The Kansas City real estate market is divided by the Kansas-Missouri state line, but it functions as a single housing market. So the figures here, from the Kansas City Regional Association of Realtors, include sales from both sides of the border.
The market seems to be recovering from a bottom it hit in January. The Kansas City metro area, with a population of about 1.97 million, never experienced the torrid sales pace that much of the East and West Coasts did during the recent housing boom. Sales did hit a cyclical peak last June but then fell. Sales have risen for the past four months. And sales of existing homes were up 1% in April compared with April last year, though the average price fell about 1%.
For newly built homes, sales were down 18% in April compared with April 2006, but the average price rose nearly 7% to $282,990.
"We had a little optimistic building" by developers, says Diane Ruggiero, CEO of the local association of Realtors. There was a 10.4-month supply of new homes on the market in April, down from the peak of 15.9 months at the start of the year. For existing homes, there was a 6.8-month supply, up from March but down from an 8.6-month inventory in January.
"There are two differences in our market than (five years ago)," Ruggiero says. "One is bigger inventory, two is more agents. In 2001, we had 6,500 agents in this region. Now, we have a little over 10,000. There's a huge growth in the number of people coming into the business."
Wednesday, November 28, 2007
Sunday, November 11, 2007
Liberty High Schools Military Hall of Fame
Liberty High School is partnering with Proud Military Moms to implement a Military Hall of Fame for Active Duty Alumni. We want to honor current Liberty High School students that are classified as Active Duty or Liberty High School graduates that are currently in Active Duty, the Reserves, or in the National Guard. To participate in this program, or for more information, please contact Mrs. Parnau at http://www.proudmilmoms.com/ or 913-338-9473.
Monday, October 29, 2007
We can't give it to you if you don't ask.
I just spoke with a friend today that has discovered something bazaar and he wanted me to know about it.
A couple of years ago, he refinanced his house with an adjustable rate mortgage that was scheduled to reset in two years time. He told me they thought they would probably move before that time, so the lower interest rate was enticing to them. Last month that interest rate jumped up enough to make his house payment go from $1,350 to $1,825 - an additional $475 a month!
When he called today, he confessed to me that his business wasn't doing very good right now and they've had to make their house payments late for the last two months. This not only destroyed his credit scores, but also made the payments go even higher with all the late payments and extra interest that was due.
Today his mortgage company called again to see when he would be making his October payment (today is October 29th) and here's the interesting part. When he told them the higher interest payments were killing him, the woman on the other end of the phone asked him to explain. He told her he needed some help to see if they could possibly work something out to lower his payments back to the old rate, so she transferred him to what she called, "our loan workout department".
Apparently, this lender has been so swamped with people having trouble making their payments and even risking forclosure, that they've created an entirely new department for helping people "work out" a new payment plan.
After taking some general information over the phone, my friend was able to negotiate a lower fixed rate interest payment and lock it in for a 30 year term, all because he asked. He told me the woman said to him, "We can't give you this option unless you ask." I suppose it's their corporate policy.
After he called me, I did some research and have since found out that this is becoming very common these days. Lenders are "working out" new plans that are more affordable, especially for people that got locked into a situation like my friend where their interest rate and payment made a huge jump seemingly overnight. These lenders have decided it doesn't benefit them financially or from a public relations standpoint to force people into these bad situations.
If you're having trouble with an adjustable rate mortgage such as this, you have 3 choices. Sell the house, refinance the loan, or you might simply try calling your lender to see if they might be willing to adjust your current interest rate.
A couple of years ago, he refinanced his house with an adjustable rate mortgage that was scheduled to reset in two years time. He told me they thought they would probably move before that time, so the lower interest rate was enticing to them. Last month that interest rate jumped up enough to make his house payment go from $1,350 to $1,825 - an additional $475 a month!
When he called today, he confessed to me that his business wasn't doing very good right now and they've had to make their house payments late for the last two months. This not only destroyed his credit scores, but also made the payments go even higher with all the late payments and extra interest that was due.
Today his mortgage company called again to see when he would be making his October payment (today is October 29th) and here's the interesting part. When he told them the higher interest payments were killing him, the woman on the other end of the phone asked him to explain. He told her he needed some help to see if they could possibly work something out to lower his payments back to the old rate, so she transferred him to what she called, "our loan workout department".
Apparently, this lender has been so swamped with people having trouble making their payments and even risking forclosure, that they've created an entirely new department for helping people "work out" a new payment plan.
After taking some general information over the phone, my friend was able to negotiate a lower fixed rate interest payment and lock it in for a 30 year term, all because he asked. He told me the woman said to him, "We can't give you this option unless you ask." I suppose it's their corporate policy.
After he called me, I did some research and have since found out that this is becoming very common these days. Lenders are "working out" new plans that are more affordable, especially for people that got locked into a situation like my friend where their interest rate and payment made a huge jump seemingly overnight. These lenders have decided it doesn't benefit them financially or from a public relations standpoint to force people into these bad situations.
If you're having trouble with an adjustable rate mortgage such as this, you have 3 choices. Sell the house, refinance the loan, or you might simply try calling your lender to see if they might be willing to adjust your current interest rate.
Sunday, October 28, 2007
Liberty Arts Commission
Artists, pull out your paints, pastels, cameras or crayons and submit your works of art to a contest that could land your masterpiece on the cover of an upcoming issue of the Liberty Citizen, the City of Liberty’s citizen newsletter.
Sponsored by the Liberty Arts Commission, the contest is geared for two-dimensional art that represents the “Living in Liberty” theme. Three entries will be selected to grace the covers of the newsletter’s Summer 2008, Fall 2008 and Winter/Spring 2009 covers. At least one of the winners will be selected from the Youth category, which is open to individuals under the age of 18.
Entries can be submitted between August 1, 2007 and December 21, 2007. The contest is open to Liberty residents and students within the Liberty School District. Submissions must be the work of the entrant and must be original, two-dimensional art.
Entries will be reviewed by a panel of judges, appointed by the Liberty Arts Commission. Entries will be judged on overall quality, content and representation of the theme “Living in Liberty.”
Winners will be announced and prizes awarded at a reception in February 2008. The winning entries, along with other selected entries, also will be featured in a temporary exhibit in City Hall.
Sponsored by the Liberty Arts Commission, the contest is geared for two-dimensional art that represents the “Living in Liberty” theme. Three entries will be selected to grace the covers of the newsletter’s Summer 2008, Fall 2008 and Winter/Spring 2009 covers. At least one of the winners will be selected from the Youth category, which is open to individuals under the age of 18.
Entries can be submitted between August 1, 2007 and December 21, 2007. The contest is open to Liberty residents and students within the Liberty School District. Submissions must be the work of the entrant and must be original, two-dimensional art.
Entries will be reviewed by a panel of judges, appointed by the Liberty Arts Commission. Entries will be judged on overall quality, content and representation of the theme “Living in Liberty.”
Winners will be announced and prizes awarded at a reception in February 2008. The winning entries, along with other selected entries, also will be featured in a temporary exhibit in City Hall.
Wednesday, September 26, 2007
How to Entice Home Buyers in Todays Market
Can't sell your house? Use persuasion -- in the form of money or lucrative handouts. Here are some popular buyer incentives available in today's buyer's market:
• Down-payment help: As home prices hold steady and credit tightens, more buyers are hard-pressed to put money down on a home. A little help with the down payment can help them over this hurdle.
• Mortgage buy-down: Are your buyers nervous about their prospective monthly house payments or the interest rate on their loan? You can lower both by buying down their mortgage; each point you pay equals 1 percent of the loan amount. First-time buyers or young families can often use the help to free up cash to furnish their new home.
• Homeowner/condo association dues: Welcome your buyers to the neighborhood by springing for their first year of association dues.
• Maintenance fees: If the buyers will be contracting for lawn maintenance anyway, or if they will be required to do so in your community, paying a year of their maintenance fees is money in the bank for them. The same applies to a year of pool service.
• Home warranty: As the cost of service calls increases, a year of home warranty coverage is becoming a commonplace incentive to attract buyers. Typical policies cover service to the home's interior plumbing, HVAC, appliances and fixtures such as lights and fans. Typically excluded are pools, hot tubs, sprinkler systems and attic fans. Their only expense: a per-call fee, usually around $75.
• Closing costs: What buyer wouldn't welcome some help with those teeth-gritting closing costs (legal, title, filing fees, etc.) that, according to a Freddy Mac estimate, typically run between 2 percent to 4 percent of the loan amount?
• Landscaping: Springing for a few shrubs, new turf or other landscaping features can help a buyer feel right at home.
• Leave a treasure behind: Some home furnishings, especially those custom-made to fit a part of your house, can be profitably sacrificed if they help close the deal. After all, you likely know where and how to get another one. If the buyers are smitten with it, they may be more inclined to meet your terms if you agree to leave that prized puzzle piece in place.
Of course these things don't need to be given away right up front. An experienced Realtor will use these as leverage during the negotiations after determining what's important to the buyer. Again, one more important reason to use a great real estate agent that knows how to negotiate a deal. Remember, it's not always about the price!
• Down-payment help: As home prices hold steady and credit tightens, more buyers are hard-pressed to put money down on a home. A little help with the down payment can help them over this hurdle.
• Mortgage buy-down: Are your buyers nervous about their prospective monthly house payments or the interest rate on their loan? You can lower both by buying down their mortgage; each point you pay equals 1 percent of the loan amount. First-time buyers or young families can often use the help to free up cash to furnish their new home.
• Homeowner/condo association dues: Welcome your buyers to the neighborhood by springing for their first year of association dues.
• Maintenance fees: If the buyers will be contracting for lawn maintenance anyway, or if they will be required to do so in your community, paying a year of their maintenance fees is money in the bank for them. The same applies to a year of pool service.
• Home warranty: As the cost of service calls increases, a year of home warranty coverage is becoming a commonplace incentive to attract buyers. Typical policies cover service to the home's interior plumbing, HVAC, appliances and fixtures such as lights and fans. Typically excluded are pools, hot tubs, sprinkler systems and attic fans. Their only expense: a per-call fee, usually around $75.
• Closing costs: What buyer wouldn't welcome some help with those teeth-gritting closing costs (legal, title, filing fees, etc.) that, according to a Freddy Mac estimate, typically run between 2 percent to 4 percent of the loan amount?
• Landscaping: Springing for a few shrubs, new turf or other landscaping features can help a buyer feel right at home.
• Leave a treasure behind: Some home furnishings, especially those custom-made to fit a part of your house, can be profitably sacrificed if they help close the deal. After all, you likely know where and how to get another one. If the buyers are smitten with it, they may be more inclined to meet your terms if you agree to leave that prized puzzle piece in place.
Of course these things don't need to be given away right up front. An experienced Realtor will use these as leverage during the negotiations after determining what's important to the buyer. Again, one more important reason to use a great real estate agent that knows how to negotiate a deal. Remember, it's not always about the price!
Sunday, September 23, 2007
How's the Real Estate Market in Liberty?
How's the real estate market in Liberty? This is the number one question I get asked every single day. I don't take it personally because I realize that most homeowners are concerned about the equity in their home and they hear all the negative news from the media that makes them worry.
My response is that it's just like the stock market. Sometimes it's up and sometimes it's down. Right now it's down a little but it will certainly come back. I think most people can grasp that analogy and they believe that it will come back too, but like the stock market, we just don't know when.
I then use this opportunity to explain to them that it's a great time to buy right now. Using my stock market analogy, you buy low and sell high, right? So if the real estate market is depressed, then wouldn't this be a great time to buy a 2nd home or a rental property? Most of my investors get this and they're buying like crazy right now.
Ironically, what's bad for your average homeowner is actually fantastic for the real estate investors. Think of it this way, the market is depressed and there are hundreds of homes on the market making it a very strong "buyers market". This is an excellant buying opportunity for someone that has the ability to purchase rental properties. On top of that, the subprime lending market has dried up, so now all these people that were able to qualify for a loan in the past, will now have to go back to renting apartments, duplexes, and single family homes. Because they will be flooding the market for rental properties in Liberty MO, rental prices should rise.
It's simply the logic of supply and demand and it's the best of both worlds for an investor. Buy cheap and rent high! Most of my investors are currently on a 2-5 year buy and hold strategy for their Liberty Missouri investment properties. The market for flipping is still alive but I'm showing my investors why it makes more sense (and more money) to buy and hold right now.
Monday, September 10, 2007
Clayview Country Club
Clayview Country Club in Liberty has gone to the dogs.
The venerable swim and tennis club closed down its Liberty location with a dog swim and several other events over the Labor Day weekend. It will reopen next spring at a new site off Flintlock Road in Kansas City.
'This is a place with great memories, but we feel a lot of excitement when we look at where we're going next year,' said Rob Miller, chairman of the club's board.
The club has been a fixture of Kansas Street for decades: Liberty Mayor Bob Steinkamp said he remembered going to a party there after a summer practice for the William Jewell College football team in 1963.
Back then, Steinkamp said, the club was an island unto itself in the middle of nowhere. The Sears Grand shopping center across Conistor Road was a pasture full of Black Angus cattle. Frevert Hardware had just opened its store on Missouri 291, beginning the exodus of businesses from the downtown square.
Today, however, the club is something of an anachronism, surrounded by offices, retail shops and school facilities and fronting on one of the busiest thoroughfares in the metro. And just across Interstate 35 in Kansas City is Shoal Creek, a booming residential area full of potential sun-bathers and tennis players.
'It has served Liberty well over a number of years,' Steinkamp said. 'It's unfortunate that it's moving across the highway, but that's part of progress, I guess.'
The festivities last weekend weren't all that different from previous years', Miller said, except for the dog swim on Tuesday, which drew about 60 pups and their owners and marked the final swim at the club.
Next year, the Shoal Creek location will provide year-round activities, making the club more attractive to new members, Miller said. The new Clayview will have outdoor tennis courts and two pools as the Liberty location did, but also indoor courts and a fitness area. The club is working with the city of Kansas City to secure zoning and building permits for the site.
'In the demographics present and with the new homes coming in, this is a desired property,' Miller said. 'People want private swimming and tennis.'
Outdoor tennis courts at the new site should be ready for use by the beginning of the high school boys tennis season in March, Miller said. The pools and the rest of the amenities should be constructed in time for Memorial Day, the traditional start of the summer swimming season.
