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7 Things You Should Paint Instead of Replace

September 1, 2020 by chorton Leave a Comment

You know a fresh coat of paint can give any room a quick and inexpensive facelift. But did you know that a little paint can also perk up carpets, appliances, and even vinyl floors?

Basically, if it doesn’t move, you can paint it. But only after you’ve paid special attention to prep — cleaning, patching, and sanding (generally) the area.

Painting isn’t brain surgery, but it’s not a breeze, either. Here are some rules of thumb:

  • Prime before painting. Primer will allow the paint to adhere better.
  • Most hard surfaces will take primer better if they’re roughed up a little with fine-grade sandpaper.
  • When using spray paint, multiple, thin layers are better than one, thick coat. Ease up on your trigger finger, and spray in short bursts.
  • Wait for the previous coat of paint or primer to dry completely before adding another coat.

With proper prep, you can paint just about anything. Here are seven of our favorite ideas:

1. Door, Drawer, and Cabinet Hardware

Spray paint can turn builder-grade brass locks and hinges into fashion-forward hardware with an oil-rubbed bronze, pewter, or stainless look.

Prep:

  1. Clean hardware with a fine steel wool to remove grease and grime.
  2. Rough up the surface with fine-grain sandpaper.
  3. Before you paint, insert a tiny strip of painter’s tape into the keyhole to make sure paint doesn’t gunk it up.
  4. Prime with a metallic primer, then paint with metallic spray paint.

Tip:

  • Insert the door lock’s spindle into a square of Styrofoam, which will hold it upright while you spray around the knob.

2. Brick Fireplace

When you paint your red brick fireplace, you transform the entire room. But beware! Once you paint brick, it’s nearly impossible to return it to the original brick color.

You can paint brick a single color, or achieve some variation — like the variations in real brick — by sponging on slightly lighter and darker hues.

Prep:

  1. Lightly sand away any loose bits of brick or mortar with 120-grit sandpaper.
  2. Clean dirt and soot with a wire brush and heavy-duty cleanser.
  3. Allow to dry completely before applying an oil-based, stain-blocking primer.
  4. Paint with a semigloss latex.

Tips:

  • Never paint the firebox.
  • Brick is porous and drinks paint, so buy twice what you think you’ll need.
  • Wear safety glasses and gloves when cleaning anything with a metal brush.

3. Ceramic Tile

Imagine how sweet it is to update ceramic tile without having to bust up and cart away tons of old tile.

Play it safe and avoid painting tiles in high-traffic and high-moisture areas. Some good places are laundry room floors, backsplashes under cabinets (but not above ranges where pasta sauce splatters), and walls around tubs you rarely use.

Prep:

  1. Repair cracked or chipped tile with caulk or grout before painting.
  2. Give patching material ample time to dry, then lightly sand before applying an epoxy or urethane bonding primer.
  3. Sand after priming and between each coat of quality latex paint.
  4. Wait several days for the paint to cure completely, then seal with two or three coats of clear, water-based polyurethane.

Tips:

  • To get a smooth look, apply paint in zigzags, then roll down in one, smooth motion.
  • Use 240-grit wet/dry sandpaper for prep and between coats.
  • Don’t forget safety goggles and masks when sanding tiles.

4. Wood Floors

When wood floors are beyond another refinishing, painting can give them a second life — and give you a chance to add a personal touch to your home.

Prep:

  1. Slightly sand the surface so your primer will adhere better. No need to sand down to the wood; even roughing up the seal coat will help the primer adhere better.
  2. Vacuum and mop with a damp cloth to remove all the dust — nothing ruins a paint job faster than dust.
  3. Tint your primer to reduce the number of coats you’ll need of latex enamel floor paint.

Tips:

  • Before you commit to a paint color, paint a large piece of foam board with a sample of your desired color and put it on the floor to give you a good idea what the finished floor will look like.
  • It takes each coat about 24 hours to dry completely. So don’t jump the gun when applying the next, thin coat.
  • Your painted floor won’t completely cure for almost a month, so hold off on moving back heavy things like pianos and chests of drawers.
  • Protect your painted floor by putting mats down at the sink (wood and paint hate water) and high-traffic entryways.

