicated, Five-Star agent who is looking out for YOU?!
Read more about how a dedicated real estate agent gives you an advantage in the home buying process.
 
buyer videos
>> Go to my YouTube Channel

 

When You Are Ready to Tour Homes

When you are ready to tour some homes, then call/text me at 832-779-2890 so we can get you on the calendar and discuss exactly what will be the perfect home for you. As a Katy real estate agent (an expert!) I can narrow your focus and help you find the perfect neighborhood.

Or you can send me your perfect home criteria here: https://www.katyhomesforsaletx.com/katy-reports-guides/katy-home-search

Once I set up your custom search, then you will start getting home listings via email and you can mark them with Hearts to mark your favorites. A couple of days before our scheduled tour, I make appointments for your Favorite homes and print out the maps, home data, etc. for our tour. On the day of our tour we will meet at my office and then drive the area together so I can tell you about the area and point out various features while also touring homes. This is a great way to find your perfect home!

Helpful Articles About Home Buying

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Are you ready for home ownership?

Home readiness survey YES NO Do you have enough cash to make the down payment and cover the other costs of buying a home?   Does your monthly budget have room to afford the mortgage payment? Do you have a burning desire to own your own home? Is your job/business/income relatively stable? Do you expect to live in the home for at least three years? Is your credit rating good enough to allow you to obtain a home loan? Do ... [Read More]
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Benefits of Home Ownership

It’s the American dream…to own your own home. But have you considered the specific benefits of home ownership? Studies show the following benefits for home owners: Improved tax advantages…thereby lowering your overall tax burden. Forced savings program (in the amount of principal paid each month on the mortgage)…especially if the home is appreciating in value (which over the long run, they generally do). Stability in house payment each month (whereas rent payments increase over time). Freedom! (ability to do with ... [Read More]
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Do I Need a Real Estate Agent? Maybe I Can Do This Myself

 "That's what I used to think! In fact, before I became a licensed real estate agent, I did several FSBO (For Sale By Owner) sales and THOUGHT I knew what I was doing. But if I had known then what I know now...I never would have risked it. Here's what I've learned..." --Sheila Cox Yes...You Need a Partner During the Home Buying Process! Your home is probably your largest single financial investment. Most homes in my area (Katy and Sugar ... [Read More]
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Texas Laws on Brokerage Services & Dual Agency

Does My Real Estate Agent Represent Me or the Seller? When I bought my first house in the mid 1990s, Texas was kind of a "Buyer Beware" state. In fact, a home Buyer could spend weeks looking for a home with a real estate agent, telling her secret information (like how much you were willing to pay for a house), not knowing that everything you told that real estate agent would be told to the Seller because the real estate ... [Read More]
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Buyer Representation in Texas

The Agent Showing You Houses May Not Be Your Agent by Sheila Cox, REALTOR® Here's what you need to know about buyer representation in Texas... Many people think that if a real estate agent is showing them houses, that means the agent is their agent and looking out for their best interests. This is not the case in Texas, which is why the Texas Real Estate Commission  requires that real estate agents go over the Information About Brokerage Services  before ... [Read More]
Texas Home Buying Process

Texas Home Buying Process

Preliminary Phase: Can You Afford a Home? If you are buying a home in Texas, then you need to learn about the home buying process, which may be different than other states. One thing to consider is that before you even begin the process of searching for a home, you must: Determine how much house you can afford. A lender is the best place to get that information...it is part of the pre-qualification process. Determine if you will actually qualify ... [Read More]
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What To Look for In a Katy Real Estate Agent

What To Look for In a Katy Real Estate Agent Want to know how to hire the best Katy real estate agent?  See below! NOTE: Many of these items are specific to Texas agents. ___ Did your agent give you the "Information About Brokerage Services" notice that is legally required by the Texas Real Estate Commission before showing you houses? Can your agent effectively explain it? ___ Did your agent provide all the other necessary disclosures, notices, and the Buyer's Representation Agreement to you before showing you houses? ... [Read More]
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Texas Real Estate Commissions

Who Pays the Real Estate Commission in Texas? One of the questions that I'm frequently asked is, "Who pays the sales commission in a real estate transaction?" That's a good question! Here's the answer... NOTE: I give a rebate if you both buy and sell a home with me within a 6-month period. Typically, real estate sales commissions are paid at the closing table. The title company disburses two checks out of the seller's proceeds from the sale: one to the ... [Read More]
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Applying for a Home Loan