'We're excited to open it up and see the new things, the new adventures and the new memories that are created there,' he said.
The Kansas Street location may not sit idle for long. Local developer Tim Harris has already purchased the property and plans to redevelop it into a commercial site. That development will likely include restaurants along Kansas Street and hotel, shopping or office space on the bulk of the 11-acre site.
Significant engineering and infrastructure work remains before those plans are finalized, however, Steinkamp and the developers have said. 'It's a fine location,' Steinkamp said. 'Any retail or commercial use that goes into that location will not only benefit the developer, but also the city as well.'
Copyright © 2007 Kansas City Star, All Rights Reserved.
The venerable swim and tennis club closed down its Liberty location with a dog swim and several other events over the Labor Day weekend. It will reopen next spring at a new site off Flintlock Road in Kansas City.
'This is a place with great memories, but we feel a lot of excitement when we look at where we're going next year,' said Rob Miller, chairman of the club's board.
The club has been a fixture of Kansas Street for decades: Liberty Mayor Bob Steinkamp said he remembered going to a party there after a summer practice for the William Jewell College football team in 1963.
Back then, Steinkamp said, the club was an island unto itself in the middle of nowhere. The Sears Grand shopping center across Conistor Road was a pasture full of Black Angus cattle. Frevert Hardware had just opened its store on Missouri 291, beginning the exodus of businesses from the downtown square.
Today, however, the club is something of an anachronism, surrounded by offices, retail shops and school facilities and fronting on one of the busiest thoroughfares in the metro. And just across Interstate 35 in Kansas City is Shoal Creek, a booming residential area full of potential sun-bathers and tennis players.
'It has served Liberty well over a number of years,' Steinkamp said. 'It's unfortunate that it's moving across the highway, but that's part of progress, I guess.'
The festivities last weekend weren't all that different from previous years', Miller said, except for the dog swim on Tuesday, which drew about 60 pups and their owners and marked the final swim at the club.
Next year, the Shoal Creek location will provide year-round activities, making the club more attractive to new members, Miller said. The new Clayview will have outdoor tennis courts and two pools as the Liberty location did, but also indoor courts and a fitness area. The club is working with the city of Kansas City to secure zoning and building permits for the site.
'In the demographics present and with the new homes coming in, this is a desired property,' Miller said. 'People want private swimming and tennis.'
Outdoor tennis courts at the new site should be ready for use by the beginning of the high school boys tennis season in March, Miller said. The pools and the rest of the amenities should be constructed in time for Memorial Day, the traditional start of the summer swimming season.
'We're excited to open it up and see the new things, the new adventures and the new memories that are created there,' he said.
The Kansas Street location may not sit idle for long. Local developer Tim Harris has already purchased the property and plans to redevelop it into a commercial site. That development will likely include restaurants along Kansas Street and hotel, shopping or office space on the bulk of the 11-acre site.
Significant engineering and infrastructure work remains before those plans are finalized, however, Steinkamp and the developers have said. 'It's a fine location,' Steinkamp said. 'Any retail or commercial use that goes into that location will not only benefit the developer, but also the city as well.'
Copyright © 2007 Kansas City Star, All Rights Reserved.
Thursday, September 6, 2007
Teacher of Year finalists include one from Liberty.
A Liberty School District teacher is among six Teacher of the Year finalists announced Thursday by the Missouri Department of Elementary and Secondary Education. Eric Langhorst, an eighth-grade social-studies teacher at South Valley Junior High School in Liberty is among nearly 50 districts submitted nominations. A selection committee reviewed written applications to choose the finalists.
Committee members will interview the finalists Wednesday in Jefferson City to select a winner, who automatically will become a national Teacher of the Year candidate.
Committee members will interview the finalists Wednesday in Jefferson City to select a winner, who automatically will become a national Teacher of the Year candidate.
Your Credit, Your Number: How to Get Your Free Credit Report
If you’ve ever applied for credit or insurance, chances are the lender or insurance company checked your credit score. For years, creditors have been using credit scoring systems to determine if you’d be a good risk for credit cards, auto loans, and mortgages. Credit scores are also often used by employers and utilities.
So what is credit scoring? It’s a system creditors use to help determine whether to give you credit. It also may be used to help decide the terms you are offered or the rate you will pay for the loan.
Lenders can use one of many different credit-scoring models to determine if you are creditworthy. Different models can produce different scores.
However, lenders use some scoring models more than others. The FICO score is one such popular scoring method.
The FICO scale runs from 300 to 850. Generally, the higher your score, the better rates you’ll be offered. Those with a score of 720 or higher will get the most favorable interest rates on a mortgage, according to data from Fair Isaac Corp., a California-based company that developed the first credit score as well as the FICO score.
According to Fair Isaac, 58% of Americans have a FICO score of 700 or higher.
The Fair Credit Reporting Act (FCRA) requires each of the nationwide consumer reporting companies — Equifax, Experian, and TransUnion — to provide you with a free copy of your credit report, at your request, once every 12 months.
To order your free annual report from one or all the national consumer reporting companies, and to purchase your credit score, visit www.annualcreditreport.com, call toll-free 877-322-8228, or complete the Annual Credit Report Request Form and mail it to: Annual Credit Report Request Service, P. O. Box 105281, Atlanta, GA 30348-5281.
Only one Web site is authorized to fill orders for the free annual credit report you are entitled to under law — annualcreditreport.com. Other Web sites that claim to offer “free credit reports,” “free credit scores,” or “free credit monitoring” are not part of the legally mandated free annual credit report program. In some cases, the “free” product comes with strings attached.
For example, some sites sign you up for a supposedly “free” service that converts to one you have to pay for after a trial period. If you don’t cancel during the trial period, you may be unwittingly agreeing to let the company start charging fees to your credit card.
FCRA also gives you the right to get your credit score from the national consumer reporting companies. They are allowed to charge a reasonable fee, generally around $8, for the score. When you buy your score, often you get information on how you can improve it.
Typically, your credit score is most influenced by two factors: how you pay your debts and how much debt you owe. For example, late payments on loans, a past bankruptcy, debt collections or a court judgment ordering you to pay money as a result of a lawsuit will negatively affect your credit score.
Lenders want to be sure that the debt you owe is manageable. One example: Lenders get concerned if you have a significant amount of debt compared to your income — say, if what you owe each month on all loans and credit cards exceeds one-third of your monthly income.
Other factors that can affect your credit score include how long you’ve used credit, how often you’ve applied for new credit and whether you’ve taken on new debt.
While federal law requires lenders and other companies providing information to credit bureaus to give accurate information, mistakes do happen. So, when you look at your report:
–Make sure it accurately reflects how you have paid your bills. If you always pay your credit card and other loans on time, but your credit report erroneously shows late payments, you’ll want to correct that.
–Verify that all the accounts listed are yours, especially if you have a common name or you share a name with a relative (such as John Doe, Jr.).
–You also want to be careful that an identity thief hasn’t opened new accounts in your name to commit financial fraud.
–Look for accounts you don’t use and may have forgotten. You may be able to raise your credit score by closing unnecessary credit card accounts.
So what is credit scoring? It’s a system creditors use to help determine whether to give you credit. It also may be used to help decide the terms you are offered or the rate you will pay for the loan.
Lenders can use one of many different credit-scoring models to determine if you are creditworthy. Different models can produce different scores.
However, lenders use some scoring models more than others. The FICO score is one such popular scoring method.
The FICO scale runs from 300 to 850. Generally, the higher your score, the better rates you’ll be offered. Those with a score of 720 or higher will get the most favorable interest rates on a mortgage, according to data from Fair Isaac Corp., a California-based company that developed the first credit score as well as the FICO score.
According to Fair Isaac, 58% of Americans have a FICO score of 700 or higher.
The Fair Credit Reporting Act (FCRA) requires each of the nationwide consumer reporting companies — Equifax, Experian, and TransUnion — to provide you with a free copy of your credit report, at your request, once every 12 months.
To order your free annual report from one or all the national consumer reporting companies, and to purchase your credit score, visit www.annualcreditreport.com, call toll-free 877-322-8228, or complete the Annual Credit Report Request Form and mail it to: Annual Credit Report Request Service, P. O. Box 105281, Atlanta, GA 30348-5281.
Only one Web site is authorized to fill orders for the free annual credit report you are entitled to under law — annualcreditreport.com. Other Web sites that claim to offer “free credit reports,” “free credit scores,” or “free credit monitoring” are not part of the legally mandated free annual credit report program. In some cases, the “free” product comes with strings attached.
For example, some sites sign you up for a supposedly “free” service that converts to one you have to pay for after a trial period. If you don’t cancel during the trial period, you may be unwittingly agreeing to let the company start charging fees to your credit card.
FCRA also gives you the right to get your credit score from the national consumer reporting companies. They are allowed to charge a reasonable fee, generally around $8, for the score. When you buy your score, often you get information on how you can improve it.
Typically, your credit score is most influenced by two factors: how you pay your debts and how much debt you owe. For example, late payments on loans, a past bankruptcy, debt collections or a court judgment ordering you to pay money as a result of a lawsuit will negatively affect your credit score.
Lenders want to be sure that the debt you owe is manageable. One example: Lenders get concerned if you have a significant amount of debt compared to your income — say, if what you owe each month on all loans and credit cards exceeds one-third of your monthly income.
Other factors that can affect your credit score include how long you’ve used credit, how often you’ve applied for new credit and whether you’ve taken on new debt.
While federal law requires lenders and other companies providing information to credit bureaus to give accurate information, mistakes do happen. So, when you look at your report:
–Make sure it accurately reflects how you have paid your bills. If you always pay your credit card and other loans on time, but your credit report erroneously shows late payments, you’ll want to correct that.
–Verify that all the accounts listed are yours, especially if you have a common name or you share a name with a relative (such as John Doe, Jr.).
–You also want to be careful that an identity thief hasn’t opened new accounts in your name to commit financial fraud.
–Look for accounts you don’t use and may have forgotten. You may be able to raise your credit score by closing unnecessary credit card accounts.
Thursday, August 30, 2007
Staging Your Home to Sell for Top Dollar
This is one of the better videos I've seen on Home Staging. GREAT before and after photos.
Home Staging on 20/20
Just so you'll know, with every single listing I take, I provide FREE home staging to the homeowner.
Wednesday, August 29, 2007
Liberty City Council OKs takeover of Missouri Route A
The City Council at a special session Monday, July 30, approved taking over responsibility from the state for 1.9 miles of Missouri Route A between Missouri Highway 291 and 112th Street.
The previous week it appeared the transfer of Route A could be in jeopardy, creating a domino effect that threatened the timing of other construction projects.
At their meeting July 23, some council members expressed concern about adding more roadways to the city's already over-burdened street system.
Not accepting Route A could have created problems immediately for Roger's Sporting Goods and potentially later for New Town at Liberty, a 939-acre development proposed along Route A. A second high school is also planned for construction on Route A, which will likely be renamed.
“The public works director had just told us that 60 percent of our streets are crap,” said Councilman John Parry. “Why would we want more when we can't take care of what we have? We didn't know that we could hurt Roger's if we didn't take A.”
Parry said council members, especially those newly elected, were not given enough information earlier about the ramifications of not approving the transfer of Route A to the city.
Mayor Bob Steinkamp said council members had the information, but some apparently didn't read it or understand it.
“It bothers me that they didn't think this through,” Steinkamp said. “I don't understand this wall of silence. If they don't understand it, they should ask.”
Shannon Peisert, vice president of Roger's, said it was important for the city to take over Route A because it would allow the business to move forward with its project, which involves relocation of utilities in Liberty's rights of way.
Roger's is in the Triangle but will move to Roger's Plaza, a sports-themed shopping center, next spring. Once that happens, Roger's old building will be torn down to allow Blue Jay Drive to connect to Highway 291, opening the eastern side of the Triangle for new businesses.
Steve Hansen, public works director, said the state wanted the city to take over all state routes in the city limits with the exception of Highway 291 in exchange for the state accepting responsibility for the proposed Flintlock overpass.
“The maintenance and liability connected to the overpass is huge,” Hansen said. “And by taking over A highway we would have more control, like setting speed limits.”
With the relinquishment agreement approved, MoDOT will forward a quit-claim deed for approval to the Missouri Highway Commission for the conveyance of Route A to the city, Hansen said.
In other road business, the council at its July 23 meeting unanimously approved spending $650,000 for micro surfacing and overlay and kept back $40,000 in contingency. Contracts approved included $76,393 with Musselman & Hall Contractors for micro-surfacing and $458,732 with Superior Bowen Asphalt Co. for overlay. The council also agreed to spend $113,846 with Superior Bowen for the Dalles subdivision roads. The roadwork is expected to take two to three weeks to complete, according to city engineer Brian Hess.
In other action, the council:- approved unanimously a rezoning application and preliminary development plan for Liberty Farms, an upscale subdivision at the southeast corner of La Frenz and Richfield roads, despite objections from neighbors. According to the applicant, the development includes about 50 homes priced in the $400,000 to $800,000 range to be constructed on 33 acres. Surrounding residents expressed concern about traffic congestion, density and potential crime encroaching on their rural lifestyle. Their greatest concern was about water runoff and possible damage to their properties. Developer BTF Management is expected to return later to the Planning and Zoning Commission and City Council with a final development plan, when any concerns would be addressed fully, officials said.
- approved road improvements for portions of Bent Oaks, Camelot, Claywoods and Blueberry and along South Wales, Blue Jay Drive, Murray Road, Richfield Road and Bristol Way.
- approved an easement agreement with the Liberty school district for an 8-foot wide paved park trail through the Blackberry development south of the Community Center.
- approved an amendment to the city's parking regulations to create a parking district in neighborhoods surrounding William Jewell College. Under the plan, residents would be allowed one parking permit per household to park on the street. This is the latest effort by the city, college officials and residents to control parking problems on neighborhood streets when classes are in session.
The previous week it appeared the transfer of Route A could be in jeopardy, creating a domino effect that threatened the timing of other construction projects.
At their meeting July 23, some council members expressed concern about adding more roadways to the city's already over-burdened street system.
Not accepting Route A could have created problems immediately for Roger's Sporting Goods and potentially later for New Town at Liberty, a 939-acre development proposed along Route A. A second high school is also planned for construction on Route A, which will likely be renamed.
