It is my desire that you will find something in my library of blog posts that will inform you of community events, shopping, local restaurants, schools, neighborhoods and more! Subscribe to my Blog for topics of interest keeping you up to date on home buying tips and the latest Lake Charles real estate market trends.

Wed Aug 02 19:44:11 UTC 2017

Amberwood Park New Lake Charles LA Subdivision

Posted by: Marilyn Boudreaux

DSLD has developed Amberwood Park, a new Subdivision located in the South area of Lake Charles near McNeese State University. Driving Directions From I 210: – Take Ryan St. South to E. McNeese – Turn left at the 1st cross street onto E College St. – Turn right onto Common St. – Turn Left onto [...]

DSLD has developed Amberwood Park, a new Subdivision located in the South area of Lake Charles near McNeese State University.
Driving Directions From I 210:
– Take Ryan St. South to E. McNeese
– Turn left at the 1st cross street onto E College St.
– Turn right onto Common St.
– Turn Left onto Esplenade St.
– Turn right onto Desoto Street
– Welcome to Amberwood Park

This community has a selection of 3 & 4 bedroom floorplans with energy efficient features, tankless water heaters, fully sodded yard with a seasonal landscape package, and so much more.  Price range is $170,000-200,000 and homes are 1,388-1865 sq ft range.
Listed below are some of the options buyers can choose from.
 I would welcome the opportunity to meet with any Buyer at the Model Home and and assist through the buying process of a new construction home.  Contact Marilyn Boudreaux, Century 21 Mike D Bono & Co.’s 337-499-9592

Mon Jul 31 21:29:03 UTC 2017

Will Lenders Allow Repair Allowances on the Closing Disclosure

Posted by: Marilyn Boudreaux

Since the  implementation of the new integrated disclosures commonly referred to as TRID (TILA-RESPA) , the Loan Estimate Disclosure Form and the Closing Disclosure Form are now the documents that are associated with closings and home sales. Will lenders allow repair allowances on the Closing Disclosure?  This is a question that arises when Buyer has completed [...]

Since the  implementation of the new integrated disclosures commonly referred to as TRID (TILA-RESPA) , the Loan Estimate Disclosure Form and the Closing Disclosure Form are now the documents that are associated with closings and home sales.

Will lenders allow repair allowances on the Closing Disclosure?  This is a question that arises when Buyer has completed an inspection and Buyer and Seller have negotiated repairs and/or allowance for repairs that were discovered in Buyers Home Inspection.

One of the responses a Seller has on the Property Inspection Response Form is “unless disallowed by the lender, in lieu of Seller’s having items on the list of deficiencies corrected prior to the act of sale, Sellers will pay to Purchaser at the act of sale, the sum of $__________ to correct such deficiencies.  Both parties accept the sum as full and complete payment for the correct of such deficiencies even if the actual cost to correct the deficiencies is different from the stated sum.”

The Inspection Response Form is a separate document between Buyer/Seller that is not attached to the Purchase Agreement.  If and when repair allowances are negotiated the question arises as to how the credit to the Buyer is going to be given.  Most lenders frown on repairs being listed on the Closing Disclosure or reference to any repairs in the Purchase Contract.  Should the Seller want the Title Company to hold any allowance in Escrow the Closing Attorney must still show the amount on the Closing Disclosure and any invoices associated with repair that is paid from the escrow amount.

I just ran into this situation again recently with an exterior repair on a home.  The seller had obtained a bid and was agreeable to make the repair.  However, the company was so busy they were unable to schedule the repair in time for closing.  Thankfully, the bank allowed the escrow to be shown on the closing documents.  The seller submitted the bid invoice and that amount was with-held from the seller proceeds at closing.

It is always best to check with the lender and the title company to see if any escrow will be allowed.

 

Mon Jul 31 20:16:47 UTC 2017

Oleander Neighborhood in Graywood Subdivision Lake Charles

Posted by: Marilyn Boudreaux

The new neighborhood Oleander in the Graywood Subdivision in Lake Charles is growing in popularity.  Builders are currently building Spec homes for sale and there are also lots available for purchase for custom home builds. What draws Lake Charles home buyers to the Graywood area is the amenities that the Graywood master-planned community offers residents. [...]

The new neighborhood Oleander in the Graywood Subdivision in Lake Charles is growing in popularity.  Builders are currently building Spec homes for sale and there are also lots available for purchase for custom home builds.