5. Carpet

We love the idea of covering stains and reviving a carpet with upholstery paint. It saves hundreds of dollars and the hassle of getting rid of an old carpet.

Kathie Smula of Spray It New upholstery paint says carpets with a short pile are the best candidates for painting; long-pile carpets become hard and matted when painted.

Prep:

  1. Thoroughly clean the carpet before painting. You don’t have to steam clean it, but scrub up the worst stains and vacuum so dust and dirt don’t mix with the paint.
  2. Skip priming and just spray paint two or three coats, depending on how deep you want the color. Make sure it’s dry to the touch before spraying another coat.

Tips:

  • Don’t confuse upholstery paint, good for carpets, with fabric paint, good for T-shirts.
  • If you get heavy handed and paint clumps, loosen the area with a bristle brush and dab up excess paint.
  • Six cans of spray paint will cover an 8-foot-by-10-foot carpet with at least two coats.

6. Vinyl Floors

Painting is an inexpensive way to get a few more years out of old vinyl floors in kitchens and laundry rooms.

Prep:

  1. Wash the floor with a TSP (tri-sodium phosphate) solution to get rid of built-up dirt and grime.
  2. Rough up the shiny surface with 180-grit sandpaper. If some nooks and crannies remain glossy, apply a deglosser (paint stores sell it) to remove shine.
  3. Prime with a latex primer.
  4. Paint with a porch/floor paint.

Tips:

  • Save your back when sanding floors by using a sanding pole, like the ones drywall installers use.
  • Highly textured vinyl floor may require another sanding and a second coat of primer.

7. Appliances

Heat-resistant appliance paint will perk up your kitchen. Use an indoor appliance paint to change colors, or a liquid stainless steel application to give your appliance the stainless steel look.

Use a roller for small touchups; two or three thin coats of spray paint is better for total appliance coverage.

Prep:

  1. Clean appliance exteriors with a heavy-duty cleaning solution and, if needed, a scrubbing pad.
  2. Remove handles and hardware; place painters tape over trim and logos.
  3. Sand the exterior.

Tips:

  • Make sure the front of your appliance is metal, not plastic. Plastic exteriors will require priming, while appliance paint will stick more easily to metal exteriors.
  • If you’re spray-painting, haul the appliance outdoors to avoid getting paint on cabinets and floors. If you paint indoors, open windows to assure proper ventilation.
  • For the stainless look, Liquid Stainless Steel is the go-to product. It’s got real flakes of stainless steel. Apply with a brush.

Filed Under: Home Improvements, Real Estate Advice, Selling Your Home Tagged With: Homes for sale Stephenville TX, Preferred Properties of Texas, selling, selling a home, selling homes

A Horse Lovers Dream Ranch

August 7, 2020 by chorton Leave a Comment

This 93 acre one of a kind property is a must see. From the fantastic views sitting on your wrap around porch to its close proximity to town. It is approximately 10 minutes from Stephenville and within an hour and half of the Dallas Ft. Worth Metroplex. This property boast 33 acres of coastal acreage and a 500 ft deep well into the second Trinity. The Large barn has four stalls, 2 foaling stalls, grooming area, tack room, covered breeding area and a fly spray system built in. For added convenience there is also a bathroom. The attached work shop has electricity. This property also boast loafing sheds with separate pastures for grazing your horses or cattle and a shooting range!!

Click link below to for a view of this beautiful property.

https://simplebooklet.com/ahorseloversdreamranch

texas ranch land for sale

Filed Under: Buying a home, Homes for Sale, Investing, Land for Sale, Ranches for Sale, Selling Your Home Tagged With: buying a home, erath county, homes for sale, land for sale in texas, Preferred Properties of Texas, selling, stephenville tx, texas ranch land for sale

Rural land regions of Texas

July 22, 2020 by chorton Leave a Comment

The past couple of months have been tumultuous for every one of us causing anxiety, confusion, and doubt in many regions of life to education into health care, we have been influenced. We have also seen some impacts of this COVID-19 pandemic, Aside from seeing a change in how we operate in our lives.