“The public works director had just told us that 60 percent of our streets are crap,” said Councilman John Parry. “Why would we want more when we can't take care of what we have? We didn't know that we could hurt Roger's if we didn't take A.”
Parry said council members, especially those newly elected, were not given enough information earlier about the ramifications of not approving the transfer of Route A to the city.
Mayor Bob Steinkamp said council members had the information, but some apparently didn't read it or understand it.
“It bothers me that they didn't think this through,” Steinkamp said. “I don't understand this wall of silence. If they don't understand it, they should ask.”
Shannon Peisert, vice president of Roger's, said it was important for the city to take over Route A because it would allow the business to move forward with its project, which involves relocation of utilities in Liberty's rights of way.
Roger's is in the Triangle but will move to Roger's Plaza, a sports-themed shopping center, next spring. Once that happens, Roger's old building will be torn down to allow Blue Jay Drive to connect to Highway 291, opening the eastern side of the Triangle for new businesses.
Steve Hansen, public works director, said the state wanted the city to take over all state routes in the city limits with the exception of Highway 291 in exchange for the state accepting responsibility for the proposed Flintlock overpass.
“The maintenance and liability connected to the overpass is huge,” Hansen said. “And by taking over A highway we would have more control, like setting speed limits.”
With the relinquishment agreement approved, MoDOT will forward a quit-claim deed for approval to the Missouri Highway Commission for the conveyance of Route A to the city, Hansen said.
In other road business, the council at its July 23 meeting unanimously approved spending $650,000 for micro surfacing and overlay and kept back $40,000 in contingency. Contracts approved included $76,393 with Musselman & Hall Contractors for micro-surfacing and $458,732 with Superior Bowen Asphalt Co. for overlay. The council also agreed to spend $113,846 with Superior Bowen for the Dalles subdivision roads. The roadwork is expected to take two to three weeks to complete, according to city engineer Brian Hess.
In other action, the council:- approved unanimously a rezoning application and preliminary development plan for Liberty Farms, an upscale subdivision at the southeast corner of La Frenz and Richfield roads, despite objections from neighbors. According to the applicant, the development includes about 50 homes priced in the $400,000 to $800,000 range to be constructed on 33 acres. Surrounding residents expressed concern about traffic congestion, density and potential crime encroaching on their rural lifestyle. Their greatest concern was about water runoff and possible damage to their properties. Developer BTF Management is expected to return later to the Planning and Zoning Commission and City Council with a final development plan, when any concerns would be addressed fully, officials said.
- approved road improvements for portions of Bent Oaks, Camelot, Claywoods and Blueberry and along South Wales, Blue Jay Drive, Murray Road, Richfield Road and Bristol Way.
- approved an easement agreement with the Liberty school district for an 8-foot wide paved park trail through the Blackberry development south of the Community Center.
- approved an amendment to the city's parking regulations to create a parking district in neighborhoods surrounding William Jewell College. Under the plan, residents would be allowed one parking permit per household to park on the street. This is the latest effort by the city, college officials and residents to control parking problems on neighborhood streets when classes are in session.
Tuesday, August 28, 2007
Money Magazines TOP 100 Best Places to Live for 2007
No 67. Liberty, Mo.
Population: 28,600Median home price (2006): $198,077Average property taxes (2006): $1,865Liberty's biggest employers include the Liberty Hospital, a Hallmark card distribution center and several other mid-size businesses, but the town's best economic asset is arguably its closeness to jobs in Kansas City. The first-ring suburb offers shopping, restaurants and parks for walking, hiking and biking. Residents can play soccer, baseball and golf at the $7 million Fountain Bluff recreational complex, opened in 2002. William Jewell College, a small liberal arts school, is also located there, giving the town a boost of youth and culture. -A.F.
For the full report visit http://money.cnn.com/magazines/moneymag/bplive/2007/top100/
Population: 28,600Median home price (2006): $198,077Average property taxes (2006): $1,865Liberty's biggest employers include the Liberty Hospital, a Hallmark card distribution center and several other mid-size businesses, but the town's best economic asset is arguably its closeness to jobs in Kansas City. The first-ring suburb offers shopping, restaurants and parks for walking, hiking and biking. Residents can play soccer, baseball and golf at the $7 million Fountain Bluff recreational complex, opened in 2002. William Jewell College, a small liberal arts school, is also located there, giving the town a boost of youth and culture. -A.F.
For the full report visit http://money.cnn.com/magazines/moneymag/bplive/2007/top100/
Monday, August 27, 2007
Maximizing your Sales Price through Home Staging
As the housing market cools, it's more important than ever to pull out all the stops...six tricks of the pros for getting top dollar.
There are several surfire ways to boost the value of your home (a Viking stove and an inground pool certainly never hurt). But for sellers, there's only one way to maximize your investment that can A) be done in just a few days, B) can cost less than a plane ticket, and C) won't involve copious amounts of dust and contractor bills
It's called staging -- that is, spiffing up your home in a number of small ways -- and it's getting more and more popular as the housing market cools and sellers try and set their homes apart.
"The way you live in your home and the way you market a house are two different things," says Barb Schwarz, the CEO and founder of StagedHomes.com, who has personally staged more than 5,000 homes over the past 33 years. "You have to think of your home as a product."
A home that Schwarz recently staged in Seattle had been on the market for nine months at an asking price of $1.4 million. Three weeks after investing $8,000 in staging services (the average cost of staging is $3,200), the sellers received an offer for $1.9 million -- $500,000 more than the asking price.
Staged homes also sell faster, according to Schwarz -- an average of seven days compared to 45 days for unstaged homes.
Here are six tricks from staging pros that will give you the home-court advantage:
Get On Your Hands and Knees
OK, so cleaning up sounds like a given, but this goes way beyond a vacuum cleaner and a dust rag. To get your home in shape for sale, you need to scrub around the faucets and the light switches. Banish the dustballs hanging around the baseboards and the cobwebs in the skylights. Powerwash the house and the driveway and keep the sidewalk swept clean.
"You would detail your car if you were going to sell it," says Schwarz. "You should detail your house too."
Follow the Basketball Rule
It's no secret that America is a nation of consumers. And all of that stuff we buy is strewn about our homes.
In the living room of one luxurious home that Schwarz staged, she unearthed a grand piano beneath mounds of clutter -- something she did not notice when she first visited. So while you might like being surrounded by your collection of trophy fish or glass figurines, these items can be a real turnoff to a potential buyer.
Here's a rule of thumb: Remove all items that are smaller than the size of a basketball. Pack up at least half of your books. And stash the photographs of you and the kids on your Hawaiian vacation.
You want the buyer to be able to envision himself in your home -- not you.
Color Your Walls Martha
Yes, of course your bright red dining room and purple living room are exquisite and fit your style to a tee. But the truth is that a prospective buyer is unlikely to appreciate your extraordinary taste and doesn't want to have to paint everything down after closing on the house.
Cover your walls in neutral, complementary hues -- Schwarz says Martha Stewart's line is your best bet. They make rooms look expansive.
Cast a Cold Eye
Stand at the doorway of each room and take in the impression it gives. Are there too many accessories on the wall? Too many area rugs? Do the plants look overgrown? Is the furniture clustered on one side of the room?
"Most master bedrooms have too much," says Schwarz. "They tend to look like furniture stores."
In the dining room, remove extra leaves and chairs. In other rooms, take at least half of everything out and see how it looks. Then reintroduce items into the room sparingly. Be sure to visit your garage, basement, and attic for inspiration. Schwarz recently transformed a humdrum child's bedroom into a nautical paradise using items she found in the owners' garage. An old fishing pole found new life as a curtain rod, a net became a headboard, and a fishing boot served as the base for a lamp.
The buyers for this $1.5 million house were so taken with the handiwork that they stipulated in the contract that the contents of this child's room were to stay with the house. So go ahead and show some flair, but leave any dramatic artwork -- especially nudes -- out.
Set the Scene
If you're expecting an agent to stop by with a potential buyer, there are several last-minute touches you need to do before leaving the house. Empty the wastebaskets, put the toilet lids down ("I can't tell you how many people in million dollar homes leave their seats up," says Schwarz.), hide your laundry and grooming items, and place baskets of new, color coordinated hand towels in the bathroom. Always leave some lights on.
And have soft jazz or easy listening music playing. It will put people in a buying mood.
Call in the Pros
If staging your home is too big a project to pull off by yourself, there are scores of professionals willing to give you a hand. You can find Accredited Staging Professionals in your state at http://www.stagedhomes.com/asps/asps.php. But before hiring anyone, ask to see their portfolio.
There are several surfire ways to boost the value of your home (a Viking stove and an inground pool certainly never hurt). But for sellers, there's only one way to maximize your investment that can A) be done in just a few days, B) can cost less than a plane ticket, and C) won't involve copious amounts of dust and contractor bills
It's called staging -- that is, spiffing up your home in a number of small ways -- and it's getting more and more popular as the housing market cools and sellers try and set their homes apart.
"The way you live in your home and the way you market a house are two different things," says Barb Schwarz, the CEO and founder of StagedHomes.com, who has personally staged more than 5,000 homes over the past 33 years. "You have to think of your home as a product."
A home that Schwarz recently staged in Seattle had been on the market for nine months at an asking price of $1.4 million. Three weeks after investing $8,000 in staging services (the average cost of staging is $3,200), the sellers received an offer for $1.9 million -- $500,000 more than the asking price.
Staged homes also sell faster, according to Schwarz -- an average of seven days compared to 45 days for unstaged homes.
Here are six tricks from staging pros that will give you the home-court advantage:
Get On Your Hands and Knees
OK, so cleaning up sounds like a given, but this goes way beyond a vacuum cleaner and a dust rag. To get your home in shape for sale, you need to scrub around the faucets and the light switches. Banish the dustballs hanging around the baseboards and the cobwebs in the skylights. Powerwash the house and the driveway and keep the sidewalk swept clean.
"You would detail your car if you were going to sell it," says Schwarz. "You should detail your house too."
Follow the Basketball Rule
It's no secret that America is a nation of consumers. And all of that stuff we buy is strewn about our homes.
In the living room of one luxurious home that Schwarz staged, she unearthed a grand piano beneath mounds of clutter -- something she did not notice when she first visited. So while you might like being surrounded by your collection of trophy fish or glass figurines, these items can be a real turnoff to a potential buyer.
Here's a rule of thumb: Remove all items that are smaller than the size of a basketball. Pack up at least half of your books. And stash the photographs of you and the kids on your Hawaiian vacation.
You want the buyer to be able to envision himself in your home -- not you.
Color Your Walls Martha
Yes, of course your bright red dining room and purple living room are exquisite and fit your style to a tee. But the truth is that a prospective buyer is unlikely to appreciate your extraordinary taste and doesn't want to have to paint everything down after closing on the house.
Cover your walls in neutral, complementary hues -- Schwarz says Martha Stewart's line is your best bet. They make rooms look expansive.
Cast a Cold Eye
Stand at the doorway of each room and take in the impression it gives. Are there too many accessories on the wall? Too many area rugs? Do the plants look overgrown? Is the furniture clustered on one side of the room?
"Most master bedrooms have too much," says Schwarz. "They tend to look like furniture stores."
In the dining room, remove extra leaves and chairs. In other rooms, take at least half of everything out and see how it looks. Then reintroduce items into the room sparingly. Be sure to visit your garage, basement, and attic for inspiration. Schwarz recently transformed a humdrum child's bedroom into a nautical paradise using items she found in the owners' garage. An old fishing pole found new life as a curtain rod, a net became a headboard, and a fishing boot served as the base for a lamp.
The buyers for this $1.5 million house were so taken with the handiwork that they stipulated in the contract that the contents of this child's room were to stay with the house. So go ahead and show some flair, but leave any dramatic artwork -- especially nudes -- out.
Set the Scene
If you're expecting an agent to stop by with a potential buyer, there are several last-minute touches you need to do before leaving the house. Empty the wastebaskets, put the toilet lids down ("I can't tell you how many people in million dollar homes leave their seats up," says Schwarz.), hide your laundry and grooming items, and place baskets of new, color coordinated hand towels in the bathroom. Always leave some lights on.
And have soft jazz or easy listening music playing. It will put people in a buying mood.
Call in the Pros
If staging your home is too big a project to pull off by yourself, there are scores of professionals willing to give you a hand. You can find Accredited Staging Professionals in your state at http://www.stagedhomes.com/asps/asps.php. But before hiring anyone, ask to see their portfolio.
Sunday, August 26, 2007
2007 Liberty Fall Festival
The 2007 Liberty Fall Festival will be held September 28-30, 2007 in beautiful downtown Liberty, Missouri. For more information visit http://www.libertyfallfestival.com/index.html
This is one of the area's Premier Arts and Crafts Fairs with Music & Entertainment throughout the weekend and admission is FREE!
This is one of the area's Premier Arts and Crafts Fairs with Music & Entertainment throughout the weekend and admission is FREE!
New Economic Developments in Liberty Missouri
Blackberry is a development which has completed the approval process in the City of Liberty. Now all we need is you! Blackberry is a mixed-use development which will include residential, retail and office. Its location is great - right next to the Liberty Community Center on Withers Road. Withers Road is the main feeder street to and from the new South Liberty Parkway which connects to I-35. To see more information about Blackberry, click here to open its website.
Liberty Pointe is a mixed-use development just recently approved by the City Council. The first phase is senior housing. Phase II will include shopping and dining. The mixed-use zoning would allow many business uses. The site is at the corner of Withers Drive and the new South Liberty Parkway which serves as an arterial street to I-35. It is projected to see 16,000 cars per day.
Liberty Triangle is a development that is currently underway. This retail area is already enjoying success with national tenants such as Texas Roadhouse, Starbuck's, Red Robin and Planet Sub. It is located at I-35 and MO 152 with some of the highest traffic counts in the area. To see more information about the Shoppes at Liberty Triangle, click here to open its web site.
New Town at Liberty is a 900+ development which will include residential, retail and office. Developed by Whittaker Homes the residential component is a traditional neighborhood development. Whittaker's similar project, New Town St. Charles, has been tremendously successful. The boundaries of New Town at Liberty are A Highway on the south and west and I-35 on the east.
