Preston Hollow has long been one of the most highly desirable areas in the Dallas-Fort Worth area in which to reside. Its vast homes tucked away on rolling acres behind private gates are a testament to the grandeur found here. Preston Hollow is also home to some of the most prominent and influential people in Texas – heck, even the country! Former President George Bush and Ross Perot own homes here!

Here are just a few of the reasons why we love Preston Hollow:

• A downtown commute from Preston Hollow takes just minutes, thereby making this town quite popular with Dallas professionals. For most residents, the appeal lies not only with the spectacular homes, but with the supreme location of this neighborhood.
• This community is located just eight miles from the heart of downtown Dallas, thereby allowing residents here to enjoy all of the cultural and recreational attractions of the city. Some of the city’s most popular events are just a few minutes away. They include: The Shakespeare Festival, the Dallas Food and Wine Festival and the Deep Ellum Arts Festival.
• The architecture is exceptional, to say the least. In fact, many homes in this desirable enclave were built by some of the most prominent architects of the 20^th century, such as Charles Dilbeck, Harwell Hamilton Harris, Howard Meyer and Frank Lloyd Wright. The secluded estate homes in this area are often vast and impressive. Home styles here can range from Italian and Neoclassic to English Tudor and Mediterranean.
• The residents of Preston Hollow are served by the Dallas Independent School District, a school system that has been consistently recognized by the state for its exemplary programs. There are also a number of private schools in the area, including the Hockaday School, St. Mark’s School of Texas, the Episcopal School of Dallas, Jesuit College Preparatory and Shelton School.
• Some of the notable areas of interest that are located in close proximity to Preston Hollow include: the Downtown Dallas Business District, Turtle Creek, Highland Park, Northpark Mall, the Crescent, Preston Center and the West Village Shops. There is a plethora of dining and shopping venues located within minutes from the palatial estates of Preston Hollow.

Dallas is a cultural district drawing comparisons to New York’s famed 5th Avenue. In the center of it all, Museum Tower sits Northeast of the Morton H. Meyerson Symphony Center and Southwest of the famous Nasher Sculpture Center. The property also fronts Woodall Rodgers Park and is one block East of the future Performance Park which will tie in all the new buildings of the Dallas Center for the Performing Arts together.

Museum Tower provides an impeccable array of services and amenities. The property will have its own specialized staff, with a few of them having unique job descriptions. From whipping up guest lectures and book signings to securing tickets to the latest concert. Enjoy a cooking class with the project’s culinary Ambassador, Stephen Pyles, or have your fridge stocked with his pre-packaged goodies. No problem. Also located on the property is a spectacular spa and fitness center equipped with the latest free weights, an outdoor lap pool, in-house Wellness Director and consultation and treatment rooms. And you can even order the spa’s treatments performed right inside your home. Shop much? Every Owner will have direct access to a personalized concierge from the Downtown Neiman Marcus.

Museum Tower offers a collection of residences in nine floor plans, ranging from 1,450 to 8,700 square feet. Designed by World-renowned architect Scott Johnson, the dramatic one, two and three bedroom interiors will feature floor-to-ceiling glass, direct-access elevators, outdoor terraces and all requisite goodies imaginable will be built right in. Pricing begins around $1.2M. Contact Larry J. Blanton for more information. 214.995.1160 Direct or lblanton@viprealtyinfo.com Email.

That reality is, unfortunately, quite common in today’s challenging real estate market. If you are a homeowner dealing with the predicament of an expired listing, it may be time to rethink your strategy. In other words, now may be the time to turn to a real estate firm with extensive experience with expired listings.

VIP Realty has qualified agents who are knowledgeable and highly skilled when it comes to taking on expired listings. Our team of experienced agents will examine your home’s previous pricing and marketing strategy and come up with a new strategy that is sure to get your home sold – once and for all!

