Kylah Boyd Featured Realtor

We love meeting rookies in this business, and with how hot our market is, more and more talented professionals are choosing a career in real estate. It’s no wonder that we often find go-getters from brokerages all over Dallas, but it seems like the team at Vivo Realty in Uptown is full of young, hungry agents like Kylah Boyd.

When you’re in the first year of your real estate career, it helps to have a great lender by your side. What has your lender done for you lately? See what you’re missing by calling Jeff Lindigrin at Great Western Home Loans today.

Jump to learn more about Vivo Realty’s Kylah Boyd!

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Driving your realtor crazy

Houses are flying off the market right? There’s no inventory. You can sell a house just by putting a sign in the yard. Right? No. The flawless houses are flying off the market. There are plenty that are still just sitting there. Why? Mainly because Realtors are just too nice to say what’s wrong.

Well, we’re not so here’s the dirt!

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5003 Quail Creek Drive, Photo: Shoot2Sell

5003 Quail Creek Drive, Photo: Shoot2Sell

Plush and sexy with gray paint, white paneling, and chrome everywhere, 5003 Quail Creek is a stunner for sure. And thanks to the help of a Realtor who knows how to make a home appealing to buyers, this house was snatched right off the market in less than a week!

It’s four-bedroom, two-and-a-half bath beauty in Stonebridge Ranch’s Quail Creek that was listed for $259,500 by Ebby Halliday Realtor Brea Garza, founder of The Garza Group. Boy, does it look like it is worth every shiny penny. I asked her if she thought that staging this home helped it get whisked off its feet by an eager buyer.

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Inwood HOTW Overdowns

Do not miss this house, especially if you are looking for a lock and leave, get-out-of-Dodge- type place that is effortless to maintain, in a secure, friendly neighborhood, and will turn you on every time you walk in the front door. Welcome to 5706 Overdowns, the Ugly Ducky who became a swan with the help of architect extraordinaire Jay Peskuski and Dallas designer David Cadwallader. Oh yes, the very clever real estate agent helped a whole lot, too: Kelly Logsdon Rush at Ebby.

5706_OverDowns_KellyLogsdonRush-24(1) 5706_OverDowns_KellyLogsdonRush-3(1) 5706_OverDowns_KellyLogsdonRush-2(1) 5706_OverDowns_KellyLogsdonRush-4(1)5706_OverDowns_KellyLogsdonRush-9(1) 5706 Over Downs LR 5706 Overdowns stairs 5706 Overdowns longshot 5706 Overdowns to pool 5706 Overdowns master 5706 Overdowns master bath1 5706 Overdowns master2This home is also proof that an indoor swimming pool can be a positive IF you make it a focal point of the home!

5706 Overdowns was gutted, oh was she gutted, every bit of 4192 square feet re-designed, re-worked until perfect.

Once upon a time this was an unfortunate home neighbors shunned. More than one contractor suggested a total tear down. Built in 1980, I have no idea what they were smoking at the time this was created but then, Timothy Leary was still alive. Turn on, tune in, drop out! The home was clad in sallow beige brick and scarred wood siding, with one single dippy window in the front of the house that looked as if it was a San Quentin hangover. There was a chain link fence, multiple floor surfaces and a “sunken” living room (dear God, why did people make those? Sunken living room = sink hole), wood laminate counters (well, they were the cat’s meow in 1980) and my favorite: a Home Depot grade garden room with perpetually foggy glass windows. Oh, and then the enclosed swimming pool that brought back memories of being at the (sing it!) YMCA!5706 Overdowns ext before 5706 Overdowns LR before 5706 Overdowns kitchen before 5706 Overdowns pool before 5706 Overdowns master before

Months ago, a brilliant real estate investor with vision got hold of this house and said, ” I Have a Dream.” He must have been wearing Google Glasses. Whatever, we hope he keeps on wearing them! 5706 Overdowns is not just a new woman, she is re-engineered, she is ROBOCOP!

With fresh brick and solid wood, new doors, windows and glass, and completely new construction, this home has transformed into a soft contemporary marvel. The front entrance is defined by a custom wood grid screen that matches the coffee-chocolate dark wood kitchen cabinets. The giant living/great/dining room (almost 30 by 24) opens with natural European-style oiled hardwoods, lights, soaring ceilings and a marble-wrapped fireplace. Off this room are spiral stairs to a 16 by 12 loft with balcony, perfect for an office or secondary living area. The stunning kitchen with mammoth white Cesearstone island/breakfast bar commands the room. Stainless appliances and deep sink, Viking, and imported fixtures complete the sleekness.

Then there is the pool: four glass panel sheaths slide open to a sparkling blue indoor pool with waterfall, deck and “outdoor” shower. The pool is perfect, not Olympic,  and could easily be kept warm year-round for therapeutic dips. Moisture in this room will help shield you from the flu, but the house bears no scent of chlorine.