Click here to open its website.Roger's Plaza will be 147,000 square feet of retail space anchored by Roger's Sporting Goods. It is located less than a mile north of the I-35 & MO 291 intersection with excellent I-35 visibility. It is also directly south of the New Town at Liberty (see above).
Shoal Creek Valley Development - Zion Securities in Salt Lake City, Utah has announced additional plans for a mixed-use development. This additional 320 acres will include retail, office and residential components.The principal developer is Carma Development with partner Alberta Development Partners. The project lies on Missouri Highway 152 between I-435 and I-35 in Kansas City, Missouri.
Whitehall Station will be a regional shopping destination located at the convergence of I-35, Highway 69 and South Liberty Parkway. Close to 70 acres will develop into almost 700,000 square feet lifestyle center. Local developer, Ferguson Properties, has partnered with national developer CBL & Associates. CBL also owns Oak Park Mall in Overland Park.
Liberty Pointe is a mixed-use development just recently approved by the City Council. The first phase is senior housing. Phase II will include shopping and dining. The mixed-use zoning would allow many business uses. The site is at the corner of Withers Drive and the new South Liberty Parkway which serves as an arterial street to I-35. It is projected to see 16,000 cars per day.
Liberty Triangle is a development that is currently underway. This retail area is already enjoying success with national tenants such as Texas Roadhouse, Starbuck's, Red Robin and Planet Sub. It is located at I-35 and MO 152 with some of the highest traffic counts in the area. To see more information about the Shoppes at Liberty Triangle, click here to open its web site.
New Town at Liberty is a 900+ development which will include residential, retail and office. Developed by Whittaker Homes the residential component is a traditional neighborhood development. Whittaker's similar project, New Town St. Charles, has been tremendously successful. The boundaries of New Town at Liberty are A Highway on the south and west and I-35 on the east.
Click here to open its website.Roger's Plaza will be 147,000 square feet of retail space anchored by Roger's Sporting Goods. It is located less than a mile north of the I-35 & MO 291 intersection with excellent I-35 visibility. It is also directly south of the New Town at Liberty (see above).
Shoal Creek Valley Development - Zion Securities in Salt Lake City, Utah has announced additional plans for a mixed-use development. This additional 320 acres will include retail, office and residential components.The principal developer is Carma Development with partner Alberta Development Partners. The project lies on Missouri Highway 152 between I-435 and I-35 in Kansas City, Missouri.
Whitehall Station will be a regional shopping destination located at the convergence of I-35, Highway 69 and South Liberty Parkway. Close to 70 acres will develop into almost 700,000 square feet lifestyle center. Local developer, Ferguson Properties, has partnered with national developer CBL & Associates. CBL also owns Oak Park Mall in Overland Park.
KC ranks 3rd for Relocating Families
Kansas City ranks No. 3 among large metropolitan areas in the 2007 Best Cities for Relocating Families, published by Worldwide ERC and Primacy Relocation.
Fort Worth-Arlington, Texas, ranks No. 1 among metro areas with populations of at least 1.25 million. Wichita ranks second among midsized metros with a population of 575,000 to 1.25 million. Knoxville, Tenn., topped that list. Provo-Orem, Utah, came in No. 1 for relocating families in small metro areas, those with a population of 350,000 to 575,000. Springfield, Mo., ranks 11th on the list of small metro areas.
This is the third year for the study, on which the two organizations worked with Bert Sperling of Sperling's BestPlaces to rate cities based on short-term and long-term factors that determine the likelihood of a successful relocation. In relocating a family, traditional variables such as an area's cost of living, crime rates, education and climate are combined with more abstract factors such as a city's arts and culture scene, focus on diversity and number of physicians per capita, according to a release.
The 2007 study placed a special emphasis on the housing market.
If you are considering relocating to the Kansas City area, especially Liberty Missouri, please call Ron Henderson of Keller Williams, Northland Partners at (816) 651-9001 or visit his website at www.clayandplatte.com
Fort Worth-Arlington, Texas, ranks No. 1 among metro areas with populations of at least 1.25 million. Wichita ranks second among midsized metros with a population of 575,000 to 1.25 million. Knoxville, Tenn., topped that list. Provo-Orem, Utah, came in No. 1 for relocating families in small metro areas, those with a population of 350,000 to 575,000. Springfield, Mo., ranks 11th on the list of small metro areas.
This is the third year for the study, on which the two organizations worked with Bert Sperling of Sperling's BestPlaces to rate cities based on short-term and long-term factors that determine the likelihood of a successful relocation. In relocating a family, traditional variables such as an area's cost of living, crime rates, education and climate are combined with more abstract factors such as a city's arts and culture scene, focus on diversity and number of physicians per capita, according to a release.
The 2007 study placed a special emphasis on the housing market.
If you are considering relocating to the Kansas City area, especially Liberty Missouri, please call Ron Henderson of Keller Williams, Northland Partners at (816) 651-9001 or visit his website at www.clayandplatte.com
Saturday, August 11, 2007
Liberty High School in Liberty Missouri
Liberty High School is a three-year high school for grades 10-12, located in Liberty, Missouri. Freshmen attend Liberty Junior High School and South Valley Junior High. Its current enrollment is just over 2000, and is projected to rapidly increase. It is the only high school in the Liberty Public School District, though a second high school is planned for construction by 2010.
LHS was first established in 1890 as Clay County, Missouri's first four-year high school. Its original campus, located at Mill and Gallatin, is now the site of Franklin Elementary. In 1923, the school, overcrowded in its first facility with 300 students, relocated to the former site of the Liberty Ladies College, at Kansas and Fairview streets. As Liberty grew into a major suburb of the Kansas City Metropolitan Area, the district built a new facility near Interstate 35, about one mile (1.6 km) west of the downtown area, and converted the previous facility to the junior high.
With word of its strong academic reputation attracting families to new subdivisions in Liberty and Kansas City, Liberty High School tripled in size during the 1990s, adding wings for science, fine arts, visual arts, and an expanded media center.
Several programs at Liberty have received state and national accolades. State championships include men's track (1923, 1924, 1999, 2001), men's cross country (2003, 2004), women's cross country (2006), men's basketball (1998), academic competition (1993, 2003, 2005), one-act play (1996) and women's softball (2004). Liberty has twice served as the president school for the Missouri Association of Student Councils, doing so in 1957 and 2003. Its broadcasting program, recipient of the National Pacemaker Award for exceptional student journalism in 2004, operates cable channel 18 on Time Warner Cable under the non-assigned call letters KLPS.
LHS was first established in 1890 as Clay County, Missouri's first four-year high school. Its original campus, located at Mill and Gallatin, is now the site of Franklin Elementary. In 1923, the school, overcrowded in its first facility with 300 students, relocated to the former site of the Liberty Ladies College, at Kansas and Fairview streets. As Liberty grew into a major suburb of the Kansas City Metropolitan Area, the district built a new facility near Interstate 35, about one mile (1.6 km) west of the downtown area, and converted the previous facility to the junior high.
With word of its strong academic reputation attracting families to new subdivisions in Liberty and Kansas City, Liberty High School tripled in size during the 1990s, adding wings for science, fine arts, visual arts, and an expanded media center.
Several programs at Liberty have received state and national accolades. State championships include men's track (1923, 1924, 1999, 2001), men's cross country (2003, 2004), women's cross country (2006), men's basketball (1998), academic competition (1993, 2003, 2005), one-act play (1996) and women's softball (2004). Liberty has twice served as the president school for the Missouri Association of Student Councils, doing so in 1957 and 2003. Its broadcasting program, recipient of the National Pacemaker Award for exceptional student journalism in 2004, operates cable channel 18 on Time Warner Cable under the non-assigned call letters KLPS.
Liberty Public Schools award-winning spot
This spot, produced by Wide Awake Films, earned the Missouri School Public Relations Association's "Award of Excellence", the organization's highest award. We thank the good people at Liberty Public Schools for the opportunity. http://vids.myspace.com/index.cfm?fuseaction=vids.individual&videoid=827367868
To find out more about purchasing a home and living within the Liberty School Disctrict, contact Ron Henderson at (816) 651-9001 or visit his website at www.ClayAndPlatte.com
To find out more about purchasing a home and living within the Liberty School Disctrict, contact Ron Henderson at (816) 651-9001 or visit his website at www.ClayAndPlatte.com
Liberty School District's NEW website
The Liberty School District's new and improved website is up and running at http://liberty.k12.mo.us
High Academic Standards!
Liberty Public Schools has been named a "High Performing School District" by the state of Missouri for five consecutive years. “High Performing” is the highest accreditation ranking given to a Missouri school and recognizes Liberty as one the state’s best school districts. Liberty students consistently score above state and national norms on standardized tests. Liberty High School’s ACT scores rank it among the areas best, and the high school continues to graduate a high number of Bright Flight Scholars National Merit Scholarship winners. Liberty's graduation rate is 89 percent, and the dropout rate is under three percent.
Recognized for Safety
Our safety program has won national attention. What Liberty Public Schools is doing to keep children safe has been featured on the front cover of USA Today and on NBC Nightly News.
Great Leadership!
The Liberty Schools Board of Education was recognized as Missouri's finest by the Missouri School Boards Association when it was named Missouri's Outstanding Board of Education. Missouri has over 530 school districts. Ninety-seven percent of the district budget goes directly to programs related to students. About three percent goes to business services, executive administration, community services, and the Board of Education. Senior High School Principal Dr. Martin Jacobs, was awarded a $25,000 cash prize in 1997 for his contribution to Liberty High School by the Milken Grant Award Program, which honors the nation's outstanding educators.
We're Connected!
The district was one of only three schools in the nation honored by the National School Boards Association for technology excellence. Liberty is used as a state model for effective use of technology for learning. Liberty Schools operates its own public cable channel serving all Liberty district homes and sends out a weekly e-mail newsletter, called QuickNews, with school information to over 3,500 people.
High Academic Standards!
Liberty Public Schools has been named a "High Performing School District" by the state of Missouri for five consecutive years. “High Performing” is the highest accreditation ranking given to a Missouri school and recognizes Liberty as one the state’s best school districts. Liberty students consistently score above state and national norms on standardized tests. Liberty High School’s ACT scores rank it among the areas best, and the high school continues to graduate a high number of Bright Flight Scholars National Merit Scholarship winners. Liberty's graduation rate is 89 percent, and the dropout rate is under three percent.
Recognized for Safety
Our safety program has won national attention. What Liberty Public Schools is doing to keep children safe has been featured on the front cover of USA Today and on NBC Nightly News.
Great Leadership!
The Liberty Schools Board of Education was recognized as Missouri's finest by the Missouri School Boards Association when it was named Missouri's Outstanding Board of Education. Missouri has over 530 school districts. Ninety-seven percent of the district budget goes directly to programs related to students. About three percent goes to business services, executive administration, community services, and the Board of Education. Senior High School Principal Dr. Martin Jacobs, was awarded a $25,000 cash prize in 1997 for his contribution to Liberty High School by the Milken Grant Award Program, which honors the nation's outstanding educators.
We're Connected!
The district was one of only three schools in the nation honored by the National School Boards Association for technology excellence. Liberty is used as a state model for effective use of technology for learning. Liberty Schools operates its own public cable channel serving all Liberty district homes and sends out a weekly e-mail newsletter, called QuickNews, with school information to over 3,500 people.
Saturday, June 30, 2007
7 Ways To Avoid New Construction Pains
New construction purchases in Liberty have a different set of playing rules than that of resale. Here is what buyers can expect will happen and how to better prepare themselves for any potential pitfalls when buying a new construction home in Liberty, Missouri.
1. Use an agent. I know that sounds self-serving but here is the reality, those friendly people at the sales center are there to do one thing, and one thing only, make the developer money. They are there to protect his interests, not yours. Not to mention, most builder contracts are structured for the builder, not mutually agreeable parties. I have seen some that make War and Peace look like an easy read!
2. If you are wise enough to protect your interests and use an agent, don't go to any open houses or sales centers without them. As tempting as that might be, you jeopardize their commission and therefore will leave yourself without representation. The developers are sneaky that way, they know curiosity gets the cat and claiming you as "theirs" is just what they want. The more ignorant you are to the process and your rights, the easier it is for them.
3. Prepare for homelessness. What I mean by that is, depending on how far out the project is, even if the builder says with a straight face that they can deliver within 60 days of signing the contract, don't bet the farm on it. In fact, I tell all my clients to prepare for the worst case scenario. Have a plan B for your things and for where you can live should your new home not be finished on time.
4. Once the contract is accepted, pick out your finishes as soon as possible, this will help expedite delivery. Make sure you note that any items that are above standards, you will be required to pay for at the time of ordering, so choose wisely.
5. Other costs associated with a new construction purchase is the monthly association dues. One of the reasons they are estimated at seemingly low amounts is that the developer has not set the true yearly costs involved with maintaining the community and it's amenities. Typically the developer will bear most of this cost up front as a part of the cost for developing the land. After roughly 75% of the lots are sold, the homes association will then bare the cost and may need to substancially increase the yearly, or monthly, homes association fees.
6. A way to save money is on upgrades. Have the builder do what would be absolutely a nightmare to do yourself such as hardwood floors, but opt to do other upgrades afterward, such as window treatments, electric garage door openers, custom landscaping and installing a sprinkler system. You will be surprised how much you can save when you cut out the middle man.
7. Timing is everything. One of the best ways to save big bucks is when you buy. First phase is the cheapest of pricing, but some buyers can have a difficult time visualizing their new home when its just drawings on paper. Second phase buyers are the ones that experience the biggest hits, pricing goes up, home builders are less negotiable, and any upgrades will cost you. Third phase buyers or close-out specials are where buyers can get some of the best deals. The properties are already built, so choosing finishes is usually out of the question, but what would be an upgrade package can often become standards, such as stainless steel appliances and granite countertops. Last ones in can spend thousands less than the the earlier counterparts.
All in all, buying new is loads of fun, but can also be a painful learning experience. Don't be lured by the flashy signs and grand opening parties, protect your interests from the beginning is the best bet to buying quality new construction at the best price.
