Thursday, June 23, 2022

Welcome to the DFWmark Blog!

Welcome to the DFWmark Blog! This is a collection of content by Mark M. Hancock, a REALTOR with Keller Williams North County in Celina, Texas. I'm based in Frisco, Texas to best service the Dallas/Fort Worth Metroplex.

To browse the most useful content or when you have a specific question, please visit the blog index (also linked at the top of the sidebar and as "I've Got Your Six!" in most posts). It organizes information by categories.

If you want to search for a new or preowned home anywhere in the United States, please visit my website: Unlike some apps, my site is tied directly to the multiple listing service (MLS). You have no-cost access to the most accurate, safe and up-to-date information available.

For your real estate needs, you can call, text or email DFWmark.

I've Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

Open House in Celina on Saturday

Open House!
Saturday, June 25, 2022
From 2 p.m. to 4 p.m.
1004 Berry St., Celina 75009
Offered at $469,000

This 1,939 sq. ft. home in Celina was built in 2018 and has 3 bedrooms, 2 baths, front-facing garage and covered back porch.

The one-level brick and stone house has an open floor plan and is ideal for anyone who wants to “right size” or move to something bigger, better or newer. The bright-and-white walls are complemented by the light gray wood floors in the common areas and primary bedroom matched with brushed nickel fixtures and hardware. The spacious kitchen has a large island with a sink, granite counters, gas range, stainless steel appliances, walk in pantry and ample cabinet space. The living room features a cozy gas fireplace with plenty of windows to brighten the day. Relax on the covered back patio or romp in the yard. Enjoy everything that Bluewood has to offer by living a block from the community pool and O’Dell Elementary School in the Celina ISD.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Home certified

#DFWmark #OpenHouse #Celina #CollinCounty #CelinaISD #Bluewood #CoveredPatio #house #home

Thursday, June 16, 2022

Realty Word Search

Everyone must live somewhere. Real estate is where you live. It has its own terms and language. Some words’ meanings aren’t defined as you think they might be.

Let's search for some of the puzzling real estate terms. Print this page. Circle words that you find in the list below with a pen or highlight them.

Words can be start from the left, right, top, bottom or diagonal.

You can see definitions for these real estate terms as well as an answer key below.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

accrued         addendum        agency         agent             amendment         analysis            annexation 
appraisal       appreciation      block           brokerage       buyer                   cash                  chattel 
client             closing              CMA           comparables   concessions       consideration   construction 
credit             customer           debt             deduction       deed                    default              disclosure 
earnest           easement          equity           escrow           estoppel               exception         execution 
expiration      financing            FHA              fiduciary        fixture                  freehold           gift     
home              homeowner      homestead    house           HUD                    income            inspection
integrity         interest             intermediary  intestate        inventory             landlord           lease      
lender             lien                   listing            lot                 mandatory           market             MLS 
mortgage        MUD                note              option            ownership            parcel              plat
points             probate             promulgate    property        prorations            rate                  REALTOR
realty              referral             rent                repairs           representation     riparian            scarcity
seller              setback             settling           slab               subdivision         tenancy             tenant
title                townhouse        transaction     underwriting    VA                    variance           vendor
voidable        walkthrough      wire                zoning



A Back to Top

Accrued items are charges owed by the seller that are not yet due such as property taxes. Accrued items are prorated.
addendum: An addendum is additional terms and condition attached to and made part of a document (contract).
agency: is the relationship between a principal and an agent who acts for the principal within the specified authority granted by the principal.
agent: An individual authorized by a principal to make specified decisions on behalf of that principal and represent his or her interests.
amendment: A form used to change the terms and conditions in either the listing agreement or the purchase contract. All parties must sign the amendment for it to be valid.
analysis: A report about how marketable a home is. Also called a Comparative Market Analysis (CMA) or a Broker Price Opinion (BPO).
annexation: The way an item is attached to the land. It separates personal property from fixtures. Also, the way taxing authorities can include real property for taxation and services.
appraisal: The estimation and opinion of value placed upon a piece of land based upon a factual analysis: by a qualified professional (appraiser); the process of estimation and the report itself.
appreciation: Property held for a period of time that is expected to increase in value and show a profit when it is sold.

B Back to Top
A grouped or connected series of lots segmented from other lots by a series of streets or major thoroughfares. A group of blocks generally makes up a subdivision tract.
brokerage: The business or service of acting as a broker. A company that buys or sells goods or assets for clients.
buyer: A person or other legal entity engaged in the process of purchasing real property.