If you are stuck with an expired listing, there are likely two reasons why it hasn’t sold:

• Price – Price is the number-one reason homes sit on the market longer than necessary, and price is the main reason why listings expire. If your home is not priced right, it can spell disaster when buyers begin comparing it to similar homes on the market. Many times, buyers won’t even view an overpriced home, thereby leaving you in a predicament when it comes to selling your home in a reasonable amount of time. A VIP Realty agent will work with you to come up with a reasonable pricing strategy for your home based on recent comparables and the features of your home. Remember: a properly priced home will sell!
• Exposure – If your expired listing failed to attract the appropriate traffic from potential buyers and their agents, it is time to reconsider your previous agent’s marketing strategy. VIP Realty has a strong Internet presence, thereby allowing our agents to immediately get your home in front of potential buyers. Our proven marketing strategies, as well as our strong Internet presence, will allow your home to be seen by the most buyers, thereby increasing your chances of getting it sold.

VIP Realty and our talented pool of agents have the knowledge and experience necessary to market and price your home properly so that your expired listing will soon be a thing of the past!

Downsizing from a spacious home to a smaller condo residence, however, can often pose a few problems.

In particular, purchasing a condo residence in one of the many exciting Uptown Dallas condo buildings may require you to get creative with a smaller space. Luckily, there are a number of ways you can make your time in one of the Uptown Dallas condo buildings quite comfortable.

Here are a few ideas for making your condo feel more spacious:

• Cut down on the clutter – Too many things inside your Uptown Dallas condo will instantly make the space feel smaller. It is therefore always a good idea to take a few days and decide which things will stay and which things no longer have a place in your condo – or your life. When cutting down on the clutter, ask yourself if you’ve used this item within the last two years. If it hasn’t seen the light of day, it is probably time to get rid of it. Before tossing your unwanted belongings, however, consider what you can donate, sell or gift to friends.
• Think in terms of scale – Furniture that doesn’t fit the size of your rooms will likely create disconnect in terms of comfort and style. In other words, larger pieces that may have fit nicely in your single-family home may simply be too large or awkward to fit into a smaller condo space. Too many pieces of furniture in any space will make it feel tight and claustrophobic, so consider eliminating any extraneous pieces from your home.
• Consider multi-purpose furniture – When furnishing a condo or other small space, consider purchasing furniture that has multiple purposes. A coffee table with storage, an ottoman with storage or a sofa that folds out for a guest bed are all great ideas for condo furniture.

Although there are a plethora of premier condo high rises from which to choose in the Dallas area, there are a select group that certainly set the bar for luxury and elegance. Here are our favorites:

One Arts Plaza

Perfectly at home within a gorgeous, 68-acre garden in the Dallas Arts District is One Arts Plaza, a masterpiece in modern architecture. If you want superb services and amenities, along with spectacular views of the city, then One Arts Plaza is your place. One Arts Plaza boasts one-, two- and three-bedroom residences, all of which include their own private terraces.

Museum Tower

Soaring 42 stories in the air, the Museum Tower condos offers its residents near-panoramic views of the stunning Dallas skyline. From its floor-to-ceiling windows to its generous floor plans, the Museum Tower is luxury defined.

The W Dallas Victory Residences

The sleek, modern architecture of the W Dallas Victory Residences blends seamlessly with the surrounding cityscape. But within the walls of the W Dallas Victory Residences are some of the most spectacular residences in Dallas. From gourmet kitchens and spa-inspired bathrooms to expansive terraces that offer breathtaking views of the city, the residences of the W Dallas Victory are designed specifically for only the most demanding homeowners.

Azure

Sitting on 15 picturesque acres, the Azure features an amazing blend of sleek architecture, impressive amenities and jaw-dropping interiors. Residents here have the choice of ten open floor plans, as well as one, two or three bedrooms. The building amenities include a huge swimming pool, complete with private cabanas, as well as a private movie theater and European –style interiors.

The House

Quite at home in the lovely Victory Park section of Dallas, the House is a relatively new high rise that boasts one-, two- or three-bedroom condos. From an owner’s lounge and library to a state-of-the-art fitness center and guest quarters for those out-of-town visitors, the House’s features and amenities perfectly compliment the needs and wants of today’s demanding condo owner.