For more information on New Construction in the Liberty Missouri area or to discuss your specific needs, call Ron Henderson at (816) 651-9001 or visit his website at http://www.clayandplatte.com/ Ron Henderson has a CSP designation (Certified New Home Sales Professional) from the National Association of Home Builders. http://www.nahb.org/
1. Use an agent. I know that sounds self-serving but here is the reality, those friendly people at the sales center are there to do one thing, and one thing only, make the developer money. They are there to protect his interests, not yours. Not to mention, most builder contracts are structured for the builder, not mutually agreeable parties. I have seen some that make War and Peace look like an easy read!
2. If you are wise enough to protect your interests and use an agent, don't go to any open houses or sales centers without them. As tempting as that might be, you jeopardize their commission and therefore will leave yourself without representation. The developers are sneaky that way, they know curiosity gets the cat and claiming you as "theirs" is just what they want. The more ignorant you are to the process and your rights, the easier it is for them.
3. Prepare for homelessness. What I mean by that is, depending on how far out the project is, even if the builder says with a straight face that they can deliver within 60 days of signing the contract, don't bet the farm on it. In fact, I tell all my clients to prepare for the worst case scenario. Have a plan B for your things and for where you can live should your new home not be finished on time.
4. Once the contract is accepted, pick out your finishes as soon as possible, this will help expedite delivery. Make sure you note that any items that are above standards, you will be required to pay for at the time of ordering, so choose wisely.
5. Other costs associated with a new construction purchase is the monthly association dues. One of the reasons they are estimated at seemingly low amounts is that the developer has not set the true yearly costs involved with maintaining the community and it's amenities. Typically the developer will bear most of this cost up front as a part of the cost for developing the land. After roughly 75% of the lots are sold, the homes association will then bare the cost and may need to substancially increase the yearly, or monthly, homes association fees.
6. A way to save money is on upgrades. Have the builder do what would be absolutely a nightmare to do yourself such as hardwood floors, but opt to do other upgrades afterward, such as window treatments, electric garage door openers, custom landscaping and installing a sprinkler system. You will be surprised how much you can save when you cut out the middle man.
7. Timing is everything. One of the best ways to save big bucks is when you buy. First phase is the cheapest of pricing, but some buyers can have a difficult time visualizing their new home when its just drawings on paper. Second phase buyers are the ones that experience the biggest hits, pricing goes up, home builders are less negotiable, and any upgrades will cost you. Third phase buyers or close-out specials are where buyers can get some of the best deals. The properties are already built, so choosing finishes is usually out of the question, but what would be an upgrade package can often become standards, such as stainless steel appliances and granite countertops. Last ones in can spend thousands less than the the earlier counterparts.
All in all, buying new is loads of fun, but can also be a painful learning experience. Don't be lured by the flashy signs and grand opening parties, protect your interests from the beginning is the best bet to buying quality new construction at the best price.
For more information on New Construction in the Liberty Missouri area or to discuss your specific needs, call Ron Henderson at (816) 651-9001 or visit his website at http://www.clayandplatte.com/ Ron Henderson has a CSP designation (Certified New Home Sales Professional) from the National Association of Home Builders. http://www.nahb.org/
When Will My Home Sell?
There are four things that determine whether or not your home in Liberty, MO will sell quickly for the right price. Some of these may not be what you want to hear, but all of them are what you need to know.
1. LOCATION: Nothing affects your home’s desirability like location: proximity to services, neighborhood attractiveness, and any special settings like lake front, fairway frontage, views or a private setting. Recent surveys have shown that over 85% of buyers will pass up a “nicer home” for one that is in a preferred location. The location of your home is fixed. You can’t change it. If it’s a great location it will counter balance other not so strong features. If the location is less than optimal, you will need to adjust the other 3 factors
2. PRICE: Your home must be priced properly for TODAY'S market. Overpricing makes competing homes look like better values and can lead to mortgage rejections once the appraisal is in. Home prices are like stock prices…it doesn't matter what homes (or stocks) sold for a year ago or even 6 months ago, what matters is what homes (or stocks) are selling for now. The market doesn't care how much you paid for your home (or your stock) or how much you have put into it with upgrades and improvements, it's all about "comps" (comparables). All appraisers use "comps" to establish current market value for any property. For a professional opinion, have an appraisal done. Your buyer probably will, so be one step ahead!
An important concept to understand is that REALTORS® don't set prices; the market does. Don't make the mistake of selecting an agent to market your home based on what he/she says they can sell it for. If you're given a market price and not shown solid "comps" to support that price, someone may be trying to "buy your listing". Your home will just sit unsold for a long period of time until the price is reduced to the current market range. To get the best price for your home in the shortest period of time, price it right in the beginning.
3. CONDITION: Presentation is everything! Home buyers are attracted to clean, spacious and attractive houses. As a seller, your goal is to dazzle buyers. Brighten-up the house and remove all clutter from counter tops, tables and rooms. Scrub-down your house from top to bottom. The home you sell is not the home you live-in, so you must depersonalize it: Remove all clutter, especially from counter tops; if your counter tops have much on them, it shouts "not enough cabinet space"; and pack away all of your personal memorabilia, photos, knick knacks, etc. The Buyer must be able to feel the house, undistracted by your personality. You'd be amazed how many Buyers are unable to visualize how the house might look with their own "stuff" if they are overwhelmed by the Sellers' personality. If in doubt, pre-pack! You're going to be moving anyway, so start packing now. Homes look much larger when lightly furnished; move any unneeded "stuff" to the attic or garage and rent a storage building for larger items like excess furniture. It's all about staging. In a Buyers' market, you must give folks a reason to select your home over the competition. The little things can make a BIG difference.
Repair anything that needs repairing to make your home "move in ready". When buyers see deferred maintenance issues, they wonder what else has been neglected that they don't see. If they perceive a home needs repairs or lots of updating, they mentally attach very large numbers to what it will cost them and you will receive only low offers. Paint is the best "bang for your buck" improvement you can make. If your home is even marginally in need of painting, do it. Be sure to select neutral colors; but not necessarily white or beige. Clean your carpets and have them stretched if needed. Worn flooring (or unusual colors) should be replaced. Hot pink or aqua blue carpet will blind most Buyers to the rest of the house.
If you were selling your vehicle, wouldn’t you give it a thorough detailing first?
4. MARKETING: Exposure, exposure, exposure, that's how homes sell fast. There's so much more to marketing a home than sticking a sign in the yard or putting an ad in the local newspaper. In a Sellers' market, that might be enough. In today's tighter market, a more effective marketing plan is essential. A listing agent's most important task is to make your home known to as many folks as possible. Nearly 90% of home buyers start their home search on the internet. If you have a computer, that’s probably how you’ve started the search for your next home. Your home should be listed on as many sites as possible and should be presented as professionally as possible. Slide shows, virtual tours, etc are what the public wants to see. Your home should have its own dedicated website to be referenced in all printed and online marketing materials. This directs interested buyers to your home’s site directly without sending them to sites with competing properties. If your home isn't easy to find, displayed properly with lots of photos and a high quality virtual tour . . . it will most likely get passed over in favor of other properties.
In Liberty Missouri, folks will search the Internet, thumb through Homes magazines, and spend hours looking at homes that are in the local MLS (Multiple Listing System). Access to homes that are listed in the MLS is readily available through many local REALTOR® sites. No, people don't usually buy a house over the internet . . . but they do decide which ones to look at based on the home's online exposure.
In a nutshell: Change what you can and be prepared to adjust the price for what you don't!
1. LOCATION: Nothing affects your home’s desirability like location: proximity to services, neighborhood attractiveness, and any special settings like lake front, fairway frontage, views or a private setting. Recent surveys have shown that over 85% of buyers will pass up a “nicer home” for one that is in a preferred location. The location of your home is fixed. You can’t change it. If it’s a great location it will counter balance other not so strong features. If the location is less than optimal, you will need to adjust the other 3 factors
2. PRICE: Your home must be priced properly for TODAY'S market. Overpricing makes competing homes look like better values and can lead to mortgage rejections once the appraisal is in. Home prices are like stock prices…it doesn't matter what homes (or stocks) sold for a year ago or even 6 months ago, what matters is what homes (or stocks) are selling for now. The market doesn't care how much you paid for your home (or your stock) or how much you have put into it with upgrades and improvements, it's all about "comps" (comparables). All appraisers use "comps" to establish current market value for any property. For a professional opinion, have an appraisal done. Your buyer probably will, so be one step ahead!
An important concept to understand is that REALTORS® don't set prices; the market does. Don't make the mistake of selecting an agent to market your home based on what he/she says they can sell it for. If you're given a market price and not shown solid "comps" to support that price, someone may be trying to "buy your listing". Your home will just sit unsold for a long period of time until the price is reduced to the current market range. To get the best price for your home in the shortest period of time, price it right in the beginning.
3. CONDITION: Presentation is everything! Home buyers are attracted to clean, spacious and attractive houses. As a seller, your goal is to dazzle buyers. Brighten-up the house and remove all clutter from counter tops, tables and rooms. Scrub-down your house from top to bottom. The home you sell is not the home you live-in, so you must depersonalize it: Remove all clutter, especially from counter tops; if your counter tops have much on them, it shouts "not enough cabinet space"; and pack away all of your personal memorabilia, photos, knick knacks, etc. The Buyer must be able to feel the house, undistracted by your personality. You'd be amazed how many Buyers are unable to visualize how the house might look with their own "stuff" if they are overwhelmed by the Sellers' personality. If in doubt, pre-pack! You're going to be moving anyway, so start packing now. Homes look much larger when lightly furnished; move any unneeded "stuff" to the attic or garage and rent a storage building for larger items like excess furniture. It's all about staging. In a Buyers' market, you must give folks a reason to select your home over the competition. The little things can make a BIG difference.
Repair anything that needs repairing to make your home "move in ready". When buyers see deferred maintenance issues, they wonder what else has been neglected that they don't see. If they perceive a home needs repairs or lots of updating, they mentally attach very large numbers to what it will cost them and you will receive only low offers. Paint is the best "bang for your buck" improvement you can make. If your home is even marginally in need of painting, do it. Be sure to select neutral colors; but not necessarily white or beige. Clean your carpets and have them stretched if needed. Worn flooring (or unusual colors) should be replaced. Hot pink or aqua blue carpet will blind most Buyers to the rest of the house.
If you were selling your vehicle, wouldn’t you give it a thorough detailing first?
4. MARKETING: Exposure, exposure, exposure, that's how homes sell fast. There's so much more to marketing a home than sticking a sign in the yard or putting an ad in the local newspaper. In a Sellers' market, that might be enough. In today's tighter market, a more effective marketing plan is essential. A listing agent's most important task is to make your home known to as many folks as possible. Nearly 90% of home buyers start their home search on the internet. If you have a computer, that’s probably how you’ve started the search for your next home. Your home should be listed on as many sites as possible and should be presented as professionally as possible. Slide shows, virtual tours, etc are what the public wants to see. Your home should have its own dedicated website to be referenced in all printed and online marketing materials. This directs interested buyers to your home’s site directly without sending them to sites with competing properties. If your home isn't easy to find, displayed properly with lots of photos and a high quality virtual tour . . . it will most likely get passed over in favor of other properties.
In Liberty Missouri, folks will search the Internet, thumb through Homes magazines, and spend hours looking at homes that are in the local MLS (Multiple Listing System). Access to homes that are listed in the MLS is readily available through many local REALTOR® sites. No, people don't usually buy a house over the internet . . . but they do decide which ones to look at based on the home's online exposure.
In a nutshell: Change what you can and be prepared to adjust the price for what you don't!
Curb Appeal in Liberty, Missouri
As the saying goes, you never get a second chance to make a first impression. This adage certainly holds true when it comes to the curb appeal of the homes in Liberty, Missouri. Buyers these days make decisions quickly and might not even take the time to go inside your home if at first glance, they don't like what they see on the outside.
"The homeowners themselves aren't always in the best position to judge their own curb appeal given that they see the property everyday," said Holly Slaughter, editor-in-chief of RealEstate.com Tips and Tools. "This is why I always recommend that homeowners invite a real estate agent or a friend over to give an honest assessment of a home's curb appeal before putting it on the market."
If prospective buyers pull up to what might be their new home, only to be turned off by chipped paint and a shaggy lawn, chances are they'll move on quickly to the next listing. So what can you do to increase a home's curb appeal? Here are some easy projects to include on your to-do list:
- Maintain the lawn. Seed the bare patches in your lawn and keep the rest mowed and nicely edged. If you don't have time to do this, hire a service as the lawn is the first thing prospective buyers will notice.
- Consider whether your house could use a good power washing. This doesn't cost much and will quickly take away the years of dust and grime that has collected on your home.
- Make sure the doorbell works and that the front door opens and shuts smoothly without creaking. Creaking can indicate aging or disrepair - things no prospective buyer wants to be greeted with.
- Keep clutter to a minimum, meaning no bikes or toys on the lawn and no garbage containers in sight of the street.
- Repaint any areas where paint may be flaking.
A home's curb appeal is the "face" that everyone sees. Prospective buyers will be certain to stop and take a peak if a home is clean and welcoming so make sure you do what you can to make the home shine through great curb appeal.
If you own a home in Liberty, MO and would like an honest assessment of your home's curb appeal before putting it on the market, please call Ron Henderson at (816) 651-9001 or email him at ronhenderson@kw.com
"The homeowners themselves aren't always in the best position to judge their own curb appeal given that they see the property everyday," said Holly Slaughter, editor-in-chief of RealEstate.com Tips and Tools. "This is why I always recommend that homeowners invite a real estate agent or a friend over to give an honest assessment of a home's curb appeal before putting it on the market."
If prospective buyers pull up to what might be their new home, only to be turned off by chipped paint and a shaggy lawn, chances are they'll move on quickly to the next listing. So what can you do to increase a home's curb appeal? Here are some easy projects to include on your to-do list:
- Maintain the lawn. Seed the bare patches in your lawn and keep the rest mowed and nicely edged. If you don't have time to do this, hire a service as the lawn is the first thing prospective buyers will notice.
- Consider whether your house could use a good power washing. This doesn't cost much and will quickly take away the years of dust and grime that has collected on your home.
- Make sure the doorbell works and that the front door opens and shuts smoothly without creaking. Creaking can indicate aging or disrepair - things no prospective buyer wants to be greeted with.
- Keep clutter to a minimum, meaning no bikes or toys on the lawn and no garbage containers in sight of the street.
