Meet Frank
I’m a seasoned professional with a unique combination of property investment and 20 years of design experience. As an investor myself, I have a deep understanding of the real estate market and I know what it takes to identify and maximize the potential of a property. My expertise in both real estate and design makes me the perfect partner for those looking to buy or sell a home or investment property.
With me on your side, you can expect a level of personalized service that is exceptional. I take the time to get to know you and your unique needs, ensuring that every transaction is tailored to your specific goals. Whether you’re buying or selling, I will work tirelessly to ensure that your experience is seamless and stress-free.
Reviews
Real stories of real success. Read what my clients have to say.
Excellent Service. Frank was very patient with me and my wife while we were looking for a 4 bedroom and 2 bath for our family and two dogs. He was able to negotiate the seller to put new carpet and replace a few fixtures. I would highly recommend.
Rene D.
If you’re looking to buy or sell a home, I would highly recommend Frank as your trusted realtor. Frank is knowledgeable, thorough, and pays attention to every detail of the transaction. I’ve come to know Frank as a consummate professional in every aspect of the industry.
Mike P.
Frequently Asked Questions
The Texas real estate market has experienced a period of adjustment after the unprecedented boom during the pandemic years. The market dynamics are beginning to stabilize, with home prices reflecting a more moderate growth rate compared to the steep increases seen in previous years. Inventory levels are improving slightly, but in many areas, supply still remains tight, maintaining a competitive market for buyers, especially in popular cities like San Antonio.
Interest rates have risen. However, Texas continues to attract a significant number of residents due to its strong economy, job growth, and absence of state income tax, which supports demand for housing.
For the most current information, go to the Market Updates section of this website or reach out using the contact information in the footer below.
For Buyers:
- Competitive Market: San Antonio’s popularity and growth can lead to a competitive housing market, especially for desirable properties or neighborhoods. You may need to act quickly and be prepared for bidding wars.
- Affordability: While generally more affordable than other major Texas cities, certain areas within San Antonio have seen significant price increases, potentially challenging first-time buyers or those on a tight budget.
- Property Taxes: Texas is known for higher property taxes, which can impact long-term affordability for some buyers.
For Sellers:
- Market Fluctuations: Timing the market can be challenging. With my help, you must navigate the local real estate climate to optimize your selling price and minimize time on the market.
- Home Preparation: To stand out in a bustling market, you might need to invest in home improvements, staging, or repairs to attract buyers and secure the best possible price.
- Finding the Next Home: For those selling to buy another home in San Antonio, the competitive market means finding and securing your next property can be just as challenging as selling your current one.
General Challenges:
- Regulatory Environment: Staying compliant with local regulations, including property disclosures and inspections, can be complex. It’s crucial to be well-informed and benefit from having my professional guidance.
- Economic and Demographic Shifts: San Antonio’s economy and population are growing, leading to changes in housing demand. Understanding these trends is vital for making informed decisions.
Absolutely! I can provide a Comparative Market Analysis (CMA) for your property or area of interest. A CMA is a tool that real estate professionals use to estimate the value of a property by comparing it to similar properties that have recently sold, are currently on the market, or were on the market but didn’t sell within a reasonable period. This analysis takes into account various factors, including location, property size, features, condition, and market trends, to help you understand how your property stacks up against others in the same area.
For sellers, a CMA is invaluable in setting a competitive and realistic listing price that reflects the current market conditions. For buyers, a CMA can help determine an appropriate offer price for a property they’re interested in. I have access to up-to-date data from the Multiple Listing Service (MLS) and other resources, enabling them to conduct a thorough and accurate analysis. Utilizing a CMA, whether you’re buying or selling, can lead to more informed decision-making and a smoother real estate transaction.
Yes, commission rates are negotiable. While there might be the perception of a standard commission rates in a given market, the actual fee for service I charge can vary based on various factors including the property type, market conditions, and the services provided. I make sure you have the opportunity to discuss and negotiate commission rates with me before signing paperwork. It’s important to have a clear understanding of the services that will be provided for the agreed-upon fee. I agree upon fee for service upfront to ensure transparency and avoid misunderstandings later in the process.
I leverage a blend of cutting-edge digital advertising, AI technology, and traditional marketing methods like Open Houses to effectively market your property. By utilizing digital platforms, I can create targeted ad campaigns that reach potential buyers on social media and real estate websites, ensuring your listing gains maximum exposure. AI tools are employed to analyze market trends and buyer behavior, optimizing listing prices and identifying the best times to post ads online. Despite the digital focus, traditional methods such as hosting Open Houses remain crucial, offering potential buyers the chance to experience the property firsthand. This comprehensive approach ensures that your property stands out in a competitive market, reaching buyers wherever they are in their search process.
- Location: Consider the property’s proximity to work, schools, public transportation, healthcare facilities, shopping centers, and amenities. Neighborhood safety, community vibe, and future development plans are also crucial.