• The school system – The residents of Southlake are served by the Carroll Independent School District, which has consistently received high ratings from the Texas Education Agency. In fact, this school system has received exemplary ratings from the state for a number of years. In addition, five schools in the Carroll Independent School District were granted the title of a National Blue Ribbon School by the U.S. Department of Education.
• The shopping – We love the shopping in Southlake because it is varied and ample. National, regional and local retailers have made their home in Southlake. The Southlake Town Square is home to seemingly endless numbers of restaurants, shops and entertainment venues. The Square is also where a number of annual community events are held each year, such as Oktoberfest and Art in the Square.
• The country clubs – Both the Trophy Country Club and the Timarron County Club are located in Southlake, Texas, thereby providing social and recreational options for its residents.
• The green space – Southlake is home to 11 parks, which include 600 acres of parkland and more than three miles of walking trails. This city also boasts a tennis center, a community center and a public library. There are also a number of equestrian trails, biking trails and water recreation opportunities on the area’s waterways.
• Employment opportunities – Southlake is a great city for professionals, as it is home to a number of corporations, including Verizon Wireless and Sabre (owner of Travelocity). It is also conveniently situated near the major employment areas of Dallas and Fort Worth.
• Impressive real estate – Southlake was recently named the country’s most affluent neighborhood by Forbes, as this area boasts a median income of more than $170,000. Although Southlake features a number of estate properties and large homes, homeowners can also find more modest homes here, as well.

• Your finances are in order – If you don’t know your credit score or are struggling to pay credit card bills each month, chances are you are not financially prepared to purchase a Plano home. Having your finances in order means paying down your debt, understanding (and following) a household budget and getting your credit report in order. Anything less than that and you can be sure that a lender will not look favorably upon your loan application.
• Your job is secure – If you like your job and feel confident about your position in the company (or in your chosen profession) in the years to come, it may be a good time to buy. However, if you don’t feel like you’ve settled down into a good profession or a solid job then you may want to wait to make the leap into homeownership.
• You’ve established a nice nest egg – You may think you have your financial house in order, but if you are lacking a nice nest egg, you may not yet be ready to make the leap into homeownership. In addition to having money for a down payment, make sure you have at least three to six months’ worth of your salary in a savings or money market account. Many times, home buyers completely deplete their savings accounts to purchase a home, only to find themselves short on emergency funds when they need them the most.
• You are ready to buy – You may have a nice down payment, an impressive credit score and a job you love, but if you are not emotionally prepared to purchase a Plano home, take some time and think it over. Although many financial analysts will tell you that homeownership is the best financial move you can make, the truth is that you should never purchase a home because you think it’s the right thing to do. Instead, make sure it is something you really want.

For a few (grueling) years now, Victory Park was considered to be the most luxurious and upscale place in Dallas to live, work, shop and relax. But being billed as upscale during a time when no one was buying did nothing but hurt Victory Park. Considered by most to be simply unattainable – from the condo residences to the swanky shops – Victory Park was nearly a disaster.

Fast forward to 2012, however, and it looks like Victory Park has finally gotten in right. The original Victory Park developer, Hillwood, cried uncle in April 2009 and turned over control to the German real estate company, US Treuhand.

Since then, US Treuhand has invested millions into the Victory Park project and according to many Victory Park will take off in 2012. The secret? Making Victory Park more attainable and welcoming to the masses.

Even if Victory Park did suffer from a personality disorder for the first, few years of its life, it looks as if the new developers are making the necessary changes to make sure this stunning Dallas development is enjoyed by the vast majority of Texans – and not only the affluent.

A New Beginning

Victory Park will most certainly take off in 2012. From its exceptional near-downtown location and its close proximity to the beautiful Katy Trail, Victory Park has plenty going for it.

Victory Park is home to the Calatrava Bridges, the Arts District, the Woodall Rodgers Park and the Perot Museum of Nature and Science. It is where professionals, families and visitors alike can spend the day shopping, dining and engaging in the exciting nightlife.

