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Texas Land Trusts Directory: Introduction Maincontent Local Navigation print friendly search Regulations Publications Outdoor Learning Kids Game Warden Grants Get Involved Shop FAQ Calendar Español Experience Texas Fishing & Boating State Parks & Destinations Hunting & Wildlife Land & Water Doing Business Home Land & Water Land Private Tltc Dir Texas Land Trusts About Texas Land Trusts Starting a Land Trust Texas Land Trust Directory Foreword Listing Regional Index About the Texas Land Trust Council ( TLTC ) TLTC Board of Directors and Honorary Council News 2004 TLTC Conference Speech Bulletin Board TLTC Publications Land Trust Resources Texas Land Trusts Top 1-Million Mark in Acres Conserved Texas Land Trusts Directory: Introduction Texas Land Trust Directory A land trust is a local, state or regional nonprofit organization directly involved in protecting land for its natural, recreational, scenic, historical or productive value. Texas landowners have a variety of options available to them which can preserve and protect the special qualities of their property. The land trust organizations in this directory work with landowners to help them meet their long-term land use objectives. These organizations may be willing to purchase land or accept donated properties and easements for conservation purposes. These tools can be tailored to meet the specific needs of the property owner. Land trusts have varying conservation objectives. Some work in specific geographic areas, or concentrate on protecting different natural or cultural features; many provide technical assistance and educational programming about land conservation. Also listed in this directory are organizations in Texas that advise property owners on their land conservation options, but do not accept land donations or manage conservation easement agreements. Land trusts are a creative answer to today's land conservation challenges. They offer a flexible, cooperative and effective approach to land conservation. Land trusts are the fastest growing conservation movement today, with new land trusts forming at an average rate of more than one per week. America's 1,200 plus land trusts protect millions of acres of farms, ranches, wetlands, wildlife habitat, urban parks, forests, watersheds, coastlines and river corridors. Contact Us | Help | Accessibility | Media | Site Policies | Complaints | Intranet | State of Texas | TRAILS Search | TexasOnline | Compact with Texans Texas Parks and Wildlife Department , 4200 Smith School Road, Austin, TX 78744 Toll Free: (800) 792-1112, Austin: (512) 389-4800 Content of this site © Texas Parks and Wildlife Department unless otherwise noted. Last modified: July 29, 2005, 4:38 pm
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For Sale By Owner, homes for sale, houses, real estate, for sale - ForSaleByOwner.com Sell a Home Buy a Home Services Mortgages City Profiles Appraisals Service Directory Foreclosures Mortgages Service Providers Appraise Your Home Moving & Relocation Home Improvement Title Company Search Insurance Lawyers Virtual Tours Home Builders Real Estate Agents Research What is FSBO? City Profiles City Comparisons School Reports Crime Comparisons Salary Calculator Cost of Living Comp. Home Sale Prices Tools Free eBook DIY Software Mortgage Calculators Home Selling Guide Home Buying Guide Ad Writing Tips Real Estate Forms Home Buying Checklist Utilities Connections Your Credit Report Glossary Real Estate News Edit Your Ad Modify Your Ad Cancel Your Ad Upload Photos Help/FAQ BUYING A HOME? Search the largest real estate database of For Sale By Owner homes for sale! 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MSN Money - 6 reasons your home isn't selling MSN Home Hotmail My MSN Sign In Money S earch MSN Money: Help Home News Banking Investing Planning Taxes My Money Portfolio Loans Insurance Banking Home My Accounts Bill Pay Mortgages/Loans Services Credit Reports Financial Tools Track your bills Resources Decision Centers Home Buying Guide Home Financing Your Credit Rating Financial Privacy Better Banking Credit Card Smarts Bankruptcy Guide Commentary Index Related Links Manage Debt More on Budgeting Print-friendly version Send this to a friend Tap your home for extra cash Mortgage rates in your area Your credit score in seconds Home mortgage FAQs Find It! Article Index Finance Q&A Tools Index Site Map Recent articles by Bankrate.com: • Will I lose my frequent-flier miles? , 10/6/2005 • Should you insure your airline tickets? , 9/26/2005 • 10 after-the-disaster do's and don'ts , 9/21/2005 More... Related Articles Speed your home sale with these fast fix-ups The hidden financial truth about remodeling Smart -- and stupid -- ways to pay for your remodel The Basics 6 reasons your home isn't selling advertisement So, you're in agony because your home has languished on the market week after week. Here are some culprits that may be keeping buyers away in droves. By Bankrate.com Has your lawn grown up around that "For Sale" sign? Have the wasps