Jan. 8, 2018

January News + STRP Update

Happy New Year! I hope everyone is ready to start the year afresh with optimism, and motivation! The severe cold last week had me a bit behind on motivation, but I'm trying to catch up now. 

December closings and year end numbers for Davidson county are HERE.  Davidson county closings broke the all time high record set in 2006. As of this writing, Williamson County data was not yet available.

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What do the new tax laws mean for me? 

The new tax laws have people concerned about how the changes will impact their bottom line in regards to real estate, and while there are many variables to consider, the primary changes are to the deductions allowed for mortgage interest, and the limit on deductions on local income and property taxes.

Mortgage interest deduction changes will affect new loans only, (i.e. a married couple's loan over $750k - used to be capped at $1 million) and property tax deductions capped at $10k will affect fewer here in middle TN than in coastal areas with much higher property tax rates and local income taxes. For a more detailed analysis of the changes, this article in MarketWatch breaks it down well. 

I don't expect to see a massive shift in the Nashville real estate market due to these new laws. That said, the flow of transplants to Nashville from expensive real estate markets has been consistent for the past few years, and now there is even more incentive to move here, so our inventory may remain tight longer than we thought. 

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What about STRPs? The battle rages on regarding short term rental properties, and here's where we are today: January 16th, the Metro Council will consider a bill phasing out all Type 2 (non-owner occupied) rentals. Those with current permits would be grandfathered in. Restrictions on number of permits etc on Type 1 (owner occupied) properties looks like it may pass. It still requires a 3rd and final reading. See my STRP FAQ post for a refresher, and for the current bills in play, the Tennessean covers it here and here.

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 Like most of us, I hibernate a little in January, therefore we cook at home more. I'll leave you with a favorite we've been enjoying. For those who try to give up gluten for lent, are tackling a Whole30, or just want to find ways to get more veggies in you and your loved ones, this one is tasty and easy. My kids never even knew the sauce wasn't made with cream!

Image by Inspiralized.

Parsnip Noodles with Lemon Cashew Cream Sauce and Garlic Shrimp

 

Full recipe from Inspiralized HERE.

 

Until next time!

Collyn

 

Looking to sell? Get a property market analysis for free to see if it makes sense for you.

To browse homes on your phone, I recommend the Homesnap app which updates with our local MLS several times a day and provides on the spot information on homes you may like as you see them.

My business is built on referrals, so if you know anyone looking to buy or sell, please send them my way!

Dec. 5, 2017

December News + Holiday Eateries

I have double the stats for you this month since I failed to get out a November newsletter! 

Here are Davidson county market reports for October, and November, and Williamson county market reports for October and November.

At our sales meeting this week, there were very few upcoming listings, as the market winds into low gear for the Holidays.

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Thinking of selling in 2018? Check my list of things to consider when prepping your home to list. Condition matters more than it used to in most areas of town, so keep that in mind when starting your plans and preparations.

 

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Whatever your New Year's Eve plans, you'll probably be wanting a decent brunch the next day, but assume everywhere is closed? Nope! These restaurants are a sampling of those offering New Year's Day brunch. 

The holidays are so busy, I am skipping the recipe this month, and instead mentioning places I want to cook (or make a drink) for me!

Nashville is still opening up new restaurants at breakneck speed. Which ones am I excited to try? ALL of them, but if I had to narrow it down, my next dining out experience will be at one of these spots. You'll notice we gravitate to places with small plates/tasting menus. We like to sit at the bar and try a few different things rather than one main dish. Non-committal, or just greedy? I think both.

Black Rabbit - Looks perfect for cold winter nights. Nice small plate selection. 

Kuchina and Keller - Strong German and Polish influenced menu.

The Mockingbird - Modern diner with lots of small plates always gets my attention.

The Fox Bar and Cocktail Club - Looks swanky and tasty!

 

Photo by Trey Cioccia from Black Rabbit: Embered carrot, ricotta, melted onion, farro, fennel, preserved lemon, and brown butter. 

Happy holidays, and best wishes for the new year!! 

Until next time,

 Collyn

 

* My business is built on referrals, so if you know anyone looking to buy or sell, please send them my way!

Oct. 5, 2017

October News + Online Safety

Lots of news to share this month!

