February Homes Guid

A Publication of the Granbury Association of REALTORS FEBRUARY 2013

GranburyRealtors.com

C O M P L I M E N T A R Y

www.LakeGranburyRealEstate.com

© 20

11 KN

IEPE

R RE

ALTY

, INC.

Amazing lake views! Wonderful natural ter-rain, unique home & design, spacious kitchen.

Offered at $299,000Beautiful lake home, 2 living & 2 dining areas, artists studio, large kitchen, great floor plan.

Offered at $419,000

Truly amazing waterfront home, 1+acre, cov-ered double boat dock, great outdoor living.

Offered at $549,900

Fantastic find on acreage! Large home, wood finishes, huge kitchen, 2 master suites, pool.

Offered at $625,000Escape to the lake! Home on 2 very private

lots, spacious 4 bdrms + 2/2 guest house!

Offered at $297,500Beautiful home, great appeal inside & out, open concept, island kitchen custom cabinets.

Offered at $217,500

Country gem, 20 acres, warm & inviting liv-ing space, 36x30 shop, RV hookups & more.

Offered at $449,000

New construction on 1+acre, custom floors & ceilings, nice back porch, outdoor fireplace.

Offered at $335,000Updated & customized to perfection! Ideally

located, wood floors, granite, landscaping.

Offered at $199,999

Great waterfront getaway! Large back deck& backyard, cute & cozy inside + boat dock.

Offered at $229,000Perfect fixer upper! Home has unique style & will update nicely, 4 bedrooms + sunroom.

Offered at $149,900Outstanding view! Beautiful picturesque win-dows, golf course view, spacious living area.

Offered at $250,000

Cute home, recently updated, located in the Historic district, walking distance to square.

Offered at $99,000

Exquisite custom home, beautiful panoramic views, extensive built-ins, Texan influences.

Offered at $795,000

R E A L E S T A T E

Pam Knieper owner/broKer

. . . and THE Authority on Real Estate.

The Waterfront Experts

817.219.0456

Simply magnificient waterfront home, 150 ft of lake frontage, custom wine room & more.

Offered at $469,900

419-WATERFRONT HOME, WATERS EDGE! Recently updated, wood floors, granite kitchen tops, new paint. Great floorplan, 2 living areas, beautiful master suite, sun room, great view of lake. Boat dock, well landscaped lawn. $299,500 MLS# 11829067

204-PECAN PLANTATION - 2+ ACRES! Bring your horse or just enjoy the privacy of this equestri-an lot. Custom home, just under 3000 sq.ft., 3 bd., 3 bath, study, plus exercise room & 3 full car garage. Large covered patio, well landscaped yard, beautiful trees. Quality through-out! $339,900 MLS# 11796390

252-BEAUTIFUL HOME IN GAT-ED SUBDIVISION. Like new! Open concept living with WBFP. 2 dining areas, split bedrooms, spacious master with wonderful master bath. Large study, arched doorways, granite counters, stainless appliances. Golf cart garage, landscaped lawn, cov-ered porches. $244,900 MLS# 11868991

277-NEW LISTING, PECAN PLANTATION! Custom home, built 2006, over 2800 sq.ft. 2 spacious living areas, 3 bedrooms, study, 3 & half baths. New wood floors, stone fireplace, fantastic kitchen with granite. Large well landscaped yard, pecan trees, incredible outdoor kitchen and entertaining area. $339,500 MLS# 11825895

807-MOUNTAIN LAKES! Peaceful setting on 2 acres, nice trees, large deck, above ground pool & workshop. Spa-cious 3/2/2, large open living room, 2nd living area could be formal dining. Great kitchen with granite, screened in porch. Access to private lakes, pool, club house. $214,900 MLS# 11794234

410-NEW LISTING, WA-TERS EDGE! Lake living at its finest, this spacious 3/2.5/2 brick home is ready to enjoy. Large open living area, formal dining, great floor plan, large master suite. Excellent water frontage, oversized dock with lift, great views. $349,900 MLS# 11871851

223-CUTE 2 BEDROOM, 1½ BATH WITH STUNNING VIEWS! Many updates. 2 levels with basement for storage. Breakfast bar. Decks, fenced, carport. LAKE VIEW! Lake access too! $62,900 MLS# 11869934

250-NEW CONSTRUCTION 4/2/2 ON CUL-DE-SAC. Open concept living, dining & kitchen with cathedral and vaulted ceilings. Island kitchen. Split bedrooms. Granite throughout. Landscaped & sodded lawn. Covered porches. Drive cart to golf. $204,900 MLS# 11868423

805-YOUR OWN NATURE CENTER OFF THE BEATEN PATH! Walking paths, scenic overlooks, seasonal creek, gazebo, workshop with electric, greenhouse, garden area, pecan trees, wildlife watering hole. Home features island kitchen, 2 living and 2 dining ar-eas. TRULY UNIQUE! $111,900 MLS# 11878048

208-100% FINANCING AVAIL-ABLE! GREAT 4 BEDROOM NEW CONSTRUCTION! Open concept, custom kitchen-granite, stainless steel. Split bedrooms. Separate shower & tub in mas-ter. Custom upgrades! Brick/stone exterior. On Fort Worth side of Granbury. $174,900 MLS# 11813740

417-QUALITY CUSTOM HOME ON BEAUTIFUL RIVER LOT! 3/2½/2 split bedroom. Formal dining, gorgeous tile kitchen! Full RV setup. Screened porch over-looking the Brazos! Too lovely to describe!! ONLY $179,900. MLS# 11778934

424-GORGEOUS RIVER-FRONT! 4bd/3ba with formal dining, 2 living areas, soaring stone fireplace. Beautiful views from living, kitchen, family room & breakfast areas. Tons of updates. Security, golf, tennis, clubhouse! ENJOY IT ALL! $319,900 MLS# 11819721

REALTOR® Associate

Cell: 817-219-5774 Broker Associate

Cell: 817-929-3905 RE/MAX Lake Granbury817-579-1504

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

LINDABLANKENSHIP

26 Years Experience Multi Million Dollar Producer

Steve Cook32 Years Experience

Multi Million Dollar Producer

419-WATERFRONT HOME, WATERS EDGE! Recently updated, wood floors, granite kitchen tops, new paint. Great floorplan, 2 living areas, beautiful master suite, sun room, great view of lake. Boat dock, well landscaped lawn. $299,500 MLS# 11829067

204-PECAN PLANTATION - 2+ ACRES! Bring your horse or just enjoy the privacy of this equestri-an lot. Custom home, just under 3000 sq.ft., 3 bd., 3 bath, study, plus exercise room & 3 full car garage. Large covered patio, well landscaped yard, beautiful trees. Quality through-out! $339,900 MLS# 11796390

252-BEAUTIFUL HOME IN GAT-ED SUBDIVISION. Like new! Open concept living with WBFP. 2 dining areas, split bedrooms, spacious master with wonderful master bath. Large study, arched doorways, granite counters, stainless appliances. Golf cart garage, landscaped lawn, cov-ered porches. $244,900 MLS# 11868991

277-NEW LISTING, PECAN PLANTATION! Custom home, built 2006, over 2800 sq.ft. 2 spacious living areas, 3 bedrooms, study, 3 & half baths. New wood floors, stone fireplace, fantastic kitchen with granite. Large well landscaped yard, pecan trees, incredible outdoor kitchen and entertaining area. $339,500 MLS# 11825895

807-MOUNTAIN LAKES! Peaceful setting on 2 acres, nice trees, large deck, above ground pool & workshop. Spa-cious 3/2/2, large open living room, 2nd living area could be formal dining. Great kitchen with granite, screened in porch. Access to private lakes, pool, club house. $214,900 MLS# 11794234

410-NEW LISTING, WA-TERS EDGE! Lake living at its finest, this spacious 3/2.5/2 brick home is ready to enjoy. Large open living area, formal dining, great floor plan, large master suite. Excellent water frontage, oversized dock with lift, great views. $349,900 MLS# 11871851

223-CUTE 2 BEDROOM, 1½ BATH WITH STUNNING VIEWS! Many updates. 2 levels with basement for storage. Breakfast bar. Decks, fenced, carport. LAKE VIEW! Lake access too! $62,900 MLS# 11869934

250-NEW CONSTRUCTION 4/2/2 ON CUL-DE-SAC. Open concept living, dining & kitchen with cathedral and vaulted ceilings. Island kitchen. Split bedrooms. Granite throughout. Landscaped & sodded lawn. Covered porches. Drive cart to golf. $204,900 MLS# 11868423

