35 Tips to Furnish Your New Home and not Break the Bank

Buying a new home is one of the most exciting experiences in life. And if you’re like most homebuyers, you’ll be planning your furniture placement and decor before the ink dries on your offer letter. But before you run to the nearest At Home, Home Goods or furniture store, take a deep breath.   First, you’ll need to delay any major purchases before you close on your new home. I know, I know, you've already been approved for a mortgage - BUT - did you know the lender will run your credit right before closing and any large outlay or additional line of credit could lower your credit score and impact your mortgage terms, or worse, push your DTI (debt to income ratio) over the limit so that you no longer qualify for the house.1   Second, moving and closing costs can add up quickly, so it’s important to be strategic with your remaining budget. But don’t worry! There are plenty of ways to save on home essentials, and we’ve rounded up some of our favorites to share with you.   PRIORITIZE WHAT YOU REALLY NEED BEFORE YOU START SHOPPING According to Home Advisor, the national average cost to furnish a new house is $16,000, but it can easily soar higher.2 That’s why we recommend starting with a thorough assessment of what you already have and what you actually need to start life in your new place. Here are some steps to help you prioritize your purchases and keep spending in check. Make a list of everything you need. Going room by room could help you brainstorm—for example, you might list items ranging from a mattress to blackout curtains for your new primary bedroom.   Inventory what you already have. Cross the big (dining table) to the small (kitchen knives) off your list as you go.   Divide the remaining items into three groups: things you need right away (a mattress), items you’d like to have in the near future (a coffee table for your living room), and pieces that can wait (an area rug).   Calculate your budget. Figure out how much money you’ll have available for immediate purchases after the sale has closed, and start researching the items on your priority list to understand how they’ll fit into your budget.   Don’t rush the process. Bringing older items to your new space doesn’t mean you need to keep them forever. Consider hanging onto pieces that can tide you over for a year or two until your bank account has recovered from the costs of a home purchase.   Before you start shopping, make sure you know which appliances and fixtures are included with your home purchase. We can inform you of the standard contract terms when you’re making an initial offer and note any additional items that you would like to request. 📷   TIME YOUR PURCHASES TO MAKE THE MOST OF SEASONAL SALES Did you know that some home items predictably go on sale at certain times of the year? If you can wait to buy these pieces when prices are lower, you could save significantly. Here are some of the best times to buy household essentials:3,4 Bedding and linens: January TVs: Black Friday/Cyber Monday and late January (before the Super Bowl) Furniture: February and August, as well as Black Friday, Memorial Day, and Labor Day Large appliances: Labor Day through October Small kitchen appliances: May Mattresses: Holiday weekends, especially Memorial Day, Labor Day, and 4th of July Vacuum cleaners: April Tools: June Outdoor furniture: August through October   Generally speaking, holiday weekends (as well as Black Friday and Cyber Monday) tend to be great times to find deals. If the item you’re looking for is seasonal—like patio furniture or holiday decorations—waiting until the end of that season usually pays off.   FIND ALTERNATIVE SHOPPING SOURCES Can’t wait for a sale? It’s time to think outside of the box (the big-box stores, that is). There are plenty of surprising places to find great furniture and houseware deals. Check out overstock and liquidation stores. These stores purchase items other retailers haven’t sold and offer them at a steep discount. The inventory can be hit or miss, but you can often get a great deal if you find what you’re looking for.5 Try private membership/warehouse stores. Retailers like Costco and Sam’s Club often have great deals on home goods. If you’re not already a member, ask family or friends if they are willing to take you to look around before you commit. Consider open-box items. When buyers return items like furniture or electronics, retailers can’t always sell them as new, even if they haven’t truly been used. Look online for open-box deals from retailers like Wayfair and Amazon Warehouse or visit local retailers to see what they have in stock. Give scratch-and-dent appliances a chance. These appliances are brand new but sold at deep discounts because their external packaging was damaged. Typically, this