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School Ratings CSID Map The Woodlands schools are some of the highest rated public schools in Texas. The Woodlands schools are located in the Montgomery County, and are part of the Conroe Independent School District (CISD). If you would like to view CISD map of schools you can click here for CISD Map. The Woodlands has 10 area schools for first grade through sixth grade. The Woodlands Knox and Branch Crossing Junior High Schools provides a campus environment for seventh, eighth, and ninth grades. The Woodlands High School is a national "Blue Ribbon" school acknowledged by the U.S. Department of Education for exemplary performance. Texas Education Agency The Texas Education Agency is the governing body over all Texas schools. The TEA reports on all Texas schools on an annual basis. Two of the main reports are the 'Accountability Report' (AR) and the 'Academic Excellence Indicator System' (AEIS). For the AEIS reports simply click here and select the report you would like. You can enter either the District Name or District number. For the Accountability Report simply click here AR Reports. You can also search for any Texas school by name. If you have any difficulty accessing these reports click here to contact us and request a copy of the reports you are interested in. We would be pleased to assist you. Tips These links will give you information and helpful tips when considering selling your home. Being relocated several times while working in the corporate environment, we have a unique understanding of our clients needs. As residents of The Woodlands and having children attending different Woodlands schools, we can appreciate and represent the investment you have made in your Woodlands home. We hope that you will find this information helpful and beneficial. Multiple Listing Service (MLS) You must hire a realtor that utilizes the MLS system. Any individual can put a sign in your lawn, run an ad in the local paper and hold an open house. You hire a realtor to provide you with maximum exposure to the greatest number of qualified buyers for your home. Supply and Demand You've heard of supply and demand? The more potential buyers at your supply, the higher a price you can demand. The absolute number one tip I can give to help you get the most money possible for your home is this: make sure you get full Multiple Listing Service (MLS) coverage. Don't look at any offers until you are sure your home is on the MLS computer. Over 12,000 realtors in the Houston area that access the Houston MLS system which can't be beat. Do not trust any realtor that tries to tell you to put your house on an exclusive right to sell agreement with only his/her company or wants you to negotiate offers before it gets on MLS. Do not trust any realtor that wants to list your house on a Friday and have a public open house the following Sunday. There is not enough time to get your home on the system. No matter how good a realtor's marketing plan is, it is worthless compared to the value of having your home on the MLS system. Is the first offer the best offer? There is a saying in real estate, "The first offer is usually the best one." This is only true, if everyone knows your home is for sale. MLS Comes First Ask any realtor what the order of their marketing plan is. If submitting to the MLS is not the first thing they are going to do, look for another realtor. MLS is simply the best tool realtors and home sellers have for getting maximum exposure on your home. MLS will make a difference on your bottom line and how quickly you sell your home. Getting Your Home Ready to Sell Introduction Buyers pay a premium for a home that is in top-notch, move-in condition, so once you have decided to sell, make sure the home is ready to be sold. First, you have to figure out what needs to be done to your home. A thorough property inspection up front will help to identify problem areas. Having the property inspection done and all the corrections taken care of before you get offers also shows the buyers that you are conscientious homeowners. This will relieve some of their anxiety about buying a home.
Also, any buyer will have a property inspection done before closing the sale. Often, this is when they will re-negotiate the price because of any problems that may turn up in the inspection. Having your own inspection done and making all necessary repairs first removes this opportunity for the buyer to try and re-negotiate.
Properties in prime condition are a pleasure for real estate agents to show, so they get shown more often. The more exposure a property gets, the better the chance of selling it quicker and for a higher price. The first step in getting your home ready to sell is to "de-personalize" it.
De-Personalize the Property The reason you want to "de-personalize" your home is because you want buyers to view it as their potential home. When a potential homebuyer sees your family photos hanging on the wall, it puts your own brand on the home and momentarily shatters their illusions about owning the house. Therefore, put away family photos, sports trophies, collectible items, knick-knacks, and souvenirs. Put them in a box. Rent a storage area for a few months and put the box in the storage unit.
Do not just put the box in the attic, basement, garage or a closet. Part of preparing a home for sale is to remove "clutter," and that is the next step in preparing your home for sale.