805-YOUR OWN NATURE CENTER OFF THE BEATEN PATH! Walking paths, scenic overlooks, seasonal creek, gazebo, workshop with electric, greenhouse, garden area, pecan trees, wildlife watering hole. Home features island kitchen, 2 living and 2 dining ar-eas. TRULY UNIQUE! $111,900 MLS# 11878048

208-100% FINANCING AVAIL-ABLE! GREAT 4 BEDROOM NEW CONSTRUCTION! Open concept, custom kitchen-granite, stainless steel. Split bedrooms. Separate shower & tub in mas-ter. Custom upgrades! Brick/stone exterior. On Fort Worth side of Granbury. $174,900 MLS# 11813740

417-QUALITY CUSTOM HOME ON BEAUTIFUL RIVER LOT! 3/2½/2 split bedroom. Formal dining, gorgeous tile kitchen! Full RV setup. Screened porch over-looking the Brazos! Too lovely to describe!! ONLY $179,900. MLS# 11778934

424-GORGEOUS RIVER-FRONT! 4bd/3ba with formal dining, 2 living areas, soaring stone fireplace. Beautiful views from living, kitchen, family room & breakfast areas. Tons of updates. Security, golf, tennis, clubhouse! ENJOY IT ALL! $319,900 MLS# 11819721

REALTOR® Associate

Cell: 817-219-5774 Broker Associate

Cell: 817-929-3905 RE/MAX Lake Granbury817-579-1504

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

LINDABLANKENSHIP

26 Years Experience Multi Million Dollar Producer

Steve Cook32 Years Experience

Multi Million Dollar Producer

ASSOCIATION EXECUTIVE :ADVERTISING & STORY SUBMISSION Emily [email protected]

MEMBERSHIP SUPPORT :Pat Angeley [email protected]

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) 326-2530. All information in this publication is be-lieved to be accurate, but is not guaranteed. All information should be independently veri-fied 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 publica-tion without the written permission of GAR is expressly forbidden. All rights reserved.

BOARD OF DIRECTORS:PRESIDENT : Kimberly Shook PRESIDENT ELECT : Jerry Williamson PAST PRESIDENT : Kay Bailey SECRETARY : Donyce ParishTREASURER : Becky WheatleyDIRECTOR : Jane MouhotDIRECTOR : Laura Life DIRECTOR : Tammy Dill DIRECTOR : Joy Paris DIRECTOR : Lynn Dirks TAR DIRECTOR : Vickie Davies

2013 COMMITTEE CHAIRSBYLAWS : Pamela Z. Miller FINANCE : Becky Wheatley GOVERNMENTAL AFFAIRS : Pat CorrellMEMBERSHIP : Kyrstin ZimmermanMULTIPLE LISTING SERVICE : Herschel Crawford PROFESSIONAL DEVELOPMENT : Felicia PetersPROFESSIONAL STANDARDS : Debbie Van Dyke PUBLIC RELATIONS : Gary Wheatley TREPAC : Susan BrowningSTRATEGIC PLANNING: Jerry Williamson

2504 James Road, Granbury, TX 76049 · PHONE: 817-326-2530 · FACSIMILE: 817-326-2545 · WWW.GRANBURYREALTORS.COM

WWW.GRANBURYREALTORS.COM

A Financial Plan for Your Home Page 6

How to Save 20% to 40% on Your Kitchen Remodel Without Even Trying

Page 12

Scan the QR code to visit our website.

5 Essential Questions to Ask Before Hiring a Contractor

Page 16

7 Smart Strategies for Bathroom Remodeling

Page 24

2504 James Road, Granbury, TX 76049 · PHONE: 817-326-2530 · FACSIMILE: 817-326-2545 · WWW.GRANBURYREALTORS.COM ©2011 National Association of REALTORS®.Download a free copy of the Field Guide to the Benefits of Home Ownership at HouseLogic.com/buyandsell. ©2011 National Association of REALTORS®.

Studies show that home ownership has a significant positive impact on educational achievement, civic participation, health and

overall quality of life. That’s why, for more than 100 years, REALTORS® have helped people find their piece of the American

Dream. To find out how home ownership can benefit you, talk to an agent who is a REALTOR®®, a member of

the National Association of REALTORS®®.

Every market’s different, call a REALTOR® today.

Some lessonsleave an impression

that will last a lifetime.

By: Richard Koreto

Published: December 31, 2012

Your home is probably your biggest investment. To manage it, create a financial plan that takes into account repairs, up-grades, mortgages, insurance, and taxes. Use our home financial plan budget worksheet, and start by writing a list of expenses, such as:

• Mortgage• Taxes• Home insurance, in-cluding liability• Repairs and mainte-nance, such as new furnace, roof, painting• Voluntary upgrades, such as a swimming pool, a premium range, a new powder room

What will you learn from this home financial plan week-end exercise?

• How much you have to spend • How much you need to allot in the short- and long-term for necessary maintenance and voluntary improvements

With this newfound grip on your home’s expenses, you can create a home financial plan that’ll help you there for years with maximum enjoyment and minimum anxiety.Here’s how to manage other aspects of your home fi-nances:

The mortgage: Pay it — and then someInsurance: Protect your propertyRepairs and renovations: By choice or necessityTaxes: (Almost) no way around them

The mortgage: Pay it—and then someYup, you already shell out a lot for your mortgage, but can you pay more? Even a little extra each month can add up to an earlier payoff. Let’s say you have $200,000 in outstanding principal and a 20-year fixed-rate mortgage at 5%. Your monthly payment is $1,319.91. But if you can manage to pay another $100 a month, you’ll save $14,887 in interest.

Run the numbers yourself for your home financial plan.

Advantages of an early payoff, says Alan D. Kahn, a financial planner in Syosset, N.Y.:• Less debt means more money to spend later.• It feels darn good to own your house outright as soon as possible.• Minimal tax loss. Toward the tail end of the life of a loan most of your payment goes to the principal, not the interest, so you’re getting only a small tax break anyway.Of course, if you’re still saving for retirement, put the 100 bucks else-where:• A retirement plan

• An account for the inevitable home repairs• An account for discretionary improvements, which can raise your home’s value

Insurance: Protect your propertyYour vegetable garden is pointless without a fence to keep out rabbits; likewise, your home financial plan will come to nothing without an insurance “fence”:

Homeowner’s insurance. Basic coverage for your home and everything in it. The average cost is $636 per year but this varies widely by state.Liability coverage. Protects you from a lawsuit if someone gets hurt on your property, for example. Your best bet: An umbrella policy. For about $300 a year you can by a typi-cal $1 million policy.

Various disaster insurance policies. Optional policies cover flood, earthquake, and hurricane damage. As part of your home financial plan, you have to research to see what disaster coverage, if any, you need in your area, and what your standard policy already covers. For $540 a year you can buy flood insurance, for example.

Don’t under- or overbuy insuranceFor your basic policy, get homeowners insurance with full replacement coverage in case your house burns to the ground.

A Financial Plan for Your Home

Granbury Association of REALTORS page 7

That sounds simple, but heads up on calculation. Re-member that you own a house as well as the land on which it sits. So even though you bought your home for $300,000, it may cost only $100,000 to rebuild it. Your policy limits should reflect this. This difference will vary widely by region.

Another heads up: Don’t make the common and poten-tially disastrous mistake of thinking that because your home has fallen in value you need less insurance. If you bought a $1.2 million townhouse in Florida during the boom, it’s true it now may only sell for $600,000. But the replacement cost of the townhouse hasn’t changed much, so you can’t improve your home financial plan by cutting insurance costs that way.

Other ways to cut your insurance budget:• If you make structural improvements, such as adding storm shutters, your insurer may give you a break.• If you belong to certain groups, such as AARP or veterans’ organizations, your premiums may be lower.

Repairs and renovations: By choice or necessity You own a home, so you’ll be spending money on every-thing from a new faucet to — surprise! — a new roof. Freddie Mac and other authorities say as part of your home financial plan, you should be prepared to spend 1% to 3% of the market value of the home annually on main-tenance. To be extra-prudent, open a savings account and make regular payments until your account reaches 1% to 3% of your home’s current value.

To help you budget:

Start with the inspection report you received when you bought the house. Did the inspector indicate that you would need a new roof in five years? A new furnace in 10?

Keep a log of your major appliances’ age so you can es-timate when they’ll need replacing. Some estimated life spans:

• Roof: 20-25 years• Heating systems: 15-20 years• Range/ovens: 11-15 years• Water heaters: 8-13 years

Then get estimates on what replacements will cost and start saving.

Consider ongoing non-emergency maintenance, too. Do

you live in New England? Price a snow blower and get bids from plow services.