means that flaws are purely cosmetic—but it’s always possible that the merchandise has suffered more serious damage. So, be sure to check out the appliances carefully and ask about included warranties.6 Expand your window treatment search. Window treatments can be surprisingly expensive, but it’s often possible to save by buying off-the-shelf offerings in standard sizes. If you need a custom size or material, consider ordering online from a discount supplier and installing them yourself. Shop secondhand. In addition to thrift stores (in Central Tx we have Habitat ReStore, Goodwill & Salvation Army store) and garage sales, Facebook Marketplace, NextDoor, and Craigslist are all great places to find deals in your area. Are alternative shopping sources still a stretch for your budget? Check out local Freecycle or “Buy Nothing” groups, which are often hosted on Facebook. Participants offer big and small items they no longer need—everything from furniture to clothing hangers—for free to other members.7,8   DON’T BE AFRAID TO NEGOTIATE FOR A BETTER DEAL Many people don’t realize that prices for home goods, from furniture to appliances, are often negotiable. While asking for a discount can be intimidating, it’s common practice in many industries, although more so at independently-owned stores than chains. Here are a few tips:9,10 Comparison shop before you walk into a store. If you can find a lower price for the same item elsewhere, many retailers will match it. Ask the store associate or manager for the best price available. They may be able to offer additional discounts or coupons. If you can pay in cash, ask if you can get a discount for doing so. The seller may be happy to offer a small price reduction to avoid paying processor fees. Call ahead to ask about applicable discounts. Some retailers offer price reductions for active military, veterans, teachers, first responders, or senior citizens on certain days or times of the year. Point out scratches or dings to the sales associate. They may be willing to offer a discount to compensate for the imperfection. Ask about floor models. Many stores offer these pieces at a lower price, even if they’re in like-new condition. After you’ve negotiated a killer deal, don’t forget to ask for free or discounted delivery! Sometimes furniture and appliance stores will offer complimentary delivery or installation if you spend a certain amount or purchase multiple items. 📷   MAKE THE MOST OF REWARD PROGRAMS AND COUPONS Every penny counts when you’re on a budget—and spending a little extra time maximizing reward programs and discounts is usually worthwhile. Sign up for a change of address kit with the United States Postal Service. You’ll need to do anyway to forward mail to your new address, and it comes packed with valuable coupons.11 Make sure you never miss a sale. Sign up for your favorite retailers’ email lists and follow them on social media for discounts and sale alerts. Take advantage of loyalty programs. If you’re making a big purchase or getting multiple items from one store, ask about free loyalty programs. Signing up often comes with an introductory coupon. Consider store credit cards (carefully). Store credit cards can offer significant discounts—but only charge items you can pay off right away to avoid interest, and never open new lines of credit until your home purchase is complete, since it can affect your credit score. Enroll in coupon and cashback programs. When you’re shopping online, programs like Rakuten and Honey can help you find coupon codes and give you cash back on purchases.   While you’re at it, why not set up a housewarming registry?12 You can share the link with family and friends if they ask what you need—and you can also use it to score discounts. Many stores offer a percentage off to help you buy unpurchased items on your registry.   GET CREATIVE If you want to avoid a cookie-cutter home aesthetic—and save a few bucks—try reimagining your existing furniture and how it could fit into your new space. Here are a few of our favorite strategies. Repurpose what you have. Instead of buying a new item to fit a specific purpose, ask yourself if you can use what you have in a different way. For example, repurpose an old dresser as a television stand or use a mismatched dining chair in your home office. Upgrade existing items. Sometimes, a new coat of paint or varnish, or simply swapping out drawer pulls and handles, can lend a new lease on life to an old piece of furniture. You can also keep this strategy in mind if you see second-hand items that would be just right if they were a different color or had nicer fixtures. Reupholster instead of buying new. If you have a tired-looking sofa or chair that’s still comfortable and stable, think about getting it reupholstered in new fabric instead of replacing it. Get handy. Building furniture is certainly not for everyone, but with some basic tools and help from the internet, you may find that simple items like headboards are well within your grasp. You might also be able to repair pieces you already have and avoid shopping altogether.   