What draws Lake Charles home buyers to the Graywood area is the amenities that the Graywood master-planned community offers residents.
Gray Plantation Golf Club offers spectacular award-winning golf and a Clubhouse beaming with beautiful Southern charm for the many social opportunities that await those that share our vision.
A first class Sports Club compliments the active Graywood lifestyle with a most progressive and pristine swim, fitness and tennis facility.  Graywood is a very walkable and golf cart friendly subdivision in South Lake Charles.

This is a drone view of some the  current homes being built in Oleander.  Minimum sq footage is 2000 sq ft with no maximum sq ft.  Building guidelines for Oleander

The Oleander neighborhood is set along the  Gray Plantation Golf Course and there are some lots with a lake view available
Here is an example of some of the finished homes in the Oleander Neighborhood at Graywood.  If you are interested in a lot purchase or any Homes for Sale in the Graywood area, I would welcome the opportunity to assist you! 

   SEARCH GRAYWOOD HOMES FOR SALE 

Mon Jun 19 00:24:53 UTC 2017

Welcoming a New Addition to Your Home

Posted by: Marilyn Boudreaux

Are you celebrating a new addition to your family?  I work with lots of  Lake Charles first time home buyers and repeat buyers who are looking for a larger home. It’s exciting to hear about their future plans and which room they plan to turn into a nursery. It is always joyful when I see [...]

Are you celebrating a new addition to your family?  I work with lots of  Lake Charles first time home buyers and repeat buyers who are looking for a larger home. It’s exciting to hear about their future plans and which room they plan to turn into a nursery. It is always joyful when I see newlyweds or expectant parents get the keys to their dream home. Well today is Father’s Day,  a day to celebrate and honor the Dad’s in our lives, so  I can’t help but think about parenthood today!

I also have pink on my  mind because today is the day that I became a Grandparent to a beautiful baby girl!  Last year on this same date (June 18) we were celebrating the wedding of my son and daughter in law! During  my own family special events, and holidays, it is always a challenge for me to turn my Realtor brain off.   I begin  to think of things that newlyweds and growing families will soon realize about their current home !  It doesn’t take long for New parents to quickly realize they have outgrown their space and decide its time for a move to gain room!

Mom and Dad will be spending lots of time in the nursery so in the planning stage they will  usually paint the room  and decorate with a theme.  If you are considering selling your existing Lake Charles home or currently have your home for sale, keep in mind that not all home buyers will love that adorable nursery, a color change may be necessary.  Babies may be small but their stuff takes up a lot of space as they require many stations around the house with, cradles, carriers, play pens etc.  All of a sudden those sleek granite counters become full of bottles/accessories and that gorgeous master suite may be in disarray!

If you already have your Lake Charles home for sale, here  is a reminder  and a checklist of tips to remember while your Lake Charles home is for sale.   While you are adjusting and loving that new bundle of joy it may become a challenge to keep your house clean and “show ready”.  My suggestion is to ask for as much advance notice as you can and request a time that you will be able to avoid baby’s nap or feeding schedule.

If you have decided to make a move to a larger Lake Charles home with your growing family,  give me a call to assist you and start the process! I will make it easy for you to view listings at home on your iPad or phone and do some of the previews for you!   Wouldn’t you want to work with Glamma?

Wed May 03 02:01:11 UTC 2017

The 5 Steps of Buying Your First Home

Posted by: Marilyn Boudreaux

Do you remember your first home purchase?   This was the first home I purchased in Lake Charles, LA  in 1983 and where I started my family. I can remember how rich it felt to have a 3 bedroom 2 bath brick home on a slab with a backyard, in a neighborhood with sidewalks!!!  There [...]

Do you remember your first home purchase?

 

This was the first home I purchased in Lake Charles, LA  in 1983 and where I started my family. I can remember how rich it felt to have a 3 bedroom 2 bath brick home on a slab with a backyard, in a neighborhood with sidewalks!!!  There are always sweet memories associated with the first home you settle into and this is the story of a memorable Lake Charles home purchase.

 

 

 

I work with first time home buyers all the time and it never gets old for me to share in the excitement of the adventure. This is the story my personal experience assisting Lake Charles First Time Home Buyers who are pretty special to me….my daughter and son-in-law.

After renting a house for several years, like many other young millinieals they decided the time was right to purchase a home and take advantage of low interest rates. Lake Charles continues to experience economic growth and with that our Lake Charles homes have risen in value.  Lake Charles Real Estate  is  currently experiencing a “sellers’ market and there is a lack of homes priced below $200,000. The challenge to find a home in good condition with very little repairs is daunting and many times buyers will run into multiple bids for a property.