C Back to Top
  Immediately available funds (liquid funds).
chattel:  Referred to as personal property. It’s movable. Examples: Furniture, appliances, and Ect.
client: A buyer or seller who forms an agency relationship with a real estate broker; also called a principal.
closing: The final step in the home-buying process, when the actual title to the property being purchased transfers from the seller to the buyer, and fees and prorated items are paid out of the escrow fund held by the closing entity.
CMA: An informed estimate of the value of a property made by real estate professionals such as real estate brokers.
comparables: Recorded sales of properties similar in size, use, construction quality, age, and often located within the same sub-market used as comparisons to determine the fair market value of another particular property.
concessions: Cash expended by the landlord in the form of rent abatement, build-outs allowance, or other payments to induce the tenant to sign a lease.
consideration: Something of value, such as money or a promise, given to show acceptance or acknowledgement of a contract. In Texas, $10 is the ideal minimum consideration.
construction: The art and science of building structures and objects. New construction often refers to building residential or commercial structures from the dirt to completion while general construction includes maintenance, upgrades and improvements.
credit: A positive balance or a positive amount. For our purposes, it is a figure entered in a party’s favor when determining the overall costs associated with a transaction. On closing statements, credits reflect expenses that have been paid by a particular individual or expenses that are owed to that individual. Credits: stand in contrast to debits.
customer When an agent performs limited brokerage services for an individual but does not represent that individual, the individual is referred to as a customer rather than a client.

D Back to Top
  It is an obligation to repay a borrowed (owed) amount. Secured debt has a physical guaranty such as real estate, automobiles or heavy equipment. Unsecured debt includes credit cards and signature loans.
deduction: An amount of money subtracted from income when calculating federal income tax.
deed:  an instrument that conveys title to real property. Deeds and wills can convey real property. Title insurance is evidence of title but does not convey any ownership.
default: The failure to make timely debt payments or to comply with other conditions of an agreement.
disclosure: The act of revealing previously unknown information. Disclosure can be compulsory or obligatory. Full disclosure requires that one make known any adverse details that may affect the results of the transaction, even if sharing those facts works against one’s own (or one’s client’s) interests.

E Back to Top
  A deposit made by a real estate buyer to show an offer is serious and it is being made in good faith. This money is also often used as a kind of “marker” to reserve the property while the final contracts: are being drawn up or the offer is being considered.
easement: Non-possessory interest in land. An easement is classified as an interest in real estate but is NOT an estate in land. The party that owns the property still has full ownership; the party that uses the easement only has the right to pass over or use the other party’s land. Easements are classified as either appurtenant or in gross.
equity: The value of one's interest in a property, consisting of its fair market value less any outstanding debt or other encumbrances. Equity is the difference between the value of the property and the current loan balance.
escrow: The term escrow has two meanings in real estate. Title escrow's purpose is to have a disinterested third party hold money and/or documents until the terms of the contract are met. The holder (usually a title company) is the special and impartial agent for both parties and acts in accordance with the instructions given by both. An escrow account is established on a new loan to collect taxes and insurance reserve and any interest due from the buyer. The mortgage company will then pay the taxes and insurance, when due, on the buyer’s behalf.
estoppel: A legal doctrine that forbids asserting rights or facts inconsistent with one’s previous position or any representation one has made by one’s act, conduct or silence.
exception:  As used in the conveyance of real estate, the exclusion of some part of the property conveyed, with the title of that excepted part remaining with the grantor.
execution: Signing and acknowledgement of the Grantor’s signature on a deed.
expiration:  The end of the time period covered by a listing agreement or the clause in a listing agreement that defines when the broker employment contract expires. 

F Back to Top
  The business of providing the funds necessary to complete real estate transactions.
FHA: The Federal Housing Administration, which operates under the Department of Housing and Urban Development, administers the government home loan insurance program. This program allows prospective homebuyers to get a loan to finance a home by removing the risk from the lender.
fiduciary: (noun) A trustee; a person who, in good faith and candor, under his or her own volition acts primarily for the benefit of another; (adjective) relating to a trust or like a trust in nature. A legal relationship of trust between two or more parties in which one party is authorized to act on behalf of another.
fixture:  Personal property, which has been converted to real property by method of attachment, character and adaptation, or contractual intent of the parties. Examples: Blinds, ceiling fans, television mounts and curtain rods.
freehold: A form of real estate interest that requires the property owner to have actual ownership and possession of the property. In a freehold estate, the estate has an unspecified duration.

G Back to Top
Consideration is love and affection.

H Back to Top
  The place where a person lives. Typically, a home is a physical location and/or residence such as a house, townhouse, condominium or apartment.
homeowner:  The person or legal entity who has and holds residential property as a primary residence (owner-occupant as opposed to property owner).
homestead: A person's or family's residence, which comprises the land, house, and outbuildings, and in most states is exempt from forced sale for collection of debt. In Texas, a homeowner has automatic state constitutional homestead rights on their owner-occupied primary residence. In an urban environment, the maximum amount of land cannot exceed 10 contiguous acres. Rural property has a maximum homestead of 200 acres for a family and 100 acres for a single person.
house: A building or shelter that serves as living quarters for individuals or families. A house can be a unattached single-family structure, or a multi-family structure such as a duplex, multiplexes, townhouses or row houses.
HUD: HUD was established in 1965 to develop national policies and programs to address housing needs in the U.S. One of HUD’s primary missions is to create a suitable living environment for all Americans by developing and improving the country’s communities and enforcing fair housing laws.