- Repaint any areas where paint may be flaking.
A home's curb appeal is the "face" that everyone sees. Prospective buyers will be certain to stop and take a peak if a home is clean and welcoming so make sure you do what you can to make the home shine through great curb appeal.
If you own a home in Liberty, MO and would like an honest assessment of your home's curb appeal before putting it on the market, please call Ron Henderson at (816) 651-9001 or email him at ronhenderson@kw.com
Difficult Situations
To be successful in real estate, you occasionally must deal with sometimes unpleasant selling situations and you must have a practical understanding of the emotions churning through your clients. Having empathy for your clients and knowing their situation is crucial.
I often work with people who are suffering severe pain from the major upheavals that are taking place in their lives. Selling a cherished home; facing the personal turmoil of moving to a new area; worrying about making far greater financial decisions than they as home owners are accustomed to; coping with whatever situation--sometimes a family tragedy that has forced their home on the market; all these are intense forms of change that are painful to bear.
I typically try to put myself in their shoes. I try to ask myself, “What would I do” or “How would I feel in this situation?” I think most of my clients can sense that I really do care about their needs and helping them through this very stressful time in their lives.
If I were talking to a wife and husband who are being transferred, I'm often more concerned with relating to her than him. He's excited; he has his promotion; his ego has just received a big boost. The wife is concerned about her career as well, but more concerned with the children, and their needs. On the other hand, I will frequently run into cases where it's a change in the woman's career that puts the couple's house on the market. This reversal of roles can be just as traumatic for the husband.
When I first contact someone that wants to buy or sell a home, I try to quit thinking about myself. I start asking questions so I can understand why they are doing what they're doing. There's a reason for the move. Until I know that reason, I can't start feeling their feelings and relating to them properly in order to serve their needs.
Sometimes the reason for the move isn't exciting and upbeat, but definitely down and discouraging. Although these situations are touchy to work with, they're very likely to give me the opportunity to render great service to someone who really needs it.
When selling a home during a divorce situation, I must exercise great tact and understanding. I don't take sides. I have to keep it very professional with both of them and not make moral judgments about them. I’m obviously working with highly emotional people; the great pain they're feeling makes them turn to anger, resentment, and non-cooperation at the slightest hint of provocation.
Another emotional situation is when there is a death in the family. Either the husband or wife, or maybe an elderly mother or father has passed and the children are selling “the family home”. All I can do to help is to get them the most money for their home in the shortest possible time. To earn that chance, I try to be understanding of their situation. I don’t pretend to know what they’re going through, but I try to put myself into the position of being a “trusted advisor” for them.
Financial crisis, another common reason for moving, can be extremely tough to handle. Have you ever known people who were about to have their home repossessed? It's a terribly painful position to be in, and I have to be exceptionally considerate and aware of how these people feel about their difficult circumstances. There are alternatives to selling their home and nothing makes me more happy than to figure out a way out for them.
As a real estate professional, you have more than a job; you have an absolute obligation to do everything in your power to feel like your clients feel.
I often work with people who are suffering severe pain from the major upheavals that are taking place in their lives. Selling a cherished home; facing the personal turmoil of moving to a new area; worrying about making far greater financial decisions than they as home owners are accustomed to; coping with whatever situation--sometimes a family tragedy that has forced their home on the market; all these are intense forms of change that are painful to bear.
I typically try to put myself in their shoes. I try to ask myself, “What would I do” or “How would I feel in this situation?” I think most of my clients can sense that I really do care about their needs and helping them through this very stressful time in their lives.
If I were talking to a wife and husband who are being transferred, I'm often more concerned with relating to her than him. He's excited; he has his promotion; his ego has just received a big boost. The wife is concerned about her career as well, but more concerned with the children, and their needs. On the other hand, I will frequently run into cases where it's a change in the woman's career that puts the couple's house on the market. This reversal of roles can be just as traumatic for the husband.
When I first contact someone that wants to buy or sell a home, I try to quit thinking about myself. I start asking questions so I can understand why they are doing what they're doing. There's a reason for the move. Until I know that reason, I can't start feeling their feelings and relating to them properly in order to serve their needs.
Sometimes the reason for the move isn't exciting and upbeat, but definitely down and discouraging. Although these situations are touchy to work with, they're very likely to give me the opportunity to render great service to someone who really needs it.
When selling a home during a divorce situation, I must exercise great tact and understanding. I don't take sides. I have to keep it very professional with both of them and not make moral judgments about them. I’m obviously working with highly emotional people; the great pain they're feeling makes them turn to anger, resentment, and non-cooperation at the slightest hint of provocation.
Another emotional situation is when there is a death in the family. Either the husband or wife, or maybe an elderly mother or father has passed and the children are selling “the family home”. All I can do to help is to get them the most money for their home in the shortest possible time. To earn that chance, I try to be understanding of their situation. I don’t pretend to know what they’re going through, but I try to put myself into the position of being a “trusted advisor” for them.
Financial crisis, another common reason for moving, can be extremely tough to handle. Have you ever known people who were about to have their home repossessed? It's a terribly painful position to be in, and I have to be exceptionally considerate and aware of how these people feel about their difficult circumstances. There are alternatives to selling their home and nothing makes me more happy than to figure out a way out for them.
As a real estate professional, you have more than a job; you have an absolute obligation to do everything in your power to feel like your clients feel.
Monday, June 11, 2007
Missouri Home Buying Programs
Are you thinking about buying a home in Liberty, Missouri? Do you have questions? Do you want to be a better informed consumer? If so, then the Missouri Association of REALTORS can help you!
The Missouri Association of REALTORS has launched a new website, www.mohomeprograms.com, to help reduce the costs of homeownership. The website is rich in content and offers a wealth of information at your fingertips from the comfort of your home. In fact, there are answers to 100 commonly asked questions on the site including:
How do I know if I'm ready to buy a home? How does purchasing a home compare with renting? What should I look for when walking through a home? How many homes should I consider before choosing one? What is the best way to compare loan terms between lenders? What can I expect to happen on closing day?
Check out the real estate glossary and you will find the definition to dozens of real estate terms. Visit the "consumer issues" section of the site and find information on things you can do to build a good credit record for yourself and improve your credit score.
The site also has a financing section that allows you to do a loan products search that, after answering a couple of questions, recommends the various loan programs that may be available to you with a definition of and information on each program.
All of this information is FREE and provided by the Missouri Association of REALTORS. So, whether you are a renter trying to decide if you can afford to buy a home in Liberty, or a homeowner who just wants to learn more about the home buying process, I would recommend you visit www.mohomeprograms.com
The Missouri Association of REALTORS has launched a new website, www.mohomeprograms.com, to help reduce the costs of homeownership. The website is rich in content and offers a wealth of information at your fingertips from the comfort of your home. In fact, there are answers to 100 commonly asked questions on the site including:
How do I know if I'm ready to buy a home? How does purchasing a home compare with renting? What should I look for when walking through a home? How many homes should I consider before choosing one? What is the best way to compare loan terms between lenders? What can I expect to happen on closing day?
Check out the real estate glossary and you will find the definition to dozens of real estate terms. Visit the "consumer issues" section of the site and find information on things you can do to build a good credit record for yourself and improve your credit score.
The site also has a financing section that allows you to do a loan products search that, after answering a couple of questions, recommends the various loan programs that may be available to you with a definition of and information on each program.
All of this information is FREE and provided by the Missouri Association of REALTORS. So, whether you are a renter trying to decide if you can afford to buy a home in Liberty, or a homeowner who just wants to learn more about the home buying process, I would recommend you visit www.mohomeprograms.com
Friday, May 25, 2007
Historic Downtown Liberty, Missouri
This is an excerpt taken from the http://historicdowntownliberty.org website. Very interesting photos on this site too.
Liberty Township was first settled by Robert Gilmore, his sons James Gilmore and Samuel Gilmore, Richard Hill, and Elijah Smith in 1820. Other settlers arrived in 1821. In the early summer of 1822 John Owens and Charles McGee donated 50 acres of land and the Liberty municipal township was laid out and made the county seat. Owens had a tavern, or "house of entertainment" on what is now the northwest corner of Water and Mill streets. The Owens house was used to hold the first courts and "for other public purposes."
The first sale of lots was held on July 4th, 1822 and all those fronting the square were sold on that day. Up to 1826 there were approximately a dozen houses in Liberty and all but one were log cabins. Early hotels or taverns were established by Leonard Searcy (1826), Laban Garrett (1827) and John Chauncy (1832). Probably the first store in Liberty was established by William L. Smith, the county clerk, who brought a few goods from Bluffton in 1822 and sold them from his home.
Liberty was first incorporated as a town on May 4, 1829 and included 160 acres of land. The public square in Liberty had two houses on the south side, one on the west, two on the north and two or three on the east. There was one tavern on the square that belonged to Leonard Searcy. There was no church in town.
In December 1846, an article in the Tribune described Liberty as follows: "If there is a healthy spot in Missouri, it is in Liberty. It is finely watered, society is good, and in point of morals it is the equal to any other place, and rapidly improving in that respect. There is stone enough in the streets to pave the whole town. We have a "Union" Sunday-school numbering 80 scholars, and quite a respectable library attached to it."
The Legislature re-incorporated the City of Liberty on March 28, 1861 describing its site as "all that district of country contained within one mile square, of which the court house in Clay county is the center..." The city is still governed under this charter and certain amendments.
Liberty Township was first settled by Robert Gilmore, his sons James Gilmore and Samuel Gilmore, Richard Hill, and Elijah Smith in 1820. Other settlers arrived in 1821. In the early summer of 1822 John Owens and Charles McGee donated 50 acres of land and the Liberty municipal township was laid out and made the county seat. Owens had a tavern, or "house of entertainment" on what is now the northwest corner of Water and Mill streets. The Owens house was used to hold the first courts and "for other public purposes."
The first sale of lots was held on July 4th, 1822 and all those fronting the square were sold on that day. Up to 1826 there were approximately a dozen houses in Liberty and all but one were log cabins. Early hotels or taverns were established by Leonard Searcy (1826), Laban Garrett (1827) and John Chauncy (1832). Probably the first store in Liberty was established by William L. Smith, the county clerk, who brought a few goods from Bluffton in 1822 and sold them from his home.
Liberty was first incorporated as a town on May 4, 1829 and included 160 acres of land. The public square in Liberty had two houses on the south side, one on the west, two on the north and two or three on the east. There was one tavern on the square that belonged to Leonard Searcy. There was no church in town.
In December 1846, an article in the Tribune described Liberty as follows: "If there is a healthy spot in Missouri, it is in Liberty. It is finely watered, society is good, and in point of morals it is the equal to any other place, and rapidly improving in that respect. There is stone enough in the streets to pave the whole town. We have a "Union" Sunday-school numbering 80 scholars, and quite a respectable library attached to it."
The Legislature re-incorporated the City of Liberty on March 28, 1861 describing its site as "all that district of country contained within one mile square, of which the court house in Clay county is the center..." The city is still governed under this charter and certain amendments.
"Buyer's Market" Video from CNBC
Navigating the housing market, with Dave Jenks, Keller Williams Realty vp of research & development; Margaret Kelly, RE/MAX International CEO and CNBC's Bill Griffeth
http://www.cnbc.com/id/15840232?video=341662633
http://www.cnbc.com/id/15840232?video=341662633
Wednesday, May 16, 2007
Summer Selling
SUMMER SELLING
As spring gives way to summer, thousands of Liberty, Missouri area residents are putting their homes on the market and getting ready to move. If you’re one of them, be smart and prepare. To sell your home quickly and receive the best offer possible, you must be strategic in making enhancements.
You’ll need to start with the basics such as making home repairs, decluttering rooms and brightening up your space. Included in this article are some great basic tips that can help you get your house into tip-top shape!
Attract Buyers
First things first – curb appeal is critical in Liberty, Missouri. Present a neatly landscaped yard to create a positive first impression for buyers. Put away all items such as lawn equipment, toys and collapsible chairs. Mow and edge the lawn, trim shrubs (especially near windows) and pull weeds. Take advantage of spring by planting some colorful flowers.
Inspire Buyers
Nobody wants to buy a dark, dingy house. Inspire the buyer by lightening and brightening. Open the blinds and let sunshine pour into the house. Replace heavy window treatments with lighter ones. Change out dingy, yellow lightbulbs with new ones and use a slightly higher wattage if possible. Wash the windows. Another simple but effective strategy is to apply a fresh coat of a neutral color paint to the walls.
Relieve Buyer Stress
For the buyers in Liberty, a new house is about fresh possibility. Help them imagine a wonderful space of their own by decluttering and organizing. Relieve any feeling of stress by eliminating unnecessary items, especially those in view on coffee tables, bureaus, counters and bookcases. Also make sure that closets are no more than 50 to 75 percent full. Host a yard sale or give unwanted items to a local charity or thrift shop. Items you keep must have a home – assign each item to a place such as a basket or drawer. Keep in mind that, while treasured to you, your personal items are usually a distraction for buyers.
When I am given the opportunity to sell someones home, I have a professional "stager" come over to the property and work with the seller to maximize every room of the house. I use Sue Shores of Changeit Home Staging. Sue can be contacted at (816) 584-1393 or visit her website at www.changeitkc.com
Reassure Buyers
Homebuyers need assurance that your home is in good repair. If anything is broken – whether major or minor – get it fixed. This is crucial for receiving the best possible offer on your home.
Prepare for Buyers
Break out the Windex and Lemon Pledge, because it’s time for a deep spring cleaning! Pay special attention to the kitchen and bathrooms. Cleaning is not just about appearance – it also improves air quality, dramatically changes air scent and keeps your home materials such as woods and metals in top condition.
Let it Flow
Facilitating good traffic flow by carefully placing furniture is an art. Ideally, a home seller should replace furniture worn by kids, pets, or simply prolonged use. Replace a hodgepodge assortment with a few well-chosen, bold pieces. Arrange furniture so that rooms feel as spacious and comfortable as possible.
Roll out the Red Carpet
Well, maybe not red, but do make sure your carpet is in good condition. According to Richard Zweck of Joe's Carpet in Kansas City (816) 505-2333 www.joescarpetkc.com , if your carpet has stains that will not come out, it may be necessary to replace it. Choose a light neutral color with little pattern. This makes the rooms appear larger and gives a clean new look.