Do-it-yourself projects can be fun, but they aren’t for everyone. If you’d like some professional help, reach out for a list of our recommended service providers.   WE’RE HERE TO HELP We know budgeting for a new home can be overwhelming, and we want to make the process easier for you. If you’re considering a home purchase, we can advise you on a realistic budget and help you review your options. We can also offer insights on other financial considerations and programs and incentives that can help make homeownership more attainable. Reach out for a free consultation.   The above references an opinion and is for informational purposes only. It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs.   Sources: Bankrate - https://www.bankrate.com/mortgages/avoid-mortgage-closing-missteps/ Furniture Bank - https://www.furniturebank.org/how-much-does-it-cost-to-furnish-an-apartment/ US News - https://money.usnews.com/money/personal-finance/saving-and-budgeting/articles/the-best-time-of-year-to-buy-everything NerdWallet - https://www.nerdwallet.com/article/finance/wht-to-buy-every-month Business Insider - https://www.businessinsider.com/personal-finance/strategies-to-save-money-on-furniture-for-my-new-home?r=US&IR=T CNET - https://www.cnet.com/home/kitchen-and-household/buy-scratch-and-dent-appliances/ Real Simple - https://www.realsimple.com/home-organizing/green-living/buy-nothing-groups Freecycle - https://www.freecycle.org/ Consumer Reports - https://www.consumerreports.org/cro/magazine/2013/08/how-to-bargain/index.htm Realtor.com - https://www.realtor.com/advice/home-improvement/furniture-stores-money-saving-tricks/ The Krazy Coupon Lady - https://thekrazycouponlady.com/tips/money/usps-moving-coupons Taste of Home - https://www.tasteofhome.com/article/housewarming-registry/

Your private escape in the heart of Round Rock

Have you thought about moving, need more space but just weren't sure with interest rates having risen to the 8's? Well, take a look at this beauty in the highly coveted Round Rock community of  Forest Ridge on a nice, peaceful cul-de-sac street. Interest rates have come down into the low 7's and most lenders are offering zero lender fees when you refinance once rates stabilize more. Not to mention, and in most cases, it makes more sense for a buyer to ask for a seller credit to buy the rate down and offset that with a a corresponding increase in offer price. Buying down the rate can save you several hundreds of dollars on your monthly payments the first year or two (depending on how you structure a rate buydown) vs. saving much less per month with a lower price. The logic is to save the money using the buydown and then refinance before your payments level off at the non-discounted rate (if rates go down more in the next 24 months, which very logical minds are predicting).   Back to 3013 Blue Sky Place.....this beautiful, one-story home is literally around the corner from the community park & pool. It is nestled off of Forest Ridge, a few blocks west of Forest Creek and feeds into the very popular Forest Creek Elementary School. AND with winter coming, this property is located in what has been a very reliable power grid.   Walking up to the front porch, you and your guests will love the lush green lawn. The hard work has been done establishing this beautiful lawn with it's mature trees. The covered front porch leads to the gorgeous beveled glass & wrought iron inlaid door that opens up to a dramatic foyer complete with classic chandelier and inlaid tile accent in the floor - and of course an art niche for you to show off artwork, family portrait....  The home has just under 2900SF, with 4 bedrooms plus a study, roomy formal and informal dining areas, two living areas and so much storage throughout!   Conveniently located off the entry hall is, bathroom #2 - a show-stopper with it's stylish geometric accent tile wall in the shower, the black & white accents coordinate with the modern vessel sink, and the light fixture ties all of the updates together very chicly.   Besides the aesthetics, the beauty of this home is all of the space, with the two dining areas AND study and two living areas, you have lots of options as far as how you use every room. For instance, the 2nd living area is huge and allows a ton of natural light into the room with two walls of windows and two skylights - this would be a perfect room for an art studio, crafting, homeschooling, exercise.... being in this room with it's off-white paneled walls and so much natural light will brighten any mood and invigorate the spirit! This large, flexible  room would also work great for a multi-gen, roommate or nanny situation - as this room has it's own entrance from the backyard and has a door directly into Bedroom #2. The french doors separating this large space from the main living area were removed, but if a privacy door is needed, it is framed and ready to go!   