I Back to Top
The amount of money an investor receives from income producing properties. Cash flow is the amount of money remaining after all expenditures have been paid, including taxes, operating costs, and mortgage payments.
inspection: The business of giving an opinion as to the condition of a property. Inspectors should have a state license and insurance.
integrity: The quality of being honest and having strong moral principles; moral uprightness. A real estate broker has an obligation to exercise integrity in the licensee’s responsibilities, including prudence and caution to avoid misrepresentation by acts of commission or omission.
interest: Interest is the cost incurred for the use of money over a certain period of time. It can be calculated in the form of simple or compound interest. Compound interest will always produce a higher number.
intermediary: In Texas real estate law, this term describes a real estate broker who represents both the buyer and the seller. A salesperson or affiliated licensee cannot act as an intermediary; only a broker may hold this position.
intestate:  Legal designation of a person who has died without leaving a valid will.
inventory: The total amount of housing properties and/or rentable square feet of existing and delivered space in a given category within a market. In new construction residential housing, it refers to houses built on speculation and available for immediate sale. 

J Back to Top
K Back to Top
L Back to Top
  the owner, lessor or sublessor of a dwelling but does not include a manager or agent of the landlord unless the manager or agent purports to be the owner, lessor or sublessor in an oral or written lease. 
lease:  A written or oral contract between a landlord (the lessor) and a tenant (the lessee) that transfers the right to exclusive possession and use of the landlord's real property to the lessee for a specified period of time and for a stated consideration (rent). A lease is essentially a mixture of ownership conveyance and a contract.
lender: (Loan Originator) The lender is most often regarded as the institution that is able to provide the funding directly to the borrower. The lender provides money to fund the loan either with their money directly or funds from investors that either provide the money up front or by buying the loan when it is sold to them by the lender.
lien: An encumbrance against property for money, either voluntary or involuntary. All liens are encumbrances, but all encumbrances are not liens. A creditor’s right to have debts paid out of the property when a debtor defaults.
listing:  A written contractual agreement between a property owner (or owners) and the real estate broker who will market that property; this agreement establishes the contractual terms and conditions of the listing. The agreement covers the marketing of the property and defines any fees or commissions that a licensee is to receive if he or she procures a buyer during the term of the listing agreement.
lot:  An individual parcel of land for sale or development having a mapped perimeter and located in a tract. A group of lots makes up a Block.

M Back to Top
Required by law or rules. Often seen in a Mandatory Homeowners Association (HOA) where all homeowners must be part of and pay dues to a homeowner or property owner association (POA).
market:  A particular geographic region or demographic section in which there may be a demand for certain goods or services; for our purposes, the goods demanded would be realty.
MLS: (Multiple Listing Service) A sizeable inventory of properties in a specified area that is maintained by the local real estate brokerage industry and is viewable by all members of that multiple-listing organization.
mortgage: The instrument that evidences an interest in real estate and created to provide a pledge as security for the performance or repayment of a loan. The borrower (i.e., mortgagor) retains possession and use of the property.
MUD: A Municipal Utility District (MUD) is a political subdivision of the State of Texas authorized by the Texas Commission of Environmental Quality (TCEQ) to provide water, sewage, drainage and other utility-related services within the MUD boundaries.

N Back to Top
Also known as a promissory note; it is a written promise to pay back a loan, stating the conditions under which this promise is to be met.

O Back to Top
An option is a contract in which a seller gives a potential buyer the right to buy the property or terminate with no reason at a fixed price within a stated period of time. The optionee (buyer) must pay a fee for this right to terminate.
ownership:  Rights to the use, enjoyment and alienation of property to the exclusion of others.

P Back to Top
  A piece of land or realty. Parcels are the individual lots that are combined to make a “block.” Blocks combine to make a “tract,” which is the totality of the property represented on the plat.
plat:  plan out or make a map of (an area of land, especially a proposed site for construction). The term “plat” refers to a surveyor or developer's map detailing the borders of the individual lots that he or she will develop or sell. When a surveyor or developer records his or her plat in the public records office of the county where the land is located, then the map becomes a legal description of property for ownership.
points: Discount points, also called mortgage points or simply points, are a form of pre-paid interest available in the United States when arranging a mortgage. One point equals one percent of the loan amount.
probate: The legal process to determine the validity of a will and establishes the assets of a decedent. Probate proceedings must take place in the county where the real estate is located. If the will is upheld, the property is distributed according to the will’s provisions.
promulgate:  To mandate for use or require for use. To openly declare or announce. This term is especially relevant to real estate licensees because in many states, the regulatory agencies that govern real estate practice offer what they call “promulgated forms.” The use of some of these forms—often including contract forms—is mandatory; that is, licensees may not substitute other forms or their own paperwork.
property: Property is something that belongs to a person or entity. It can be real property (land) or non-realty property (personal property). It can even be emblements, which are crops prior to harvest.
prorations: To allocate between seller and buyer their proportionate share of an obligation paid or due; for example, to prorate real property taxes or insurance. Prorate aims to divide proportionately. Prorating typically takes place at real estate closing and involves equitable division of money owed obligations between the buyer and seller. These obligations vary depending on the details of the property transfer.

