There is one certainty: VIP Realty is unlike any other real estate firm!

As many other real estate companies are suffering due to last year’s lackluster economy and housing market crisis, VIP Realty actually has too many leads and not enough agents!

Now may be the best time to join VIP Realty and become a part of one of the fastest-growing real estate companies in Texas! The allure of VIP Realty, for most agents, is sure to be our customizable commission plan. In short, VIP Realty allows you to control your real estate career while holding onto your hard-earned commissions!

Your Commission Choices

Unlike other real estate firms, VIP Realty allows you to choose a commission plan that best suits your experience and your goals. From a 100 percent sales commission plan for the most seasoned real estate agents to an 80/20 or a 50/50 commission split for agents who need a bit more guidance to succeed, we allow our agents to control their own destiny!

The philosophy behind VIP Realty’s commission plans is quite simple: not every commission plan will work for every agent. It doesn’t make much sense to provide every agent, regardless of his or her experience and skill, with the same commission plan. Instead, the VIP Realty commission plan works by allowing you to customize your commission plan and thereby take a greater role in your real estate career!

The Benefits of Residual Income

Another benefit given to the agents of VIP Realty is the steady stream of residual income from recruiting efforts.  If you are skilled at revenue sharing and networking and you can introduce and sponsor new agents then you can start to earn a residual income stream. Positive recruiting is just one other way in which VIP agents can begin to build a multi-tiered web of growth.

Finally, VIP Realty offers its agents a huge Internet presence, thereby driving business through exceptional, SEO services.  A strong Internet presence means more leads and more leads mean more revenue for you! It’s that simple!

Take the time to learn more about VIP Realty and why it is now one of the most successful real estate companies in San Antonio!

The San Antonio commercial real estate market is many things, and lately one word to describe it is unique. Even as sales and activity continue to pick up in the San Antonio commercial real estate market, rent prices continue to fall.

According to NAI REOC San Antonio, asking rents for the fourth quarter of 2009 in San Antonio were down 26 cents to $17.85 per square foot, when compared to asking prices in the same quarter of 2008.

Rental Prices Continue to Drop

With an excess of supply in the San Antonio commercial real estate market, landlords have been forced to drop their prices. Although 26 cents isn’t a huge decrease in price, it becomes quite significant when dealing with large spaces.

Moving Towards a Stable Market

However, even amidst rental price decreases, the San Antonio commercial real estate market is stabilizing nicely after a rocky year. In fact, vacancy rates dropped to 13.7 percent in the fourth quarter of 2009, compared to 14.3 percent in the same quarter of 2008.

Many real estate experts find that as vacancy rates decrease the rental prices will soon start to stabilize, thereby creating a more balanced San Antonio commercial real estate market.

The magic number for vacancy rates appears to be 10 percent, and the San Antonio commercial real estate market is clearly headed in the right direction. When that happens, landlords will have more control over their rental spaces, thereby creating more harmony and stability in the San Antonio commercial real estate market.

How we got Here

San Antonio’s retail market saw a big hit in 2009 when some of the area’s major retailers, such as Circuit City, closed up shop. Although San Antonio in general survived better than other areas of the county in terms of its commercial real estate market, it definitely had an effect on the bottom line.

Another factor that led to an increase in commercial rental space was that many construction projects that were started before the recession took hold wrapped up in 2009, thereby creating much more available space in the San Antonio commercial real estate market.

There have been some positive signs for the San Antonio office space market. From the debut of the headquarters for the local company Tesoro Corporation and the consolidation of operations for Wells Fargo, these moves are being seen as very positive signs for the San Antonio economy.

However, these positive signs for the economy left more than 220,000 square feet of office space vacant.  Combine that with the highest office space vacancy in years for San Antonio, and it’s clear to see that San Antonio has a bit of an office space issue.

In fact, the end of the third quarter of 2009 brought on San Antonio’s highest office space vacancy rate in five years – 18.4 percent. In comparison, the vacancy rate for San Antonio office space was 14.2 percent for the same period in 2008.

Lending Standards at a Standstill

The nationwide credit crisis has greatly affected any new investment for the San Antonio office sector. Unfortunately, the clampdown on lending in San Antonio has brought new investment in San Antonio to a veritable halt.

