Country Living at it's Best under $300k

Down a country road, nestled in the trees, you will find peace and tranquility. Beautiful views, abundant wildlife, turkey and deer; 5+ acres, bring your horses, no restrictions and covenants. Only 15 minutes to Franklin and Cool Springs. Just 5 minutes to Stillwater public golf course.

Gleaming hardwood floors, sunlit kitchen and dining room, cozy living room with gas log fireplace. Master bedroom on the main level with private bath. Master bath features jetted tub, separate shower, and double vanity. Master also has large walk-in closet. Upstairs has 2 additional bedroom, lots of storage and a "jack-n-jill" bath.

Enjoy panoramic views from the 342 square feet of wrap around porch. Plenty of room for both rocking chairs and that porch swing, plus a small dining table. Four season sunroom, heated and cooled, at the back of the house adds a wonderful retreat or sunny breakfast room.

6285 Meeks Road, Franklin, TN (Just off Arno Road near Page High School)

MLS#1069231

Schedule an appointment today!

$8,000 Homebuyer Tax Credit

Okay, here is the lowdown on the $8,000 tax credit for "first-time" homebuyers.

Specifics are below:

• Maximum credit amount is $8,000.


• An eligible property is any single family residence; including condos, co-ops, or townhouses that will be used as the buyer's principle residence. Investment properties or second homes do not qualify.


• It is refundable unlike the former 'credit'. This means you can reduce or eliminate your income tax liability up to the $8,000 limit for the year of the purchase. Any unused amount can be refunded to you in cash in the year following your qualifying home purchase.


• An individual with an adjusted gross income of not more than $75,000 or $150,000 for a couple.


• Although it is called a "First Time Homebuyer" tax credit, if you have not owned a home in the past 3 years that was your primary residence you probably qualify.


• The $8,000 is a true credit and does not have to be repaid like the 2008 credit of $7,500.

In plain speak -

1) if you haven't owned a house in the past three years,

2) you are single making $75,000 or less; or you are married and jointly make less than $150,000, and

3) you buy a house between Jan 1 - Dec 1 2009, then most likely you will qualify for an $8,000 credit on your taxes. The credit can be applied to your 2008 if you haven't already filed, if you have, then contact your tax accountant, you may be able to file an amended return and still get the money. Or, you can take the credit on your 2009.

There is one little kicker - you have to own the house for a minimum of 3 years, or the $8,000 has to be paid back.

Also, if you need the money upfront for downpayment or closing cost, there are some special loan programs that can be taken advantage of to help you.

If you have questions about this or any other real estate related topic, feel free to call, email, or text message me. AND, by all means if you are looking to take advantage of this tax credit by purchasing a home, then call, email, or text me today!!

SEVEN SELLING MISTAKES YOU DON'T WANT TO MAKE!

Mistake #1 -- Pricing Your Property Too High
Every seller obviously wants to get the most money for his or her house. Ironically, the best way to do this is NOT to list your house at an excessively high price! A high listing price will cause some prospective buyers to lose interest before even seeing your property. It could also lead other buyers to expect more than what you have to offer. As a result, overpriced properties take an unusually long time to sell, and they usually end up being sold at a lower price.

Mistake #2 – Mistaking A Re-finance Appraisal for the Fair Market Value
Unfortunately, a re-finance appraisal may have been valued at a much higher price than Fair Market Value. Fair Market Value is the price a buyer on the open market is willing to pay for the property. Very often, appraisers place your property at a higher value during a re-finance because they take into consideration the number of years you have lived there and made the payments on time. The lender is more willing to loan a higher value to someone with a proven track record than they are a buyer who is about to purchase the same property. Also in this changing market, the market value of your home could actually be lower than a recent appraisal. Your best bet is to ask your Realtor for the most current information regarding property sales in your community. This will give you an up-to-date and factually accurate estimate of your property’s value.

Mistake #3 -- Forgetting to "Showcase Your Home"
In spite of how frequently this mistake is addressed and how simple it is to avoid, its prevalence is still widespread. When attempting to sell your home to prospective buyers, do not forget to make your home look as pleasant as possible. Make necessary repairs. Clean, clean, clean. Make sure everything functions and looks it’s very best. A poorly kept home in need of repairs will lower the selling price of your property and will turn away a lot of buyers.

Mistake #4 -- Trying to "Hard Sell" While Showing
Buying a house is often an emotional and difficult decision. As a result, you, as the seller, should try to allow prospective buyers to comfortably and privately examine your property. Don't try haggling or forcefully selling. Instead, be friendly and hospitable. But, also don’t tell them too much about your situation either. A good idea would be to point out any subtle amenities and be receptive to questions.