Items Needed To Apply for a Home Loan Applying for a home loan these days is not for the "weak at heart"! It is a pain-in-the-neck process no matter how much money you have. NOTE: Read The Perfect Loan File on Forbes for details. There is a lot of paperwork required in order to obtain a home loan. Plus, you will have to provide much of the paperwork multiple times throughout the loan process because of new lending standards. Lenders ... [Read More]
Costs To Buy a Home in Texas

Costs To Buy a Home in Texas

Do You Know What It Costs To Buy a Home in Texas? It’s one thing to want to own your own home…it’s another to be able to afford one. Here is a run-down of estimated costs to buy a home in Texas you must consider... NOTE Please note these are estimates only and will change based on the area where your home is located, price of home, lender requirements, negotiated terms on sales contract, etc. Item Cost* Application fee for ... [Read More]
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Option Period and Fees in Texas Real Estate

In Texas, you can buy an "option period" (usually 10 days) from the seller for $200-$300 that gives you the irrevocable privilege to back out of the sales contract for any reason, and still receive your 1 percent earnest money back. (During this time, the Seller cannot back out of the contract…only the Buyer has that  right.) This gives you time to have the home thoroughly inspected and find any defects that you cannot live with. It also allows time ... [Read More]
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Beware of Internet Real Estate Statistics

The bottom line: No one knows an area better than a local, experienced real estate agent. Don't gamble your biggest investment on automated Internet data. It's Not All About the ZIP Code...Or Shouldn't Be I love the Internet and I'm an information junkie, but I am constantly amazed at how WRONG the real estate info presented on the internet is for my area: Katy TX. Katy is a large city (population 250,000+) located in in Fort Bend County, just west of ... [Read More]
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Pricing a Home Correctly

Pricing a home is more complicated than simply comparing the list price to the sales price. Clients often ask me how much they should pay for a home, and I tell them, “It depends on how much it’s worth!” For example, if a house is listed at $450,000 and you get it at $400,000 that may seem like a good deal…but not if the market data says it’s only worth $350,000. (I’m using large numbers here to make the point.) ... [Read More]
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Buying a Home During the COVID-19 Pandemic

I am normally a positive/upbeat person, but we are living in unusual times with buying a home during the COVID-19 Pandemic.  So forgive me while I go over the new issues to tackle in regards to protecting the safety of all the people involved in real estate transactions including: buyers, sellers, real estate agents, inspectors, appraisers, escrow officers, lenders, etc. Please read the following information very carefully. BEFORE WE BEGIN In order to plan a home tour for you, I will ... [Read More]

 

 

Home Owner’s Insurance

Helpful info: 12 Ways to Lower Your Homeowners Insurance Costs

Check out rating info:

Rates may vary dramatically…get multiple quotes!

Amica Mutual Insurance Company 10 Amica Center Blvd Lincoln, RI 02865-1165 Office: 800-242-6422 www.amica.com

 

John T. Godbee Godbee Insurance Agency LLC Nationwide Insurance 4675 Sweetwater Blvd. Sugar Land, TX 77478 Cell: 832-573-9020 Office: 832-886-5544 GodbeeJ@nationwide.com

 

Mike Whitsitt Liberty Mutual Group 23232 Kingsland Blvd Suite D Sugar Land, Texas 77494 Office: 281-392-4333 x59125 Michael.Whitsitt@libertymutual.com http://www.libertymutual.com/lm/michaelwhitsit

 

Charles E. Osburn II Farmers Insurance 11607 Spring Cypress Ste F Tomball, TX 77377 Office: 281-453-0177 Cell: 281-744-7295 Toll free: 888-828-4023 cosburn@farmersagent.com

 

Real Estate Attorneys

Brian Middleton Middleton Law Firm PLLC Phone: (713) 680-3296

Franklin Holcomb Franklin Holcomb Law Office Phone: (713) 236-7728

Gary Pate Martin, Disiere, Jefferson & Wisdom, LLP Phone: (713) 632-1708 www.mdjwlaw.com

 

Local Moving Companies

Navarre-Cajun Moving, Inc. Phone: (281) 431-2819 http://www.navarre-cajunmovers.com

 

OneSource Moving 713-620-8097 http://www.onesourcemoving.com

 