moved into the lock box on your front door? Did you just receive an invitation to your real estate agent's retirement party? If so, chances are your home sale fizzled. Here are the six most-common reasons why homes don't sell and what you can do about it. Your home is overpriced Optimistic home sellers love to parrot the old adage, "There's a buyer for every home." But they often leave off the qualifier: "at the buyer's price." Find a loan that's right for you at the Loan Center The fact is that buyers, not sellers, ultimately determine the market value of a home. You can ask for the moon and set your listing price well above comparable properties in your neighborhood, but at some point it will be up to you, the seller, to accept what the buyer thinks your home is worth. Overpricing is the most common reason homes don't sell. When you ask an unrealistic price, it sets in motion a process that often works against you. Here's why: Most real estate agents, and hence most qualified buyers, will see your new listing within 30 days. If it is overpriced by as little as 5%, it will be duly noted and interest in your property will wane, especially if you show no intention of coming off your asking price. You likely already priced out buyers who might have qualified for financing at a more reasonable price. Even if you manage to find a buyer at your inflated asking price, the property may not appraise at that figure and the financing will fall apart. Your real estate agent may have approved or even suggested the inflated asking price to secure your listing. Conversely, other agents often use overpriced properties like yours to help sell their own listings. ("Here's what they are asking. Now would you like to take a second look at that first house I showed you?") "If you have a house that really should be priced at $200,000 and you've got it listed at $260,000, you are trying to compete against homes that really are worth close to $300,000 and all of a sudden your home really is not competing well," says Jeri Fisher of Jeri Fisher Real Estate in Missoula, Mont. "You want to compete with what is available out there among homes similar to yours." If your home remains on the market for too long, agents and buyers may begin to wonder if there are other, perhaps more serious reasons why it isn't selling. "It becomes shopworn, the same as a jacket hanging in the store week after week," says Fisher. "People are aware that it has been on the market a long time and agents stop showing it." Your home doesn't 'show' well Your home is competing against shiny new houses in those pristine subdivisions out in the suburbs with their attractive prices, incentives and community amenities. Face it: Even the best old house needs a little makeover if it hopes to attract a qualified buyer. The good news is most of the work will be cosmetic and relatively inexpensive: a new coat of paint, a few attractive window boxes, a thorough cleaning of floors and carpets. Voila! The place may look good enough to reconsider. A good real estate agent can advise you on where your time and money are best spent. "Price and condition are two things that the seller can do something about," says Fisher. "I always give people my 'honey-do' list. I think paint is probably a seller's best friend because it makes things smell fresh and look fresh. If it's time to paint, it's time to paint. It's the best return on investment." You're in a bad location Nothing has a greater effect on your home's value than its location. Your humble abode might be worth a king's ransom were it located in Palm Beach, Aspen or San Francisco. It might even jump thousands in value just two streets over in the next (and far superior) school district. "If you're in one of the higher-ranked schools around here, you're going to add $50,000 to $100,000 to the price of the same house," says Lenn Harley, a broker with Homefinders.com Inc. in Maryland and Virginia. The point is, location rules in real estate. If your home's location is less than desirable, your options are somewhat limited. A good real estate agent will do his best to help you accentuate the positive and eliminate the negative of your circumstances, say by using foliage to screen off offensive adjoining properties or dampen traffic noise. The best way to compensate for a poor location is to reduce your asking price or offer attractive incentives such as seller financing or a lease option with rent credit. You have a lousy listing agent Yep, they exist: Real estate agents who mislead, misfire and misbehave. Their bad advice can cost you plenty in time, money and the sheer hassle of keeping the place show-ready 24/7. The agent from hell will allow you to overprice your home ("Here's what I can get for you if you list with me!"), not market it properly, fail to screen for qualified buyers, be unresponsive to interest from other agents (if they sell their own listing, they don't have to split the commission) and keep you totally in the dark throughout the process. What's more, if your agent is abrasive, arrogant or otherwise