Showing Your Home Your home should always be available for show, even though it may occasionally be inconvenient for you. A lock box will be placed in a convenient place, to make it easy for other agents to show your home to homebuyers. Otherwise, agents will have to schedule appointments, which is an inconvenience. Most will just skip your home to show the home of someone else who is more cooperative. Try Not to be Home Homebuyers will feel like intruders if you are home when they visit, and they might not be as receptive toward viewing your home. Visit the local coffee house, yogurt shop, or take the kids to the local park. If you absolutely cannot leave, try taking a walk in the neighborhood or remain in an out of the way area of the house. Do not remain in the house and move from room to room. If you are at home and the selling agent or homebuyer asks you any questions you should answer them but do not volunteer any information. Lighting When you know someone is coming by to tour your home, turn on all the indoor and outdoor lights - even during the day. At night, a lit house gives a "homey" impression when viewed from the street. During the daytime, turning on the lights prevents harsh shadows from sunlight and it brightens up any dim areas. Your house looks more homey and cheerful with the lights on. Fragrances Do not use scented sprays to prepare for visitors. It is too obvious and many people find the smells of those sprays offensive, not to mention that some may be allergic. If you want to have a pleasant aroma in your house, have a potpourri pot or something natural. HINT: Turn on a stove burner for a moment and put a drop of vanilla extract on it. It will smell like you have been cooking. Taking Care of Your Pets If you know someone is coming, it would be best to try to take the pets with you while the homebuyers tour your home. If you cannot do that, it is best to keep dogs in a penned area in the back yard. Try to keep indoor cats in a specific room when you expect visitors, and put a sign on the door. Most of the time, an indoor cat will hide when buyers come to view your property, but they may panic and try to escape. Keep the House Tidy Not everyone makes his or her bed every day, but when selling a home it is recommended that you develop the habit. Pick up papers, do not leave empty glasses in the family room, keep everything freshly dusted and vacuumed. Try your best to have it look like a model home - a home with furniture but looks as if nobody really lives there. Types of Listings There are several different types of listing contracts, however very few of them are used. The most common is the "Exclusive Right to Sell Listing". Other less common contracts are the "Open Listing," the "Exclusive Agency Listing," and the "One-Time Show Listing." Exclusive Right to Sell This agreement gives a real estate agent the "Exclusive Right to Sell" your property. This does not mean that there will not be other agents involved. It means your agent is the listing agent and that part of his or her job is to market your home to other agents who work with potential buyers. Regardless of who sells the home, the listing agent will earn a commission.
An Exclusive Right to Sell listing is the only type of listing an effective real estate agent will accept. This is because they have a reasonable expectation of earning back any money they spend on promoting and marketing your property.
Open Listing The "Open Listing" is mostly used by people trying to sell their home "by owner" who are also willing to work with real estate agents. Basically, it gives a real estate agent the right to bring buyers around to view your home. If their client buys your home, the agent earns a commission. There is nothing exclusive about an open listing and a home seller can give out such listings to all agents that request such a listing.
For that reason, no agent is going to market your home or put it in the MLS. If your home fits the criteria for one of their clients, and it is convenient, they may be willing to show it to their client. There is no other use for an "Open Listing".
Exclusive Agency Listing An "exclusive agency" listing allows an agent to list and market your home, guaranteeing them a commission if the house sells through any real estate agent or company. It also allows sellers to seek out buyers on their own.
This is not a popular type of listing agreement. The reason is that there is not much incentive for agents to spend money marketing your home. If you come up with your own buyer, they have spent money they cannot earn back through the real estate commission.
If you find an agent willing to accept such a listing, do not expect too much from them. They will probably just place it in the MLS and sit around to see if something happens. A good agent would never accept such a listing, and you probably want a good agent.
One-Time Show A "one-time show" is similar to an open listing in many respects, as it is most often used by real estate agents who are showing a FSBO (for sale by owner) to one of their clients. The home seller signs the agreement, which identifies the potential buyer and guarantees the agent a commission should that buyer purchase the home. This prevents the buyer and seller from negotiating directly later and trying to avoid paying the agent's commission.
As with an Open Listing, agents will not be spending money on marketing your home and it will not be placed in MLS.
Details of a Listing Contract Obviously the name of the seller and the property address will be included in the listing contract. There are many other things that are included, too, and you should be aware of them. Price and Terms of the Sale When setting the terms of sale, the main thing you are concerned with is the price. Exercise great care in determining your asking price, making sure not to set it too high or too low.
In addition to the price, you will disclose what personal property, if any, goes with the house when you sell it. Personal property is anything that is not attached or affixed to the home, such as washers, dryers, refrigerators, and so on.
There may be some item that is considered "real property" that you do not intend to include in the sale. Real property is anything that is attached to the home. For example, you may have a chandelier that has been in your family for generations and you take it from home to home when you move. Since the chandelier is attached to the house, it is considered "real property" and a reasonable buyer would normally expect it to go with the house. The listing contract should make clear that it does not, and your agent should also enter this information with MLS.
Houston Multiple Listing Service Your listing contract should specify whether or not the house will be listed in the local MLS system. It is definitely in your interest to have your house listed. There are currently over 12,000 real estate agents listed with the Houston Area Realtors Association that will have access to your listing through MLS. If your house is not listed, then you only have one agent working for you instead of over 12,000! Agency Duties of a Listing Agent The listing contract will specify that your agent is acting as a "seller's agent." This means that, in the sale of your house, they are working for you and only you. However, there may be times when your listing agent has a client who wants to buy your home. The contract also provides permission for your listing agent to act as an agent for others on other transactions. They can continue to list other properties, and represent buyers looking at other homes. Your Lockbox A lockbox is basically a padlock with a cavity inside where a key to your home can be placed. Only someone with an electronic key can get into the lockbox and access the key to your home. Having a lockbox available at your house makes it easy for other agents to get access to your house.