As economic instability and a lack of confidence among buyers and sellers alike prevailed beneath the pandemic As an instance, the real estate business has taken a hit, as most anticipated. While the home market might have taken a turn for the worse, the marketplace for selling and buying property appears to be strong. The property realtors are reporting that they busy prices we’ve already been connected.

What’s the offer? There might be a couple of reasons why property listings are throughout COVID-19’s time .

When there are many stats out there yet property specialists endeavor as others browse times, that their marketplace will hold powerful. There are a few things to bear in mind that will talk to property listings are secure in addition to a few hints for anyone thinking of selling or purchasing property during the pandemic.

• Rural land regions of Texas have become considerably more desired. Why? In the time of distancing, obtaining a plot of land seems perfect.

• Properties which were formerly hanging out to the marketplace since they were distant, only reachable on foot or from off-highway vehicles, such as an ATV, are much more attractive to buyers. Individuals are currently searching less and for chances to go off the grid a little.

• an internet presence is more significant than previously. You are going to wish your listings on the internet, and do not neglect the power of networking if you are selling property. Individuals are currently spending more time online than previously, averaging 4 hours of screen time every day more than. This is the chance to get in touch with buyers or locate properties!

• Folks are crafting their own pleasure. Since most people can not go to sports facilities, fitness centers, movie theaters, or busy areas, why don’t you create your own pleasure? Increases have been reported by property realtors in purchases and queries of property.

It is a tendency, although we might not know property listings are currently doing amid the outbreak. The reasons above can explain some of the methods that property listings are currently doing nicely, but until more information is published, we will not know for certain.

Meanwhile, it can not hurt to commit a little time and energy to making sure your listings are prone and quality to get the focus that you want to market to you. On the other hand is a time that is better than ever to search for items online.

Whether you are looking to buy property or listing your property to market , PreferredPropertiesTX.com will help!

Filed Under: Blog, Land for Sale, Ranches for Sale, Real Estate Advice Tagged With: Homes for sale Stephenville TX, land for sale, land for sale in texas, Preferred Properties of Texas, preparation to selling, ranch for sale, ranches for sale in texas, real estate, selling, texas ranch land for sale

HOW TO FINANCIALLY PREPARE YOURSELF BEFORE LOOKING AT A HOME

June 29, 2020 by chorton Leave a Comment

Prepare Financially Before Looking at Homes

Too often home buyers fail to prepare themselves financially before looking for a home to purchase. Doing so is a common mistake that many future home buyers make even though this may be the largest purchase of their lives. Not taking the proper steps to set yourself up for success could mean that you do not get your dream home, or it costs you more than it should.

Here are some of the best tips for preparing yourself financially before starting the home search process. By doing so you’ll be two steps ahead of the game and well on your way to home ownership!

CONNECT WITH A LENDER FAR IN ADVANCE

Before you start driving around neighborhoods, flipping through listings online or even stopping in to speak with a Realtor, it would be a good idea to know what your buying power is today. If you have a goal to be able to buy into a particular neighborhood, you should put a plan in place to be able to achieve that.

Speaking with a lender first to develop a plan of action on how you can qualify to buy a home in that area or price range is critical.

My recommendation is that you have an initial discussion with a lender nine months to one year in advance. Sound crazy? I know many people do not know that far in advance that they may be buying a home next year. For those who do, this is extremely important.

WHY IS IT IMPORTANT TO PLAN SO FAR IN ADVANCE?

First, your lender will let you know what you can qualify for today based upon your income, down payment and credit score.  There are other factors which play a part including credit events and large monthly payments on your credit report.

Income – Income sometimes is difficult to change in one year. Lenders will be looking at your last two years’ tax returns and recent pay stubs when you are ready to apply. They will also require that you have a two-year work history.

Some individuals decide to take a break for personal reasons without realizing that a gap in employment may prevent them from getting loan approval. Documenting your income is essential as well. If you are in a cash business, then you should begin depositing that money into an account on a regular basis so that you can qualify for a bank statement loan. These are just a few examples of what your lender will discuss with you.