 5 Steps of Buying your First Home

STEP ONE:  – GET PRE APPROVED/BEGIN HOUSE HUNTING

When buyers finally obtain a pre approval and decide on their affordability, that is when the Realtor goes to work searching for a match. Sometimes buyers become discouraged in the process when trying to stay within their budget and discover its not as easy as HGTV makes it seem! New construction was not an option given the price point my kids were searching in, so they realized that they would have to look for an older home. Viewing older homes is like visiting your Grandparents house…nothing is updated! So when you find that needle in the haystack and a house pops up that is a one owner home that doesn’t scream 1970’s with shag carpeting, gold/avacado earth tones it stands out as a contender. Thats exactly what happened when I was searching in the MLS and came upon a house that I suggested we go view. Lake Charles homes don’t stay on the market long and as a Mother I was sensitive to the need that my kids wanted to think about it over the weekend. My inner Realtor sense became nervous as I knew showings would continue over the weekend and they could miss out on this home. I always tell people that you just know when its the right house…you get a feeling and it sticks with you. Its like picking out your wedding dress, you just know after trying on 20 which one is going to be right for you.

STEP TWO:- MAKE AN OFFER

 

We excitedly put in an offer on March 17 and I hoped that the “luck of the Irish” would win out and get an accepted contract. St Patrick was working overtime for us that weekend because that weekend we negotiated back and forth with counter offers and by Monday had an accepted contract.

 

 

 

 

 

 

Escrow Deposit Check is Delivered

 

 

 

STEP THREE:- HOME INSPECTIONS

 

After a contract is accepted the buyers enter into their inspection period. It stands to reason that a 30-40 year old home is going to have some issues that we cannot see. The inspector discovered in the inspection that the Breaker Box was a Federal Pacific brand. Building codes have evolved over the years and the breaker box is not up to current code. The problem with Federal Pacific is you can no longer obtain parts to replace a breaker, and if you do they are very expensive. The inspector recommended changing/updating the breaker box to avoid a fire/safety overload. The second major thing that can be discovered is an old HVAC unit. It was discovered that the air conditioning was not cooling sufficiently and would not drop below 73. The furnace was also rusted out. Inspectors will usually defer to a professional evaluation of an electrician, roofer, HVAC for further evaluation.

 

 

We moved on to obtaining bids to discover what the cost would be for replacing the HVAC and electrical. The buyers submitted their inspection response and then had to wait for the Seller to respond. Air conditioning is important here in in SWLA and we have already experienced days in the 80’s during March/April. Our summer temperatures can get int the 100’s. It was evident that the HVAC needed to be replaced, however the Seller responded with no repairs and offered very little to be used toward closing costs. This was a disappointing blow to the buyers, who have a final response and can choose to withdraw from contract or pursue at this point. I notified the Seller’s agent that no matter what happened with the current contract, if these buyers pulled out the Seller would continue to experience issues with the air conditioning as we approached summer and it would come up in inspection again with another buyer. St. Patrick must have still been working some Irish magic because over the weekend, the Seller asked for an extension to obtain his own bids. This resulted in the same outcome, that the professionals recommended replacement, so our luck held out and the Seller agreed to $8,000 in repairs!!!

Repair allowances have to be handled very delicately. Most lenders will not allow a repair allowance, it raises a red flag. Therefore, the allowance is usually handled as a seller credit (used toward buyer’s closing costs) My buyers were doing FHA financing so they were only allowed a max of $6,500. We didn’t want to leave $1,500 on the table so it was negotiated that the sales price would be reduced. The buyers will have to make the repairs themselves after closing, but they get to keep the money they would have had to bring for closing costs in their pocket, so its a win/win.

STEP FOUR:- APPRAISAL

 

After two weeks of inspection dilemmas, appraisal could now be ordered. It was a happy day when the appraisal came in without issue and above the contract price!  At this point the Realtor’s job is finished and we all await the underwriter to give final approval and sign off on the loan.

 

 

 

 

STEP FIVE: CLEAR TO CLOSE/FINAL WALK THRU AT THE HOUSE 

 

 

 

 

 

 

 

 

THE FINAL EVENT- CLOSING DAY!!!

 

 

On Closing Day, the Loan documents and the closing disclosure (CD) is sent to the Title Company and/or Closing Attorney for the Buyer to complete. The Deed is signed by Buyer/Seller and recorded at the Courthouse along with the Home Loan Promissory Note.  After all the paperwork the new owners get the keys and are proud new homeowners!

 

 

 

 

 

As a Century 21 Mike D Bono Realtor for over 10 years, I  have closed hundreds of homes however I never get tired of seeing the excitement and happiness of a first time home buyer.  It is a a rewarding experience to help facilitate a memorable event in someone’s life, especially when its your daughter!!!  Let me help walk you through the process and same excitement of your Lake Charles Home Purchase!