3816 Turtle CreekHere’s my plan: take a cue from Braden Powers’ (original owner), now Lee Bailey’s 8,430-square-foot, two-story mansion, with a party/spa master bathroom the size of DFW and salt-water pool in the living room, at 3816 Turtle Creek: give the spa a dual purpose as a media room. Can you imagine watching Downton Abbey while soaking in an 80 degree pool with a nice bottle of Veuve? Give the servants the night off!

Down a simple hallway are two bedrooms with en suite baths and built-ins, a large laundry with sink and room for a secondary or wine fridge, closets, and the master bath.

Now we are talking: 24 by 13 feet, his and her’s baths (one has a soaking tub and sauna) huge closet and the best part of the house: the exterior back deck overlooking a thickly wooded creek.

It’s as if there is no one around you, but you are very much in the heart of Preston Hollow. Overdown is off Preston Road, in between Royal Lane and Walnut Hill, and there is a traffic light at the intersection to make left-hand turns less treacherous. The Dallas North Tollway entrance is about three minutes away around the corner.

Truly a lock and leave home for people who want to be close in, but still desire privacy. And that pool will be a cinch to keep clean — no leaves, no freeze.

The good folks at Inwood Mortgage will have no problem finding a mortgage to float you all you want for 15 years or 30. Asking $899,900. Go ahead. Take the plunge!

5706_OverDowns_KellyLogsdonRush-14(1)5706 Overdowns pool2

Bill Petrey

Nearly 13 years ago, Bill Petrey moved to Dallas with his wife to hunt for investment properties.

After earning his real estate license, Petrey’s experiences as a Realtor in the Dallas market inspired him to create his own real estate consulting company, Agent Harvest — a performance-based real estate agent rating service that matches clients with top-ranking real estate agents — based right in the heart of Dallas.

Just for kicks, Petrey also developed the Really Rotten Realty blog, which is a whistle-blowing website of sorts that brings awareness to real-life agents across the country engaging in not-so-ethical practices, such as Million Dollar Listing New York’s Luis Ortiz using Photoshop to glam up his virtual listings.

Learn more about Bill Petrey and what ignited his passion for helping home buyers and sellers with his exclusive Candy’s Dirt Q&A:

CandysDirt.com: Where are you from?

Bill Petrey: Born on the Eastern Shore of Mobile Bay, raised in Jonesboro, Arkansas, went to college in Memphis, Tennessee and stayed there until I met my wife. We moved to Dallas in 2001.

CD: How did you get into real estate?

Petrey: My family always had rental properties so I grew up around real estate. When I moved to Dallas, while looking for investment properties, I decided to become a licensed real estate agent to get access to MLS. The longer I worked in the real estate industry, the more I liked it and wanted to make it more of a career than a passive investment.

CD: You specialize in lead-generation and marketing. Tell us: What are some unique challenges that realtors face in this market?

Petrey: Realtors face several challenges; the biggest is proving their worth to the client. Realtors give away most of their value for free and only at the end do we charge for our services.  Clients don’t value the free stuff we do, and can’t understand why we charge so much for the rest.  It’s an obstacle that we need to overcome in order to prove our value to the client.

Another challenge is separating us from the Realtor masses. It’s hard to show why you’re better than the next agent, when most of the accreditations and titles an agent can earn to show why you’re better don’t even require an agent to sell a single property.  The industry needs merit-based designations to give the public an easy way to distinguish agents that sell from agents that can’t sell.

CD: Where is home for you in Dallas?

Petrey: North Dallas. It’s a great area near everything. All major highways are easily accessible from North Dallas.

CD: And you drive a … let me guess, Mercedes Benz?

Petrey: When it comes to driving clients and hauling real estate signs, nothing beats my Range Rover.  When showing a lot with a lake view, I love plowing through the brush right up to the lake.  And when showing farm and ranch properties, nothing’s more home on the range than a Range Rover.

CD: What’s your favorite ‘hood in Dallas and why?

Petrey: Bishop Arts and McKinney Avenue – lots of fun things to do and those areas are growing.

CD: What was your best/highest sale?

Petrey: My best sale is any sale that results in a referral, repeat business, or helping a client with an impossible situation that is stressing them out.

CD: Likewise, what was your most challenging or memorable transaction?

Petrey: Helping an out-of-town investor client avoid a foreclosure and helping them narrowly avoid a financial disaster.

CD: How quickly have you ever turned a house?

Petrey: I’ve had two houses sell in one day. The St. Joseph statue worked overtime on those transactions.

CD: How much did you sell last year?

Petrey: Since I work with referrals I don’t know if this number will be applicable, but I distributed leads last year that resulted in over $11.3M.

