Hi Everyone,

My wife and I have decided to sell our older ranch style house to move
up to something newer and bigger since we now have a kiddo with
hopefully more to come.  But with this we're debating on whether to
build or buy, and with that we'd like to jump on whatever decision we
make to meet the deadline for the $6500 tax credit if possible.

We've literally been driving around neighborhoods in our area for a
few years now seeing what's out there, plus we've both bought and sold
houses in the past so we're not green in that part of it.  My concerns
are more with building vs buying because in our area, Waco, Tx, it
seems most houses anymore are built by tract builders, local builders
who throw stuff together (pseudo-tract/cookie cutter homes), or the
more lavish builders who are way out of our price range.  It seems
most of the smaller builders who most people suggest didn't make it
after the recession and are now out of business.

Our first step is getting our house ready to sell, which we still have
some projects to finish, hopefully by end of December with the house
going on the market before then.

The first option we're looking at is building with a local tract
builder called StyleCraft Builders.  We like the neighborhood and have
a floor plan we love, and the few people in the neighborhood we've
talked to highly recommend them.  It's still a tract home which we're
worried about, so should this be a concern if we've read nothing bad
about them and they are A+ with BBB with no complaints?  Also though
I'm no expert in the field, I've walked through several of the houses
they're building and the framing and structure looks sound.

Another option is going the traditional route and finding a Realtor
and buying a house that's already built.  My worry though is we'll
have to settle with that's available and still pay what we'd pay to
have a custom house built through StyleCraft Builders.

And the last option is finding a local builder to build the house and
hope they shoot is strait and stick around long enough to honor any
warranty work.  Going this route probably won't make us eligible for
the tax credit since closing has to be done by end of May 2010, but
I'm not too worried about that if we go this route.

No matter which route we take our goal is to have our current house on
the market by years end and hopefully have it sold by end of January
or February.  We've already found an apartment in the area we want to
move to which does offer short term leasing, and we're looking at
storage sheds now.

Has anyone gone down this path??? Are we missing something?  Also are
there any factors we're over looking or putting too much emphases on?

Thanks for any suggestions or advice...  Take care,

Sam Alex

Alex <s...@gmail.com> wrote:

>it seems most houses anymore are built by tract builders, local builders
>who throw stuff together (pseudo-tract/cookie cutter homes), or the
>more lavish builders who are way out of our price range.  It seems
>most of the smaller builders who most people suggest didn't make it
>after the recession and are now out of business.
>
>The first option we're looking at is building with a local tract
>builder called StyleCraft Builders.  We like the neighborhood and have
>a floor plan we love, and the few people in the neighborhood we've
>talked to highly recommend them.  It's still a tract home which we're
>worried about, so should this be a concern if we've read nothing bad
>about them and they are A+ with BBB with no complaints?  Also though
>I'm no expert in the field, I've walked through several of the houses
>they're building and the framing and structure looks sound.
>

There's nothing particularly wrong with using a production builder, as long as
they have a good track record in your area. In  fact, you will get the most
value for your money using a production builder. The trade is that designs are
limited to what the builder permits, and options are usually limited or priced
at "market" rates - i.e. they don't relate to what the builder pays the sub.

You might talk to a few realtors and see what the resale value of the builder's
homes are. That will give you your biggest clue as to the quality of the
construction. You can also hire an independent house inspector to monitor the
construction process if you really want to, although they can identify phantom
problems just to show you that they are "helping" you.

>Another option is going the traditional route and finding a Realtor
>and buying a house that's already built.  My worry though is we'll
>have to settle with that's available and still pay what we'd pay to
>have a custom house built through StyleCraft Builders.

That's a viable option as well. We recently used a realtor to locate a builder
and area for a family member. Even though we thought we knew the county quite
well, the realtor found a beautiful small new subdivision we were unaware of and
identified a number of new construction incentives that the builder would grant.