Resist the siren call of the home equity loan to take care of everything. That just defeats your efforts to pay off the mortgage early.Separate out what you want from what you need. Does it make more sense to do a $50,000 to $60,000 kitchen remodel, which recoups about 69%, or a minor remodel, which recoups about 75%, according to Remodeling magazine’s 2013 Cost vs. Value Report?

If you can afford to redo, go for it. Just don’t confuse your necessary repairs (new oil furnace — about $4,000) with your discretionary upgrades (Viking range — $6,000 and up). Taxes: (Almost) no way around themEven if your lender handles your property taxes from an escrow account, you need to budget for them in your home financial plan. They creep up almost every year, it seems. Take responsibility for tracking the changes in your area: Look over past tax bills to get a sense of how quickly they’ve risen in the past.

Or if your lender handles escrow and you haven’t saved your bills, ask for an accounting. The median annual property tax payment is $1,812, but that hides the enor-mous range in medians from state to state.You can generally deduct property taxes on your federal return. A tax pro can tell you how much of a tax break you’ll get, to help you fine tune your home financial plan.

You may be able to reduce your tax burden by getting a reassessment. Do your homework first: Are comparable houses taxed less than yours? Ask the local assessor what formula is used to set tax rates. You can challenge the as-sessed value and get yourself a rollback.

If you’re in a special group, you might get some help from state or local programs. Check around to see what’s avail-able in your area. New York State, for example, has its Star Program for giving senior citizens some relief from school-related property taxes.

Visit houselogic.com for more articles like this. Reprinted from HouseLogic with permission of the NATIONAL AS-SOCIATION OF REALTORS®Copyright 2012. All rights reserved.

Two wonderful three bedroom, two bath homes for rent one in Misty Meadow - one in Heritage Heights Pet restrictions available in January $1,200/ mo each Call today!

Rentals

UNITED REALTYPROFESSIONALS

[email protected]

Felicia Peters,ABR, CRS, GRI, SRES

Broker Associate

Country home on 3.9 ac on the Brazos River. Lovely rooms 3 levels - tornado room in basement, media room with giant projection screen, office or craft room upstairs bonus room. $289,000

Unbelievably beautiful custom home in DeCordova Bend Est. with upscale fixtures, appliances crown molding and design features you’ve dreamed about. Attention to detail is evident everywhere. $280,000

Pecan Plantation

DeCordova

Delightful brick home in Knob Hill with unrestricted view of Comanche Peak. Immaculate and charming home with 3 bedrooms and 2 baths. The kitchen has oodles of cabinet space, even a folding counter in the utility. $149,000

Knob Hill

Quaint 1948 house on large city lot. On busy corner of Houston and Arnold St. just north of the Granbury Square, would make a great place for a business! $55,000

Downtown

Tolar City limits with almost 2ac. Allows horses,other livestock. 30x50 steel shop on slab with elec., 12’walls, 2 drive-thru doors. Quality upgrades include sheetrock walls, new windows, non mobile doors, vinyl siding with insulation. $99,500

Tolar Kay Bailey,

GRI817-776-1668 UNITED REALTY

PROFESSIONALS

100% Financing Available for Qualifying BUYERS.SHORT SALES & FORECLOSURE

Resources Certified

IT’S A GREAT TIME TO BUY..... Lowest Interest Rates

in Decades

5005 RIO VISTA –FIRE SALE! Million $$$ View for Less than HALF the Price on MainBody! APPRAISED for $600K BEFORE the RE-DO! 2 Slips & a PARTY DECK* 3 LIVING Areas*2 WET BARS*Granite KITCHEN, Island,

Stainless* $499K

5008 BUENOBRICK & STONE Newbie in DeCordova Bend*AUSTIN STONE FP & BREAKFAST

BAR*Custom UPGRADED 3/2/3 & MAKE READY BONUS ROOM UP STAIRS * Storage for DAYS*12”CROWN* MOTIVATED @ $229,000

5120 FAIRWAY CIRCLEROCK Home on Corner Lot canopied with Gi-ant Trees*3/2/2 with WBFP*Huge Wraparound DECK*New PAINT, FAUCETS & FIXTURES *MOTI-

VATED SELLERS $128,995

www.DeCordovaBend.com for ALL the listings in DeCordova

Kay Bailey, GRI

817-776-1668 UNITED REALTYPROFESSIONALS

100% Financing Available for Qualifying BUYERS.SHORT SALES & FORECLOSURE

Resources Certified

IT’S A GREAT TIME TO BUY..... Lowest Interest Rates

in Decades

5005 RIO VISTA –FIRE SALE! Million $$$ View for Less than HALF the Price on MainBody! APPRAISED for $600K BEFORE the RE-DO! 2 Slips & a PARTY DECK* 3 LIVING Areas*2 WET BARS*Granite KITCHEN, Island,

Stainless* $499K

5008 BUENOBRICK & STONE Newbie in DeCordova Bend*AUSTIN STONE FP & BREAKFAST

BAR*Custom UPGRADED 3/2/3 & MAKE READY BONUS ROOM UP STAIRS * Storage for DAYS*12”CROWN* MOTIVATED @ $229,000

5120 FAIRWAY CIRCLEROCK Home on Corner Lot canopied with Gi-ant Trees*3/2/2 with WBFP*Huge Wraparound DECK*New PAINT, FAUCETS & FIXTURES *MOTI-

VATED SELLERS $128,995

www.DeCordovaBend.com for ALL the listings in DeCordova

Affiliate of the Year Premier Inspect: Greg &

Debbie Lewis Presented by 2011 Winner

Scott Bradley

2012 Award Winners

Most Dedicated REALTOR Buddy Almy

Presented by 2011 Winner Debbie Van Dyke

REALTOR Outstanding Citizen Charlie Parrish & AndreA Smith

Presented by 2011 Winner Lee Overstreet

Most Spirited REALTOR Donyce Parish

Presented by 2011 Winner Laura Life

Association Volunteer of the Year Debbie Van Dyke

Presented by 2012 President Kay Bailey

REALTOR of the Year Jerry Williamson

Presented by 2011 Winner Vickie Davies

Laurel W Pirkle, Agent301 S. MorganGranbury, TX 76048Bus. 817-573-5504 Fax. [email protected]

24 Hour Good Neighbor Service ®

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

affiliates.

moregreat rates, low feesfriendly, responsive servicequick approvals

Melissa SchaeferNMLS #441943 817-579-4902www.communitymortgage-tx.com

255-A HECK OF A DEAL! Appraised on tax roll for $643,000 in 2009. Listed today at $389,000. Great location with 6.1 acres fronting on Morgan outside city limits. 2bd/2ba house, lg. metal barn & lg. shed. $389,000 MLS# 11828786

272-WOW! You’ll think you’re in a new home. New paint & carpet, c-tile floors. Granite c-tops & mosaic backsplash in kitchen. New appliances. Refinished cabinets & doors, new lighting fixtures & c-fans. New wood deck. $219,900 MLS# 11787190

262-INVITING STREET APPEAL WITH FRONT PORCH & DORMER ROOF. Open floor plan. Kitchen has wood floors & granite. Fireplace, high ceilings & molding. 30X10 sun room. Yard has 25X25 slab for workshop. Golf cart garage. $170,000 MLS#11848099

239-SPECTACULAR HILLTOP VIEW of countryside and Lake Granbury from covered front porch & inside. Elegant Southwest decor. Granite, heavy crown molding, wired for surround sound. Private setting. Comparable age of 5 years. $260,000 MLS# 11870531

[email protected]

Rod Davis, ABRREALTOR Associate

www.roddavis.remaxtexas.com4810 E. Hwy. 377

Granbury, Texas 76049

817-579-1504

Each Office is Independently Owned and Operated

229-ATTRACTIVE PRICE for those looking at making cosmetic changes. Open kitchen/family room with double doors to wood deck for entertaining and cooking. Corner lot, circular drive, storage building, huge pecan trees. Seller will pay 1/2 of HOA initiation fee. Seller will consider owner financing with acceptable offer. $119,900 MLS# 11653672

285-EASY TO LOVE! Light & bright. Granite countertops, plantations, open floor plan with 2 living areas, and covered wood deck with stone patio looking out on #4 fairway in gated, guarded, DCBE. $ 175,000 MLS# 11854894

282-MULTI-LEVEL RIVERFRONT HOME in Pecan with 2-level deck overlooking river. 4 bd, 2½ baths, about 2862 sq.ft. 2 lots & 1 assessment. Updated island kitchen with granite, wood floors. Attached 2-car garage with walled off golf cart or workshop space. $289,000 MLS# 11778729

SALLY MOORE(817) 579-1504

Cell: (817) [email protected]