If you’re not able to replace your dirty-looking carpet, clean it using a professional certified carpet cleaner.
For those with hardwood floors, throw down some area rugs to show buyers what size is appropriate. It also warms the room and gives color.
Research has shown that by creating and implementing a ‘big picture’ strategy for home preparation, your home in Liberty, Missouri will sell much more quickly and you’ll get higher offers. Here’s to a great selling experience this Summer!
For more information about what your home in Liberty, Missouri could use before putting it on the market, call Ron Henderson at (816) 651-9001 or visit his website at www.clayandplatte.com
As spring gives way to summer, thousands of Liberty, Missouri area residents are putting their homes on the market and getting ready to move. If you’re one of them, be smart and prepare. To sell your home quickly and receive the best offer possible, you must be strategic in making enhancements.
You’ll need to start with the basics such as making home repairs, decluttering rooms and brightening up your space. Included in this article are some great basic tips that can help you get your house into tip-top shape!
Attract Buyers
First things first – curb appeal is critical in Liberty, Missouri. Present a neatly landscaped yard to create a positive first impression for buyers. Put away all items such as lawn equipment, toys and collapsible chairs. Mow and edge the lawn, trim shrubs (especially near windows) and pull weeds. Take advantage of spring by planting some colorful flowers.
Inspire Buyers
Nobody wants to buy a dark, dingy house. Inspire the buyer by lightening and brightening. Open the blinds and let sunshine pour into the house. Replace heavy window treatments with lighter ones. Change out dingy, yellow lightbulbs with new ones and use a slightly higher wattage if possible. Wash the windows. Another simple but effective strategy is to apply a fresh coat of a neutral color paint to the walls.
Relieve Buyer Stress
For the buyers in Liberty, a new house is about fresh possibility. Help them imagine a wonderful space of their own by decluttering and organizing. Relieve any feeling of stress by eliminating unnecessary items, especially those in view on coffee tables, bureaus, counters and bookcases. Also make sure that closets are no more than 50 to 75 percent full. Host a yard sale or give unwanted items to a local charity or thrift shop. Items you keep must have a home – assign each item to a place such as a basket or drawer. Keep in mind that, while treasured to you, your personal items are usually a distraction for buyers.
When I am given the opportunity to sell someones home, I have a professional "stager" come over to the property and work with the seller to maximize every room of the house. I use Sue Shores of Changeit Home Staging. Sue can be contacted at (816) 584-1393 or visit her website at www.changeitkc.com
Reassure Buyers
Homebuyers need assurance that your home is in good repair. If anything is broken – whether major or minor – get it fixed. This is crucial for receiving the best possible offer on your home.
Prepare for Buyers
Break out the Windex and Lemon Pledge, because it’s time for a deep spring cleaning! Pay special attention to the kitchen and bathrooms. Cleaning is not just about appearance – it also improves air quality, dramatically changes air scent and keeps your home materials such as woods and metals in top condition.
Let it Flow
Facilitating good traffic flow by carefully placing furniture is an art. Ideally, a home seller should replace furniture worn by kids, pets, or simply prolonged use. Replace a hodgepodge assortment with a few well-chosen, bold pieces. Arrange furniture so that rooms feel as spacious and comfortable as possible.
Roll out the Red Carpet
Well, maybe not red, but do make sure your carpet is in good condition. According to Richard Zweck of Joe's Carpet in Kansas City (816) 505-2333 www.joescarpetkc.com , if your carpet has stains that will not come out, it may be necessary to replace it. Choose a light neutral color with little pattern. This makes the rooms appear larger and gives a clean new look.
If you’re not able to replace your dirty-looking carpet, clean it using a professional certified carpet cleaner.
For those with hardwood floors, throw down some area rugs to show buyers what size is appropriate. It also warms the room and gives color.
Research has shown that by creating and implementing a ‘big picture’ strategy for home preparation, your home in Liberty, Missouri will sell much more quickly and you’ll get higher offers. Here’s to a great selling experience this Summer!
For more information about what your home in Liberty, Missouri could use before putting it on the market, call Ron Henderson at (816) 651-9001 or visit his website at www.clayandplatte.com
Saturday, May 5, 2007
Copperleaf is Expanding
One of my very favorite subdivision's in Liberty is expanding very rapidly. Copperleaf, a member of the award-winning Peterson Development family of outstanding residential communities.
Copperleaf is nestled in the rolling hills surrounding Flintlock Road just west of Liberty, Missouri, and the I-35 & Highway 152 interchange. The Peterson Development Company has been designing and building residential destinations for over 50 years and is committed to creating communities that have a sense of community and shear beauty in the way the development is layed out.
This community is enhanced by approximately 137 acres of open treed natural preserve. Most home sites back to greenway space that allows the homeowner to enjoy the benefits of privacy and serenity. In addition, the community will eventually offer many leisure time activities by providing over four miles of winding walking trails, a variety of swimming pools, tennis courts and a clubhouse.
The Copperleaf community may be ideal for the homebuyer who is searching for a quiet, secluded community with wooded areas, gorgeous well-built homes, a great deal of amenities and easy access to the Kansas City metropolitan area. Janice McCoppin, who markets the property with Masters GMAC Real Estate, said one of Copperleaf’s major draws is that it is enhanced by 137 acres of nature preserve, nestled in the rolling hills just west of Liberty.
The community will open its fifth phase in early fall, and new lots offered will be as green and wooded as those offered in the other phases of its build-out. “Almost all of the homes back up to greenways,” she said. It’s very difficult, if not impossible, to find a subdivision in this price point that offers homes backing to greenways. You might have a few communities where a few selected houses back to greenways, but not the whole area. For privacy, it’s unparalleled.”
Priced from the $300,000s to the mid-$500,000s, homes in Copperleaf are built with brick, stucco and stone facades, Timberline roofs and spacious decks, patios and/or screened-in porches. Homeowners enjoy generous landscaping packages with built-in sprinkler systems, wide sidewalks with tree-lined streets and four miles of meandering walking trails, according to the marketing team.
Homes in Copperleaf are designed with 2,800 and more square feet, in ranch, 1 1/2 -story, two-story and reverse 1 1/2 -story designs, which include at least four bedrooms, 3 1/2 bathrooms, unfinished basements (except for the reverse 1 1/2 -story, which is finished) and three-car garages.
According to the marketing team, some of the features of the homes include dramatic entryways, stylish arches, natural hardwood floors, sunlit breakfast and cozy hearth rooms, formal and informal dining areas, open kitchens with Corian or granite countertops and spa-like bathrooms. “Our builders offer approximately 50 different floor plan options,” McCoppin said. “However, we do offer custom build jobs, so the plans can be changed to aptly suit your particular needs, desires and lifestyle.”
Amenities include a clubhouse with open room and fireplace, kitchen, restroom, changing rooms with showers, zero-entry pool with lap lanes and a playground. All are covered under the annual homeowner’s association dues. “Not only do Copperleaf residents gain the benefit of the lifestyle offered in this private enclave, but also easy access to the essential retail stores, boutiques, restaurants and recreational activities,” McCoppin said. In addition, she said the area’s major highways and interstates including Interstate 29, Missouri 152, U.S. 169 and Interstate-435 are just around the corner, and residents are within 15 minutes of the airport and downtown.
Community builders include Heartland Homes, MBW Construction, Provence Homes, John Shilt Homes and Sommers Homes.
For more information about homes in this subdivision, contact Ron Henderson at (816) 651-9001 or visit http://www.clayandplatte.com
Copperleaf is nestled in the rolling hills surrounding Flintlock Road just west of Liberty, Missouri, and the I-35 & Highway 152 interchange. The Peterson Development Company has been designing and building residential destinations for over 50 years and is committed to creating communities that have a sense of community and shear beauty in the way the development is layed out.
This community is enhanced by approximately 137 acres of open treed natural preserve. Most home sites back to greenway space that allows the homeowner to enjoy the benefits of privacy and serenity. In addition, the community will eventually offer many leisure time activities by providing over four miles of winding walking trails, a variety of swimming pools, tennis courts and a clubhouse.
The Copperleaf community may be ideal for the homebuyer who is searching for a quiet, secluded community with wooded areas, gorgeous well-built homes, a great deal of amenities and easy access to the Kansas City metropolitan area. Janice McCoppin, who markets the property with Masters GMAC Real Estate, said one of Copperleaf’s major draws is that it is enhanced by 137 acres of nature preserve, nestled in the rolling hills just west of Liberty.
The community will open its fifth phase in early fall, and new lots offered will be as green and wooded as those offered in the other phases of its build-out. “Almost all of the homes back up to greenways,” she said. It’s very difficult, if not impossible, to find a subdivision in this price point that offers homes backing to greenways. You might have a few communities where a few selected houses back to greenways, but not the whole area. For privacy, it’s unparalleled.”
Priced from the $300,000s to the mid-$500,000s, homes in Copperleaf are built with brick, stucco and stone facades, Timberline roofs and spacious decks, patios and/or screened-in porches. Homeowners enjoy generous landscaping packages with built-in sprinkler systems, wide sidewalks with tree-lined streets and four miles of meandering walking trails, according to the marketing team.
Homes in Copperleaf are designed with 2,800 and more square feet, in ranch, 1 1/2 -story, two-story and reverse 1 1/2 -story designs, which include at least four bedrooms, 3 1/2 bathrooms, unfinished basements (except for the reverse 1 1/2 -story, which is finished) and three-car garages.
According to the marketing team, some of the features of the homes include dramatic entryways, stylish arches, natural hardwood floors, sunlit breakfast and cozy hearth rooms, formal and informal dining areas, open kitchens with Corian or granite countertops and spa-like bathrooms. “Our builders offer approximately 50 different floor plan options,” McCoppin said. “However, we do offer custom build jobs, so the plans can be changed to aptly suit your particular needs, desires and lifestyle.”
Amenities include a clubhouse with open room and fireplace, kitchen, restroom, changing rooms with showers, zero-entry pool with lap lanes and a playground. All are covered under the annual homeowner’s association dues. “Not only do Copperleaf residents gain the benefit of the lifestyle offered in this private enclave, but also easy access to the essential retail stores, boutiques, restaurants and recreational activities,” McCoppin said. In addition, she said the area’s major highways and interstates including Interstate 29, Missouri 152, U.S. 169 and Interstate-435 are just around the corner, and residents are within 15 minutes of the airport and downtown.
Community builders include Heartland Homes, MBW Construction, Provence Homes, John Shilt Homes and Sommers Homes.
For more information about homes in this subdivision, contact Ron Henderson at (816) 651-9001 or visit http://www.clayandplatte.com
The New Town at Liberty
If you've ever driven down A Hwy in Liberty, you'll find a winding blacktop road surrounded by lush green countryside and rolling hills, but that's all about to change in the next few years due to a new large scale development known as "New Town at Liberty".
"The New Town at Liberty is a very unique and exciting concept," says Greg Whittaker, president of Whittaker Homes. "We think that it is important to bring together the planners, designers, developers, builder, government officials, business owners, and the public to ensure that this project truly reflects the views of the community as a whole."
Leading the way will be the City of Liberty town planners, Duany Plater-Zyberk & Company, one of the nation’s foremost planners of new urbanism developments. The company is responsible for more than 250 of these communities throughout the country, including the famed Seaside, FL, and Kentlands, MD.
The New Town at Liberty will be one of the area’s largest developments, with homes for every demographic and lifestyle. "However, what sets New Town at Liberty apart is more than numbers," according to Whittaker. "This community, close to Historic Liberty, will be a return to the neighborhoods of yesterday, where residents can walk to the park, the store, school or amphitheater along pedestrian-friendly streets. Even the architecture of the single-family homes, row houses, and cottages will be in a traditional regional architectural style, also reminiscent of earlier days."
Whittaker Homes, developer, has proven itself with the success of The New Town at St. Charles near St. Louis Missouri. This traditional neighborhood development has been the best-selling community in 2005 and 2006 out of over 18,600 developments in 16 states. In fact, cities and developers travel from around the company and the world to tour New Town and gain valuable insight.
Included in the charrette team are Andres Duany, DPZ project director; Marina Khoury, DPZ project manager; Tim Busse, Whittaker Homes architect; Jim Cannady and Hal Bartch, engineers with Pickett, Ray & Silver; Bruce Corban and Garth Goode, urban designers with Corban & Goode; and local designers Kevin Klinkenberg and Brian Hendrickson with 180 Degrees Design Studio.
For information on the New Town at Liberty visit http://www.newtownatliberty.com
For more information about other similar communities that are following this same style of planning and building, visit The Congress for the New Urbanism (CNU) website at http://www.cnu.org The CNU is the leading organization promoting walkable, neighborhood-based development as an alternative to sprawl.
"The New Town at Liberty is a very unique and exciting concept," says Greg Whittaker, president of Whittaker Homes. "We think that it is important to bring together the planners, designers, developers, builder, government officials, business owners, and the public to ensure that this project truly reflects the views of the community as a whole."
Leading the way will be the City of Liberty town planners, Duany Plater-Zyberk & Company, one of the nation’s foremost planners of new urbanism developments. The company is responsible for more than 250 of these communities throughout the country, including the famed Seaside, FL, and Kentlands, MD.
The New Town at Liberty will be one of the area’s largest developments, with homes for every demographic and lifestyle. "However, what sets New Town at Liberty apart is more than numbers," according to Whittaker. "This community, close to Historic Liberty, will be a return to the neighborhoods of yesterday, where residents can walk to the park, the store, school or amphitheater along pedestrian-friendly streets. Even the architecture of the single-family homes, row houses, and cottages will be in a traditional regional architectural style, also reminiscent of earlier days."
Whittaker Homes, developer, has proven itself with the success of The New Town at St. Charles near St. Louis Missouri. This traditional neighborhood development has been the best-selling community in 2005 and 2006 out of over 18,600 developments in 16 states. In fact, cities and developers travel from around the company and the world to tour New Town and gain valuable insight.
Included in the charrette team are Andres Duany, DPZ project director; Marina Khoury, DPZ project manager; Tim Busse, Whittaker Homes architect; Jim Cannady and Hal Bartch, engineers with Pickett, Ray & Silver; Bruce Corban and Garth Goode, urban designers with Corban & Goode; and local designers Kevin Klinkenberg and Brian Hendrickson with 180 Degrees Design Studio.