Many people no longer want or need a formal dining room, when there is an ample informal dining area right off the kitchen. This formal area is just off the entrance, across the foyer from the office with it's french doors. This space would make a great playroom, exercise room, library/reading room to curl up with a good book! It could also be a 2nd office space-there are many potential uses for this room!   Moving on to the roomy, remodeled kitchen with its trendy black cabinets, granite countertops and stainless steel applicances. Tis the season to bake and there is plenty of counter space to lay that cookie dough out to cut and decorate!   Be sure to check out the centerpiece of the living room - the fireplace with it's beautiful travertine tile surround and inlaid tile hearth. The accents on the fireplace mantel add to the casual elegance of the room.    The master bedroom is roomy enough for a full suite of furniture, and the bathing suite has been very nicely upgraded with the vessel sinks, seamless shower with river rock accents, and don't forget to check out the master closet - fully lined in cedar!    All closets are walk-in and have the ELFA closet system installed, giving you the flexibility to rearrange, add or remove rods or shelves to suit your needs! The bedrooms all include ceiling fans, and other designer accents. The lilac walls you see in BR #3 photos have been painted to neutral to match the bottom half and give you a canvas to personalize as you wish.   I haven't even mentioned the wonderfully shaded, peaceful backyard with it's gazebo...this property needs to be seen in person to really feel the warmth and ambience and experience the serenity of the location.   When you do need to leave the house, it is very conveniently located near 3 HEB's (two pluses and the closest store at the corner of Red Bud & Gattis), restaurants including the variety at Kalahari; the Dell Diamond with the Salt Lick, the Play for All Abilities Park and Old Settlers Park and ball fields; SH130 & SH45 aren't far and will take you to the airport, downtown Austin, UT and East to Cedar Park, out to the lake or up IH35 to historic Georgetown. Sam's & Costco are 10-15 minutes; medical facilities all along University - you really have just about everything you need within a 5-15 minute drive!   So there you have it, an overview of a wonderful property that is waiting for it's new owner...if that could be you, let's talk!

Welcome Home to 240 Wild Sage LN in Liberty Hill, TX: A Rare and Beautifully Upgraded 1-Story Gem in Orchard Ridge

Are you looking for the perfect place to call home? Look no further than 240 Wild Sage Lane in Liberty Hill, Texas. This stunning one-story property, listed for $437,000, is a rare find with it's 3-car garage in the amenity-rich Orchard Ridge community. With its stylish upgrades, spacious layout, and convenient location, this home has it all. As you step inside, you'll immediately notice the attention to detail and the high-quality finishes. The low-maintenance wood-look tile flooring leads you into the living area, where a stunning architectural accent wall takes center stage. To add warmth and ambiance, an electric fireplace with a custom mantle and shiplap surround is the perfect focal point for cozy evenings at home. The open concept layout seamlessly flows into the dining area, making it ideal for entertaining family and friends. From there, you can easily transition to the covered back patio, where you can enjoy the outdoors and the low maintenance Zoysia grass yard. Whether it's a summer barbecue or a quiet evening under the stars, this space is perfect for creating lasting memories. The kitchen is a chef's dream with its stainless steel fridge, complemented by the all-home reverse osmosis system and water softener. These valuable upgrades are included in the sale, making it even more convenient for the new homeowners. The abundance of cabinet space and the modern appliances will make baking and preparing meals a breeze. This home offers four bedrooms, providing ample space for a growing family or for those who need a dedicated office or craft room. The fourth bedroom, located at the front of the house, can easily be transformed into a stylish and functional workspace or used as crafting, workout or kids' play space. The master suite is a true retreat within the home. Enter through the barn door and escape into a world of