Q Back to Top
R Back to Top
  The cost per unit that is charged to an assessed value such as taxes, insurance, or interest.
REALTOR®: A real estate professional who subscribes to the National Association of REALTORS® (NAR) Code of Ethics as a member of the local and state boards. This is the professional designation for a member of the National Association of REALTORS® or its affiliated local groups.
realty:  All interests in real property or real estate in the form of land and/or buildings.
referral: The act or action of directing or suggesting a good or service (a referral to a trusted vendor).
rent:  Consideration paid for the occupancy and use of real property. A general term covering any consideration (not only money).
repairs: The action of mending or fixing something.
representation: A action of speaking or acting on behalf of a party in within specified agency relationship. Also, the state of being represented by an agent.
riparian: Riparian rights govern the use of flowing water, such as rivers and streams, that pass through or border a property. In accordance with riparian rights, a property owner does not own the water, but he or she may use the water and shares those same rights and uses with other property owners whose land also borders the water.

S Back to Top
The element of value that establishes the lack of availability of an item creates value.
seller: A person or other legal entity engaged in the process of liquidating real property.
setback: The distance from a lot line or other reference point, within which no structure may be located.
settling: The division of expenses and funds between a buyer and a seller. This term is sometimes used interchangeably with “closing,” but it more accurately describes the process that occurs as a buyer and a seller settle their costs and payments with one another.
slab:  The exposed wearing surface laid over the structural support beams of a building.
subdivision: Subdivision is the act of dividing land into pieces that are easier to sell or otherwise develop, usually via a plat. The former single piece as a whole is then known in the United States as a subdivision. If it is used for housing it is typically known as a housing subdivision or housing development, although some developers tend to call these areas communities.

T Back to Top
(Tenancy at will) Is a leasehold estate that exists for as long as both the lessor and lessee desire it to last. It may be created by express agreement or by operation of the law (including the payment of rent at regular intervals). The term of tenancy at will is indefinite. Creates a holdover tenant with consent of the landlord.
tenant: (i) A holder of property under a lease. (ii) Originally, one who had the right to possession, irrespective of the title interest.
title: The means whereby one has just and full possession of real property. Legal evidence—often in the form of a written document—that an individual has legitimate ownership rights to a particular parcel of real estate. A title constitutes the most basic legal connection between a piece of land and the person who owns it.
townhouse:  Townhouses or townhomes are very similar to a single-family dwelling. The configuration differs greatly as some may be stand alone or have adjoining common walls such as in row houses or brownstones. The major difference between a condominium or townhouse is the conveyance of the land with the residence by the deed.
transaction: An exchange of any kind. Consideration - typically monetary but can be other property or "love and affection" - is exchanged for something physical such as real property on non-realty items (chattel).

U Back to Top
The process of approving or denying a loan application on the basis of an evaluation of the property to be mortgaged and the applicant’s creditworthiness. The process, if it results in approval, involves the underwriter’s selecting an appropriate interest rate and loan term.

V Back to Top
  The Veterans Administration is responsible for providing federal benefits for veterans and their dependents.
variance: A permit that grants a property owner relief from certain provisions of a zoning ordinance when, because of the particular physical surroundings, shape or topographical condition of the property, compliance would result in a particular hardship or practical difficulty which would deprive the owner of the reasonable use of the land or building involved.
vendor: Any contractor who provides good or services for a fee. In transactions vendors range from lawn maintenance to title companies. Also, the seller in a transaction (i.e., Vendor's lien for unpaid sums).
voidable: (contract) A contract structured so it may be terminated or rescinded by either party.

W Back to Top
A tour, demonstration or superficial inspection to ensure inventory and condition is present and in agreed-upon repair.
wire: Any transfer of funds which is initiated through an electronic terminal, telephonic instrument, computer, or magnetic tape so as to order, instruct, or authorize a financial institution to debit or credit an account.

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Z Back to Top
A legal method for controlling the use and development of land. Zoning ordinances aim to prevent conflicting land uses. Zoning promotes orderly development. Local governments employ zoning to regulate the use and development of privately owned real property.

Answer Key
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Wednesday, June 15, 2022

Open House in Prosper on Sunday

Sunday, June 19, 2022
From 2 p.m. to 4 p.m.
620 Willowview Dr., Prosper
Offered at $840,000

This 4,455 sq. ft. home in Prosper has a Great Room, 5 bedrooms, 3 and a half baths, office, game room, media room, covered front porch, covered patio and 3-car garage.

This beautiful northeast-facing David Weekly home is in Prosper and the Prosper ISD. It’s nestled on an inside loop near the community pool and ponds. Greet the day on the large covered front porch and watch the sun set on the large, covered patio in the evening. This open floor plan house features generously sized rooms.

The ground-level primary suite has an en suite bath. Kitchen with enormous pantry and white cabinets opens to the two-level Great Room and large breakfast room. The office, formal dining room, laundry and half bath complete the first level. Upstairs, the game room is adjacent to the media room. Four secondary bedrooms and two full baths complete the second level.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #OpenHouse #Prosper #CollinCounty #ProsperISD #gameroom #office #MediaRoom #house #home

Monday, June 13, 2022

Sold in Oak Point!

Congratulations to my amazing clients for selling their house in Oak Point! I’m overjoyed for y’all!