- Size and Layout: Assess whether the property’s size, number of rooms, and layout suit your current and future needs. Please look at the space’s functionality and how well it aligns with your lifestyle.
- Condition and Age: Consider the property’s condition and age. Older homes may require more maintenance or updates, while newer homes might offer more modern conveniences at a higher price.
- Outdoor Space: Evaluate the quality and size of any outdoor space, such as gardens, patios, or balconies, especially if outdoor living is essential to you.
- Resale Potential: Consider the property’s potential for appreciation. Look for factors that might influence future value, such as upcoming infrastructure projects or zoning changes in the area.
- Homeowners Association (HOA): If applicable, understand the costs and rules associated with the HOA. Review the HOA’s financial health, amenities provided, and restrictions.
- Property Taxes and Insurance: Investigate property taxes and potential insurance costs, as they can significantly affect your monthly expenses.
- Inspections and Repairs: Be prepared to conduct thorough inspections to uncover any potential issues, such as structural, roofing, plumbing, or electrical problems, that could lead to costly repairs.
- Market Conditions: Understanding current market conditions can help you gauge whether it’s a buyer’s or seller’s market, impacting our negotiation strategy and decision-making process.
- Personal Finances: Ensure the price aligns with your budget and financial goals. Consider the purchase price, closing costs, renovation needs, and ongoing maintenance expenses.
Estimated closing costs vary widely based on the location, the price of the property, and the specifics of the mortgage deal. However, as a general rule, you can expect to pay between 2% to 5% of the purchase price in closing costs. These costs are a collection of fees and expenses associated with finalizing a real estate transaction. For a more specific breakdown:
- Lender Fees: This can include loan origination fees, credit report fees, appraisal fees, and any points purchased to lower the interest rate.
- Title and Escrow Charges: These might include fees for title searches, title insurance, escrow services, and recording fees.
- Prepaid Items: These are upfront costs for items paid before their due date, including property taxes, homeowners insurance, and interest, which will accrue between the closing date and the first mortgage payment.
- Home Inspection and Survey Costs: Paying for a professional home inspection and potentially a property survey (to define property lines) are often part of closing costs.
- Real Estate Commission: Typically, the seller pays the commission for both the buyer’s and seller’s agents, but this can vary based on your agreement.
- Government Fees: These can include state and local transfer taxes and deed recording fees.
- Additional Costs: Depending on the transaction’s specifics and local requirements, other costs can include HOA transfer fees, natural hazard disclosures, home warranty plans, and more.
You need to talk with your lender to get an accurate estimate of closing costs early in the transaction process. After applying for a mortgage, you should also receive a Loan Estimate form from your lender that outlines expected closing costs. Contact my lending partner, The Triton Group at Legacy Mutual, with additional mortgage questions or to get Pre-Approved.
The timeline from listing or starting your search for a home to closing can vary significantly based on market conditions, the specifics of the transaction, and any unforeseen complications. However, this general outline can give you an idea of what to expect:
For Sellers:
- Preparing the Home: This can take anywhere from a few days to several weeks, depending on necessary repairs or improvements.
- Listing to Offer: In a balanced market, homes might stay on the market for 30-60 days before receiving an offer. This period can be shorter in a seller’s market or longer in a buyer’s market.
- Offer to Closing: Once an offer is accepted, the closing process typically takes 30-45 days if the buyer obtains a mortgage. Cash purchases may close faster, sometimes in as little as two weeks.
For Buyers:
- Searching for a Home: The time spent searching for a home can vary widely, from a few weeks to several months or more, depending on market conditions, your specific needs, and your decision-making speed.
- Making an Offer: After finding a home, making an offer and negotiating can take from a few days to a week, depending on the responsiveness of the sellers and negotiation complexity.
- Offer to Close: Similar to sellers, once an offer is accepted, expect the closing process will take closing process to take around 30-45 days if financing is involved. Cash purchases can expedite this timeline.
Factors That Can Affect the Timeline:
- Financing: Obtaining a mortgage can introduce variability in the timeline, depending on the lender’s efficiency, the loan type, and the buyer’s financial situation.
- Inspections and Appraisals: Scheduling and conducting inspections and appraisals can introduce delays, primarily if issues that require negotiation or repair are found.
- Title Search and Insurance: Delays can occur if issues are found during the title search that must be resolved before closing.
- Market Conditions: In a hot market, homes may sell more quickly, and in a slow market, the process can take longer.
A typical timeline from listing or beginning the search to closing is approximately 2 to 3 months, but flexibility is crucial as each transaction is unique.
Ready to Take the Next Step?
How about we get together for a chat? In our first meeting, we’ll dive into what you’re looking for in a home and get a feel for your unique needs. I’m here to offer guidance, answer any questions, and ease any worries you might have. My goal is to figure out the best way to make your home dreams come true. By the time we’re done, we’ll have a clear plan and know exactly what our next steps should be. Let’s get started!