Down Payment – This is extremely important, and it will partially determine your buying power. It is also connected to the various loan programs that you may or may not qualify for.  You will need to have those down payment funds in your bank account three months before you submit a loan application.

If you have little to no down payment and do not think you can raise additional funds over the next nine months, then your lender will discuss low down payment and loan program options which will then help determine your realistic price range.

If you can get to a twenty percent down payment that is ideal. When you don’t have at least twenty percent to put down, you’ll often be required to pay private mortgage insurance.

PMI is a useless fee that only benefits the lender as protection in the event you default on your loan. Most people will try to stop paying private mortgage insurance as soon as they can.

Credit Score – Your credit score plays a significant role here. It will have an impact on your final mortgage rate, in some instances your down payment requirement, or whether you are qualified at all for a mortgage. Borrowers with the best credit scores generally will get the lowest mortgage interest rate. Therefore it makes sense to put a lot of work into improving your financial status.

The good news though is that it is not that hard to improve your credit scores in as little as 6 months or less. There are creative ways to do it yourself and even some reputable services out there who know how to get your scores raised for you.

Do your best to target a score of 680 or above. There are lenders that can find a bad credit mortgage for you with scores as low as 500 but then your down payment requirement and your rate will be much different.

Credit Events – A credit event is a bankruptcy, foreclosure and in some instances collections. If you have a bankruptcy or foreclosure, your lender needs to know up front so he or she can plan for this. It is preferable to have had these two years prior to applying for a loan.

Less than two years out of bankruptcy for example will prevent you from getting an FHA loan. Collections need to be dealt with. Pay outstanding collection amounts and work to have them removed from your credit report. That can be negotiated with the creditor as part of the payment agreement.

Large Payments on Your Credit Report – Too often potential home buyers fail to qualify because they have too many other minimum monthly payments showing up on their credit report. During the qualification process, lenders need to factor your future mortgage payment as well as the monthly obligations that appear on your credit report.

Together, and when divided into your gross monthly income they make your debt to income ratio (DTI). Each loan program has a maximum DTI allowed. The less that you have in OTHER monthly payments on your credit report, the larger the loan you will be able to qualify for.

In this example, you can see that with a gross monthly income of $6,500, this person would qualify for a $300k loan at current rates using a maximum DTI of 43%. At the bottom, you can see how much more buying power this person has when the other monthly payments are removed.

This example above should hopefully explain why it is important to keep your credit report free from other monthly obligations. If you think there is a chance that you may buy a home in the near future, then do not buy a new car. At least not without discussing the implications with your lender.

In the example above, the person could afford $88k more if there was no car payment when applying for the loan.  The truth is that auto lending is much more lenient when it comes to qualifying. Once you are approved and close on your home loan, there is an excellent chance that you can then go and buy the car you want.

RESERVE FUNDS

The cash needed to buy a home is not just about the down payment and closing costs. Lenders will require a few months’ reserves (check with your lender). They want to be sure that if you have a job loss that you can at least make a few payments before you are out of money.

Realistically, you need to plan for a lot more than that. When you buy your home, do you think you may need some money to fix it up the way you want? Even with new construction, there are expenses.

Do you need to buy furniture? Do you own basic home needs like a lawn mower? This is also part of the planning process. Throwing everything you have into your initial purchase without anything left over makes you “house poor” and with one small setback can land you in a very difficult scenario where you could lose your home.

FINAL PERSPECTIVE

Once you have this plan developed with the assistance of a lender, then you can target price points and specific towns or neighborhoods. You will be able to spend time focusing on homes that are a true reality for you.

Developing a plan far in advance and sticking to it will also help make the home buying process much easier and will take the stress out of finding a mortgage. Your realtor will also be pleasantly surprised to know that you have taken the time to make sure you have the ability financially to purchase the home.

If you are thinking about looking for a home at some point in the future, contact a lender today to have a preliminary discussion.