Thank you for trusting me and allowing me on your journey. It has been my joy to guide you through the process of this real estate transaction. Everyone won on this transaction!

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #Closed #Seller #OakPoint #DentonCounty #CountryLiving #FullAcre #Luxury #KellerWilliamsNorthCountry

Friday, June 10, 2022

Open House in Celina on Saturday

Open House
Saturday, June 11, 2022
From 2 to 4 p.m.
216 Palomino Ct., Celina 75009
Offered at $485,000
MLS# 20057612

This single level 2,479 sq. ft. home in Celina has 4 bedrooms, 2 and a half baths, office with floor outlet and is located near community amenities. No MUD; no PID.

Home is nestled on a cul de sac in the desirable Carter Ranch subdivision and Celina ISD. Dedicated office is off entryway to work from home. House features wood floors throughout entryways, halls, family room, office and dining room. Open floorplan is ideal for entertaining with dining room at entryway connected to kitchen. Kitchen has stainless steel appliances including gas cooktop, large tile floor, granite countertops and tiled backsplash.

Huge primary suite has sitting area with bay windows. Primary bathroom has corner garden tub, separate shower and dual sinks. Located near community catch & release pond, walking trail, community pool and playground. Easy access to Preston Road.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
#REALTOR, New Build certified

#DFWmark #OpenHouse #home #Celina #CollinCounty #CelinaISD #brick #office #SingleLevel #CarterRanch

Thursday, June 9, 2022

Open House in Melissa on Sunday

Open House
Sunday, June 12, 2022
From 2 to 4 p.m.
3513 Wysong St., Melissa 75454
Offered at $499,999
MLS# 20078919

This 2,906 sq. ft. home in Melissa has 4 bedrooms, 3 full baths, a game room, office and hot tub. House was built in 2015 near the community pool and playground. It’s also close to city hall and the police station.

Greet the day with coffee on the covered front porch. Tiled entry continues past dining room and into kitchen. The kitchen features granite countertops, stainless steel appliances including a gas range with breakfast bar. Kitchen overlooks breakfast room and large living room with fireplace. Primary bedroom is on the ground level. Primary bath has dual sinks, garden tub and separate shower. A second bedroom completes the first level.

The second level features a huge, flexible game room at the top of the stairs. It also has two bedrooms and a large, work-from-home office, which could be a fifth bedroom.

The backyard has room to romp and entertain. Watch sunsets from the covered patio or the full-width wood deck with a hot tub that stays!

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
#REALTOR, New Build certified

#DFWmark #house #home #Melissa #CollinCounty #MelissaISD #brick #gameroom #office #HotTub

Friday, June 3, 2022

Open House in McKinney on Saturday

Open House
Saturday, June 4, 2022
From 2 p.m. to 4 p.m.
10300 Georgetown Pl., McKinney
Offered at $650,000

This 2,512 sq. ft. brick and stone home on a corner lot in the Prosper ISD portion of McKinney has 4 bedrooms, 3 full baths, game room, planning desk and large laundry.

The open concept downstairs allows the fireplace to add a warm glow to the living room, dining area and kitchen. The Kitchen has stainless steel appliances, granite counters, white cabinets, gas cooktop, gas oven, sink in the large island and a pantry.

From the upgraded door and signature entry wall, everyone is welcomed to this DR Horton home. It features wood and large ceramic tile floors in the common areas on the ground floor. The front bedroom can easily convert into an office to work or study from home. Second floor features an oversized game room, a full bath and sound-absorbing carpet. The Highlands at Westridge features a community pool and is ideally located near shopping.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, Certified New Home Sales

#DFWmark #REALTOR #OpenHouse #house #home #McKinney #CollinCounty #ProsperISD #brick #gameroom #HighlandsAtWestridge

Wednesday, June 1, 2022

Open House in Allen on Sunday


Sunday, June 5, 2022
From 1 p.m. to 3 p.m.
1086 Hawkwood Way, Allen
Offered at $949,900
MLS# 20058542

This one-level 3,294 sq. ft. home in Allen has 4 bedrooms, 3 and a half baths, study, formal dining, walk-in pantry, split 3-car garage, outdoor luxury BBQ island, and 689 sq. ft. pool & heated spa.

Welcome to your upgraded Arborglen plan Toll Brothers home on more than a quarter-acre lot. House features upgraded wood floors throughout, plantation shutters, eat-in kitchen with stone counters, gas cooktop, double ovens, built-in refrigerator and wine station fridge. A discrete powder room is tucked near the rotunda. Primary suite overlooks pool with sitting area, tray ceiling and French doors to outdoor patio. Primary bath features large, jetted tub, separate shower with bench, dual sinks and vanity. Secondary bedrooms have walk-in closets with one private and one Jack & Jill bath. Full-size laundry has cabinets, stone counter and sink. This desirable community is located near the intersection of SH 121 and US 75 with superb community amenities within the Allen ISD.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, Certified New Home Sales

#DFWmark #REALTOR #OpenHouse #house #home #Allen #CollinCounty #AllenISD #luxury #pool #location

Tuesday, May 24, 2022

USA Flag Button Process

If you see me soon, ask for a free USA button! It’s useful for any patriotic holiday. I'm likely to have them all summer.