The vote was delayed on STRPs until January, so many investors are sitting on the sidelines to see what this will mean for their plans to buy and run STRPs, and many neighbors hope the new compliance hotline will help in the meantime. For a recap on what STRPs are (short term rental properties like AirBnB) revisit my post here

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I'm making a change in how I present the monthly market stats. I am now linking to the GNR and WCAR infographics that illustrate the data a lot better than my droning text as to what's happening in the market. For Davidson County click here and Williamson County, click here.

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After much studying and nervousness, I passed my broker's exam, and got my license upgraded! This is not changing my business for now, (I am still with Village) but it gives me a sense of accomplishment that I am now held to a higher standard of education and professionalism that will help me grow my business.

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I attended the all day conference for Greater Nashville Realtors last month, and there was one session on internet scams and hacking by an FBI cybercrime specialist that really scared me.

I am hearing more and more stories around the country of buyers who are about to close on their new home, and they get an email from a hacker posing as the lender, title company, or agent with instructions to wire the money for their new home. They later find out that money is gone, and 98% of the time untraceable, and will never be recovered.

While this has not happened to any of my clients, or any Village clients, I want to make sure it never does!

Here is a video by Cisco outlining a day in the life of a hacker.

12 tips to dial up your online security 

Install updates immediately. They often patch the latest viruses.

Get anti-virus software for all devices.

Watch devices. Hackers install spyware in under 30 seconds.

Strengthen passwords. Use caps and lower case, numbers, punctuation marks. Write in an address book. If hacked, change passwords. Never re-use passwords.

Get two-factor authentication. It adds an extra step at log-in, usually sends a text with a code. You’ll know if anyone tries to log in from another device.

Avoid free Wi-Fi. Public Wi-Fi draws hackers. Make your smartphone a password-protected mobile hotspot and connect.

Keep data to yourself. Don’t store credit card info and passwords on sites or browsers. Enter it each time.

Don’t click on a link in an email or text, even from someone you know (hackers hijack contacts). Hover your mouse over link, or copy and paste it into a search engine, to see where it goes. 

Don’t download unexpected attachments. Call sender first. 

Back everything up. Use outboard hard drive, cloud service, or both. Then ransomware criminals can’t hold your data for ransom because you always have an up-to-date copy. 

Use a credit monitoring service, such as EZ Shield, Identity Guard or Lifeflock. If hacked, freeze accounts at all three credit bureaus. 

Slow down! Hackers love people in a hurry. Carefully check details. 

 

Learn more about real estate closing wire fraud through this video produced

by the American Land Title Association, and through this video produced by

the National Association of Realtors. 

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On a lighter note, it's Halloween season, so you know some spooky food is in the mix. I've showed you the cheese brain, and jelled heart from past years, and I've made these "glass" shard cupcakes for the past few years. (photos of mine below)

Last year I made the heart and worms with raspberry cream jello.

 

Hard to tell, but I always make the cupcakes with red velvet cake rather than regular for extra red goriness.

This year, I want to make these...

 Image by Shore Society 

How cool are those?! Might be a bit labor intensive, but the shard cupcakes took awhile too, so it might be a wash on time? We'll see. Happy Halloween!

 

Until next time!

 

Collyn

 

* My business is built on referrals, so if you know anyone looking to buy or sell, please send them my way!
Sept. 12, 2017

September News + Steps to Home Buying

Many of us are seeing a some softening in certain areas of town, and in certain price points, but you wouldn't really know it from these numbers. Stats for August are as follows.

Davidson County

Home sales prices in Nashville and Davidson County continued climbing through the summer.

The total number of units sold in August were up 3% while average home sales prices were up 15% from last year.

There were 1,825 home sales recorded for the month averaging $326,156 compared to 1,779 sales recorded in August 2016 averaging $282,520. 

Median home sale prices were up 15% from last year to $264,900 versus $230,000 last August.

Through the first eight months of 2017 the number of home sales recorded are up 1% and the average home sales price is up 9% from the same period of 2016.

Antioch (37013) had the most home sales for the month with 206 recorded averaging $204,077.  

Green Hills (37215) recorded the highest average sales price for the month of $723,533 across 85 sales.

Home sales over $1 million were up 57% from August 2016 with 47 recorded compared to 30 recorded last year. 