>And the last option is finding a local builder to build the house and
>hope they shoot is strait and stick around long enough to honor any
>warranty work.  Going this route probably won't make us eligible for
>the tax credit since closing has to be done by end of May 2010, but
>I'm not too worried about that if we go this route.

Any warranty work beyond minor finish rework is usually handled by the
subs/suppliers, so I wouldn't be real concerned about that. I would make sure
than my deposit was minimal. If the bulider can't finish the job, at most you
are out a grand or so.

If you have a plan (or are using a builder plan), the ground is ready and the
builder isn't saturated, you shouldn't have any problem closing in 90-120 days.

>No matter which route we take our goal is to have our current house on
>the market by years end and hopefully have it sold by end of January
>or February.  We've already found an apartment in the area we want to
>move to which does offer short term leasing, and we're looking at
>storage sheds now.

The key is to get your current house sold before you commit to building a new
house. Accepting a contingent offer on your current house or hoping to have sold
by the close of a new house is a recipe for disaster.

Alex wrote:
> Hi Everyone,
>
> My wife and I have decided to sell our older ranch style house to move
> up to something newer and bigger since we now have a kiddo with
> hopefully more to come.  But with this we're debating on whether to
> build or buy, and with that we'd like to jump on whatever decision we
> make to meet the deadline for the $6500 tax credit if possible.
>
> We've literally been driving around neighborhoods in our area for a
> few years now seeing what's out there, plus we've both bought and sold
> houses in the past so we're not green in that part of it.  My concerns
> are more with building vs buying because in our area, Waco, Tx, it
> seems most houses anymore are built by tract builders, local builders
> who throw stuff together (pseudo-tract/cookie cutter homes), or the
> more lavish builders who are way out of our price range.  It seems
> most of the smaller builders who most people suggest didn't make it
> after the recession and are now out of business.
>
> Our first step is getting our house ready to sell, which we still have
> some projects to finish, hopefully by end of December with the house
> going on the market before then.
>
> The first option we're looking at is building with a local tract
> builder called StyleCraft Builders.  We like the neighborhood and have
> a floor plan we love, and the few people in the neighborhood we've
> talked to highly recommend them.  It's still a tract home which we're
> worried about, so should this be a concern if we've read nothing bad
> about them and they are A+ with BBB with no complaints?  Also though
> I'm no expert in the field, I've walked through several of the houses
> they're building and the framing and structure looks sound.
>
> Another option is going the traditional route and finding a Realtor
> and buying a house that's already built.  My worry though is we'll
> have to settle with that's available and still pay what we'd pay to
> have a custom house built through StyleCraft Builders.
>
> And the last option is finding a local builder to build the house and
> hope they shoot is strait and stick around long enough to honor any
> warranty work.  Going this route probably won't make us eligible for
> the tax credit since closing has to be done by end of May 2010, but
> I'm not too worried about that if we go this route.
>
> No matter which route we take our goal is to have our current house on
> the market by years end and hopefully have it sold by end of January
> or February.  We've already found an apartment in the area we want to
> move to which does offer short term leasing, and we're looking at
> storage sheds now.
>
> Has anyone gone down this path??? Are we missing something?  Also are
> there any factors we're over looking or putting too much emphases on?
>
> Thanks for any suggestions or advice...  Take care,
>
> Sam Alex
Hi,
I have always lived in houses we have custom built to our plan and 
specs. Learned a lot about house building and no crooked contractor can
fool us. Now I often help friends, relatives with their housing needs.
If you custom build you'll have unique one no one else has. If you buy
spec. house nothing exciting with it because there are many like it.
For me, it's either custom build or find a spec. house going up and do
some changes per your plan. And foremost important thing is the location 
of house. Location, location, location, most important.
Pick a best lot you can afford.