Here is a list of flag holidays. I almost always have flag holiday cards with me too.

Most of my illustrations start as photos. This is the view from my front door in Frisco. My primary goal was to get a wind-blown diagonal fold across the flag to give it some motion. The stars give the correct illusion.

To make a vector image from a raster photo, I open the starting photo in Adobe Illustrator and scale it to the size I want. Next, I use a pen tool to create a vector line drawing. If it's a super complex illustration, I'll cheat and use the pencil tool to work faster.

Then, I color the finished line drawing using selected shades from the original photo. I'll export the vector drawing into Adobe Photoshop to add some shading by burning down the shadows. 

The button template itself is made in Adobe InDesign and exported as PDFs.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #USflag #StarsAndStripes #button #illustration # photo #patriotic #holiday #USA #RedWhiteBlue

Saturday, May 21, 2022

Market Watch - 20 May 2022

Since last week, New Listings, AOC and Closed Properties increased while Pending Properties decreased. This is the first time the market sustained an aligned distribution for more than one week since 23 Oct. 2020.

An aligned market should have more houses listed than any other tracked category. Then, there should be more Pending and Closed properties followed by Active Option Contract because each of these functions has an intrinsic time allotment within a week’s window.

Pending Properties typically wait on conditions to be met to close the property. This process fills most of the time between the end of an Option Period to the Closing Date – about 23 days depending on a loan’s status, repairs, move out and any title issues resulting in a higher number each week. When this number is comparably low, it indicates more cash buyers are likely.

Closed Properties are a simple sum during a single week of 7 days. When this number is higher than other numbers, it indicates a depletion of the total market.

Active Option Contract are transactions with the option to terminate during a negotiated time – typically 3 to 7 days. Consequently, these properties can – and often do - enter and exit this status between our Market Watch collections on Friday mornings. When this number is low, it indicates shorter Option Periods were probably negotiated.

The lease market increased New Listings and Closed Properties while Pending decreased. The lease market inverted again after a reduction of Closed Properties last week. Pending properties are significantly lower than a typical lease market would tolerate.

This indicates that tenants aren’t able to secure a vacant property 60 days in advance. Instead, they must secure a lease for a currently occupied property or wait to pounce on an available property during the final 15-to-30-day window.

While many lease contracts require a 60-day notice to vacate, landlords don’t want a lease property to sit without a tenant – not even a day if possible. Current tenants often have the option to pay an additional month’s rent to avoid showings during their final 30 days in a property, but most tenants don’t pay for this option. Instead, they hope the property leases quickly to stop the showings.

As we head into the busy summer months, tenants and tenant agents should expect the lease market shortage to intensify and become more difficult to afford and meet qualifications. Increased lease prices are mainly a result of supply and demand. It’s also partially a result of increased property taxes and insurance increases. These expenses are indirectly passed on to the tenants through higher rents.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #MarketWatch #AlignedMarket #normalizing #BuyNow #SellNow #HighRent #ShortSupply #TimeWindows

Tuesday, May 17, 2022

Tree Cheers for Lumber

Lumber begins as wood from trees. Lumber is used in house construction, furniture, toys, flatware, storage containers, shipping pallets and more. The USA grows billions of tons of timber with hundreds of millions of tons harvested annually.

During the pandemic, many people worked from home, had income and were motivated to do home improvements while sawmills reduced workforces and production. The imbalance of supply and demand led to historic price volatility.

Lumber prices before 2019 hovered around $400 per 1,000 board feet (explained below). Prices hit a record high of $1,500 in April of 2021. They plunged to $483 by July 2021, shot back up to $1,337 in February 2022, dropped again to $874 in April and is back up to $920 as of May 13, 2022. Lumber instability ultimately contributed to the current inflation.

Types of wood
There are three types of wood: softwood, hardwood and engineered wood. There are many varieties of trees and each species has different qualities. Each tree creates multiple grades of wood depending on where and how the lumber is milled (cut).

The determination of “softwood” or “hardwood” comes from the tree’s seed rather than the wood itself. If the seed is exposed when it falls to the ground – like a pinecone – it is softwood. If the seed is covered – by a shell or fruit – it is hardwood.

© Mark M. Hancock /

come from conifer trees that have seed cones and needle-like leaves. They are most often evergreen. Most softwood trees grow quickly, tall and straight and mature in about 25 to 40 years. These factors plus their ability to be densely grown leads to a lower-priced lumber.

Softwood trees include pine, cedar, redwood, fir and spruce. Spruce, pine and fir (SPF) are used for framing new construction. Many of these resist rot and insects and are well suited for exterior construction such as fences, decks or outdoor furniture.

Hardwoods come from deciduous trees that most often lose their broad leaves each autumn. Most hardwood trees grow slowly and mature in about 100 years. Hardwood trees are valued for their grain, color, cut smoothness, and hardness to resist minor damage. The time and space required to grow hardwood trees creates higher-priced lumber.

Hardwood trees include walnut, oak, maple, cherry, mahogany and more. Hardwoods are well suited for furniture, cabinet fronts, interior finishes, flatware, toys and more.