 

Williamson County

August home sales were up 1% with 710 sales recorded for the month compared to 701 recorded in August 2016.

The average home sales price was up 10% to $524,088. The median sales price was $453,840, up 9% from last year.

Year-to-date the number of units sold is up 1% and average home sales prices are up 6% compared to the same period of 2016.

Franklin West (37064) had the most home sales for the month with 196 sales recorded averaging $514,918.

Brentwood (37027) had the highest average sales price of $750,502 across 118 sales.

Home sales over $1 million were up 57% from last year with 44 recorded for the month compared to 28 recorded in August 2016.

 

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Buying a home for the first time can be very intimidating, and sometimes it makes more sense with a fun graphic, right? When do I get an inspection - before I make an offer? I made this flow chart to map out the main points in the process. I've added it to my buyer's page.

 

I'm sorry, but I'm not ready for pumpkin spice everything just yet. The cooler air has me thinking in that direction, but I guess I'm clinging to the last of Summer. I made this ricotta gnocchi the other day, and it was a great bridge meal towards Autumn. Ricotta gnocchi is SO much faster and easier to make than traditional potato gnocchi, so it's a good choice when you don't have hours to spend preparing. I chose to make a rosemary and sage brown butter instead of a red sauce, with a few sautéed veggies thrown in. I didn't take a photo, but this is similar. Throw in the last cocktail tomatoes of the season into the pan to sauté, and toss with the gnocchi for a late Summer treat.

photo by Proud Italian Cook

 

This weekend is one of our favorite events of the year, the Music City Food + Wine Festival. Hopefully I'll get great new ideas from all the chefs to share with you! 

Until next time!

 

* My business is built on referrals, so if you know anyone looking to buy or sell, please send them my way!

 

 

 

Aug. 1, 2017

August News + Multiple Offer Strategies

I didn't do a newsletter in July, since so many of us are on the go, avoiding screens, and enjoying Summer! I have the market numbers for July, which are still marking increases over the same time last year.

Davidson County

The total number of units sold in July were up 1% while average home sales prices were up 7% from last year.

There were 1,657 home sales recorded for the month averaging $317,400 compared to 1,638 sales recorded in July 2016 averaging $297,242. 

Median home sale prices were up 6% from last year to $260,000 versus $245,000 last July.

Through the first half of 2017 the number of home sales recorded are up 1% and the average home sales price is up 8% from the same period of 2016.

Antioch (37013) had the most home sales for the month with 186 recorded averaging $198,535.  

Oak Hill (37220) recorded the highest average sales price for the month of $676,327 across 24 sales.

 

Williamson County

July home sales were down 5% with 656 sales recorded for the month compared to 687 recorded in July 2016.

The average home sales price was up 7% to $506,287. The median sales price was $450,000, up 5% from last year.

Franklin West (37064) had the most home sales for the month with 181 sales recorded averaging $495,345.

Bellevue (37221) had the highest average sales price of $86,400 across 5 sales.

 

Bidding Wars

While we are still in a competitive seller's market, there are strategies to win in multiple offer situations that don't always involve coming in with the highest bid. I discuss this in a guest post for Two Men and A Truck over HERE.

 

Food and Fun

Tomato Art Fest was this past weekend, and I've been eating my fair share. Here are the next two recipes I want to make. I'm tired of Caprese Salad!

Tomato Phyllo Tart with Cheddar, from Edible Nashville

 

Caramelized Tomato Tarte Tatin, from the New York Times

 

Maybe I'll make one of these for eclipse viewing? We'll have family and friends in town for the big event.

Do you have your glasses? I'm hearing a lot of places are sold out, but here are some options where you can still get glasses. Please be safe, and enjoy a wonderful event that we will remember for years to come. Lets hope it's not cloudy!

Until next time!

 

 

* My business is built on referrals, so if you know anyone looking to buy or sell, please send them my way!

 

June 15, 2017

June Newsletter + Maker Markets

School's Out, Summer is here, and it's a busy time in Nashville! This month we note the strongest May market on record, an artisan bonanza, and an easy Summer salad.

Davidson County

Home sales in Nashville and Davidson County heated up in May as sales prices continue to climb.