difficult to work with, other agents may not want the hassle of showing any of their listings to prospective buyers. You are battling competition or market conditions We've all heard the terms "buyer's market" and "seller's market." In real estate, market conditions are affected by any number of external forces, some of them predictable (the weather, sort of), some of them unpredictable (the local economy, interest rates, public optimism or pessimism). In a "hot" or seller's market, homes go fast. Inventory (homes on the market) may be low, meaning less competition for you. Chances are better that you will get your asking price in a hot market; in fact, it is not uncommon to even be offered more than your listing price. But in a "flat," "cold" or buyer's market, sales slow to a trickle, inventories grow and buyers can find bargains, especially when they know the seller is motivated (i.e., paying on two mortgages). If you're trying to sell in a flat market, you're not only competing against all that vacant new construction, but against rentals as well. In this case, be prepared to settle for less than top dollar, or wait to sell until the pendulum swings once again in your favor. You have ineffective marketing Gone are the days when an agent could simply place your listing with the local multiple listing service, hold a halfhearted open house and wait for another agent to bring forth a buyer. Today's top performers launch a multilevel marketing plan that includes listing tours for area agents, newspaper and even TV ads, weekend open houses, listing fliers and placements in local real estate publications. Computers and the Internet also have changed the face of real estate. According to the National Association of Realtors, today more than one-third of all home buyers use the Internet for house hunting. The best real estate agents are computer-savvy. They have your listing in color on their laptops to show clients and communicate frequently via e-mail, a particular boon when working with out-of-town buyers. Suffice it to say that if your real estate agent isn't listing your home online through the company Web site as well as with the local MLS, you may not be getting the exposure necessary to find a buyer. "There are those who just put the listing in the multiple and pray it will sell and those that put a lot of effort into marketing their listings," says Fisher. "Unfortunately, with this weird system of compensation we have, they all get paid the same, whether they know nothing or have many years of experience." 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Domania - Do Your Home Work Here -- Check Home Sale Prices - Find Your Home Value - Get House Values Online - Search Real Estate Listings | Domania Email: Password: Password: -- Home Resources » Home Price Check » Value Check » Mortgages » Home Improvement » Calculators » Property Tax Real Estate » For Sale Listings » Find a REALTOR » New Homes by iNest » Find a Builder by iNest » Find a Foreclosure Members » Log In » Register » My Domania » Edit My Account Learning Center » Real Estate Library » Using Domania » Expert Advice » Sitemap R.E. Agents » Partner with Us! Home Price Check Find out what it sold for... Address City, State OR ZIP Code Value Check Find out what it's worth... # Street Name City State AL AK AZ AR CA CO CT DE DC FL GA HI ID IL IN IA KS KY LA ME MD MA MI MN MS MO MT NE NV NH NJ NM NY NC ND OH OK OR PA RI SC SD TN TX UT VT VA WA WV WI WY ZIP Never Miss a Home Sale! Sign up for a Domania account and get full data access, saved searches, email alerts, advanced Home Price Check options and a whole lot more... all for FREE! Smart Loans Made Simple Find New Construction in Your Area Find brand new homes from the country's top home builders and earn up to 1% cash back. Please select a location... AZ- Phoenix AZ- Tucson CA- Sacramento CO- Colorado Springs CO- Denver CO- Fort Collins DC- Washington D.C. FL- Jacksonville FL- Orlando FL- Sarasota FL- Southeast FL-Southwest FL- Tampa GA- Atlanta IL- Chicago IN- Fort Wayne IN- Indianapolis IN- Lafayette MA- Boston MD- Baltimore MI- Detroit MI- Grand Rapids MN- Minneapolis NV- Las Vegas NC- Charlotte NC- Greensboro NC- Raleigh-Durham OH- Cincinanati OH- Cleveland OH- Columbus OH- Dayton PA- Pittsburgh SC- Charlotte SC- Greenville-Spartanburg TX- Austin TX- Dallas TX- Houston TX- San Antonio UT- Salt Lake City VA- Richmond WI- Madison WI- Milwaukee If you don't see your area listed click here . Company Information | Contact Us | Privacy | Security | Terms of Use | Licenses & Disclosures We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin. LendingTree technology and processes are patented under US Patent Nos. 6,385,594 and 6,611,816. © 1998 - 2005 Domania.com, a service of LendingTree, LLC. All Rights Reserved. This site is directed at, and made available to, persons in the continental U.S., Alaska and Hawaii only. Find Houses for Sale or REALTORS ® at Real Estate .com REALTOR ® - A registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS® and subscribes to its strict Code of Ethics.