New projects are simply not able to get off the ground, thereby leaving developers with no other options for financing. However, many developers are unwilling to start new projects anyway because of a lack of demand.

With all of the doom and gloom of the office space sector in San Antonio, rental prices still continue to increase: rental rates for San Antonio stood at $20.41 per square foot in September 2009, compared to $20.24 September 2008. Many times, however, the concessions that are being offered by landlords may affect these prices.

Still Going Strong

Despite the tough lending standards and vacancy challenges, the office market in San Antonio is still posting gains. The bottom line is that San Antonio is still an attractive place to do business. The low business costs and the high quality of life continue to attract new businesses to this dynamic region of Texas.

Downtown San Antonio condos are about to have a brand new addition: the Broadway.

The Broadway, which will be the newest in downtown San Antonio condos, is the brainchild of Koontz McCombs, who envisioned a lifestyle development that features only the highest standard of living. To further highlight his vision of the Broadway, there are now two model units open that clearly reflect the vision of this project.

Koontz McCombs has worked alongside the Baxter Design Group to bring these model units to fruition. As a result, the interior finish selections of the completed models “will set a new standard of fine living in San Antonio,” according to Bart Koontz, CEO of Koontz McCombs.

A Service-Oriented Experience

The Broadway, which is located at Broadway Street and Hildebrand Avenue in downtown San Antonio, is still under construction and due to open this summer. The Broadway has more to offer than other downtown San Antonio condos, though, as it offers a “service-oriented living experience” like one would expect at one of the world’s finest hotels. As such, the Broadway has developed many unique partnerships like Nieman Marcus and Mercedes Benz of Boerne.

These partnerships will allow residents of the Broadway to receive only the best services, including everything from lifestyle, retail and premium automotive services. The overall goal of Koontz McCombs is to provide resident-only services that afford residents with the ultimate in customer conveniences.

The Broadway, once opened, will clearly reflect a higher-end market, although instead of flaunting wealth, the Broadway will instead reflect today’s shift in values of living well, without the pomp and circumstance involved.

Model Homes now Open

The two models – one is the 1,262-square-foot Astor and the other is the 2,356-square-foot Gershwin – will allow buyers to envision what their condominium may look like in the Broadway.

The Astor, which features one bedroom and one and a half bathrooms, is ideal for single professionals or young couples, while the Gershwin will be aimed at families or those seeking a larger condominium home.

The Broadway, once completed, will feature 20 stories and 90 residences, all of which are situated on nearly two and a half acres. Homes will range from one to three bedrooms and penthouse suites are also available.

There seems to be a trend in today’s luxury homes that simply keeps getting better: the outdoor kitchen.

In fact, many of today’s luxury homes are sure to feature the finest outdoor living spaces, complete with a fantastic outdoor kitchen.

Going Back Home: Entertaining at Home

There has been a shift in living over the last few years that has highlighted the popularity of outdoor kitchens. In short, many individuals are not heading out to find entertainment; they are finding it in their own backyard. Gathering with friends and family has taken on an all-new importance, and the home is the place to be.

Today’s affluent homeowners realize that an outdoor kitchen is simply an extension of home entertaining and, as such, many of today’s Alamo Heights’ luxury homes are boasting these outdoor living spaces; and the outdoor kitchen is, without a doubt, the centerpiece to any outdoor entertaining space.

High-Style Heads Outdoors

One of the best things about today’s outdoor kitchens is that homeowners can have all the bells and whistles that they expect in their indoor kitchens.  It is also quite common to see Alamo Heights’ luxury homes flaunting some high style in their outdoor kitchens.

As a result, many of the outdoor kitchens found in Alamo Heights’ luxury homes are beautiful, functional and quite suited for entertaining. Best of all, they are durable in design to withstand the weather conditions.

When only the Best will do

What does an outdoor kitchen have to offer? For starters, you can kiss your basic charcoal grill good-bye and say hello to everything from built-in refrigerators and weather-resistant cabinetry to bar systems and built-in cook tops.

But it doesn’t end there, either, as entertaining has become just as important as design in today’s outdoor kitchen. It is therefore not uncommon to see such features as plasma televisions, surround sound systems, fire pits, professional freezers and heating systems.