BROKER/ASSOCIATE

RE/MAX Lake GranburySALSELLSGRANBURYREALESTATE.COM

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

221-LARGE FAMILY HOME - 3/2/2, split bedrooms, study, formal and breakfast dining rooms, WBFP & separate sunroom. Kitchen has plenty of cabinets. Huge laundry room. Large fenced backyard with sprinkler system & covered patio. $121,500 MLS# 11869506

249-ON THE 17TH FAIRWAY. FANTASTIC VIEWS! 5BR/3 BA, 3 car garage w/work bench &1/2 bath. Open con-cept, split bedrooms, lots of storage space. Deeded boat slip. $355,000 MLS# 11865149

269-FIXER UPPER. Lots of space. 3BR, 2 BA, kitchen, 2 living areas & study. Garage conversion to living room & 2nd office area. Large fenced yard with storage building. $75,000 MLS# 11835174

905-OPEN CONCEPT. Large living area with formal din-ing area. Roomy kitchen with plenty of counter & cabinet space & a good sized breakfast dining area. Split bedroom arrangement with a study/office off of 2nd bedroom. Master bath has a double vanity & separate tub & shower. Large corner lot with storage building. $14,459 MLS# 11824279

Laurel W Pirkle, Agent301 S. MorganGranbury, TX 76048Bus. 817-573-5504 Fax. [email protected]

24 Hour Good Neighbor Service ®

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

affiliates.

moregreat rates, low feesfriendly, responsive servicequick approvals

Melissa SchaeferNMLS #441943 817-579-4902www.communitymortgage-tx.com

By: Oliver Marks

Published: September 11, 2012

You can picture your new, beautifully renovated dream kitchen. But your budget won’t allow it unless you cut costs. Here’s how to save on your kitchen remodel.

Below are 7 great recommendations for ways to shave costs off your kitchen remodel. Each recommendation includes a percentage of the savings you can expect to trim off the overall cost of your kitchen remodeling. Because of variables, such as the price of materials in your area, the percentages are given as a range.

If you do all the recommen-dations, you’ll knock 20% to 40% off the cost of your project.

1. Skip the custom cabinet shop. All of the major cabinet manufacturers offer a range of styles and finishes in their stock product lines. The only compromise you’ll make is that you can’t get cabinet widths sized to the exact fraction of an inch.

“Stock cabinets come in 3-inch increments, so you may need to get something slightly smaller than the space you have to fill,” says Cambridge, Mass., kitchen designer Jean Court-ney. But nobody will ever notice. “Your contractor will use matching filler pieces and moldings to hide any gaps and make everything look custom fitted.”

Your savings: 5% to 12%

2. Keep the sink and appliances in their current locations. That avoids having to run new electrical wiring, natural gas lines, plumbing pipes, and hood-vent lines, knocking thou-sands off your construction costs.


3. Select a simple cabinet door design. A classic shaker door, which is plain and elegant, comes at about half the cost of something more complex, such as an arch-top panel with intricate moldings. And you’ll get a more timeless,

never-go-out-of-style look.


4. Choose a stock stain or paint finish on the cabinets instead of a trendy two-tone glazed finish. Most cabinet manufacturers offer an array of good-looking, durable stock finishes.


5. Keep the existing window locations. Using the current openings -- and resisting the

temptation to increase window size -- reduces construction costs considerably because the contractor won’t have to frame out new openings.


6. Simplify the edge profile of your countertops. A waterfall, ogee, or other fancy edge choice can add hundreds to the fabrication costs of your coun-tertops. Trim that cost by opting for a square or simple round-over treatment.


7. Shop for discontinued hardwood flooring and backs-plash tiles. “When a particular line of subway tile or oak flooring is going out of production, stores slash the prices to move the merchandise -- but it’s perfectly good stuff,” says Courtney.

Another option: Look for salvaged building materials, such as sinks, faucets, and lighting fixtures.


Visit houselogic.com for more articles like this. Reprinted from HouseLogic with permission of the NATIONAL ASSOCIATION OF REALTORS®Copyright 2012. All rights reserved.


How to Save 20% to 40% on Your Kitchen Remodel Without Even Trying

REALTOR Associate

817-219-1969CALL ANYTIME

[email protected]

PAT Swisher REALTOR®

READY TO MOVE YOUR WELCOME MAT - CALL PAT

#77183 Shade & Privacy Pro-vided By The Many Trees to En-joy the Enormous Deck Overlook-ing the Brazos River. One Owner Custom Home 2922 sq.ft., built by Brian Gaffin. Beautiful Wood-work Throughout. Huge Kitchen has an Abundance of Cabinets & Counterspace. 4 Bedrooms, 3 Full Baths. Sunroom with heat and A/C. $279,000

#74093 Pecan Tree Shaded 1.639 ac. corner lot. One Owner Custom 2971 sq.ft. Formal Home. Open Living & Dining with Fire-place. Large Den/Study. Big mas-ter suite + 2 guest bedrooms. 2 Utility areas. Covered Patio, Beau-tiful Landscaping. Circle Drive at front. 2-Car Garage + Storage/Golf Cart Bldg. $379,000

THE R

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in. Freshly painted. Refin-ished hard wood floors. Big kitchen with island + lots of cabinets. 3 bedrooms, 1 bath,attached 1 car garage, de-tached garage/shop. NOW $59,900 For Quick Sale. Seller will consider all offers!

#1163 Stone home with metal roof on 2 large lots. 2095 sq.ft has 4 bedrooms & 2 full baths. Carports for 4. Extra lot has RV cover for 2, storage building, + water well for lawn & garden. *All offers considered. List Price $89,900

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Outstanding Agents « Outstanding Results

Lake GranburyOPEN

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Visit Our Website to View ALL Listings!

Joy Paris, CRS, ABRBroker/Owner

817-579-1504

Jeff Alexander

817-219-2939

LindaBlankenship817-219-5774

SteveConley

254-205-2733

SteveCook

817-929-3905

PatCorrell

817-776-0323

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

228-100% Financing available on this home. Check out the virtual tour! This is a fantastic buy on this darling 3bd/2ba on large lot with big fenced backyard. Hurry! Waterfront community has its own boat launch and pool. $92,999 MLS# 11688853

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! $159,500 MLS# 11855839

281-PECAN PLANTATION! Plenty of room for your family. 3 spacious bedrooms, study, 2nd living area, great floor plan, divided bedrooms. Large covered patio, landscaped fenced yard, sprinklers. Large kitchen with granite, formal dining. $219,900 MLS# 11748753

404-SPECTACULAR MAINBODY WATERFRONT IN UPSCALE COMMUNITY! 3bd/2½ bath. Open concept, study, 2 living areas, gourmet kitchen, granite counters, island. Ceilings to floor windows! Huge level lot, RV/boat parking, 4 car garage, boat dock. UNBELIEVABLY BEAUTIFUL!! $597,500 MLS# 11810798

803-WONDERFUL COUNTRY HOME ON OVER 2½ ACRES IN A PARKLIKE SETTING. Large workshop on a slab, pond. Covered porches, front and back. Flowing floorplan with split bedroom arrangement, ceiling treatments, large living area with wood burning fireplace. $225,000 MLS# 11869446

209-NICE 3 bedroom, 2 bath stone house. Vaulted ceilings. Large fenced backyard. Great location. $91,000 MLS# 11846318

816-SCENIC HILLTOP SETTING ON 5 ACRES IN MOUNTAIN LAKES. Energy efficient 2392 sq.ft. home. Open concept. 2 living areas. 38X15 screened porch. Huge 70X30 metal shop with full living quarters. $295,000 MLS# 11777074

289-JUST BLOCKS FROM THE SQUARE & SCHOOLS!!! Updated 3bd/1ba with large living/dining. Huge fenced corner lot with pecan trees. 2 car carport. Wonderful neighborhood. 100% financing available!!! A great one of a kind value!!! $79,500 MLS# 11886649

216-DRASTIC PRICE REDUCTION! Take another look. Great 2bd/2ba condo in DeCordova Bend Estates, unlimited golf, marina, club house, pool, gated-guarded entrance & much more. Small fenced area too! This is a bargain!! $78,500 MLS# 11661101

288-ANCIENT OAKS shade this home and the big backyard with wonderful golf course views. Spacious kitchen/breakfast room. Living/formal dining room has vaulted beamed ceiling & WBFP. Sunroom overlooks golf course. Split master with large sitting area. New paint. Sprinklers. $169,900 MLS# 11854524

601-WIDE OPEN WATER FRONT HOME WILL “FLOAT YOUR BOAT” because the party barge stays! Covered boat dock, cement boat ramp 3-2 with screened deck to enjoy the fabulous views! MAKE OFFER! $165,900 MLS# 11867021

283-HANDSOME COUNTRY HOME - 1 acre near Springtown! A total refurbishment in 2009 brought this lovely home to life. 4bd/2ba w/2 large living rooms, heavily treed lot, 1975 sq.ft. Bring kids & horses-Move in! $144,500 MLS# 11861183

219-BEAUTIFUL GOLF COURSE HOME ON 16TH FAIRWAY. 3 bedroom, 2 bath with a sun room. Open floor plan, second living area, formal dining. Completely updated home. Fireplace in the family room. Sprinkler system. Great views. $209,000 MLS# 11815918

211-LIKE NEW WELL CARED FOR 2/2/2 PATIO HOME ON CUL-DE-SAC! Convenient location, open concept living/dining. Wood floors in living, beautiful kitchen, island and breakfast bar, appliances included. Split bedrooms. Landscaped, fenced, sprinkler system, covered patio. $124,900 MLS# 11844841

820-MOVE TO THE COUNTRY! 20.9 acres, 4000+ sq.ft. home, 5 bedroom, 3½ baths, 3 living areas, & study. Hardwood floors, fantastic kitchen with island, granite. In ground pool, 30x50 4 stall horse barn/shop, pond, nice oak trees. $594,500 MLS# 11729047


Lake GranburyOPEN

SUNDAYS! remax-lakegranbury-tx.com

Visit Our Website to View ALL Listings!