Filed Under: Buying a home, Homes for Sale, Investing, Land for Sale, Ranches for Sale, Real Estate Advice, Selling Your Home Tagged With: advice, buying a home, erath county, first time home buyer, for sale, home for sale, land for sale in texas, loans, mortgage programs, Preferred Properties of Texas, preparation to selling, ranches for sale in texas, real estate advice, selling, stephenville tx, texas ranch land for sale

Homebuyers Are in the Mood to Buy Today

June 26, 2020 by chorton Leave a Comment

Home buying process / Finding a home - Looking at homes

According to the latest FreddieMac Quarterly Forecast, mortgage interest rates have fallen to historically low levels this spring and they’re projected to remain low. This means there’s a huge incentive for buyers who are ready to purchase. And homeowners looking for eager buyers can take advantage of this opportune time to sell as well.

There’s a very positive outlook on interest rates going forward, as the projections from the FreddieMac report indicate continued lows into 2021:

“Going forward, we forecast the 30-year fixed-rate mortgage to remain low, falling to a yearly average of 3.4% in 2020 and 3.2% in 2021.”

 With mortgage rates hovering at such compelling places, ongoing buyer interest is bound to keep driving the housing market forward. Rates also reached another record low last week, so homebuyers are in what FreddieMac is identifying as the buying mood:

“While the rebound in the economy is uneven, one segment that is exhibiting strength is the housing market. Purchase demand activity is up over twenty percent from a year ago, the highest since January 2009. Mortgage rates have hit another record low due to declining inflationary pressures, putting many homebuyers in the buying mood. However, it will be difficult to sustain the momentum in demand as unsold inventory was at near record lows coming into the pandemic and it has only dropped since then.”

There’s no doubt that even though buyers are ready to purchase, it’s hard for many of them to find a home to buy today. Mortgage rates aren’t the only thing hovering near all-time lows; homes available for sale are too. With housing inventory as scarce as it is today – a nearly 20% year-over-year decline in available homes to purchase – keeping buyers in the purchasing mood may be tough if they can’t find a home to buy.

What does this mean for buyers?

Competition is hot with so few homes available for purchase and low mortgage rates are helping to drive affordability as well. Getting pre-approved now will help you gain a competitive advantage and accelerate the homebuying process, so you’re ready to go when you find that perfect home you’d like to buy. Working quickly and efficiently with a trusted real estate professional will help put you in a position to act fast when you’re ready to make your move.

What does this mean for sellers?

If you’re thinking of selling your house, know that the motivation for buyers to purchase right now is as high as ever with rates where they are today. Selling now before other sellers come to market in your neighborhood this summer might put your house high on the list for many buyers. Homebuyers are clearly in the mood to buy, and with today’s safety guidelines and precautions in place to show your house, confidence is also on your side.

Bottom Line

 Whether you’re looking to buy or sell, there’s great motivation to be in the housing market, especially with mortgage rates hovering at this historic all-time low. Reach out to a local real estate professional today to make sure you’re ready to make your mo

Filed Under: Buying a home, Home Improvements, Homes for Sale, Investing, Land for Sale, Ranches for Sale Tagged With: buying a home, erath county, first time home buyer, Homes for sale Stephenville TX, land for sale in texas, Preferred Properties of Texas, ranch for sale, ranch home, ranches for sale in texas, real estate advice, realtor, selling, selling a home, stephenville tx, texas ranch land for sale

JUST LISTED!

June 25, 2020 by chorton Leave a Comment

Listing Photo

7221 Hwy 6 in DeLeon, Texas
Listed at $549,000
Wonderfully well kept rock home on 40 plus acres of irrigated coastal just off Hwy 6 between Dublin and De Leon. Property has 3 wells and well kept producing coastal field. Home is older but nothing is out of place it has been cared for and kept in great condition. Most items in the house can stay when sold. This property is a great opportunity for anyone to plant there roots and get out of the city.

Give Preferred Properties of Texas a call to schedule showing.

Filed Under: Buying a home, Homes for Sale, Investing, Land for Sale, Ranches for Sale, Selling Your Home Tagged With: comanche texas, erath county, first time home buyer, for sale, homes for sale, horse ranch, land for sale in texas, ranches for sale in texas, selling, selling homes, texas ranch land for sale

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Preferred Properties of Texas

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for Over 25 Years
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