For information on the New Town at Liberty visit http://www.newtownatliberty.com
For more information about other similar communities that are following this same style of planning and building, visit The Congress for the New Urbanism (CNU) website at http://www.cnu.org The CNU is the leading organization promoting walkable, neighborhood-based development as an alternative to sprawl.
Friday, April 13, 2007
Today's Developments in Liberty
Liberty is among the largest suburbs of Kansas City. The city limits of Kansas City touch the western and southern borders of Liberty. Some businesses formerly in Liberty have jumped across I-35 to Kansas City, lured by tax abatements and room for expansion. Liberty is redeveloping the Liberty Triangle, an 88-acre (360,000 m²) parcel bound by I-35 and State Routes 152 and 291. Liberty proposed annexing three unincorporated areas in 2005/2006. The first two went to a vote in 2006 and one was approved. A third area is expected to be put on the ballot in the near future and would more than double the city in size. All three areas would increase out the city boundaries to the school district boundaries.
Future Planned Development
The South Liberty Parkway, a half-finished road bypass of central Liberty, will act as a shortcut between I-35 and 291 Highways. It is expected to open 3600 acres of land to mixed development. A 600,000-square-foot mixed-use retail and residential center is planned on the western end of the area.
New Town at Liberty, a new urbanism development in the early stages of planning, is the largest planned development in the city's history. It is expected to last 10-15 years and cost $2 billion. It will be on over 900 acres of land with 10,000 housing units built.
Shoal Creek Valley in Kansas City is a 1700 acre development. It is a mix of residential and retail plus a 200 acre golf course. The area is almost entirely inside the Liberty School District and is more in the culture and influence of Liberty than of Kansas City.
The planned "Flintlock Flyover" bypass bridge is meant to alleviate traffic over current I-35 intersections. It will connect the Shoal Creek area with the South Liberty Parkway.
A downtown redevelopment plan is in the concept stages.
Liberty is among the largest suburbs of Kansas City. The city limits of Kansas City touch the western and southern borders of Liberty. Some businesses formerly in Liberty have jumped across I-35 to Kansas City, lured by tax abatements and room for expansion. Liberty is redeveloping the Liberty Triangle, an 88-acre (360,000 m²) parcel bound by I-35 and State Routes 152 and 291. Liberty proposed annexing three unincorporated areas in 2005/2006. The first two went to a vote in 2006 and one was approved. A third area is expected to be put on the ballot in the near future and would more than double the city in size. All three areas would increase out the city boundaries to the school district boundaries.
Future Planned Development
The South Liberty Parkway, a half-finished road bypass of central Liberty, will act as a shortcut between I-35 and 291 Highways. It is expected to open 3600 acres of land to mixed development. A 600,000-square-foot mixed-use retail and residential center is planned on the western end of the area.
New Town at Liberty, a new urbanism development in the early stages of planning, is the largest planned development in the city's history. It is expected to last 10-15 years and cost $2 billion. It will be on over 900 acres of land with 10,000 housing units built.
Shoal Creek Valley in Kansas City is a 1700 acre development. It is a mix of residential and retail plus a 200 acre golf course. The area is almost entirely inside the Liberty School District and is more in the culture and influence of Liberty than of Kansas City.
The planned "Flintlock Flyover" bypass bridge is meant to alleviate traffic over current I-35 intersections. It will connect the Shoal Creek area with the South Liberty Parkway.
A downtown redevelopment plan is in the concept stages.
Thursday, April 12, 2007
Liberty Community Profile
Liberty Community Profile
The city of Liberty, Missouri is the county seat of Clay County, one of thirteen counties comprising the Kansas City metropolitan area. The city is located fifteen miles Northeast of downtown Kansas City. Residents enjoy the rural aspects of Clay County and the proximity of cultural and recreational activities of the metropolitan Kansas City area.
For many decades, Liberty Missouri was a rural trade center surrounded by farmland and open space. The community enjoyed wide separation from its nearest neighbors and change was slow. Today, Liberty is in the midst of urban expansion in the Northland and its citizens are intent on maintaining Liberty's sense of identity and unique character.
Between 1990 and 1999, the population of Liberty increased by 25%, or 5,069 persons, to a population of 25,528. This change in population is consistant with the previous decade (26%) and the nearly 20% increase between 1970 and 1980. Between 1998 and 2005, the population was projected to increase by 11% overall and the Mid-America Regional Council is projecting the annual growth rate in Liberty to be 3% which is slightly greater than that for the Kansas City metropolitan area. As a result, Liberty will be capturing more of the region's population than the other communities during the next decade.
In 1990, the average household size in Liberty was 2.85 persons. By 1998, the average household size in Liberty had grown to 2.90 persons per household. This trend is opposite the national trend of steadily decreasing household size. This increase in size implies an increasing number of school aged children per household which has implications for the school district and recreation department of the city.
Residential Choices
The Liberty area offers a wide assortment of housing choices. According to the recent housing study, "Liberty's new housing market seems to be highly focused in middle price ranges, with gaps at both the "affordable" and high-end of the price spectrum. Entry-level new houses in Liberty are rarely priced below $160,000, while $500,000 appears to be the ceiling for much existing construction."
New housing developments are platted west of Liberty off of Highways 152 & 291, south Liberty around the new Community Center and plans are underway for multiple housing choices south of Liberty along the new South Liberty Parkway. Beautiful, historic homes are located throughout Liberty. Additionally, according to the housing study, the older stock of homes provide an excellent opportunity within that medium price range.
The above referenced housing study is available by clicking here.
http://www.thinklibertymo.com/PDFs/CHAT_report.pdf
Education
Liberty Public School District is the reason young families choose the Liberty area for their homes. Liberty Public School District has been recognized locally, state-wide and nationally as a premier public school district as evidenced by awards such as the Prestigious "Distinction in Performance Award." In late February the Department of Elementary and Secondary Education selected 181 of Missouri's 524 public school districts to receive its new "Distinction in Performance" award, given to districts that demonstrate consistent gains in academic performance. For more information about the school district, click here to go to their website: http://www.liberty.k12.mo.us/
Taxes
The City of Liberty enjoys some of the lowest taxes in the Kansas City metro area.
The City of Liberty property tax levy is $.9676 per $100 assessed valuation according to the Clay County Assessor's Office.
The assessed value for:
Personal property such as vehicles is 33 1/3% of market value
Real estate property assessed value is 19% for residential
Real estate property assessed value is 32% for commercial
Real estate property assessed value is 12% for agricultural property
The property tax levies for Liberty citizens for all government entities are the following:
City 0.9676 Liberty School District 5.6400
Hospital District 0.1265
Library 0.3225
Health 0.0995
Mental Health 0.0974
Developmental Disabilities 0.1191
State Levy 0.0300
Total per $100 assessed value 7.4525
Sales & use taxes in Liberty are average for the KC metro area.
Commute Time
According to the U.S. Census, the average commute time to work is 20.9 minutes. The Kansas City northland's highway infrastructure provides excellent access to the entire metro area. The Liberty area is one of the few metro areas remaining in the U.S. where 15 miles of travel = 15 minutes.
Amenities
Services The Liberty area abounds with recreational, cultural and retail venues.
Parks & Recreation: The City boasts more than 500 acres of parks, trails and open space. Its Fountain Bluff Sports Complex opened in 2002 and provides playing fields, playground, ponds & fountains. The Parks and Recreations department http://www.ci.liberty.mo.us/index.asp?NID=57 offers many programs from baseball/softball to football to volleyball. Additionally, the Department oversees the 52,000 square foot Community Center which has pools, gymnasium, fitness room and many, many programs.
Cultural Opportunities: The 700 seat theatre in the Community Center is the site for many plays, concerts and special events. The theatre is the site for the Liberty Symphony Orchestra as well. Cultural venues multiply due to William Jewell College's http://www.jewell.edu offerings include the Harriman Arts Program, the Stocksdale Gallery of Art and special events on the campus.
Major Employers
Liberty's major employers are:
Liberty Hospital Healthcare facility 975
Hallmark Cards Warehouse distribution 1,265
Liberty School District Public schools 1,289
Clay County Government 600
Banta Corporation Publisher 522
William Jewell College Post-secondary education 235
Lear Corporation Automotive interior supplier 300
Ferrellgas Propane supplier 292
City of Liberty Municipal government 300
Hy-Vee Retail grocer 93 + 210 part-time
Smurfit Stone Container Corp Packaging products 170
Action Mailing Mailing services 115
Continental Disc Corp. Fabricated metal products 183
Harmony Printing Printing 103
Lowe's home improvement & hardware 80 + 50 part-time
Price Chopper Retail grocer 80 + 70 part-time
*Except as noted, the numbers above are full-time equivalent figures.
For additional information http://www.thinklibertymo.com/index.htm or call Ron Henderson at (816)651-9001
To view homes for sale in the Liberty Missouri area, visit www.clayandplatte.com
The city of Liberty, Missouri is the county seat of Clay County, one of thirteen counties comprising the Kansas City metropolitan area. The city is located fifteen miles Northeast of downtown Kansas City. Residents enjoy the rural aspects of Clay County and the proximity of cultural and recreational activities of the metropolitan Kansas City area.
For many decades, Liberty Missouri was a rural trade center surrounded by farmland and open space. The community enjoyed wide separation from its nearest neighbors and change was slow. Today, Liberty is in the midst of urban expansion in the Northland and its citizens are intent on maintaining Liberty's sense of identity and unique character.
Between 1990 and 1999, the population of Liberty increased by 25%, or 5,069 persons, to a population of 25,528. This change in population is consistant with the previous decade (26%) and the nearly 20% increase between 1970 and 1980. Between 1998 and 2005, the population was projected to increase by 11% overall and the Mid-America Regional Council is projecting the annual growth rate in Liberty to be 3% which is slightly greater than that for the Kansas City metropolitan area. As a result, Liberty will be capturing more of the region's population than the other communities during the next decade.
In 1990, the average household size in Liberty was 2.85 persons. By 1998, the average household size in Liberty had grown to 2.90 persons per household. This trend is opposite the national trend of steadily decreasing household size. This increase in size implies an increasing number of school aged children per household which has implications for the school district and recreation department of the city.
Residential Choices
The Liberty area offers a wide assortment of housing choices. According to the recent housing study, "Liberty's new housing market seems to be highly focused in middle price ranges, with gaps at both the "affordable" and high-end of the price spectrum. Entry-level new houses in Liberty are rarely priced below $160,000, while $500,000 appears to be the ceiling for much existing construction."
New housing developments are platted west of Liberty off of Highways 152 & 291, south Liberty around the new Community Center and plans are underway for multiple housing choices south of Liberty along the new South Liberty Parkway. Beautiful, historic homes are located throughout Liberty. Additionally, according to the housing study, the older stock of homes provide an excellent opportunity within that medium price range.
The above referenced housing study is available by clicking here.
http://www.thinklibertymo.com/PDFs/CHAT_report.pdf
Education
Liberty Public School District is the reason young families choose the Liberty area for their homes. Liberty Public School District has been recognized locally, state-wide and nationally as a premier public school district as evidenced by awards such as the Prestigious "Distinction in Performance Award." In late February the Department of Elementary and Secondary Education selected 181 of Missouri's 524 public school districts to receive its new "Distinction in Performance" award, given to districts that demonstrate consistent gains in academic performance. For more information about the school district, click here to go to their website: http://www.liberty.k12.mo.us/
Taxes
The City of Liberty enjoys some of the lowest taxes in the Kansas City metro area.
The City of Liberty property tax levy is $.9676 per $100 assessed valuation according to the Clay County Assessor's Office.
The assessed value for:
Personal property such as vehicles is 33 1/3% of market value
Real estate property assessed value is 19% for residential
Real estate property assessed value is 32% for commercial
Real estate property assessed value is 12% for agricultural property
The property tax levies for Liberty citizens for all government entities are the following:
City 0.9676 Liberty School District 5.6400
Hospital District 0.1265
Library 0.3225
Health 0.0995
Mental Health 0.0974
Developmental Disabilities 0.1191
State Levy 0.0300
Total per $100 assessed value 7.4525
Sales & use taxes in Liberty are average for the KC metro area.
Commute Time
According to the U.S. Census, the average commute time to work is 20.9 minutes. The Kansas City northland's highway infrastructure provides excellent access to the entire metro area. The Liberty area is one of the few metro areas remaining in the U.S. where 15 miles of travel = 15 minutes.
Amenities
Services The Liberty area abounds with recreational, cultural and retail venues.
Parks & Recreation: The City boasts more than 500 acres of parks, trails and open space. Its Fountain Bluff Sports Complex opened in 2002 and provides playing fields, playground, ponds & fountains. The Parks and Recreations department http://www.ci.liberty.mo.us/index.asp?NID=57 offers many programs from baseball/softball to football to volleyball. Additionally, the Department oversees the 52,000 square foot Community Center which has pools, gymnasium, fitness room and many, many programs.
Cultural Opportunities: The 700 seat theatre in the Community Center is the site for many plays, concerts and special events. The theatre is the site for the Liberty Symphony Orchestra as well. Cultural venues multiply due to William Jewell College's http://www.jewell.edu offerings include the Harriman Arts Program, the Stocksdale Gallery of Art and special events on the campus.
Major Employers
Liberty's major employers are:
Liberty Hospital Healthcare facility 975
Hallmark Cards Warehouse distribution 1,265
Liberty School District Public schools 1,289
Clay County Government 600
Banta Corporation Publisher 522
William Jewell College Post-secondary education 235
Lear Corporation Automotive interior supplier 300
Ferrellgas Propane supplier 292
City of Liberty Municipal government 300
Hy-Vee Retail grocer 93 + 210 part-time
Smurfit Stone Container Corp Packaging products 170
Action Mailing Mailing services 115
Continental Disc Corp. Fabricated metal products 183
Harmony Printing Printing 103
Lowe's home improvement & hardware 80 + 50 part-time
Price Chopper Retail grocer 80 + 70 part-time
*Except as noted, the numbers above are full-time equivalent figures.
For additional information http://www.thinklibertymo.com/index.htm or call Ron Henderson at (816)651-9001
To view homes for sale in the Liberty Missouri area, visit www.clayandplatte.com
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