Bamboo is technically grass but is often classified as hardwood and most often included with engineered wood.

Engineered wood doesn’t occur naturally. It is often manufactured from the waste wood at sawmills. Engineered wood is often a composite that is processed with chemicals or heat to produce a product with qualities or in sizes that would be unlikely to occur in nature. It is most often sold in broad, flat sheets and is unlikely to warp or cup.

Engineered wood includes plywood, oriented strand board (OSB), fiber board, composite board and hard board, which is used for pegboards. Plywood is layered and glued in alternating directions for strength and warp reduction.

Most engineered wood is used in unseen construction locations to add strength. It is often painted, laminated or covered with a veneer to disguise its actual appearance. It’s often the least expensive option.

Wood veneers are often classified as engineered wood since pieces (mostly hardwoods) are cut and joined to other wood or wood composite products to achieve specific wood grain appearance or size requirements. Many modern “hardwood” floors are actually engineered wood with a hardwood veneer.

Measurements and More
Lumber is measured and wholesaled in 1,000 board feet. This is calculated as length X width X thickness ÷ 144 (a square foot). So, an 8’ by 4’ by .5” sheet of plywood would be 16 board feet. Wood is either domestic (grown locally) or “exotic” (grown elsewhere). Woods are considered for their color, grain, density, strength (failure point), stiffness (bend under a load) and ability to take stain or paint. Some woods are selected specifically for their heat, moisture or electrical current tolerance.

Others may be selected to make storage containers (casks or barrels), eating or serving utensils and will be judged on odor, taste and lack of allergens. Construction grade wood is often unseen behind walls and is likely to have knots and other imperfections. Low grades become pallets or engineered wood.

When purchasing lumber for home projects, look for dry, straight wood with few knots or other issues. Get KD (kiln dried) and HT (heat treated) wood to kill pests and remove moisture.

Future Prices
Lumber futures are likely to remain volatile for a while. Immediate issues affecting prices are shortages in labor, equipment and parts. Additionally, lumber is heavy and must move a lot. From forest to mill to wholesaler to end user requires several trucks, probably a train and possibly a ship. All of these require trained professionals, specialized equipment, and fuel. These are in short supply and affected by economic volatility.

Inflation and mortgage rate increases should drop lumber prices because high prices should reduce demand. However, we have a housing shortage, Canadian tariffs and a European war. Ultimately, housing drives lumber costs, and housing is still hot.

This information and all previous monthly Information Of Value (IOV) posts are assembled into a convenient, no-cost book. All future IOV updates will be added to the book. You can view, bookmark, download or share it with friends from my Google Drive: LINK.

I’ve Got Your Six!

Mark M Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #IOV #InformationOfValue #lumber #timber #hardwood #softwood #EngineeredWood #LumberFuture

Monday, May 16, 2022

McKinney Client Testimonial (Prosper ISD)

I’m honored to receive a new 5-Star client review on Google:

“Mark helped us to buy our first home. As a realtor he is experienced, knowledgeable and available round the clock. He is a great human being.
I appreciate his help and recommend him if anybody looking to hire a realtor then Mark is the one.”

- Subrat Dash, McKinney

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #GoogleReview #McKinney #CollinCounty #review #testimonial #FirstTimeBuyer #ProsperISD

Thursday, May 12, 2022

Market Watch - 13 May 2022

Since last week, New Listings have increased while AOC, Pending and Closed properties decreased. The market wobbled again indicating that many buyers have tapped the brakes because four of the last six weeks have seen more houses enter the market rather than leave.

This week included college graduations, historic property tax increases with disputes, a continuing war in Ukraine. Fuel prices increase daily to break record highs in many places as well as the national average.

The lease market had a decrease in both New Listings and Closed Properties while Pending Properties increased. The lease market also saw more properties list rather than close after three straight weeks of being inverted.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #MarketWatch #AlignedMarket #MixedMarket #BuyNow #SellNow #HighRent #graduation #RecordFuelPrices

Under Contract in Oak Point

Congratulations to my amazing Oak Point seller clients!

Their house with a full acre of land in Emerald Sound at Lake Lewisville is under contract!

I've Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #UnderContract #Seller #OakPoint #EmeraldSound #DentonCounty #land #KellerWilliams #NorthCountry

Saturday, May 7, 2022

Visit me at Cinco de Mayo in Celina

Please visit me at Cinco de Mayo in Celina today! I’ll be at the Keller Williams North Country booth in the Downtown Historic Square from 5 to 7 p.m.

I’ll have these fun illustrations to color and some blank templates along with crayons and my button maker. Color or make original art, and I’ll make it something you can keep and enjoy for years.


I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #CincoDeMayo #Celina #food #music #art #festival #button #pinata

Friday, May 6, 2022

Market Watch - 6 May 2022

Since last week, New Listings, Pending Properties and Closed Properties have all increased while AOC decreased. The market inverted again after mostly wobbling in April.

Property taxes had a historic jump this year. If you’re a homeowner with a Homestead Exemption (HS), look at the county’s “Market Value” or “Appraised Value” rather than the bottom line “Assessed Value.”

