Pelican Point Update – 6300 Beau Douglas Ave

Brick and siding are complete!  This floor plan has been a hit everywhere we have built it, and we added a bonus room above garage for added value! 4 bedrooms, 3 baths PLUS bonus room with 9′ ceilings above garage, semi-open concept living area, and a huge master closet.  Great lot in first filing of Pelican Point!

6300 Beau Douglas Ave
Pelican Point Golf Community
$374,900

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New home for sale – 6300 Beau Douglas Ave, Pelican Point in Gonzales

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David Madaffari, Realtor

Mobile: (225) 772-3283
Email: David@GrassrootsTeam.com

Jonathan Diez, Realtor

Mobile: (225) 938-4653
Email: Jonathan@GrassrootsTeam.com

17111 Commerce Centre Dr.
Prairieville, LA 70769
(225) 744-0044

Construction progress – Pelican Point

The Grassroots Team’s finest home is coming along nicely – brick and roof will be done tomorrow, windows and doors finished by the end of the week.  It’s amazing how a construction site can go from a mess to beautiful by closing time!

A buyer has already snatched this one up, but be on the lookout for the next one we’re starting VERY soon.  We will be asking for YOUR input on the finishes just like we did on this one!

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Shadows at Manchac – Two Houses Left!

This DLSD neighborhood in the heart of the Oak Grove school district in Prairieville has been on fire since its inception.  A client just put a contract on one, and now there are just two houses left ready to purchase before they open the last set of lots in April.   Take a look and drive through there (Hwy 42 to McCrory 1 Rd, then right on McCrory 2 Rd) – the houses look great and the standard features like frameless glass shower doors and 3 cm granite will blow you away.

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The Raphael B III Plan for $295,505

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David Madaffari
The Grassroots Team @ Keller Williams Realty – First Choice
Office: 225.744.0044
Mobile: 225.772.3283 (DAVE)
Email: David@DavidMadaffari.com
17111 Commerce Centre Dr.
Prairieville, LA 70769

Standing Water? Chances Are You Need A French Drain

With all the rain we’ve been having lately, undoubtedly we are dealing with standing water or poor drainage days after the rain has stopped.  It’s become clear that I need a french drain for my yard – but what is it, how does it work and what does it cost? This article would be a good place to start and it works everywhere drainage is an issue.

Why Are French Drains Needed | How Do French Drains Work.

Why Are French Drains Needed How Do French Drains Work

David R. Madaffari, Realtor

Pricing a home – 5 things to remember

I was going to write about some of my latest research on flip properties, mainly about price/ft and how to determine where in the spectrum a property needs to fall.  Then I came across this blog by Ryan Lundquist, an appraiser in Sacremento that pretty much has everything I was going to say.  He essentially says that many factors go into determining price in a neighborhood and that $/ft isn’t the be-all, end-all focus of our pricing strategies.  Here it is below and be sure to visit his blog linked above for more details!

5 things to remember when using price per sq ft in real estate
By: Ryan Lundquist

DOWNLOAD a more detailed version of this post.

Image purchased by Sacramento Appraisal Blog from 123rf dot com and used with permission

5 principles to remember when using price per sq ft in real estate:

1) There is a price per sq ft spectrum in a neighborhood: There is never just one price per sq ft figure that applies to every property in a neighborhood. For instance, a neighborhood might easily see a price per sq ft range from $100 to $250 when looking at all sales.

2) Similar houses tend to have a similar price per sq ft: When homes are similar in size, location, bed/bath count, etc…, they tend to have a similar price per sq ft. That’s obvious, but the contrasting factor is that non-similar homes might have a VERY different price per sq ft that shouldn’t be used to value your home.

3) Property characteristics can quickly change the price per sq ft: When there are differences in condition, location, lot size, quality of upgrades, bed/bath count, size, etc… the price per sq ft can change dramatically. We might see a small remodeled home selling at $250 per sq ft, a model match fixer selling at $175 per sq ft, a short sale model selling at $185 per sq ft, and a home with an adverse location selling at $215 per sq ft. Thus even for one model there could be a price per sq ft range from $175 to $250.

4) Smaller homes tend to have a higher price per sq ft: It costs more to build smaller homes, so smaller homes tend to have a higher price per sq ft than larger homes. This is why it’s dangerous to use a price per sq ft figure from a smaller sale to value a larger home. A smaller home might sell at $250 per sq ft, but a larger home might be closer $150 per sq ft. Here is a quick video below (or here):

5) Price per sq ft provides a valuable context: When you can talk through price per sq ft figures in a neighborhood, and explain the above points, you are an incredible resource. Appraisers, pay close attention to the price per sq ft range in a neighborhood. Some appraisers treat price per sq ft as a meaningless metric, but it’s actually valuable. If your value does not fall within the range (especially the competitive price per sq ft range), it’s important to be able to explain that.