Joy Paris, CRS, ABRBroker/Owner

817-579-1504

Jeff Alexander

817-219-2939

LindaBlankenship817-219-5774

SteveConley

254-205-2733

SteveCook

817-929-3905

PatCorrell

817-776-0323

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

228-100% Financing available on this home. Check out the virtual tour! This is a fantastic buy on this darling 3bd/2ba on large lot with big fenced backyard. Hurry! Waterfront community has its own boat launch and pool. $92,999 MLS# 11688853

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! $159,500 MLS# 11855839

281-PECAN PLANTATION! Plenty of room for your family. 3 spacious bedrooms, study, 2nd living area, great floor plan, divided bedrooms. Large covered patio, landscaped fenced yard, sprinklers. Large kitchen with granite, formal dining. $219,900 MLS# 11748753

404-SPECTACULAR MAINBODY WATERFRONT IN UPSCALE COMMUNITY! 3bd/2½ bath. Open concept, study, 2 living areas, gourmet kitchen, granite counters, island. Ceilings to floor windows! Huge level lot, RV/boat parking, 4 car garage, boat dock. UNBELIEVABLY BEAUTIFUL!! $597,500 MLS# 11810798

803-WONDERFUL COUNTRY HOME ON OVER 2½ ACRES IN A PARKLIKE SETTING. Large workshop on a slab, pond. Covered porches, front and back. Flowing floorplan with split bedroom arrangement, ceiling treatments, large living area with wood burning fireplace. $225,000 MLS# 11869446

209-NICE 3 bedroom, 2 bath stone house. Vaulted ceilings. Large fenced backyard. Great location. $91,000 MLS# 11846318

816-SCENIC HILLTOP SETTING ON 5 ACRES IN MOUNTAIN LAKES. Energy efficient 2392 sq.ft. home. Open concept. 2 living areas. 38X15 screened porch. Huge 70X30 metal shop with full living quarters. $295,000 MLS# 11777074

289-JUST BLOCKS FROM THE SQUARE & SCHOOLS!!! Updated 3bd/1ba with large living/dining. Huge fenced corner lot with pecan trees. 2 car carport. Wonderful neighborhood. 100% financing available!!! A great one of a kind value!!! $79,500 MLS# 11886649

216-DRASTIC PRICE REDUCTION! Take another look. Great 2bd/2ba condo in DeCordova Bend Estates, unlimited golf, marina, club house, pool, gated-guarded entrance & much more. Small fenced area too! This is a bargain!! $78,500 MLS# 11661101

288-ANCIENT OAKS shade this home and the big backyard with wonderful golf course views. Spacious kitchen/breakfast room. Living/formal dining room has vaulted beamed ceiling & WBFP. Sunroom overlooks golf course. Split master with large sitting area. New paint. Sprinklers. $169,900 MLS# 11854524

601-WIDE OPEN WATER FRONT HOME WILL “FLOAT YOUR BOAT” because the party barge stays! Covered boat dock, cement boat ramp 3-2 with screened deck to enjoy the fabulous views! MAKE OFFER! $165,900 MLS# 11867021

283-HANDSOME COUNTRY HOME - 1 acre near Springtown! A total refurbishment in 2009 brought this lovely home to life. 4bd/2ba w/2 large living rooms, heavily treed lot, 1975 sq.ft. Bring kids & horses-Move in! $144,500 MLS# 11861183

219-BEAUTIFUL GOLF COURSE HOME ON 16TH FAIRWAY. 3 bedroom, 2 bath with a sun room. Open floor plan, second living area, formal dining. Completely updated home. Fireplace in the family room. Sprinkler system. Great views. $209,000 MLS# 11815918

211-LIKE NEW WELL CARED FOR 2/2/2 PATIO HOME ON CUL-DE-SAC! Convenient location, open concept living/dining. Wood floors in living, beautiful kitchen, island and breakfast bar, appliances included. Split bedrooms. Landscaped, fenced, sprinkler system, covered patio. $124,900 MLS# 11844841

820-MOVE TO THE COUNTRY! 20.9 acres, 4000+ sq.ft. home, 5 bedroom, 3½ baths, 3 living areas, & study. Hardwood floors, fantastic kitchen with island, granite. In ground pool, 30x50 4 stall horse barn/shop, pond, nice oak trees. $594,500 MLS# 11729047


Lake GranburyOPEN

SUNDAYS!

www.remax-lakegranbury-tx.com

RodDavis

817-578-0660

LynnDirks

817-578-4841

EvelynJoseph

817-243-9089

4810 E. Hwy. 377 Granbury, Texas Each office is independently Owned and Operated

MarthaDugan

817-219-2517

SallyMoore

817-219-0896

200-ACTON-WALNUT CREEK. This one belongs in “Better Homes & Gardens” magazine. Beautifully updated. Open concept living/dining with fireplace. Master with updated bath and decorative fireplace. Extra large fenced, landscaped lot. $129,500 MLS# 11887439

829-RANCH STYLE STONE HOME on 2+ acres. Great floor plan. 3bd/3ba, large living area, rock FP, fantastic kitchen with granite, 2nd living area (or formal dining or study). Easy access to Fort Worth, nice trees, seasonal creek. $229,900 MLS# 11749576

422-SOLID AS A ROCK!! 4BD/2BA WITH POOL ON TREE-COVERED CANAL LOT! 2 living areas, large kitchen, huge master. Covered back deck with large oaks overlooking pool & canal. 2 car carport. Immaculate wonderful area! Nice! $162,500 MLS#11886567

292-IMMACULATE ONE OWNER HOME! 3/2/2, large open living area, formal dining, built-ins, breakfast bar. Large fenced corner lot. Covered patio & TREES!!! Exclusive DeCordova Bend Estates. GATED! GOLF! SUCH A DEAL! $119,000 MLS# 11883844

407-GREAT WEEKENDER 20X21 Covered deck, boat slip, new foundation, steel piers in 2009, new roof 2008, close to stores, shopping & the historic town square. A polished jewel just waiting for you. $129,900 MLS# 11771637

606-FURNISHED LAKE HOUSE WITH MASTER SUITE. Covered boat dock with lift. Ample storage off the breeze way. Cute curb appeal on Ft. Worth side. $129,900 MLS# 11866409

240-GREAT UPDATED 3/2/2 brick. Located in quiet subdivision. Wonderful wooded corner lot. New appliances, paint, carpet, vinyl, kitchen cabinets and countertop. A must see! $119,900 MLS# 11858999

241-WELL MAINTAINED 3/2/2 IN ROYAL OAKS. Large trees, mature landscape, corner lot partially updated. Great floor plan, vaulted ceiling, formal dining. Fireplace with large hearth. $129,500 MLS# 11853993

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! $106,000 MLS# 11854392

246-TOTALLY REMODELED DUPLEX ON #1 HOLE. New A/C and heating. Great views of the lake and golf course. Close to the club house, pool and tennis courts. 24 hour gated and patrolled security. FREE GOLF! $89,900 MLS# 11880931

603-WATERFRONT, FANTASTIC VIEW! Spacious 3 bedroom, 2 bath, manufactured home. Huge open living area with fireplace and vaulted ceiling. Large sunroom and deck overlooking the lake. Great location. $84,900 MLS# 11510875

271-GREAT PROPERTY ON A QUIET CUL-DE-SAC near the golf course and club house. 3/2/2 plus golf cart area in garage. Flowing floor plan, chef’s delight kitchen, formal dining. Tall ceilings, arched doorways, large arched windows. Covered patio, fenced yard. $139,900 MLS# 11871171

206-TOWERING TREES AND A GREAT LOCATION go with this Nice 4 Bedroom, 1½ bath home with 2 living areas. There’s lots of concrete parking, walkways, porches and gazebo. Community features clubhouse, pool, playground and boat ramp. Hurry – only $64,500. MLS# 11822551

212-WELL MAINTAINED HOME ON THE CREEK IN COUNTRY CLUB COMMUNITY. 3 bedrooms, 3 baths, granite counters, great floorplan. Park-like backyard. Just steps from the Marina. Enjoy the clubhouse, pool and free golf! $158,900 MLS# 11843741

231-GREAT STARTER HOME in established neighborhood close to elementary school. 2 bedroom, 1 bath, 2 living areas, eat in kitchen. Deck and fenced yard. $29,500 MLS# 11880752


By: Oliver MarksPublished: September 30, 2009

You’re ready to remodel but you want to make sure you get the best contractor for the job. Here’s what to ask the candidates before you decide.