Wed Mar 29 21:53:07 UTC 2017

Lake Charles Homes Near the Lake Charles Country Club Golf Course

Posted by: Marilyn Boudreaux

   With mild temperatures in Southwest Louisiana golf is enjoyed  year round!   Lake Charles residents have enjoyed the Lake Charles Country Club located in South Lake Charles for many years.  Located on the beautiful and historic Prien Lake, Lake Charles Country Club is Southwest Louisiana’s premier private country club. Founded in 1919, the LCCC is a [...]

   With mild temperatures in Southwest Louisiana golf is enjoyed  year round!   Lake Charles residents have enjoyed the Lake Charles Country Club located in South Lake Charles for many years.  Located on the beautiful and historic Prien Lake, Lake Charles Country Club is Southwest Louisiana’s premier private country club. Founded in 1919, the LCCC is a first-class, traditional southern country club that offers a full range of amenities including an 18-hole Championship Golf Course, Driving Range and 6000 sq ft Putting Green.

The Lake Charles Country Club boasts of having one of the finest conditioned championship golf courses in the South. A major renovation, completed in 2003, brought the course to its current level with state-of-the-art Tif Eagle greens and Tif Sport fairways. The Lake Charles Country Club has played host to numerous USGA and Professional events with famous players such as Sam Snead, Chi Chi Rodriguez, Lee Trevino, Hal Sutton, Willie Wood, and Mike Heinen.

Over the years, many Lake Charles Homes have been built with golf course views all around the 18 hole course.

Here are some drone photos I took showing what a view might look like for a homeowner living along the fairways.

HOMES FOR SALE WITH LAKE CHARLES COUNTRY CLUB GOLF VIEWS

There are currently 2 homes listed for sale along the Lake Charles Country Club Golf Course ranging from $439,500 with 3,450 living space to $875,000 and 4,818 sq ft of living space. 

4845 Bellerive has views of the #1 Fairway and is a 2- story  Plantation style home.

 

6 Fairway Lane also has golf course views.  A contemporary style this 2-story home offers 3,450 sq ft of living

Here is another drone photo view of some of the homes along the Lake Charles Country Club fairway.  If you are searching for a Lake Charles home on the golf course, let me show you all the availabilities.  Those who live along the Lake Charles Country Club Golf Course will tell you they love the view of the sunsets from their balconies and patios, its a relaxed Lake Charles lifestyle!!

 

Mon Mar 13 19:37:54 UTC 2017

Answering Questions on HUD Homes

Posted by: Marilyn Boudreaux

First time home buyers and investors are attracted to foreclosures and HUD Homes because the price seems like such a good deal.   If you are a CASH buyer HUD Homes are a good deal if the return on your investment can be recouped with a “flip”.   As a Realtor in Lake Charles LA I find [...]

First time home buyers and investors are attracted to foreclosures and HUD Homes because the price seems like such a good deal.   If you are a CASH buyer HUD Homes are a good deal if the return on your investment can be recouped with a “flip”.   As a Realtor in Lake Charles LA I find myself answering the same questions about HUD Homes over and over.

  1. Explaining to buyers that bids are submitted online through the HUD website.

2.  Explaining to buyers that the property is Sold “AS IS” meaning its unlikely the Seller(Bank) will make any repairs.  Sometimes in the disclosures the Seller will indicate a dollar amount $ held in Escrow for repairs, so in essence they are disclosing there are issues that will need to be repaired and/or the working order of the utilities etc.

3.  Buyers will get an inspection discovery period however they are responsible for turning the utilities on/off.

4.  If repairs are evident it will be difficult to pass an appraisal necessary for the loan.

5.  Investors usually have to wait to submit a bid after 10 or more days the property has been listed.

6.  Once a buyer’s bid is accepted online the Realtor is sent the Addendum and Contract package that must be completed by a Buyer.

7.  The listing agent just lists the property in the MLS on behalf of HUD.  Any other agent may show the property however you must be registered with the HUDhomestore.com and have a NAID# to submit a bid on behalf of a Buyer.

Today is only Monday and I have already had two buyer inquiries for a Lake Charles HUD property listed for sale.  One buyer already submitted a bid and was calling me for advice.  Unfortunately if a Buyer is already Under Contract with another Realtor I cannot offer advice on the transaction.  This particular Buyer had concerns with the repairs and wanted advice on how to proceed and if her Realtor was telling her the truth.   I had to explain to the Buyer that I could not answer her that she would have to consult with the Realtor who was representing her, its a conflict of interest once she is Under Contract.