relaxation. The beautifully crafted bathroom boasts a large soaker tub, perfect for unwinding after a long day. Alternatively, you can rejuvenate in the separate shower, which features a full tile surround. This master suite is a sanctuary you'll never want to leave. Living in Orchard Ridge comes with many perks. The community offers a range of amenities, including a pool, playgrounds, fitness center, garden, dog park, and trails. With a fully equipped fitness center, you can save on gym membership fees while staying active and healthy. The convenience of having these amenities within reach is truly priceless. In addition to the community amenities, this location offers easy access to essential amenities. Just five minutes away is HEB Plus, where you can conveniently stock up on groceries and household essentials. The 183A Toll road and the Metro Rail provide quick and convenient transportation options for commuting to work or exploring the surrounding areas. Shopping, dining, ACC, and the upcoming Leander entertainment district are all within reach, allowing you to enjoy the best of both worlds. And did you know that with a 2-1 buydown, a buyer can save $400-500 per month on the first 12 months of mortgage payments? This house is priced well below what the Market Analysis shows, allowing for a $10,000 seller concession towards the buydown at a sales price of $447,000 which saves buyers more than a purchase price of $437,000! And the beauty is, when the interest rates come down - buyers can refinance! Don't miss out on the opportunity to live the good life at 240 Wild Sage LN in Liberty Hill, Texas. With its rare 1-story layout, 3-car garage, upgraded features, and community amenities, this home offers everything you need for a comfortable and convenient lifestyle. Schedule a showing today and make this beautiful property your forever home.

#FunFactFriday 3 Compelling Reasons to Buy a House Today

Are you considering the leap into homeownership? It's a significant decision that requires careful thought and planning. However, there are several compelling reasons why buying a house today might be a smart move for you. Here are three key factors to consider: 1. Investment Potential:    One of the most significant advantages of owning a home is its potential for long-term appreciation. Historically, real estate values have tended to rise over time. When you purchase a house, you're not just securing a place to live; you're also making an investment in your future. As property values increase, so does the equity you have in your home. This equity can be leveraged for various purposes, such as home improvements, education expenses, or retirement planning. Buying a home today could set you on a path to building wealth over time.   2. Stable Housing Costs & Tax Benefits:    Renting a home can often mean dealing with the uncertainty of fluctuating rent prices. In contrast, homeownership provides stability in housing costs. With a fixed-rate mortgage, your monthly payments (Principle & Interest) remain relatively constant over the life of the loan, even as the cost of living may rise. This predictability can be a significant advantage in your financial planning, allowing you to budget with confidence and avoid unexpected rent hikes that can strain your finances. Not only that, but in most cases, an owner-occupant also has tax benefits - in most cases, you are able to write off a significant portion of the property taxes you paid as well as mortgage interest paid. When you buy a house, you gain control over your housing expenses, providing a sense of security and peace of mind AND you stop paying your landlord's mortgage! 3. Personalization and Control:    Owning a home means having the freedom to make it your own. You can customize and personalize your living space to suit your tastes and needs. Whether it's a kitchen remodel, a cozy backyard oasis, or simply painting the walls your favorite color, homeownership grants you the creative license to create a space that reflects your personality and lifestyle. This level of control over your living environment can enhance your overall quality of life and make your house truly feel like a home. In conclusion, buying a house today can be a wise decision for those looking to invest in their future, gain stability in housing costs, and exercise greater control over their living space. If you have your down payment & closing costs saved up and are ready & comfortable with the mortgage payment, but today's interest rates concern you, keep in mind that you are typically able to refinance your mortgage loan when rates come down AND many mortgage lenders are offering to do the refinance of their loan with no lender fees. Waiting for rates to come down will typically cost you more in regards to the price of the house.  A