One Movers Network (713) 429-1375 www.onemoversnetwork.com

 

 

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Amazing Real Estate Tools – To Improve Your Journey

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Ultimate Guide to Katy Texas (eBook) – Save Time & Effort

Discover Katy and Know What the Experts Know Without Wasting Hours, Days, and Weeks of Time and Effort It doesn’t take years to get to know Katy…it just takes my free 280+ page real estate eBook! This Katy real estate guide provides all the info you need to get to know Katy: …
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How’s the Katy Real Estate Market? – Hard To Find Data & Statistics

Finally! All the Katy Real Estate Market Stats You Need To Know the Best Price for Your Katy Home  (Since Tax Appraised Values Do NOT Equal Market Value in Texas!) DOWNLOAD the HOW’S the KATY REAL ESTATE MARKET Report TODAY Updated June 2020 People always ask me, “How’s the market?” …
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Dream Home Listing Alerts!

I Have the Best Home Search Available Yes, I know you can search for homes on the Internet on your own, but no online searches available to the general public–including HAR, Trulia, Zillow–none of them will allow you to do the complicated searches that I can perform with my custom home search. I can filter out …
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What’s Your Home Worth in Current Market?

Accurately pricing a home takes more than a three-minute look at current sales numbers by a computer algorithm. I am the local neighborhood expert who can give you a professional and accurate Current Market Analysis (CMA) to tell you what your Katy home is worth today. I’m going to need …

What Kind of Home Are You Looking For?

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If You Think This Website is Great, Wait ’till You Get Me As Your Agent!

 

sheila cox five star realtor5Candid Advice—I promise to give you candid advice on all homes and areas so you can make the best decisions. I won’t ignore potential defects that can cost you money, or effect your resale value, in the future. My job is to protect you from defective homes as much as possible while helping you make a sound financial investment. (Read client testimonials)

Local Area Expertise—This isn’t just my business…it’s where I work and live (for 20 years) so I really know the area. I will help you narrow your options and find the best neighborhood for you based on your specifications. For long-term resale value, the neighborhood you choose is just as important as the home you buy. (Download my Ultimate Katy Guide)

Great Data—I will give you the most in-depth data you have ever seen…to help you make the wisest decisions. This includes a professional CMA when you are ready to purchase a specific home…so you don’t pay too much. Plus, my proprietary House Report (see sample) includes the data and information you need to ensure that you are making great home purchase. (Also see Pricing a Home Correctly)

Best Home Searches—Yes, you can search on your own, but no other home search available can filter down to the school level…and filter out the subdivisions that may be known to flood. Tell me exactly what you want, and I can narrow down your options better than any search you have access to. (Request a Custom Search)

Easier Process—Moving your family (and possibly changing jobs) is stressful enough. I’m your transaction manager and will guide you, step-by-step, through the process so you never miss an important deadline. I assist with inspections, repair negotiations, home warranties, HOA compliance inspections, hazard insurance, surveys, appraisals, title commitment, home warranties, title company, and more. (View helpful videos on my YouTube channel)

Network of Experts—My network of experts can make your transition to the area as smooth as possible. Need a painter, electrician, mover, insurance company, etc.? I can help! 

 

How I Work to Protect You

My job isn’t “just” helping you find a house to buy…I’m helping you buy a home. There are over 100 tasks that I perform for you during the purchasing process. I’m looking out for you every step of the way and keeping my eye on the listing agent, the seller, the builder (if applicable), the lender, the inspector, and the title company. I’m on your side because I’m YOUR agent. I help with price analysis and negotiations, legal paperwork, inspections, repair negotiations, home warranties, HOA compliance inspections, hazard insurance, surveys, appraisals, title commitment, home warranties, and more. I have the expertise to help solve complicated problems that often occur in the process. Real estate is a huge financial and legal commitment. Don’t you deserve to have a Five-Star real estate agent on your side? 

Please read:

⇒  Does My Agent Really Represent Me?

⇒  How Real Estate Commissions Are Paid

Take a look at a sample House Report that I do for my clients. This is the extra “due diligence” I do for you, to make sure that you are getting a great home. This is when I triple check taxes, schools, aerial maps, sex offenders in the area, flood zones, etc. NO other agent in the world does this! Check out p. 27 regarding the sample Flood Map info I provide.

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Client Reviews