The total number of units sold in May were up 4% and average home sales prices were up 9% from last year.

There were 1,773 home sales recorded for the month averaging $318,430 compared to 1,708 sales recorded in May 2016 averaging $292,767. 

Median home sale prices were up 9% from last year to $261,000 versus $238,900 last May.

Through the first five months of 2017 the number of home sales recorded are up 3% and the average home sales price is up 9% from the same period of 2016.

Antioch (37013) had the most home sales for the month with 167 recorded averaging $191,058.  

Belle Meade/West End (37205) recorded the highest average sales price for the month of $681,526 across 89 sales.

Williamson County

May home sales were up 2% with 652 sales recorded for the month compared to 641 recorded in May 2016.

The average home sales price was up 15% to $524,903. The median sales price was $450,562, up 10% from last year.

Franklin West (37064) had the most home sales for the month with 184 sales recorded averaging $513,325.

College Grove (37046) had the highest average sales price of $889,647 across 11 sales.

 

There are a lot of Robert Anderson designed homes on the market right now, and this special home in Franklin is ready for its new owner! Lush landscaping and mature trees frame this brick home with a sophisticated, stylish interior. Contact me for details. 

 

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For those interested in the artisan maker scene - this is the weekend for you! Both the Porter Flea Summer Market and the American Artisan Festival are being held, so this is your chance to get a jump on holiday shopping, or treat yourself to something unique. 

 

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My Favorite Summer Salad 

When the heat soars, and watermelon and cucumbers are plentiful, I make this salad that fills you up, cools you off and even quenches your thirst.

It couldn't be simpler:

2 cups diced cucumbers

2 cups diced watermelon

1/2 cup chopped mint

1/4 cup crumbled feta

2 tablespoons white balsamic vinegar

Salt to taste

Mix it all together, and enjoy!

 

 

May 9, 2017

May News, Bohemian Franklin, and a Cricket Match


Good morning! Monthly stats, bohemian vibes in Franklin, and a cricket match are the highlights for this month! As always, let's do the numbers first.

Davidson County

The number of home sales in Nashville and Davidson County fell for the first time in 2017, while average sales prices continue to climb.

The total number of units sold in April were down 9% and average home sales prices were up 7% from last year.

There were 1,437 home sales recorded for the month averaging $303,923 compared to 1,574 sales recorded in April 2016 averaging $282,891. 

Median home sale prices were up 11% from last year to $249,900 versus $225,000 last April.

Through the first four months of 2017 the number of home sales recorded are up 3% and the average home sales price is up 9% from the same period of 2016.

Antioch (37013) had the most home sales for the month with 170 recorded averaging $190,549.  

Belle Meade/West End (37205) recorded the highest average sales price for the month of $637,300 across 55 sales.

 

Williamson County

April home sales were down slightly, by 1%, with 545 sales recorded for the month compared to 551 recorded in April 2016.

The average home sales price was up 1% to $461,244. The median sales price was $425,000, up 5% from last year.

Franklin West (37064) had the most home sales for the month with 158 sales recorded averaging $451,565. (SIDE NOTE: The extension of Mack Hatcher is expected to drive up the prices in Franklin West. More HERE.)

Brentwood (37027) had the highest average sales price of $727,429 across 69 sales.

 

 

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How do you get that urban bohemian vibe, and still have a Franklin Special School District education for the kids? You come see the new listing at 480 Forrest Park Circle in Franklin! Priced under $500k at $497,900, this home has room to spare at 3447 sf, with 4 bedrooms and 2 and a half baths. A huge bonus room upstairs, and a private office/library downstairs keep work and play separated. Open House date TBD in the next couple of weeks. More photos HERE. 

 

 

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If you are looking for something different to do this Mother's Day, I have got something fun for you!

For the past 20 years, there has been a reunion of sorts on a makeshift cricket oval at Pontotoc Farm in Williamson County. Players make the trek from England to play their Nashville friends (mostly expats) in an annual match. My husband Andy has dusted off his cricket whites, and played the past 2 years, and we extend an invitation to all to come out for an hour, or the whole afternoon to see the match. No need to understand the rules, just enjoy the atmosphere!

I provide the cucumber sandwiches for the players tea, and I always make a few extra to share with those who drop in, so come and get your British culture for the week in a pastoral setting. Details are below - hope to see you there! 