Mistake #5 -- Trying to Sell to "Looky-Loos"
A prospective buyer who shows interest because of a "for sale" sign he saw may not really be interested in your property. Often buyers who do not come through a Realtor are a good 6-9 months away from buying, and they are more interested in seeing what is out there than in actually making a purchase. They may still have to sell their house, or may not be able to afford your house. They may still even be unsure as to whether or not they want to relocate. Your Realtor knows how to distinguish realistic potential buyers from mere lookers. Realtors usually pre-qualify a prospective buyer, by finding out about their savings, credit rating, and purchasing power in general. This will help you avoid wasting valuable time marketing towards the wrong people.

Mistake #6 -- Not Knowing Your Rights & Responsibilities
It is extremely important that you are well informed of the details in your real estate contract. Real estate contracts are legally binding documents, and they can often be complex and confusing. Not being aware of the terms in your contract could cost you thousands of dollars. Know what you are responsible for before signing the contract. Can the property be sold "as is"? How can deed restrictions, and local zoning laws affect your transaction? Not knowing the answers to these sorts of questions could end up costing you a considerable amount of time and money. This is where it pays to use a professional Realtor.

Mistake #7 -- Limiting the Marketing and Advertising of the Property

Chances are that you have a job, so you may not be able to get in touch with many potential buyers or be available to answer the phone during business hours. When you use a Realtor they will employ a wide variety of marketing techniques. Your Realtor will also be committed to selling your property. You should choose a Realtor who is a full-time Realtor so they are available for every phone call from a prospective buyer. Most calls are received, and open houses are scheduled, during business hours, so make sure to choose a Realtor that is working to sell your home during these hours.

Real Estate Reality Check - aka The Sky Has Not Fallen!

Okay, it's true – While most sales categories in Middle Tennessee are down about 27% from 2007. General activity is slower, some areas have slightly decreased prices, and there are some foreclosures. But, we have NOT seen an alarming loss of value in our market and, overall, the Middle Tennessee market has not experienced anything even near the market deflations of California, Michigan, or Florida.

The Real Estate Market here in Middle Tennessee is very much ALIVE, just not at the high activity level of 2005 and 2006. We must remember that 2005 was a record-breaking year for sales in the history of the Middle Tennessee MLS. Then 2006 broke the 2005 record, WOW, followed by 2007 which was the 5th best year on record (and it was down 25% from 2006).

There is ample cause for Sellers to be frustrated due to the lack of showings on their properties. After two years of multiple offers and homes flying off the market in record time, the Seller public is having a hard time adjusting to a more “normal” Middle Tennessee market.

The majority of this “slow-down” is simply supply and demand. The fact remains that there is still an inventory of 24,000+ properties for sale in Middle Tennessee. And with the buyer pool down about 27% from last year (2007), which was down about 25% from 2006, the average days on the market have gone up. The media’s hyperactive negative reporting of the US and Global economic news can be blamed for a good portion of the lack of buyer confidence.

Sellers are not only frustrated with higher days on the market, but decreased Buyer showings. However, with the advent of virtual tours, and lots of pictures available online, the fact is more and more Buyers are completing their research on the Internet and actually viewing fewer houses in person before they buy. This can cause a Seller to feel their house is being ignored, when in fact there could have been 3-4,000 people look at the house virtually via the Internet. (I have a Franklin listing (the house in the above picture) that has had over 48,000 views on http://www.realtor.com/, but only about a dozen actual showings.)

What I do know for sure is that everyone has to live somewhere and someone owns the property even if you rent. I also know for sure from this research that houses ARE selling . . . and Buyers ARE buying and that the sky hasn’t fallen even though this market more likely resembles 2001 not 2006.

Please remember, people always need to buy and people always need to sell for reasons unrelated to the market. Real estate is still a great investment in Middle Tennessee and this remains an EXCELLENT time to be in the market to BUY a house. Whether you need a primary residence or investment properties. Savvy investors always buy in a down market, because there are a lot more people choosing to rent. It can be an equally good time to sell a house, as well.

If you or anyone you know are contemplating a move but are hesitant to enter what appears to be a volatile market, you should contact me to arrange a time for us to meet so we can explore your unique situation and discover your options in this market.

Reunion for descendents of Sam Webb Scales

Descendants of Samuel Webb Scales and Ada Jane Bellefant Scales gathered November 23, 2008 at the Arno United Methodist Church near College Grove, TN for their annual reunion.