On Dec 1, 10:51=A0am, Robert Neville  wrote:
> Alex  wrote:
> >it seems most houses anymore are built by tract builders, local builders
> >who throw stuff together (pseudo-tract/cookie cutter homes), or the
> >more lavish builders who are way out of our price range. =A0It seems
> >most of the smaller builders who most people suggest didn't make it
> >after the recession and are now out of business.
>
> >The first option we're looking at is building with a local tract
> >builder called StyleCraft Builders. =A0We like the neighborhood and have
> >a floor plan we love, and the few people in the neighborhood we've
> >talked to highly recommend them. =A0It's still a tract home which we're
> >worried about, so should this be a concern if we've read nothing bad
> >about them and they are A+ with BBB with no complaints? =A0Also though
> >I'm no expert in the field, I've walked through several of the houses
> >they're building and the framing and structure looks sound.
>
> There's nothing particularly wrong with using a production builder, as lo=
ng as
> they have a good track record in your area. In =A0fact, you will get the =
most
> value for your money using a production builder. The trade is that design=
s are
> limited to what the builder permits, and options are usually limited or p=
riced
> at "market" rates - i.e. they don't relate to what the builder pays the s=
ub.
>
> You might talk to a few realtors and see what the resale value of the bui=
lder's
> homes are. That will give you your biggest clue as to the quality of the
> construction. You can also hire an independent house inspector to monitor=
 the
> construction process if you really want to, although they can identify ph=
antom
> problems just to show you that they are "helping" you.
>
> >Another option is going the traditional route and finding a Realtor
> >and buying a house that's already built. =A0My worry though is we'll
> >have to settle with that's available and still pay what we'd pay to
> >have a custom house built through StyleCraft Builders.
>
> That's a viable option as well. We recently used a realtor to locate a bu=
ilder
> and area for a family member. Even though we thought we knew the county q=
uite
> well, the realtor found a beautiful small new subdivision we were unaware=
 of and
> identified a number of new construction incentives that the builder would=
 grant.
>
> >And the last option is finding a local builder to build the house and
> >hope they shoot is strait and stick around long enough to honor any
> >warranty work. =A0Going this route probably won't make us eligible for
> >the tax credit since closing has to be done by end of May 2010, but
> >I'm not too worried about that if we go this route.
>
> Any warranty work beyond minor finish rework is usually handled by the
> subs/suppliers, so I wouldn't be real concerned about that. I would make =
sure
> than my deposit was minimal. If the bulider can't finish the job, at most=
 you
> are out a grand or so.
>
> If you have a plan (or are using a builder plan), the ground is ready and=
 the
> builder isn't saturated, you shouldn't have any problem closing in 90-120=
 days.
>
> >No matter which route we take our goal is to have our current house on
> >the market by years end and hopefully have it sold by end of January
> >or February. =A0We've already found an apartment in the area we want to
> >move to which does offer short term leasing, and we're looking at
> >storage sheds now.
>
> The key is to get your current house sold before you commit to building a=
 new
> house. Accepting a contingent offer on your current house or hoping to ha=
ve sold
> by the close of a new house is a recipe for disaster.- Hide quoted text -
>
> - Show quoted text -

Good advice and key point is that in a buyers market, the first
objective is to sell your old house first.
I've seen people with bridge loans or pressured by builders to accept
less for the old house than expected.