The common theme of today’s outdoor kitchens is that you can entertain just as easily outside as you can inside; and the many bells and whistles will certainly make the process much more enjoyable!

Have you considered location in your home search? Not just the physical location, but the location within the community.

In other words, is your home conveniently located so that your lifestyle and schedule can be accommodated? For example, purchasing the Alamo Heights’ home of your dreams, only to find that the noise from the nearby highway makes it hard to fall asleep with the windows open, may just dampen your spirits.

Location Tips to Remember when House Hunting:

• The home’s proximity to shopping, dining and recreation – Many homeowners may desire a close proximity to grocery stores, restaurants and night clubs, for example, while other homeowners want to avoid any nearby commercial activity due to noise and traffic.
• The home’s proximity to medical centers, hospitals and doctors – Finding a home that is far from any type of medical services may prove to be inconvenient or dangerous. Consider how long it will take emergency personnel to get to your home, or how long it will take to visit your family doctor.
• The home’s proximity to major roads and highways – Often times, homeowners look for homes that are located in close proximity to major roads and highways, as this often makes the task of commuting to and from work an easier one. However, it is also important to consider road noise. For example, your close proximity to a major highway may be convenient, but it may also produce a great deal of noise and local traffic.
• The home’s proximity to undesirable locales, including garbage dumps, power plants, etc. – You may have found the ideal home, but if it is located next to a power plant, for example, that home may become slightly more undesirable. And, even if you aren’t bothered by a nearby garbage dump, for example, the next buyer may certainly be.
• The home’s proximity to community services, parks and playgrounds – You may want to consider your neighborhood’s quality of life, particularly if you have children and pets, or if you enjoy outdoor exercising and partaking in outdoor recreational activities.

Are you considering purchasing your first San Antonio home? If so, congratulations! You are making an excellent financial move.

There are, however, a number of factors that you must remember when obtaining a home loan and purchasing your first Bexar County home:

1. Don’t make any large purchases before closing – Don’t make the mistake of spending money on a big-ticket item before you close on your home. Taking out additional loans in the midst of asking a lender to approve you for a mortgage could be a huge mistake, as it could raise your debt-to-income ratio into the “danger zone.” In other words, it can raise a red flag with your lender that you are simply under the thumb of too many debts and not enough income.
2. Don’t change jobs before closing – In fact, keep your job for as long as possible to avoid looking like a risk to lenders. A steady job for a steady length of time reflects positively for you in terms of financial stability. In other words, a lender wants to know that you aren’t hopping from job to job, as this sets off an alarm with a lender. The bottom line: too many job changes spell financial irresponsibility in the eyes of a lender.
3. Let common sense, not emotions, to be your guide when purchasing a home – Make a list, check it twice and come armed with it when looking at houses. Know what you want and what you absolutely must have. Therefore, you will likely not get caught up in falling in love with a home that simply isn’t practical for your lifestyle or your budget.
4. Get a great real estate agent – Your first home purchase will often be filled with questions and uncertainty, which is why the presence of a qualified real estate agent is invaluable. Take your time and find an agent who: (a) has a good understanding of the market; (b) has experience and education under his or her belt; and (c) has developed a good rapport with you.
5. Don’t forget about comprehensive homeowners insurance – With all of the commotion surrounding purchasing a home, many buyers gloss over the fact that a comprehensive homeowner’s insurance policy is essential for protecting yourself, your family and your assets. Take the time to find a policy that suits your needs and your budget!

Selling your home is a bit of an art these days. Gone are the days of the real estate boom when all we needed to do to sell a home was to slap a “for sale” sign up in the front yard.

Instead, buyers are more particular, mainly because there is an influx of homes on the market. In other words, if your home isn’t well kept and updated, the house next door probably is. The bottom line is that homebuyers these days want turn-key homes; homes that they can settle into without much repair or updating.

Aside from the obvious rule of performing all home repairs before listing your Helotes’ home for sale, there are a number of things you can tackle in a weekend to make your home more desirable to homebuyers. So, what are you waiting for, weekend warrior? Roll up those sleeves and get started today!