Just a few of the noteworthy restaurants located in Victory Park include: Craft, the Hard Rock Café, the House of Blues, Kenichi, Luna de Noche, Medina, Naga Thai, Neo Pizza and Victory Tavern.

Victory Park is the site of some of the most exciting condo buildings in the city, including the W Dallas Victory Hotel and Residences, the House, the Terrace condominiums and the Vista apartments.

Victory Park will also be home to One Victory Park, a new, 72-acre development of Class AA office space.

• Rates – A home loan rate is likely the first detail you will take into consideration when shopping for home loans.  When researching your home loan options, ask your local lender for a comprehensive list of current interest rates, and ask if the listed rate is good for the day or the week. In addition, ask whether the rate is for a fixed or adjustable-rate mortgage, and ask about the loan’s annual percentage rate (APR). The APR, unlike the interest rate, includes the rate of the loan, as well as any points or broker fees on the loan, thereby providing you with a more accurate financial picture.
• Points – The points of a loan are often an important consideration, as they are tied into the interest rate offered by the lender. Typically, the more points you pay the lower interest rate the lender may offer.
• Fees – A home loan isn’t just about the interest rate. Instead, home loan fees can add up, both when you apply for the loan and at closing. Just some of the fees charged by lenders include: loan origination fees, underwriting fees, broker fees, and transaction, settlement and closing costs. Some of the fees charged by the lender are negotiable; some or not. The lender should be able to provide you with a comprehensive list of loan fees so you can clearly see how much money you will pay for the loan. In addition, there are a number of lenders offering “no cost” loans, which means all those fees are rolled into the cost of the loan. As such, no cost loans typically come with higher interest rates.
• Private mortgage insurance – Part of your home loan may include a private mortgage insurance payment. If you are unable to provide at least 20 percent of the cost of the property as a down payment, your lender may require that you pay private mortgage insurance. Although the total cost of private mortgage insurance is low when compared to your overall mortgage payment, it nevertheless should be taken into consideration when applying for a home loan.

Rockwall’s Natural Beauty

Rockwall, Texas is named for a structure that is often considered quite mystical. Rockwall is a stone wall that spans an area of nearly 20 square miles underground. This very old wall, which was discovered in 1851, is covered in pictograph and has since become a large draw for visitors.

Rockwall is located beside Lake Hubbard, a tributary of the Trinity River. Covering nearly 23,000 acres, Lake Hubbard has made a lovely backdrop to many of the lakefront homes found here. Lake Hubbard has also become the source of fantastic recreational activity for both visitors and residents alike.

Rockwall’s Amenities

Many residents who own much-desired waterfront property in Rockwall boast boat ramps. As such, there are a number of yacht clubs and marinas where boat owners can enjoy everything from sailing to boating and fishing.

Golf clubs are popular in Rockwall and, as such, there is a nice selection of golf course community homes from which to choose.

This Dallas community also boasts great shopping at locations such as Steger Towne Crossing, Rockwall Village Shopping Center and Ridge Road Shopping Center.

Rockwall’s Real Estate

Rockwall, Texas real estate is varied and exciting, and buyers can purchase everything from previously owned properties and land to new construction. Some of the new communities currently being developed in Rockwall include: Woodcreek ($127,990 to $327,999), Fontanna Ranch ($274,990 to $390,637), Barringer II at Woodcreek ($139,900 to $189,900) and Lafayette at Woodcreek ($188,900 to $309,900).

Many residents are flocking to Rockwall because of the reasonably priced new homes.  As such, this area has been quite popular for both first-time homeowners and established families.

In addition, there is a wide variety of fantastic Rockwall, Texas real estate in established neighborhoods, including:

• Carrington Farms
• Saddlebrook
• Bluebonnet Ridge
• Lakeview Meadows
• Equestrian Meadows
• Quail Creek
• Austin Corners
• Lofland Lake Estates
• Oaks of Buffalo Way
• Dowell
• Kentwood Estates
• Old Millwood
• Anchor Bay
• Shepherds Highlands