On Dec 1, 12:01=A0pm, Frank  wrote:
> On Dec 1, 10:51=A0am, Robert Neville  wrote:
>
>
>
>
>
> > Alex  wrote:
> > >it seems most houses anymore are built by tract builders, local builde=
rs
> > >who throw stuff together (pseudo-tract/cookie cutter homes), or the
> > >more lavish builders who are way out of our price range. =A0It seems
> > >most of the smaller builders who most people suggest didn't make it
> > >after the recession and are now out of business.
>
> > >The first option we're looking at is building with a local tract
> > >builder called StyleCraft Builders. =A0We like the neighborhood and ha=
ve
> > >a floor plan we love, and the few people in the neighborhood we've
> > >talked to highly recommend them. =A0It's still a tract home which we'r=
e
> > >worried about, so should this be a concern if we've read nothing bad
> > >about them and they are A+ with BBB with no complaints? =A0Also though
> > >I'm no expert in the field, I've walked through several of the houses
> > >they're building and the framing and structure looks sound.
>
> > There's nothing particularly wrong with using a production builder, as =
long as
> > they have a good track record in your area. In =A0fact, you will get th=
e most
> > value for your money using a production builder. The trade is that desi=
gns are
> > limited to what the builder permits, and options are usually limited or=
 priced
> > at "market" rates - i.e. they don't relate to what the builder pays the=
 sub.
>
> > You might talk to a few realtors and see what the resale value of the b=
uilder's
> > homes are. That will give you your biggest clue as to the quality of th=
e
> > construction. You can also hire an independent house inspector to monit=
or the
> > construction process if you really want to, although they can identify =
phantom
> > problems just to show you that they are "helping" you.
>
> > >Another option is going the traditional route and finding a Realtor
> > >and buying a house that's already built. =A0My worry though is we'll
> > >have to settle with that's available and still pay what we'd pay to
> > >have a custom house built through StyleCraft Builders.
>
> > That's a viable option as well. We recently used a realtor to locate a =
builder
> > and area for a family member. Even though we thought we knew the county=
 quite
> > well, the realtor found a beautiful small new subdivision we were unawa=
re of and
> > identified a number of new construction incentives that the builder wou=
ld grant.
>
> > >And the last option is finding a local builder to build the house and
> > >hope they shoot is strait and stick around long enough to honor any
> > >warranty work. =A0Going this route probably won't make us eligible for
> > >the tax credit since closing has to be done by end of May 2010, but
> > >I'm not too worried about that if we go this route.
>
> > Any warranty work beyond minor finish rework is usually handled by the
> > subs/suppliers, so I wouldn't be real concerned about that. I would mak=
e sure
> > than my deposit was minimal. If the bulider can't finish the job, at mo=
st you
> > are out a grand or so.
>
> > If you have a plan (or are using a builder plan), the ground is ready a=
nd the
> > builder isn't saturated, you shouldn't have any problem closing in 90-1=
20 days.
>
> > >No matter which route we take our goal is to have our current house on
> > >the market by years end and hopefully have it sold by end of January
> > >or February. =A0We've already found an apartment in the area we want t=
o
> > >move to which does offer short term leasing, and we're looking at
> > >storage sheds now.
>
> > The key is to get your current house sold before you commit to building=
 a new
> > house. Accepting a contingent offer on your current house or hoping to =
have sold
> > by the close of a new house is a recipe for disaster.- Hide quoted text=
 -
>
> > - Show quoted text -
>
> Good advice and key point is that in a buyers market, the first
> objective is to sell your old house first.
> I've seen people with bridge loans or pressured by builders to accept
> less for the old house than expected.- Hide quoted text -
>
> - Show quoted text -


You haven't even put your house on the market yet and you hope to have
it sold by Jan or Feb?   There are loads of houses in most of the
country that have been on the market for a year and haven't sold.

Second big problem.   The federal tax credit you refer to was set to
expire this year, but was extended until April 30.    Given that, it
would seem you'd be very lucky if you can get your house sold and
another existing one bought by then,  Forget about building and
getting the credit.   Also, I wouldn't get so focused on the $6500 tax
credit that I wind up selling the existing house for $20,000 less to
get the deal done.

t...@optonline.net wrote:

>You haven't even put your house on the market yet and you hope to have
>it sold by Jan or Feb?   There are loads of houses in most of the
>country that have been on the market for a year and haven't sold.

True - but the rules haven't changed.  If you want to sell your home quickly in
any market, make sure it presents better than anything else in the local market
and price it under what similar houses are _selling_ for. It always amazes me
that people base their listing prices (and expectations) based on what other
people are *listing* their houses for. As it turns out, right now in many
locations, entry level homes are selling quite well compared with more expensive
homes.