Without the lockbox, agents representing buyers would have to set appointments to meet you or your agent at the house so they could gain access and view the home. This would be inconvenient. Since almost every other house does have a lockbox available, if you do not allow one most agents will simply not show your property. You will miss out on lots of potential buyers.
The listing contract specifies whether you allow a lockbox or not. It is locked into place, usually on the front door and cannot be removed. Only other agents can access the key that is located within the lockbox.
Checklist The following is a checklist that you can use to assist you in preparing your home. Check the Outside - Paint: Few things you will do enhance the salability of your house quite as much as painting the outside. You may not need to paint your home, often pressure washing algae and dirt will do. Also, repair gutters and down spouts, replace wood showing dry rot (especially wood, trim).
- Front Entry: First impressions do make a difference! Pay special attention to your entryway and the image it creates. Make sure that the woodwork is clean and/or freshly painted. This is especially true for your front door. Make sure that the doorbell is in working condition. Polish any door brass. Don't forget about your mailbox. Put out a new front door mat or make sure the one you have is clean.
- Yard: Mow and trim the lawn. Weed flowerbeds that are closest to your front door and driveway. Remove or replace any dead shrubs or flowers. Water regularly especially while your home is on the market. Many buyers first drive-by the properties and select those houses that they have an interest in.
- Driveway, garage/carport: Make sure that the garage door opens freely, and if you have an automatic door opener, make sure it's in good working order. Clean up any grease or oil spots on the driveway or in the garage. If you cannot remove the spots try to clean any standing "fresh" oil. Cat litter is a simple and effective way to minimize any oil stain.
- Air Conditioners: Make sure that all A/C hoses are properly insulated. If possible, paint or replace any rusted exposed metal.
- Swimming pool: Make sure that you adjust your pool chemicals until the pool sparkles. Spray down your filtration equipment and remove dust and debris. Remove and store any extra pool chemicals and pool cleaning equipment. Make sure that pool safety gates are working properly.
Look at the Basics - Windows: Replace torn or bent screens. If you cannot remove them entirely; better to have no screens than to have unsightly torn screens. If you have any cracked or broken panes make sure to replace them.
- Doors: Check to see that all doors open and close freely, this includes closet doors and sliding glass doors. Oil any squeaky doors and remove or replace any broken doorstops. Make sure that the door hardware is tight and not lose, particularly doorknobs. It is also a good idea to inspect your kitchen and bathroom hardware.
- Walls: One of the most beneficial things you can do in selling your home is to paint or touch up the interior. Out of all the things you can do to spruce up your home, none is more effective vs. the time and effort you will spend. Inspect your wallpaper, it should be clean and not have any edges pulling away from the wall.
- Floors: Inspect your floors. Repair or replace missing or damaged pieces of tile; polish if needed. Pay particular attention to high traffic areas.
- Carpet: Steam cleaning is the best answer for soiled carpets. If you own indoor pets you may want to clean your carpet some time before your home is placed on the market to insure that any pet odors have been eliminated.
Create a Spacious Look - Creating a spacious look is one of the best and least expensive ways to improve the "showability" of your home. A spacious look promotes a lived in but open feeling. Rooms and closets that are cluttered give the buyer the impression that the rooms are smaller than they really are. You may not be able to change the size of your rooms, however you can create a feeling that the buyers furniture can fit in your floor plan.
- Closets and storage areas: More storage and closet space is one of the most frequently voiced requirements of buyers. Open up your storage areas by removing items you are not using.
- Counters and cabinets: Cluttered and overcrowded cabinets and countertops give the impression of s smaller home than the buyer may be looking for. This same impression applies to bathrooms and kitchens, the most important being the kitchen area.
- Garage: Buyers will often pay a premium for a garage if they can visualize it being of value to them. It is difficult for a buyer to imagine if the garage is messy and cluttered. If you have too much in your garage it is worth moving any unused items to a mini-warehouse.
Housekeeping Hints All this may seem like a lot of work, and it is, but it means a quicker sale with less hassle and more money in your pocket. - Bathrooms: Few places in the home can get messy so quickly (especially with children), and yet few things will "unsell" a house as fast as messy bathrooms. Sink, vanity, plumbing fixtures hardware, and mirror are the focal points. Other areas to inspect are: soap residue in tubs and showers, moldy shower doors and curtains, missing or moldy grout and soiled toilet bowls.
- Kitchen: Most buyers will inspect the kitchen carefully, so time invested here is well spent. Clean the stove inside and out. Replace badly stained or corroded reflector plates under the heating elements on electronic range tops. Don't neglect the kitchen exhaust hood; buyers frequently check this area as a clue to general housekeeping.
- Windows: Clean windows are an absolute necessity if a house is to look its best.
- Water heater and softener: Perhaps because it's so unusual, a sparkling clean water heater or water softener really impresses buyers: and it takes so little time and effort.
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