CD: What words of wisdom do you often share with clients?

Petrey: Never buy more than you can afford, and when showing a home, every detail, no matter how small, contributes to its appeal and price.

CD: If you ever change careers for an encore you’ll…

Petrey: Work in the IT industry.

CD: Do you have a second home? If so, where?

Petrey: No, there’s no place like my first home. However, my wife often works the topic of “lake house” into various conversations, so a second home may be forthcoming.

6715 Oriole Dr.As you know, I kind of sort of liked what the agents did on 6715 Oriole, what I am now calling our “Don’t Complain House”. It reminded me of that scene in the old movie “Broadcast News” “Network”, where the anchor yells out the window “I’m sick and tired and not going to take it anymore!”

It was almost cathartic, and I knew there was a story there. I had plans to call up the agent and broker today, but before I could finish deleting my email spam this morning, the broker called ME: Ruth Yvonne Dower.

I have a new friend –I really like Ruth. This gal has been around the block a few times, she got her Texas real estate license in 1968. She was with Century 21, which then sold to Prudential. In 2007, she bought her old office back and now runs Prudential A Action Realtors. She told me she used to work with Dave Perry-Miller when he was with Prudential, a few moons ago. And talk about branding, check out Ruth’s email:

Ruth DowerRuthtoldme@gmail.com!

Turns out the owner of 6715 Oriole is a real estate agent, a Linda L. Cole. Been inactive since September 30, 2012. Linda worked with Ruth so when it came time to sell this house, guess who she called?

This opens up a whole new discussion. It has been said that doctors are the worst patients, well, are agents the worst clients?

“Diana Sifuentes is the listing agent, but we are working on this together,” says Ruth. “We are doing this to help out a former agent.”

Who seems to be, in my opinion, a real PITA. Like worse than me! First of all, this house was listed way back in June of 2011. Yes, that’s almost three years ago. It was listed at $250,000 from what I can see, and Ruth says there were three offers pretty close to that price. Bam. So she goes to the three and says, OK, pony up your highest and best, which one buyer did at about $15,000 over. Nice work, right? She takes this to the seller, the seller who I will remind you again is a former Realtor. Seller turns them down. Said she needed more to clear everything. Draws a line in the sand, said she wouldn’t even look at an offer for less.

Which is just what Ruth says in MLS. I mean, why waste everyone’s time, right?

Here is the original MLS description:

Property Description: Mature trees surrond this spacious home, located in a established neighborhood within a few minutes from Downtown Dallas and Lovefield Airport.
Directions: Tollway to Mockingbird, West on Mockingbird, Left to Oriole house it’s on your left, next to a vacant corner lot.
Private Remarks: Property is in need of repairs. OWNER IS AN INACTIVE REAL ESTATE AGENT. Possible short sale.

What happened was that agents would go look at the property, see the condition, call Ruth and Dianna Sifuentes, the listing agent, and rip them a new you-know-what.

“The Realtors would show it and call us up and rub us up and down the street because they did not expect to walk into that mess,” says Ruth. “They would say, we cannot get in this bedroom. So we’d say, that’s right, you cannot it’s locked. In fact, two bedrooms are locked. Yes, there are mattresses on the floor.”

BTW, Ruth says she does not know who lives in the Oriole property, but Linda does not. The utilities are not connected, as you may recall. The reason for the 2pm curfew? A relative is known to just come in and start riffing through drawers, as if she owns the place. She is not supposed to be there. She slips in whenever an agent is showing. 2pm is when she’s off from work. So maybe that’s why the bedroom doors are locked? Yikes! Have you ever had to work around such negative parameters?

So there you have it: a three year old (almost) listing. An owner who once had a real estate license who turned down an offer and says it’s going to be her way or the highway. (In fact, she told the agent what to write.) A problem relation who complicates matters. Two former colleagues who are trying to help out a friend. What the hec are you going to do?

Ruth has taken down most of her “don’t complain” message, but I honestly think she should keep it.

Tollway to Mockingbird, West on Mockingbird, Left to Oriole house its on your left, next to a vacant corner lot.
Private Remarks: DO NOT SHOW AND THEN COMPLAIN TO THE LISTING AGENT. WE ARE TELLING YOU UP FRONT THE HOME IS A MESS. SOME ROOMS ARE LOCKED. YOU MUST BE OUT BY 2 PM SELLER WILL NOT LOOK AT AN OFFER LESS THAN THE LIST PRICE. DONT SHOW AND THEN COMPLAIN.

I might add: “Seller is a former agent who won’t listen to anything I or any other real estate expert says. I’m mad as hell and not going to take it any more!”