>Also, I wouldn't get so focused on the $6500 tax
>credit that I wind up selling the existing house for $20,000 less to
>get the deal done.

Absolutely.

>Second big problem.   The federal tax credit you refer to was set to
>expire this year, but was extended until April 30.    Given that, it
>would seem you'd be very lucky if you can get your house sold and
>another existing one bought by then,  Forget about building and
>getting the credit.   

The OP has six months. If they hustle, sell their current house quickly and do a
few things in parallel (like getting the plan finalized), I think it's still
doable. I think he said he was in/near Austin? That's not near the disaster
housing markets are on the west coast or in Vegas.

On Dec 1, 3:10=A0pm, t...@optonline.net wrote:
>
> You haven't even put your house on the market yet and you hope to have
> it sold by Jan or Feb? =A0 There are loads of houses in most of the
> country that have been on the market for a year and haven't sold.
>
> Second big problem. =A0 The federal tax credit you refer to was set to
> expire this year, but was extended until April 30. =A0 =A0Given that, it
> would seem you'd be very lucky if you can get your house sold and
> another existing one bought by then, =A0Forget about building and
> getting the credit. =A0 Also, I wouldn't get so focused on the $6500 tax
> credit that I wind up selling the existing house for $20,000 less to
> get the deal done.

Actually the housing crash hasn't hit our area as it has others.  Most
houses we've seen go on the market sell in weeks or a month to 6 weeks
tops unless there's something wrong with them (in flood plain,
foundation problems, etc).  Also the area we currently live in is
actually one many are looking to move to and houses rarely go up for
sale, so I'm keeping my fingers crossed that we will be sold within a
month or two tops which from talking to local Realtors is more than
feasible.  We live in a good area and on a nice lot (1.5 acres), and
we've made LOTS of updates to the house - new roof, 15 SEER HVAC
system, laminate floors, counter tops/sink, etc - so we have many
pro's in our favor to sell quickly.  It's just a matter of finishing
up the few projects we still have outstanding before listing it.  The
main reasons we want to move is to be closer to town and to have a
larger home.

As for building, this is another reason we're looking at the
StyleCraft Builders because they do offer a contingency that our house
sells first, and if it doesn't sell by the time the house is complete
we can either walk away loosing our earnest money or we can choose to
build on another lot and another contract will be written.  The house
they built for us would just be sold to someone else.  As for the
tract builders and 'cookie cutter look', one pro with going with these
guys is they have about 75 plans to choose from, and each has two or
more 'elevations' with completely different fronts... so the houses
don't look alike a all which we like.  There is only one other house
in the community with the same floor plan and elevation we've chosen,
and it has complete different colors and is mirrored to what we'll
have.  There are several local builders who have built neighborhoods
of 50-200 homes using 3-4 floor plans, and yeah you might see 5 houses
in a row that are identical.  We didn't want that, and this builder
won't let you build one style next to another.

Resale is another factor though we hope there's no need to sell
anytime soon.  I just went to Zillow and compared houses in the
neighborhood we hope to build in to other nice neighborhoods in the
area, and honestly it looks like the area we're looking to build is
about $10/sqft higher than most.  There are three houses right now in
the neighborhood we're looking at for sale, and they're about $90-$95
per square foot... some of the other neighborhoods are closer to $80-
$85 per square foot.  The house we're looking at having built will be
$85 per square foot.

And for the tax credit, yeah that's gotten us motivated because it is
feasible given our house sells in a reasonable amount of time ... but
if it doesn't we won't loose any sleep over it.

I liked the idea of having an independent inspector check out the
place throughout construction.  They ask that we do hire an
independent inspector upon completion and the city will be inspecting
it throughout construction, so hopefully that'll find any problems.

But again, this is my logic after researching the heck out of the
builder and neighborhood, but what else am I missing?  If anyone's in
the Bryan/College Station or Waco areas, do you have any experience
with StyleCraft Builders?