 

 

 

Recipe for the classic cucumber sandwich - nothing more refreshing on a warm day! 

Cucumber Sandwiches

1 English cucumber, peeled and thinly sliced

2 Tbs (30 ml) malt or cider vinegar

1/2 tsp (2 ml) salt

Thinly sliced bread (Pepperidge Farm Very Thin)

Butter (I like Kerrygold)

 

Toss the sliced cucumber with the vinegar and salt, and let sit in a colander at room temperature for 30 minutes. For each sandwich, spread the butter sparingly on both sides of two pieces of bread. Pat the cucumber slices dry with paper towels and place a layer or two on one of the slices of bread. Top with the other slice of bread and trim off the crusts. Cut diagonally into four triangles.

 

I keep them chilled and wrapped in a tray under plastic until ready to serve.

Enjoy!

April 5, 2017

April Newsletter + Did You Know?

Hello! This month, we have our monthly stats, (no slowdown yet) some FAQs/refresher tips on first time home buying, and a Spring recipe to get us in the spirit of the season amid the green pollen film currently falling all over EVERYTHING.

 

Davidson County

Home sales in Nashville and Davidson County continue climbing.

The total number of units sold in March were up 7% and average home sales prices were up 9% from last year.

There were 1,538 home sales recorded for the month averaging $293,671 compared to 1,435 sales recorded in March 2016 averaging $268,316. 

Median home sale prices were up 11% from last year to $238,000 versus $215,000 last March.

Through the first quarter of 2017 the number of home sales recorded are up 8% and the average home sales price is up 10% from Q1 2016.

Antioch (37013) had the most home sales for the month with 179 recorded averaging $184,751.  

Green Hills (37215) recorded the highest average sales price for the month of $781,910 across 64 sales. 

 

Williamson County

Home sales were up 8% with 523 sales recorded for the month compared to 483 recorded in March 2016.

The average home sales price was up 5% to $485,746. The median sales price was $420,000, up 1% from last year.

Franklin West (37064) had the most home sales for the month with 158 sales recorded averaging $445,321.

Brentwood (37027) had the highest average sales price of $862,648 across 69 sales.

 

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It's easy to forget what we DIDN'T know about the home buying process when we were first starting out. In an effort to combat common misconceptions, and keep us up to date on what may be new information due to changes in the laws, I've created a page called "Did You Know?"

A few examples of what I address are:

DYK? You do not have to have 20% down payment to purchase a home. There are government loans such as THDA that provide down payment assistance, and with good credit, you may qualify for a conventional loan with only 3% down.

DYK? The onsite agent at a new construction development is not an agent working for you - they represent the builder. If you a view a home with them, they often require a buyer to sign that they will not use their own representation. Call your agent to accompany you to the build site, or you will have compromised your negotiating power and ability to have your own representation.

DYK? Your Realtor can show you any property that is available for sale, not just their own listings! Once upon a time, in a land far, far away, some agents had territories, and geographical restrictions in certain markets. Today your buyers agent can show you any property that is for sale in your market.

 

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Spring means tender, thin asparagus is one of the best things you can get at the store, so I plan to make this next, which would also make a great brunch dish. Egg and asparagus pair perfectly, and it's easy too!

Recipe is here.

Plus, if you're like me, just roasted or grilled is good enough, but a nice sauce might punch it up a bit. Try these!

 

 

March 7, 2017

March 2017 Newsletter

The market stats for February show continued growth in Nashville and surrounding areas. The jump in $1 million plus sales in Williamson County vs. 2016 is notable, with new construction accounting for some of these gains.

 

Davidson County

While the total units sold in February were down 9%, average home sales prices were up 11% from last year.

There were 920 home sales recorded averaging $294,627 compared to 1,015 sales recorded in February 2016 averaging $264,497. 

Median home sale prices were up 15% from last year to $236,000 versus $205,000 last February.

Antioch (37013) had the most home sales for the month with 107 recorded averaging $194,970.  

Oak Hill (37220) recorded the highest average sales price for the month of $1,306,160 across 5 sales.

Home sales over $1 million were up 18% from February 2016 with 20 recorded compared to 17 recorded last year.