1. Would you please item-ize your bid?

Many contractors prefer to give you a single, bottom-line price for your project, but this puts you in the dark about what they’re charg-ing for each aspect of the job. For example, let’s say the original plan calls for beadboard wainscot in your bathroom, but you decide not to install it after all. How much should you be credited for eliminating that work? With a single bottom-line price, you have no way to know.

On the other hand, if you get an itemized bid, it’ll show the costs for all of the various elements of the job—demolition, framing, plumbing, electrical, tile, fixtures, and so forth. That makes it easier to compare different contractors’ prices and see where the discrepancies are. If you need to cut the project costs, you can easily assess your options. Plus, an itemized bid becomes valuable documentation about the exact scope of the project, which may eliminate disputes later.

The contractor shouldn’t give you a hard time about itemizing his bid. He has to figure out his total price line by line anyway, so you’re not asking him to do more work, only to share the details. If he resists, it means he wants to withhold important information about his bid—a red flag for sure.

2. Is your bid an estimate or a fixed price?

Homeowners generally assume that the bid they’re seeing is a fixed price, but some contractors treat their proposals as estimates, meaning bills could wind up being higher in the end. If he calls it an estimate,

request a fixed price bid instead. If he says he can’t offer a fixed price because there are too many unknowns about the job, then eliminate the unknowns.

“Have him open up a wall to check the structure he’s unsure about or go back to your architect and solidify the design plans,” says Tampa, Fla., attor-ney George Meyer, who is chair-elect of the Ameri-can Bar Association’s

Forum on the Construction Industry. If you simply can-not resolve the unknowns he’s concerned about, have the project specs describe what he expects to do—and if he needs to do additional work later, you can do a change order (a written mini-bid for new work).

3. How long have you been doing business in this town?

A contractor who’s been plying his trade locally for 5 or 10 years has an established network of subcontrac-tors and suppliers in the area and a local reputation to uphold. That makes him a safer bet than a contractor who’s either new to the business or new to the area—or who’s planning to commute to your job from 50 miles away.

You want to see a nearby address (not a PO box) on his business card—and should ask him to include one or two of his earliest clients on your list of references. This will help you verify that he hasn’t just recently hung his shingle—and will give you perspective from a homeowner who has lived with the contractor’s work for years. After all, the test of a quality job, whether it’s a bluestone patio or a family room addition, is how well it stands the test of time.

4. Who are your main suppliers?

You’ve found a few potential contractors, you’ve talked to the happy former clients on each of their reference

5 Essential Questions to Ask Before Hiring a Contractor

lists, now it’s time for one additional bit of homework: talk-ing to their primary suppliers. There’s no better reference for a tile setter, for example, than his preferred tile shop; for a general contractor than his favorite lumberyard or home center pro desk; for a plumber than the kitchen and bath showroom where he’s on a first name basis.

The proprietors of these shops know a contractor’s pro-fessional reputation, whether he has left a trail of un-happy customers in his wake, if he’s reliable about paying his bills—and whether he’s someone you’ll want to hire. The contractor should have absolutely no qualms about telling you where he gets his materials, as long as he’s an upstanding customer.

5. I’d like to meet the job foreman—can you take me to a project he’s running?

Many contractors don’t actually swing hammers. They spend their days bidding new work and managing their various jobs and workers. In some cases, the contractor you hire may not visit the jobsite every day—or may not even show himself again after you’ve signed the contract. So the job foreman—the one who’s working on your proj-ect every day—is actually the most important member of your team.

Meeting him in person and seeing a job that he’s running should give you a feel for whether he’s someone you want managing your project. Plus, it gives the general contractor an incentive to assign you one of his better crews since you’re more likely to hire him if you see his A Team. If the contractor says he’ll be running the job himself, ask whether he’ll be there every day. Again, he’ll want to give you a positive response—something you can hold him to later on.

The subtleties of how to hire a contractor

It’s not only the answers to these questions that will help you judge potential contractors—it’s the way they answer them. Were they easy to talk to and forthcoming with details or did they hem and haw and make you ask more than once? Difficulty communicating now means difficulty communicating on the job later. But clear, timely and thoughtful responses—combined with terrific references, great completed work that you’ve seen, and a smart take on your project—may mean you’ve found the right pro for your job.

Visit houselogic.com for more articles like this. Reprinted from HouseLogic with permission of the NATIONAL ASSO-CIATION OF REALTORS® Copyright 2012. All rights reserved.

IN MY LINE OF WORK, THE MARKET CHANGES EVERYDAY. IT WAS NICE TO WORK WITH SOMEONE WHO COULD RELATE.

©2010 National Association of REALTORS®.


HouseLogic.com/buyandsell

Whether it’s investing in multi-units or leasing space for a business,

using a REALTOR® who specializes in commercial real estate to

conduct your property transaction is a savvy move. REALTORS® know

the business side of real estate, the ins and outs of an often complex,

jargon-filled process. Let someone who knows the market guide

you through, so you can get back to what you do best — your job.

REALTORS® are the best source for real estate information. Workingwith a REALTOR® gives buyers, sellers and investors the advantage theyneed to succeed in today’s market.

Granbury Association of REALTORS

®

Granbury, TX

817-326-2530

www.granburyrealtors.com

There’s a reason homeownership is the foundation of the American Dream.




Over time, owning your home has proved to be a good decision. And while lately the economy has presented some challenges, it has also helped us focus on what matters most. It’s reminded us that home is where we make memories, build our future and feel comfortable and secure. When you’re ready, a REALTOR®, a member of the National Association of REALTORS®, can help you find the home that’s right for you. REALTORS® are prepared—to answer your questions, show you options and guide you home.


®

Granbury, TX

817-326-2530


4816 W Wedgefield Pecan Plantation 4 BDR 2 ½ Bath Mature Oak Trees, Close to Backgate & Clubhouse. Fenced Backyard & Storage/

Workshop $162,000

8700 Ravenswood Pecan Plantation River House built by Brian Gaffin Liv Din Master & Study with River views. Lots of trees, screen porch & stone patio. Kitchen has newer appliances & granite countertops. 3/2/2 + golf cart garage. This home is a charmer! $279,900

5219 River Ridge. Canyon Creek Home on Big Cove 3 Bedroom 2 Bath Manufactured Home has great view of Lake from Covered Porch and from Sun Deck down by the Lake. Boat Dock with Lift & Covered Deck down by

the lake. $109,900

1009 Hayden Court Well Cared for Home in Heather Place. 2/2/2 + Small Study. Living Space has cherry wood floors. Move In

Condition $134,900

Cell: 817- 578-4841

LYNN DIRKS ABR, CRS,GRI,SRES

817- 579-1504

RE/Max Lake Granbury 4810 E Hwy 377 Granbury, TX 76049

[email protected]

Each office independently owned & operated

914-OVERSIZED DOUBLEWIDE LOCATED ON 2 LOTS. Very roomy with 2 living areas, 2 dining areas, great kitchen with tons of cabinets & spa-cious work area. Separate utility room. Clean & ready for the lucky family. $67,900 MLS# 11635328

240-GREAT UPDATED 3/2/2 brick. Located in quiet subdivision. Wonder-ful wooded corner lot. New appliances, paint, carpet, vinyl, kitchen cabi-nets and countertop. A must see! $119,900 MLS# 11858999

407-GREAT WEEKENDER 20X21 Covered deck, boat slip, new founda-tion, steel piers in 2009, new roof 2008, close to stores, shopping & the historic town square. A polished jewel just waiting for you. $129,900 MLS# 11771637

#225 Timber Cove - 4/4/3 Stunning lakefront home w/ all the amenities you can afford! Main body walk-out

water, pool, spa & balcony. Fireplace in living area & master. $499,000

#106 Gemstone Estates - 3/2/2 Energy efficient home w/ wonderful curbside

appeal. Vaulted ceilings, spacious kitchen w/ breakfast bar & large walk-in pantry.