Thanks --

Sam Alex

On Dec 1, 10:10=EF=BF=BDam, Alex  wrote:
> Hi Everyone,
>
> My wife and I have decided to sell our older ranch style house to move
> up to something newer and bigger since we now have a kiddo with
> hopefully more to come. =EF=BF=BDBut with this we're debating on whether =
to
> build or buy, and with that we'd like to jump on whatever decision we
> make to meet the deadline for the $6500 tax credit if possible.
>
> We've literally been driving around neighborhoods in our area for a
> few years now seeing what's out there, plus we've both bought and sold
> houses in the past so we're not green in that part of it. =EF=BF=BDMy con=
cerns
> are more with building vs buying because in our area, Waco, Tx, it
> seems most houses anymore are built by tract builders, local builders
> who throw stuff together (pseudo-tract/cookie cutter homes), or the
> more lavish builders who are way out of our price range. =EF=BF=BDIt seem=
s
> most of the smaller builders who most people suggest didn't make it
> after the recession and are now out of business.
>
> Our first step is getting our house ready to sell, which we still have
> some projects to finish, hopefully by end of December with the house
> going on the market before then.
>
> The first option we're looking at is building with a local tract
> builder called StyleCraft Builders. =EF=BF=BDWe like the neighborhood and=
 have
> a floor plan we love, and the few people in the neighborhood we've
> talked to highly recommend them. =EF=BF=BDIt's still a tract home which w=
e're
> worried about, so should this be a concern if we've read nothing bad
> about them and they are A+ with BBB with no complaints? =EF=BF=BDAlso tho=
ugh
> I'm no expert in the field, I've walked through several of the houses
> they're building and the framing and structure looks sound.
>
> Another option is going the traditional route and finding a Realtor
> and buying a house that's already built. =EF=BF=BDMy worry though is we'l=
l
> have to settle with that's available and still pay what we'd pay to
> have a custom house built through StyleCraft Builders.
>
> And the last option is finding a local builder to build the house and
> hope they shoot is strait and stick around long enough to honor any
> warranty work. =EF=BF=BDGoing this route probably won't make us eligible =
for
> the tax credit since closing has to be done by end of May 2010, but
> I'm not too worried about that if we go this route.
>
> No matter which route we take our goal is to have our current house on
> the market by years end and hopefully have it sold by end of January
> or February. =EF=BF=BDWe've already found an apartment in the area we wan=
t to
> move to which does offer short term leasing, and we're looking at
> storage sheds now.
>
> Has anyone gone down this path??? Are we missing something? =EF=BF=BDAlso=
 are
> there any factors we're over looking or putting too much emphases on?
>
> Thanks for any suggestions or advice... =EF=BF=BDTake care,
>
> Sam Alex

First, are you planning on living in the new home forever? If so, you
will probably be surprised that you won't. You may want to move after
the kids move out.

Second, No house, custom or tract, will be the perfect home for you.
There is no such thing as a perfect house.

Third, I am assuning you are a young couple, so, plan for the future.
Schools make a big difference in holding value.

Fourth, location, location, location. You may get less house for the
money in a more desirable area. But that isn't necessarily a bad
thing.

Fifth, Realtors will negotiate their fees


Hank

"Robert Neville" <d...@bother.com> wrote in message
>
> The OP has six months. If they hustle, sell their current house quickly 
> and do a
> few things in parallel (like getting the plan finalized), I think it's 
> still
> doable.

It may take him longer than that just to get financing.  I've been hearing 
horror stories from people with good credit and 50% or more down.

As for the tax credit, was that not for first time buyers? 

"Ed Pawlowski" <e...@snet.net> wrote in message 
news:m...@giganews.com...

>
> As for the tax credit, was that not for first time buyers?

That's the way I read it. If the OP already owns a house, he is NOT eligible 
for the $6,500.