 

Williamson County

Home sales were up 10% with 376 sales recorded for the month compared to 343 recorded in February 2016.

The average home sales price was up 8% to $461,226. The median sales price was $424,900, up 8% from last year.

Franklin West (37064) had the most home sales for the month with 117 sales recorded averaging $451,530.

Brentwood (37027) had the highest average sales price of $661,790 across 53 sales.

Home sales over $1 million were up 140% from last year with 12 recorded for the month compared to 5 recorded in February 2016.  

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Photo by Carbine and Associates.

I was lucky enough to preview the House for Hope over the weekend, and encourage everyone to visit and tour the modern farmhouse designer showcase. Built by Carbine and Associates, with rooms designed by some great local talent, proceeds benefit various area children's charities, and there is a lot of beautiful eye candy to take in during the tour! 

You can see some of the snaps I took on my Instagram feed.

Tours are running through the 12th, and tickets are available HERE or at the gate.

 

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Because I'm a food nerd, I always like sharing something fun from the kitchen each month, and today I'm excited to share my take on "The 108" from the Clock Bar in San Francisco. I tested it out on a few willing takers as an aperitif before a meal of Indian food recently, so if you're a curry lover, I have your new cocktail!

This recipe will make a batch of 12-16 cocktails, depending on how generously you pour! 

  • For Maple Masala Syrup:

    8 ounces maple syrup

    24 ounces of water 

    3 ounces garam masala spice

     

  • For Cardamom Infused Gin:

    750 mL gin

    20 cracked green cardamom pods

    (Let gin steep with pods for 3 days)

  •  

    For Cocktail:

    1.5 ounces Old Raj Gin

    1 ounce maple masala syrup

    3/4 ounce cardamom infused gin

    1/2 ounce Lillet blanc

    Add all of the above into a cocktail shaker with ice, and pour into a chilled glass and top with

    1 ounce club soda, and garnish with a piece of star anise.

  • Enjoy!!

 

 

 

I'd love your referrals! If you know anyone looking to buy or sell, have them give me a shout!

 

Feb. 3, 2017

February 2017 Newsletter

Happy February! 

The Nashville market seems to be back in the swing of things already, as I have joked that January is the new March. The number of new listings each week has been climbing rapidly, with sellers hoping to beat out the glut of Spring activity and offer up their homes while there is less competition. Buyers are concerned about another rise in interest rates and want to lock in sooner rather than later. Davisdon County posted the best January on record, so it goes to show that here there isn't much of an off-season any more, as discussed here previously. 

January 2017 Market Stats

Davidson County: The number of home sales increased 13% from January 2016 with 1,091 recorded for the month compared to 967 last year.

The average price of a home increased 11% to $294,616 from $264,829 last January.

Median home sale prices were up 14% from last year to $240,000 versus $210,000 in January 2016.  

Antioch (37013) had the most home sales for the month with 131 recorded averaging $191,510.    

Green Hills (37215) recorded the highest average sales price for the month of $707,474 across 34 sales.

Williamson County: Home sales were up 9% with 345 sales recorded for the year compared to 318 recorded in January 2016.  

The average home sales price was down 2% to $442,871.

The median sales price was $412,440, up 2% from last year.  

Franklin West (37064) had the most home sales for the month with 88 sales recorded averaging $437,416.  

Arrington (37014) had the highest average sales price for the month of $601,986 across 6 sales.

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Thank you to those who left a testimonial/review before the January 31st deadline and were entered to win a $100 Visa gift card! If you missed the announcement on my business Facebook page, the winner is.....

  

 

 J. T. !!  You will receive your card by the end of the week!

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It can be easy to lose inspiration to cook in the Winter months, as we long for the abundance of fresh produce the warmer seasons bring, (cabbage anyone?) but one of my favorite ingredients in the world has just arrived in stores - blood oranges!

Not only are they beautiful, but to my palate, so much more delicious than a navel orange. They complement any meal with a fresh brightness not found in most Winter fare. I just made Mario Batali's Fennel and Blood Orange Salad, and it's a keeper. He has a complete video demo on the recipe here.

 

For brunch lovers, there is nothing simpler, or prettier, than a blood orange mimosa. A little blood orange juice topped with prosecco is refreshing and light for any time.

 

 

 

Until next time!