$149,900

#141 The Peninsula - 4/5/4 Exceptional floor plan, beautiful finishes custom

features throughout. Gorgeous pool & lush landscaping w/ lake views. $459,000

#216 Water’s Edge - 3/2.5/2 Custom waterfront home w/ dock and pool. 4th

bedroom could be a study w/ its beautiful built-in cabinets. Lots of up-

grades! $319,900

#105 Cleburne - 3/2/2 MOVE-IN READY! Spacious floor plan features large family

room w/ fireplace and a formal dining area. Storage building & fenced back-

yard. $120,500

#504 Glen Rose - Lovely 3/3 home w/ 3 car detached garage. Lots of beauti-

ful oak trees and cleared area on 8 acres. Seller providing 1 year home

warranty. $279,000

#223 Harbor Lakes - 4/4/2 Award winning home w/ walkout waterfront

one block from main body. Large island kitchen, great master w/ views of lake &

split bedrooms. $519,000

#127 Waters Edge - 3/3 Outstanding waterfront home! Features open con-cept, high ceilings & lots of crown mold-ing. Quick, easy access to main body via

canal. $329,000

#404 Pecan Plantation - 4/4 Majestic, immaculate, yet cozy and welcoming w/ all the amenities of living in Pecan

Plantation. Stainless, granite, and slate covered patio. $249,000

#301 De Cordova Bend Estates - 3/2.5 Completely renovated 2-story custom

home w/ incredible views. Inside is exquisite. $229,900

#115 Granbury Square - 2/2 Beautiful Victorian home just blocks from the

Historic Granbury Square. $249,000

#222 Waterfront - 4/4 Spectacular lake views from this home on main

body Lake Granbury w/ private boat dock . $429,000

For more information on all our properties, please visit www.century21shooks.comFor more information on all our properties, please visit www.century21shooks.comFor more information on all our properties, please visit www.century21shooks.com

3405 E. Hwy 377, Suite BGranbury, TX 76049

Albert Land,Owner Broker817-279-2676

817-573-7564Visit us on the web - www.albertland.com email: [email protected]

# 130 SPACIOUS 3 BEDROOM, 2 BATH BRICK HOME ON SECLUDED CULDESAC; just minutes from downtown Gran-bury’s Historic Square, shopping, schools, and hospital; large bedrooms, custom cabinets; recent upgrades include Low-E tilt-n-sash windows, roof shingles, and A/C-Heat systems; portion of garage enclosed to offer large study/library; large back yard offers secluded wooded country setting. Asking $114,500

# 110 SPACIOUS 3-2-2 BRICK ON GREAT PRIVACY FENCED CORNER LOT; only a few blocks from hospital, schools, & shopping; Oak tree shaded privacy fenced rear yard with a large patio; Spacious living room, separate office space off kitchen, large spare bedrooms, recently upgraded energy ef-ficient low-E tilt-n-sash windows. Priced @ $115,000 offers welcome.

BUILDING LOTS AVAILABLE

# 140 GREAT STARTER HOME / INVESTOR POTENTIAL: 3-2-1 Brick on large lot with fenced yard; offers fresh interior paint, just updated ceramic flooring and carpet; great lo-cation on Fort Worth side of Granbury; a great value @ $90,000.

# 125 SECLUDED 3-2-2 BRICK COUNTRY HOME on 17.3 ACRES; large pecan and oak trees; beautiful country style home; lots of covered porch with view of pond & creek; spacious island kitchen; landscaped yard area w/sprin-kler; coastal pasture; nice barn w/pens & hay storage. Asking $269,000

# 210 A WALL OF WINDOWS VIEWS LAKE GRANBURY beautiful 4 bedroom, 3 bath, 2 story home in Gated – Golf Course Community: home offers 2 master suites; recently completed remodel shows off an elegant home loaded with amenities : Granite kitchen tops, stain-less whirlpool gold series appliance pkg., lots of ceramic flooring, custom lighting & faucets, zoned A/C –Heat system and more; a 2 year old covered dock offers boat lift and double jet ski lift. $349,900

# 145 BEAUTIFUL HILLTOP 9.9 ACRE WOOD TRACT with this spacious 3 BR, 3 BATH, 2 CCP manufactured home offering a shop building, 34 X 40 livestock barn, and a very secluded setting; open concept split bedroom floor plan with 2 living areas and a large island kitchen; lots of large oak trees provide ample shade and covered front and rear decking to view wildlife and scenery; enjoy the outdoors. ASKING $ 150,000

MANDATORY ETHICS TRAINING. NOT MANY PROFESSIONALS CAN CLAIM THAT ON THEIR RESUMÉ.




When REALTORS® complete mandatory Code of Ethics training,

they not only set themselves apart from other professionals in the real

estate industry, they set themselves apart from many industries. When

it comes to the business of buying or selling a home, it’s nice to know

that there’s someone you can count on to be honest and maintain high

standards of practice. Visit realtor.org/codeofethics to learn exactly

what the Code of Ethics is and how it benefits you as a customer.

REALTORS® are the best source for real estate information. Workingwith a REALTOR® gives buyers, sellers and investors the advantage theyneed to succeed in today’s market.


®

Granbury, TX

817-326-2530


BRAND NEW HOMES each on 2 big lots. 10 ft. ceilings, rounded corners, arched entries, today’s colors. Spacious 3/2/2. Split master suite. Large kitchen, quality cabinets. Big closets. In site built only area. YOU WILL LOVE THESE!

1005 CORRAL DRIVE $119,900

2708 SATELLITE COURT $119,900

RE/MAX Lake Granbury4810 E. Hwy. 377, Granbury, Texas 76049 cell: (817) 578-5408 or

office: (817) 579-1504Each Office is Independently Owned and Operated

Broker/ Owner

Joy Paris

Cell 817-578-5408

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

www.portertitle.com

Porter Title CompanyThree Locations

To Serve You!

Main Phone: 817-579-3100Metro: 817-578-2000

Fax: 817-573-5467

377 Office4425 Hwy. 377 E.

Suite 101Granbury, Texas 76049

Waters Edge Office1099 Waters Edge Dr.

Suite 200Granbury, TX 76048

Plant Office1924 Acton Hwy

Granbury , TX 76049

Charming Stone & Brick w/beau-tiful accents. Built ins thru out the home. Dreamy bedroom that every little girl would love to call hers. Office/study could be 4th bedroom. Lg. master bath & closet. Includes Golf cart space in garage, back yard fenced. Great VALUE in PP. $189,500

Just right and ready to move into... This adorable home includes decora-tor furniture. Huge bedroom (up), large enough to be two bedrooms. Located in Canyon Creek, HOA in-cludes pool, club house & boat ramp. This is truly an adorable home - You will be glad you took your time to see it. $79,900

Large trees & circle driveway frame this attractive home. High ceilings, brick fireplace w/recirculator & shutters in living room, huge kitch-en w/alot of counter space. Back yard is fenced. A GREAT VALUE in Laguna Vista. 4/2.5/2 A MUST SEE! $159,500

GRANBURY REALTY

[email protected] waterfront * residential * ranches * commercial

Sherri ReynoldsBroker - REALTOR®

817-578-1559

“Your Granbury Specialist.”

Granbury Association of REALTORS Page 24

By: John Riha

Published: March 4, 2011

Here’s how to get the bathroom of your dreams without mak-ing your budget a nightmare.

A mid-range bathroom remodel is a solid investment, accord-ing to Remodeling Magazine’s annual Cost vs. Value Report. An average bath remodel of $15,782 will recoup about 65.2% of those costs when it’s time to sell your home, and a more extensive $50,000 job returns about 58%. In addition, you can maximize the value of your investment by us-ing these smart strate-gies, which will create a stylish yet budget-friendly bathroom.

1. Stick to a plan

A bathroom remodel is no place for improvisa-tion. Before ripping out the first tile, think hard about how you will use the space, what materi-als and fixtures you want, and how much you’re willing to spend.

The National Kitchen and Bath Association (NKBA) recommends spending up to six months evaluating and planning before beginning work. That way, you have a roadmap that will guide decisions, even the ones made under remodeling stress. Once work has begun—a process that averages 2 to 3 months—resist changing your mind. Work stoppages and alterations add costs. Some con-tractors include clauses in their contracts that specify premium prices for changing original plans.

If planning isn’t your strong suit, hire a designer. In addition to adding style and efficiency, a professional designer makes sure contractors and installers are scheduled in an orderly fashion. A pro charges $100 to $200 per hour, and spends 10 to 30 hours on a bathroom project.