The HS cap is set at 10%. The county got its maximum allowable amount this year, but they set up most taxpayers to hit the cap for the next 4 to 5 years although most houses didn’t appreciate at that same rate.

Unless your home has a senior, medical or disabled veteran lock, you should probably protest. Landlords can also protest tax assessments on investment properties although there is no Homestead Exemption. Learn How to Protest Your Tax Appraisal on this blog. 

The lease market had cyclical increases in New Listings and Closed properties while there were cyclical decreases in Pending Properties. It remains inverted.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified

#DFWmark #REALTOR #MarketWatch #InvertedMarket #TaxProtest #BuyNow #SellNow #RateHikes #HighRent #PropertyTaxes

Wednesday, May 4, 2022

LUX Market Watch for April 2022

All four categories increased in the luxury market this month. The Luxury Market remains inverted with more closed sales than new listings and is heating up as we go into the traditional real estate buying season. The highest listed price on the MLS is a $24.5 million house on 3.25 acres in Northwest Hills of Dallas.

There was a shift from all-cash buyers to partially financed purchases in the luxury market while interest rates were low. It wasn’t that high-end buyers needed help; they may have simply chosen to invest their cash elsewhere while rates were low. Expect more cash purchases to return to the upper end of this market as mortgage rates increase.

The National Association of REALTORS states, “Cash buyers continued to make up a higher market share, at 28% (25% in the prior month; 23% one year ago).” Mortgage rates are unimportant to all-cash buyers.

Everyone who has seen this year’s property taxes understands how much the market has appreciated in the last year. It has far outpaced inflation in North Texas. Luxury homes often compound that appreciation – especially when rare building materials are in extremely low supply. Consequently, luxury homes became a hedge against inflation.

Property ownership is traditionally how many people generate and protect wealth. Now, property is a place to park wealth.

Imagine an escalator going up. Place a tiny castle on it. It goes up with little work or notice. This is market appreciation – it historically goes up over time (assuming condition is maintained, and regional growth is sustained).

There are currently 33 Active luxury lease properties in North Texas with list prices of $10,000 or more per month. The highest is a penthouse in Uptown for $45,000 monthly.

To those who lease a home, the market gets away from them because rent is 100% interest. A tenant is literally defined as someone with a leasehold interest in another’s real property for a period of time. Tenants are on the ground floor watching the escalator castle get smaller as appreciation takes the castle farther away.

Meanwhile, the tiny castle owner can trade properties on any floor for a bigger, newer or better version depending on equity (principal plus appreciation). The castle protected wealth to the next level of growth. In short, those with income to buy a house, should. Those who have funds to buy a luxury house, should.

There’s still a historic shortage of houses. The short-term economic factors such as interest rates can temper price increases, but it doesn’t resolve the underlying supply and demand.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, Certified New Home Sales
214-862-7212 (call or text)

#DFWmark #REALTOR #MarketWatch #luxury #Lux #InvertedMarket #HousingShortage #equity #cash #appreciation

Tuesday, May 3, 2022

Market Watch - 29 April 2022

Since last week, New Listings have decreased while Active Option Contract, Pending and Closed properties have all decreased. 

This is the second week in a row and the third week of four that the market has seen more New Listings than Closed Properties. These changes occurred on the heels of the War in Ukraine, historic inflation, fuel prices increasing dramatically and the Fed raising the interest rate with a promise of more to come.

Closed Property volume was below New Listings from 20 November 2020 to 10 April 2022. This market period represented 58 of about 71 weeks of mostly inverted prices during historic housing shortages and price appreciation along with historically low interest rates. The trend could become mixed this summer.

The Lease market decreased New Listings and Closed Properties while Pending Properties increased leading to the cyclical end of the month.

The lease market has been mixed but mostly inverted this year after months of gains from October to December of 2021. Lease inventory is still desperately low as we move closer to the end of the school year and traditional summertime movement. 

Property taxes are certain to fix or increase lease prices as landlords don't have Homestead Exemptions to protect them from this year's unprecedented annual home appreciation.

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, Certified New Home Sales
214-862-7212 (call or text)

#DFWmark #REALTOR #MarketWatch #MarketCooling #changes #InvertedLeaseMarket #HousingShortage #HistoricTaxes #inflation #FuelPrices

Monday, May 2, 2022

Celina Cinco de Mayo

¡¡ Come Celebrate !!
2 – 10 p.m.
Saturday, May 7, 2022
Downtown Celina

From 5 – 7 p.m., I’ll be at the KW North Country booth with my button maker, blanks and crayons for folks with artistic flair!

Event features traditional dances, music, great food, shopping, games, a parade, dancing horses, a street dance and more. Learn more at

I’ve Got Your Six!

Mark M. Hancock, GRI, MRP, AHWD
REALTOR, Certified New Home Sales
214-862-7212 (call or text)

#DFWmark #REALTOR #CincoDeMayo #fiesta #festival #Celina #CollinCounty #DentonCounty #MexicanHeritage #food #dance

Welcome to the DFWmark Blog!

Welcome to the DFWmark Blog! This is a collection of content by Mark M. Hancock, a REALTOR with Keller Williams North County in Celina, Texa...