CONCLUSION: Be careful about using price per sq ft to price a property because sometimes it’s like putting the cart before the horse. I recommend starting a valuation with an “apples to apples” approach where you first and foremost try to find other similar sales and listings in the neighborhood, and then subtract and add value based on any differences with your property. After you have a grasp of similar sales, research price per sq ft figures for the entire neighborhood as well as competitive properties. Ask yourself if your value makes sense in light of price per sq ft figures.

 

David R. Madaffari, Realtor
Keller Williams Realty – First Choice
Office: 225.744.0044
Cell: 225.772.3283 (DAVE)
37325 Market Place Dr. Ste D
Prairieville, LA 70769
www.DavidMadaffari.com
Each office independently owned and operated

Season by Season Yard Prep Tips

Yep, it’s the time of year for all of us to break our backs and get to the yard prep we have been dreading all winter. It’s amazing how, with the incredibly cold weather we had and the ice storms we endured, the weeds didn’t skip a beat and took over our lawns and gardens!  Here is an article that can help you plan your seasonal activities to keep your yard and garden looking great.  This article is courtesy of Houselogic.com. Happy gardening and don’t forget your Claritin!
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Season-by-Season Lawn Maintenance Calendar

By: Douglas Trattner

Published: April 8, 2013

Follow our season-by-season lawn maintenance calendar to get a barefoot-worthy lawn and ensure great curb appeal.

Sharpen mower blades to ensure clean cuts. A dull blade tears the grass, leaving jagged edges that discolor the lawn and invite pathogens.

Sharpen mower blades once each month during grass-cutting season. Have a backup blade (about $20) so that a sharp one is always on hand.

Tune up your mower with a new sparkplug ($3-$5) and air filter ($5-$10). Your mower might not need a new sparkplug every season, but changing it is a simple job, and doing it every year ensures you won’t forget the last time you replaced your sparkplug.

Buy fresh gas. Gas that’s been left to sit over the winter can accumulate moisture that harms small engines. This is especially true for fuel containing ethanol, so use regular grades of gasoline.

If you need to dump old gasoline, ask your city or county for local disposal sites that take old fuel.

Clean up your lawn. Time to get out the leaf rakes and remove any twigs and leaves that have accumulated over the winter. A thick layer of wet leaves can smother a lawn if not immediately removed in early spring. Cleaning up old debris clears the way for applying fertilizer and herbicides.

Spring

Depending on your weather, your grass will now start growing in earnest, so be ready for the first cutting. Don’t mow when the grass is wet — you could spread diseases, and wet clippings clog up lawn mowers.

Fertilizing: Both spring and fall are good times to fertilize your lawn. In the northern third of the country, where winters are cold, fertilize in fall — cool weather grasses go dormant over winter and store energy in their roots for use in the spring.

For the rest of the country, apply fertilizer just as your grass begins its most active growth. For best results, closely follow the application directions on the product. You’ll spend about $50 to $75 per application for an average ¼-acre lot.

Aeration: Aerating punches small holes in your lawn so water, fertilizers, and oxygen reach grass roots. Pick a day when the soil is damp but not soaked so the aeration machine can work efficiently.

Related: More about lawn aeration

Pre-emergent herbicides: Now is the time to apply a pre-emergent herbicide to prevent crabgrass and other weeds from taking root in your lawn. A soil thermometer is a handy helper; you can pick one up for $10-$20. When you soil temperature reaches 58 degrees — the temperature at which crabgrass begins to germinate — it’s time to apply the herbicide.

Early Summer

Watch out for grubs: Warm weather means that grub worms, the larvae stage of June, Japanese, and other beetles, start feeding on the tender root systems of lawns. Affected lawns show browning and wilting patches.

To be certain that the culprits are grubs, pull back the sod and look for white, C-shaped grubs. If you see more than 10 per square foot, your lawn should be treated with a chemical pesticide.

Milky spore is an environmentally friendly way to control some species of grubs. When using insecticides, read and follow all label directions, and water the product into the soil immediately. Cost is around $50 to $75 per application.

Grass-cutting tip: Your grass is starting to grow fast, and you might even be cutting more than once a week to keep up. To keep grass healthy, mow often enough so you’re removing no more than 1/3 of the grass blade.

Pesky weeds: Weeds that have escaped an herbicide application should be removed with a garden fork. Use a post-emergent herbicide only if you think the situation is getting out of hand.

Check out our guide to some common types of weeds and tips on how to get rid of them.

Summer

Here’s a good mantra to guide you through the heart of grass-mowing season: The taller the grass, the deeper the roots, the fewer the weeds, and the more moisture the soil holds between watering.

With that in mind, here’s how to ensure a healthy, green lawn:

  • Set your mower blade height to 3 inches.
  • Deep and infrequent watering is better for lawns than frequent sprinkles, which promote shallow root growth. In general, lawns need about 1 inch of water per week to maintain green color and active growth.