 

 

 

 

 

 

6715 Oriole Dr.As you know, I kind of sort of liked what the agents did on 6715 Oriole, what I am now calling our “Don’t Complain House”. It reminded me of that scene in the old movie “Broadcast News” “Network”, where the anchor yells out the window “I’m sick and tired and not going to take it anymore!”

It was almost cathartic, and I knew there was a story there. I had plans to call up the agent and broker today, but before I could finish deleting my email spam this morning, the broker called ME: Ruth Yvonne Dower.

I have a new friend –I really like Ruth. This gal has been around the block a few times, she got her Texas real estate license in 1968. She was with Century 21, which then sold to Prudential. In 2007, she bought her old office back and now runs Prudential A Action Realtors. She told me she used to work with Dave Perry-Miller when he was with Prudential, a few moons ago. And talk about branding, check out Ruth’s email:

Ruth DowerRuthtoldme@gmail.com!

Turns out the owner of 6715 Oriole is a real estate agent, a Linda L. Cole. Been inactive since September 30, 2012. Linda worked with Ruth so when it came time to sell this house, guess who she called?

This opens up a whole new discussion. It has been said that doctors are the worst patients, well, are agents the worst clients?

“Diana Sifuentes is the listing agent, but we are working on this together,” says Ruth. “We are doing this to help out a former agent.”

Who seems to be, in my opinion, a real PITA. Like worse than me! First of all, this house was listed way back in June of 2011. Yes, that’s almost three years ago. It was listed at $250,000 from what I can see, and Ruth says there were three offers pretty close to that price. Bam. So she goes to the three and says, OK, pony up your highest and best, which one buyer did at about $15,000 over. Nice work, right? She takes this to the seller, the seller who I will remind you again is a former Realtor. Seller turns them down. Said she needed more to clear everything. Draws a line in the sand, said she wouldn’t even look at an offer for less.

Which is just what Ruth says in MLS. I mean, why waste everyone’s time, right?

Here is the original MLS description:

Property Description: Mature trees surrond this spacious home, located in a established neighborhood within a few minutes from Downtown Dallas and Lovefield Airport.
Directions: Tollway to Mockingbird, West on Mockingbird, Left to Oriole house it’s on your left, next to a vacant corner lot.
Private Remarks: Property is in need of repairs. OWNER IS AN INACTIVE REAL ESTATE AGENT. Possible short sale.

What happened was that agents would go look at the property, see the condition, call Ruth and Dianna Sifuentes, the listing agent, and rip them a new you-know-what.

“The Realtors would show it and call us up and rub us up and down the street because they did not expect to walk into that mess,” says Ruth. “They would say, we cannot get in this bedroom. So we’d say, that’s right, you cannot it’s locked. In fact, two bedrooms are locked. Yes, there are mattresses on the floor.”

BTW, Ruth says she does not know who lives in the Oriole property, but Linda does not. The utilities are not connected, as you may recall. The reason for the 2pm curfew? A relative is known to just come in and start riffing through drawers, as if she owns the place. She is not supposed to be there. She slips in whenever an agent is showing. 2pm is when she’s off from work. So maybe that’s why the bedroom doors are locked? Yikes! Have you ever had to work around such negative parameters?

So there you have it: a three year old (almost) listing. An owner who once had a real estate license who turned down an offer and says it’s going to be her way or the highway. (In fact, she told the agent what to write.) A problem relation who complicates matters. Two former colleagues who are trying to help out a friend. What the hec are you going to do?

Ruth has taken down most of her “don’t complain” message, but I honestly think she should keep it.

Tollway to Mockingbird, West on Mockingbird, Left to Oriole house its on your left, next to a vacant corner lot.
Private Remarks: DO NOT SHOW AND THEN COMPLAIN TO THE LISTING AGENT. WE ARE TELLING YOU UP FRONT THE HOME IS A MESS. SOME ROOMS ARE LOCKED. YOU MUST BE OUT BY 2 PM SELLER WILL NOT LOOK AT AN OFFER LESS THAN THE LIST PRICE. DONT SHOW AND THEN COMPLAIN.

I might add: “Seller is a former agent who won’t listen to anything I or any other real estate expert says. I’m mad as hell and not going to take it any more!”

 

 

 

 

 

 

Greg Benson Cell phone crashing

This is just brilliant. We’ve talked about some of the just ridiculous and rude things that Real Estate Douchebags do — including trying to cut a broker out of a deal by leaving a hand-written note on a kitchen counter to the homeowners.

But have you ever dealt with a real estate agent who took a phone call while you were on an appointment? Or maybe one that talks on the phone way too loud in Starbucks? Perhaps you’ve had the pleasure of sitting next to one in an airport or train station who is on a phone call that is obviously more important than everyone else’s?

Greg Benson of Mediocre Films has a solution for that. And it’s just incredibly hilarious. Enjoy!