2. Keep the same footprint

You can afford that Italian tile you love if you can live with the total square footage you already have.

Keeping the same footprint, and locating new plumbing fixtures near existing plumbing pipes, saves demolition and reconstruc-tion dollars. You’ll also cut down on the dust and debris that make remodeling so hard to live with.

Make the most of the space you have. Glass doors on showers and tubs open up the area. A pedestal sink takes up less room than a vanity. If you miss the storage, replace a mirror with a deep medicine cabinet.

3. Make lighting a priority

Multiple shower heads and radiant heat floors are fabulous adds to a bathroom remodel. But few items make a bathroom more satisfying than lighting designed for everyday grooming. You can install lighting for a fraction of the cost of pricier amenities.

Well-designed bath-room task lighting surrounds vanity mirrors and eliminates shadows on faces: You look better already. The scheme includes two ceiling- or soffit-mounted fixtures with 60 to 75 watts each,

and side fixtures or sconces providing at least 150 watts each, distributed vertically across 24 inches (to account for people of various heights). Four-bulb lighting fixtures work well for side lighting. 4. Clear the air

Bathroom ventilation systems may be out of sight, but they shouldn’t be out of mind during a bathroom remodel.

Bathroom ventilation is essential for removing excess humidity that fogs mirrors, makes bathroom floors slippery, and contrib-utes to the growth of mildew and mold. Controlling mold and humidity is especially important for maintaining healthy indoor air quality and protecting the value of your home—mold reme-diation is expensive, and excess humidity can damage cabinets and painted finishes.

A bathroom vent and water closet fan should exhaust air to the

7 Smart Strategies for Bathroom Remodeling

Jerry WilliamsonLicensed Texas Broker 817-706-6582

155 – REDUCED -BUY THE BUSINESS AND THE LAND – This historical Loco Coyote Grill is located in the hill country of Texas just a few miles from Glen Rose. Rustic building sits on 16 beautiful acres of pasture and hardwoods, and includes equipment. $500,000 MLS# 11827638

102 – PEARL STREET LOCATION – Not far from the historic Granbury Square. Large lot (.4+ acres). Undeveloped. Near High School. City utilities nearby. Potential to be rezoned for small business. $62,500 MLS# 11459053

171 – CUSTOM SATTERWHITE LOG HOUSE BARN – on 10 acres near Mineral Wells. Four horse stalls, tack room with sink. 1 bed, 1.5 bath, 1000 sf. $239,000 MLS# 11878759

167 – NEW CONSTRUCTION IN HARBOR LAKES – Gorgeous Golf Course home. 4-bedrooms, study, 3-bath, 2-car + golf cart garage. Almost 2,700 sf. Designer colors, hardwood floors, granite counters. Balcony overlooks golf course and main body water. Energy efficient energy package includes spray foam insulation & climate controlled attic. $345,000 MLS#11871701

164 – REDUCED AGAIN!! GOLF COURSE HOME IN DECORVOVA BEND ESTATES – Recent updates include HVAC, water heater, hand-scraped wood floors, tile surrounds, granite. Large back patio/pergola with outdoor fireplace. $205,000 MLS# 11852733

www.ComanchePeakRealty.com

outside—not simply to the space between ceiling joists. Better models have whisper-quiet exhaust fans and humidity-controlled switches that activate when a sensor detects excess moisture in the air.

5. Think storage

Bathroom storage is a challenge: By the time you’ve installed the toilet, shower, and sink, there’s often little space left to store towels, toilet paper, and hair and body products. Here are some ways to find storage in hidden places.

Think vertically: Upper wall space in a bathroom is often underused. Freestanding, multi-tiered shelf units designed to fit over toilet tanks turn unused wall area into found storage. Spaces between wall studs create attrac-tive and useful niches for holding soaps and toiletries. Install shelves over towel bars to use blank wall space.

Think moveable: Inexpensive woven baskets set on the floor are stylish towel holders. A floor-stand coat rack holds wet towels, bath robes, and clothes.

Think utility: Adding a slide-out tray to vanity cabinet compartments provides full access to stored items and prevents lesser-used items from being lost or forgotten.

6. Contribute sweat equity

Shave labor costs by doing some work yourself. Tell your contractor which projects you’ll handle, so there are no misunderstandings later.

Some easy DIY projects:

Install window and baseboard trim; save $250.

Paint walls and trim, 200 sq.ft.; save $200.

Install toilet; save $150.

Install towel bars and shelves; save $20 each.

7. Choose low-cost design for high visual impact

A “soft scheme” adds visual zest to your bathroom, but doesn’t create a one-of-a-kind look that might scare away future buyers.

Soft schemes employ neutral colors for permanent fixtures and surfaces, then add pizzazz with items that are easily changed, such as shower curtains, window treatments, towels, throw rugs, and wall colors. These relatively low-cost decorative touches provide tons of personality but are easy to redo whenever you want. Visit houselogic.com for more articles like this. Reprinted from HouseLogic with permission of the NATIONAL ASSOCIATION OF REALTORS®Copyright 2012. All rights reserved.

Protecting home ownershipfor future generations.

For the first time in generations, the dream of home ownership is being threatened. REALTORS®, members of the National Association of REALTORS®, are here to represent you and protect home ownership. Learn more about this important issue at HouseLogic.com/homeownership.



®

Granbury, TX

817-326-2530


38013 DeLightful, DeLovely, Divine!! Golf course home in DeCordova, one owner, superb view, two patios!! GREAT Oak Trees front and back, circle drive. Oversized garage. GREAT Great Room!! A true MUST SEE!!! $219,900

96113 Charming home with a decorator’s touch. Located in Pecan Plantation, overlooking the large pecan orchard. A lovely deck allows you to relax, read or entertain. Well maintained home with lots of charm. $163,000

77183 Shade and Privacy provided by many trees. Enjoy the enormous deck overlooking the Brazos River. One owner custom 4bdrm/3 bath home with beautiful woodwork throughout! Sunroom with HEAT & AIR!!! $279,000

92073 No “Honey Do” List! Elegant with attention to EVERY Detail. HUGE lot with end lot negotiable. Wa-ter Feature and PALMS, Covered Patio and OUT-DOOR KITCHEN!!! Welcome Home!! This is a MUST SEE PROPERTY! $289,000

12053 Nice home with family, dining and kitchen area very open and large enough for a group yet cozy enough for one. 3br 2 bath home sitting on half an acre in a gated community. Close to Club House and pool!! $116,000

55053 DECORDOVA BEND! Very Private, large trees. Many updates and appliances go with the sale. This 3/2/2 home has large open living area, 25’ x 14’ workshop and large covered patio with fenced backyard. $149,000

96053 IMMACULATE home located in Pecan Plan-tation. Every custom feature has been carefully planned for design, pleasure and comfort. 2900 plus square feet of private hangar! Patio overlooks park like setting. $649,500

50053 Located in DeCordova Bend, this home has a MILLION DOLLAR VIEW of Lake Granbury for LESS than half the price on MAIN BODY!! FIRE SALE!! Appraised at $600K BEFORE redo!! 2 Boat slips & PARTY Deck! $499,000

94143 Panoramic view of Nutcracker Golf Course!!Wood & tile floors throughout the home have been sealed! Temp controlled 2 car garage plus golf cart with painted and sealed floor. A MUST SEE TO APPRECIATE home! $249,000

54133 XLNT Starter/Downsize or Investment Home on .6 acres. Room for Big Boy Toys! Fenced w Stor-age Building. RV or Boat Parking Pad!! Sitting area & deck in back with pad for BBQ or morning cof-fee! $128,500

83123 Country home on 3.9 ac on the Brazos River. Lovely rooms on 3 levels. WRAPAROUND screened-in porch to watch deer, turkey and other wildlife. Media Room! SELLERS SAY THEY ARE HIGHLY MOTI-VATED!!! $289,000

87243 Home completely surrounded by pecan trees. 3/2.5/2 home plus golf cart space. Open liv-ing area with wet bar. LOADS of storage space! Second living area upstairs, circle drive and NEW patio! $139,900

To access info on all MLS Listings, visit

GranburyColdwellBanker.comor with your SmartPhone at

MyCBmobile.com

817.579.5355For info by phone 24/7, call 817.573.4663

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

Jeannette Black - Owner/Broker

Protecting home ownershipfor future generations.

For the first time in generations, the dream of home ownership is being threatened. REALTORS®, members of the National Association of REALTORS®, are here to represent you and protect home ownership. Learn more about this important issue at HouseLogic.com/homeownership.



®

Granbury, TX

817-326-2530


817-219-0456

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