• After you have given each room in your Helotes’ home a fresh coat of neutral paint, consider adding decorative moldings. Molding is inexpensive, yet when installed it can turn any ordinary room into a very attractive one. Also, consider adding a chair rail and picture frame molding to your dining room to make it stand out. Don’t forget to trim all doors and windows, as well!
• Refinish the cabinets – If you have good, wooden cabinets that are simply a bit outdated, take them down and refinish them. A crisp coat of white paint, along with new hardware, is all you may need to give your kitchen an instant facelift.
• Tear up any old, outdated, worn or damaged flooring and replace it with new flooring. The flooring of today is varied and attractive, and can be quite inexpensive. Head to your local home improvement center and check out the latest vinyl tile flooring options; vinyl floors of today are inexpensive and easy to install!
• Get your hands dirty and clean up the yard. If your home’s first impression is less than desirable then it’s probably time to dig in and clean up your yard. Weed and mulch the beds, add colorful annuals and freshen up the front door with a coat of paint. Consider replacing your old mailbox with a new one, replace an old light post with a more modern one and add new hardware to your front door.

Are you hunting for San Antonio commercial lease space, but you’re not sure where to start?

The San Antonio commercial lease space market is the place to be for renters because there is a high vacancy rate and the lease rates are quite reasonable.

There are a slew of major differences between commercial leases and residential leases, so it pays to understand the ins and outs of a commercial real estate lease before signing on the dotted line.

Questions to ask when seeking commercial lease space:

• What is the rent price, and what increases are expected?
• What is the security deposit and what are the conditions for the return of the deposit?
• What is the length of the lease? Is this negotiable?
• What does my rent cover? Does it cover utilities, taxes and maintenance, or will I be charged separately for these items?
• Will I have the option to renew the lease?
• How, if necessary, can I terminate the lease? What are the notice requirements regarding the termination of a lease?
• What does my rent include? Common areas, hallways, bathrooms and elevators?
• Do you have specific rules regarding the placement of signage?
• Do you have any plans for improvements or modifications to my lease space or to the building?
• Will you entertain build-outs? Who will pay for them?
• Who maintains the property?
• Can I sublet the space, if necessary?

Although all of these questions may not personally relate to you and your lease, it is important to get answers to all of these questions, as they may pertain to you at some point throughout your lease. Read the lease agreement thoroughly carefully and, if necessary, have an attorney review it. Although you may be wary to pay an attorney to read over your lease agreement, it can actually save you quite a bit of money in the long run.

The courthouse steps of Bexar Country have seen a lot of activity over the past year. Foreclosure auctions, unfortunately, have become an all-too-common occurrence, not only in Bexar County, but throughout most of the country.

Looking ahead, it is expected that mortgage lenders will be coming in to take back 1,652 properties throughout Bexar County in January alone. This will likely be the highest total on record and also a clear indication that Bexar County may not be out of the woods just yet when it comes to foreclosures.

Foreclosures at Record High

This hard news is even harder to take, considering that 2009 was a quite the dismal year for real estate in Bexar County.  In fact, the total numbers of properties that fell into foreclosure in Bexar County during 2009 was an astonishing 14,000, which is the highest number of foreclosures in Bexar County in nearly 20 years.

For many analysts and economists, this type of grim news makes it hard to see the silver lining in the real estate industry; but it is there, we just might have to look a bit harder for it.

Who’s in Jeopardy of Foreclosure

Because many homeowners’ adjustable rate mortgages that they took out in 2004 to 2006 are due to reset, the number of foreclosures is expected to continue well into 2010. However, the low interest rates may just be the industry’s saving grace amidst all of this doom and gloom.

Although the homeowners who secured adjustable-rate or interest-only mortgages a few years ago are falling onto hard times, it appears that the homeowners who purchased homes since then are having more luck hanging onto their homes.

Many homeowners struggling with interest-only mortgages, for example, often find themselves in an “upside down” situation; in other words, they can’t even sell their homes because they owe more on them than what they are worth.

Nationally, 23 percent of the properties across the nationwide were in this precarious position, while just 11 percent of Texas homes were underwater.

One of the problems with identifying when the foreclosure crisis in Bexar County will come to and end is that many lenders have offered moratoriums on foreclosures; unfortunately, this is often simply delaying the inevitable.