Samuel Webb Scales, a descendant of Absalom G. and Martha Lavender Scales, married Ada Jane Bellefant December 22, 1886 and they resided at Triune, TN. This union produced seven children – Stella Scales (Wallace), Joe Scales, Urban Owen Scales, Charlie Lavender Scales, Mary Pearl Scales, Marvin B. Scales, and Pauline Scales (Camp).

Those present at the reunion are as follows:

Descended from Charlie L. Scales and Agnes Mae Tosh Scales:

Urban and Vivian Scales, and their daughter, Michelle Locke, and granddaughters, Merideth, & Molly

Charles Leroy and Katie Scales and their son Chris Scales with his wife Tonya and children Elijah, Sierra, and Taylor

Sandra Hill and her daughters, Shelly Hill & Jenny Steele and granddaughter, Emma Steele

Descended from Stella Scales and Jim Wallace:

JoeAnn Wallace

Becky Haley and her dad Mike Haley

Descended from Joe and Corrine Scales:

Beulah Scales Arney and her sons, Ronnie Arney & Joe Ben Arney

Descended from Marvin B. and Thelma Scales:

Sam A. Scales and his son Allen Scales and granddaughter

Barry Scales and daughter Scarlett Scales

The group enjoyed sharing a scrumptious pot-luck dinner. Several brought old photos and every one had stories from the past to share. They all look forward to next year’s gathering, which will be held on the Sunday before Thanksgiving with the location to be determined at a later date.

Many thanks to Vivian Scales from this author for all the hard work to pull this reunion together and host it at her church.

Golf Course Progresses at Laurel Cove

With completion and opening of the golf course and amenities slated for Summer 2009, Laurel Cove is progressing nicely. Moderate Middle Tennessee weather has enabled the development team to move forward without delay, and progress seems to be on schedule. Phase One of 200 lots is under construction with approximately 110 lots being available this fall (2008). Eight different master builders who will be constructing homes in Laurel Cove are gearing up to start 35 market homes this fall.

Currently, due to Arno Road upgrades being made by the developer, local traffic has been routed through Laurel Cove and the public can drive right past the Members Pavilion at this time. Completion of the road upgrade is projected for the second week of October.

The entrance to Laurel Cove promises to be picturesque, featuring the Members Pavilion, “which gives a small town feel of classic Americana.” The Pavilion will house the Information Center, Private Clubhouse, Swim and Athletic Center, Laurel Cove Tennis Complex with Members Coffee Shop, and gated entries to the residences.

The centerpiece of Laurel Cove is the Greg Norman Signature Golf Course. This course will premiere as the longest course in Tennessee at 7,400+ yards from the professional tees. With attention to preserving the natural beauty of the stunning landscape, Greg Norman’s first Middle Tennessee course should prove to be both beautiful and a challenge. Rising from meandering streambeds and lush farmlands to the rolling hills for which Middle Tennessee is so well known this magnificent course will span a full 3/4 of the entire community.

Even though some local College Grove residents mourn the loss of more farm land to developers, it appears that Laurel Cove will at least be a top notch addition to our community. As a native of College Grove, this author is pleased this local development is of a more environmentally sound nature with large areas being reserved for green space rather than the back to back neighborhoods that have developed in neighboring Spring Hill.

Stillwater - A new golf course community near College Grove

Development has started in Arrington, TN, at the former estate of music star Tanya Tucker in Williamson county, TN, for the new golf course community of Stillwater.

The development plan is for a 500-home golf course community. Eagle Ridge Investments of Ohio paid $11.5 million for Tucker's estate in April of 2007. Their plans call for an 18-hole public golf course in addition to nearly 500 homes. The entire development encompasses 743 acres in Arrington, TN which is about 15 minutes southeast of Franklin, TN and near the community of College Grove, TN.

According to an article from the The Nashville Business Journal , Tucker's 25,000 square foot, prior home will be renovated and utilized as the community clubhouse. Preliminary plans are for 494 lots ranging from .35 of an acre up to 2.5 acres.

One-half of the 743 acres will be preserved as green space. There will be community entrances from Horton Highway, Cox Road, and Patton Road (about ½ mile from the existing SR-840 exit at Triune, TN.)

Stillwater golf community will join Laurel Cove (a 1120 acre development on Arno-Allisona Road) as the newest golf communities in Williamson County. Currently under construction and already reserving building lots, Laurel Cove features a private golf course designed by world famous Greg Norman.