Sat Oct 22 02:32:21 UTC 2016

Highland Hills Subdivision in Iowa LA

Posted by: Marilyn Boudreaux

Located in Iowa LA, Shivers Brothers and Manuel Builders are building new construction homes in an  subdivision called Highland Hills Amenities of the Highland Hills Subdivision include a Neighborhood Lake. 6 Acre common area with a community pond.  Homes are located in an eligible area for 100% Rural Development financing.       Highland Hills [...]

highland-hills

Located in Iowa LA, Shivers Brothers and Manuel Builders are building new construction homes in an  subdivision called Highland Hills

Amenities of the Highland Hills Subdivision include a Neighborhood Lake. 6 Acre common area with a community pond.  Homes are located in an eligible area for 100% Rural Development financing.

 

 

 

highland-hills-home

Highland Hills Phase 1 will  consist of  58 total lots. New Homes and lots are currently both available  for purchase and pre-build contracts.   Having sold homes constructed by both  Manuel Builders and Shivers Brothers I have experience to guide buyers through the new construction process.  Contact Marilyn Boudreaux, Century 21 Mike D Bono and let me show you what is available for sale in Highland Hills!

 

DRIVING DIRECTIONS
From 210 Loop:
– Head S on Gerstner Memorial (approximately 1.5 miles)
– Take a left on E McNeese.
– Go approximately 3 miles and take a right on Hwy 397, heading south approximately 1 mile
– Take a left on Hwy 14 E
– Travel 1 mile and Highland Hills will be on your next just past Oak Grove Subdivision

Sat Oct 22 02:28:26 UTC 2016

Oak Grove Subdivision in Iowa LA

Posted by: Marilyn Boudreaux

Welcome to the country living of the Oak Grove community within minutes of  city convenience, located on Hwy 14 E in the South Iowa LA area and within Bell City School District.   Oak Grove offers  several floor plans of 3 and 4 bedroom homes priced in the 190’s-220’s.   These  beautiful homes are built [...]

Welcome to the country living of the Oak Grove community within minutes of  city convenience, located on Hwy 14 E in the South Iowa LA area and within Bell City School District.

 

Oak Grove offers  several floor plans of 3 and 4 bedroom homes priced in the 190’s-220’s.   These  beautiful homes are built by DSLD and  feature granite countertops, hardwood floors, crown molding and fireplaces.  Buyers can select colors, counters, brick and more upgrades at the model home. DSLD also has a home buyer incentive program offering prospective buyers $5,000 towards closing costs when buyers use DSLD Home Mortgage.

dsld-oak-grove-model-home

 

oak-grove-interior

Several of these homes are already under contract.  I have sold several DSLD homes and have the experience you need to guide you through the process.  Contact Marilyn Boudreaux, Century 21 Mike D Bono & Co’s and allow me to show the Oak Grove homes available for sale!

oak-grove-community

 

 

DRIVING DIRECTIONS
From 210 Loop:
– Head S on Gerstner Memorial (approximately 1.5 miles)
– Take a left on E McNeese.
– Go approximately 3 miles and take a right on Hwy 397, heading south approximately 1 mile
– Take a left on Hwy 14 E
– Travel 1 mile and Oak Grove will be on the left

Sat Aug 27 04:28:10 UTC 2016

Orleans Run Subdivision in Moss Bluff Expanding Building Homes for Sale

Posted by: Marilyn Boudreaux

      Orleans Run is a DSLD subdivision located in Moss Bluff LA is expanding with new construction homes being built by DSLD Homes. 3 and 4 bedroom homes for sale will be offered beginning at $190,000. All homes will include an amenities package including granite counters, hardwood flooring, a fully sodded yard and stainless [...]

 

 

 

Orleans Run is a DSLD subdivision located in Moss Bluff LA is expanding with new construction homes being built by DSLD Homes. 3 and 4 bedroom homes for sale will be offered beginning at $190,000. All homes will include an amenities package including granite counters, hardwood flooring, a fully sodded yard and stainless steel appliance package!

 

 

 

 

 

 

Listed below is the amenity package for ALL DSLD Homes

image

Listed below are two of the spec homes that will be completed in November 2016!

image

 

The success of DSLD homes sold and continued sales  in  Lake Charles Beau Blanc and Sulphur  Belle Savanne neighborhoods has been tremendous. The same type of homes will be built in Orleans Run by DSLD.
Home buyers can pick their lots and floor plans now. Don’t wait this Moss Bluff neighborhood is expected to sell out quickly with these affordable homes!

 

image

image