Lawns that receive less than that will likely go dormant. That’s okay, the grass is still alive, but dormant lawns should still receive at least 1 inch of water per month. Your grass will green up again when the weather brings regular rains.

  • To check the output of a sprinkler, scatter some pie tins around the yard to see how much water collects in a specific length of time. Having a rain gauge ($5 to $20) will help you keep track of how much water the lawn receives naturally.
  • At least once each month, clean underneath your mower to prevent spreading lawn diseases.
  • Although it’s OK to leave grass clippings on the lawn where they can decompose and nourish the soil, large clumps of clippings should be removed. Regularly rake up any leaves, twigs, and debris.

If your grass seems to be stressed out, check out our advice on what to do if your lawn is turning brown.

Early Fall

The best time to patch bare or thin spots is when the hot, dry days of summer have given way to cooler temps. Follow these simple steps:

1. Remove any dead grass.

2. Break up the soil with a garden trowel.

3. Add an inch of compost and work it into the soil.

4. Add grass seed that’s designed for shade or full sun, depending on the area you’re working on. Spread the seed evenly across the bare patch.

5. Use a hard-tooth rake to work the seed into the soil to a depth of about half an inch.

6. Sprinkle grass clippings over the patch to help prevent the soil from drying out.

7. Water the area; you’ll want to keep the patch moist, so lightly water once a day until the seed germinates and the new grass gets about one inch tall.

Fall

Your main job in fall is to keep your lawn free of leaves and other debris. You can use a mulching mower to break up leaves and add the organic matter to your soil, but be sure to clean up any clumps so they don’t kill the grass.

In the northern one-third of the country, now is the time to fertilize your lawn. Your grass will store the nutrients in its roots as it goes dormant over the winter, and your lawn will be ready for a jump start when spring warms the ground.

This is also the time to clean up your garden.

David R. Madaffari, Realtor
Keller Williams Realty – First Choice
Office: 225.744.0044
Cell: 225.772.3283 (DAVE)
37325 Market Place Dr. Ste D
Prairieville, LA 70769
www.DavidMadaffari.com
Each office independently owned and operated

Home Staging – Take Pride in Your Home

This weekend I held an Open House at one of my listings in Old Jefferson Subdivision.  The home is a 30+ year home that the seller has updated as much as possible on a budget.  We recently dropped the price from $160,000 to $150,000 which gave us the reason to hold it open.  It is a cozy, family-friendly and budget-friendly home, but by no means an architectural masterpiece like you’d find with brand new construction.  However, I was extremely impressed with the seller’s initiative to stage the home before I even arrived.

The house smelled terrific – fresh baked cookies, king cake and multiple candles lit in every room.   The furniture was spotless the countertops were cleared of everything unnecessary except for smart accent pieces.  But what floored me was that they even staged the master bathroom jetted tub by filling it with water, laying flower petals in it and lining the back wall with candles.  Talk about ambience!

When I walk through homes with clients I can tell which sellers, even when selling, take pride in their home.  Though not everyone will want to buy the home, they attempt to make anyone feel like a welcome guest.  And THAT is the first step to making prospective buyers feel like they could make it their own home.   To me, a show-ready home says, “Thank you for coming today, we hope you love our house as much as we have loved it.”

I’ll be the first to admit then when I started in real estate, I did not believe in staging a home to the extent that I do now.    It is a subtle piece of the puzzle that I have seen work too many times to ignore.   During the full two hours of the Open House, I took pride in showing my guests around the home because I did not want my seller’s effort to be wasted.   It was probably the most impressed I have felt with a seller’s home for an open house.

So with that, here is a link to some home staging articles from Realtor.com.  If you are looking to sell, these are great things to think about when preparing to show your hoem to the public.  Some of the ideas are pretty clever and effective.

Home Staging Tips

David R. Madaffari, Realtor
Keller Williams Realty – First Choice
Office: 225.744.0044
Cell: 225.772.3283 (DAVE)
37325 Market Place Dr. Ste D
Prairieville, LA 70769
www.DavidMadaffari.com
Each office independently owned and operated

Choosing Light Bulbs Based on Your Fixtures

I recently went to Lowe’s to replace some bulbs in my house – and I was floored by the amount of options there are now!  Since incandescents are being phased out for their inefficiency, CFLs and the new LED bulbs are the future and will help all of us save energy.  But which lights should you choose for each application?  This article on Houselogic.com breaks it down for you.

Choosing Light Bulbs Based on Your Fixtures.

I’m personally excited to see where the LED technology goes.  With such a long life span, we could get to a point where a light bulb is just as much of a home fixture as a door knob.  You may change the knob before the LED bulb!

David R. Madaffari, Realtor
Keller Williams Realty – First Choice
Office: 225.744.0044
Cell: 225.772.3283 (DAVE)
37325 Market Place Dr. Ste D
Prairieville, LA 70769
www.DavidMadaffari.com
Each office independently owned and operated