Cary NC Real Estate >> Raleigh & Cary NC Real Estate Blog

I have had several requests for a "Gated Community List" in the Triangle so I thought I'd publish the list for those that are interested.  The Triangle are is not known for having many gated communities.  Most of these communities are small and elite neigbhorhoods.  For your reference here are the details and some photos to go along with the post. 

North Raleigh

1. Stone Falls-Off of Falls and the Neuse and Durant.  Currently no homes on the market.  Homes built in 1995-2000
2. Olde Raleigh-Off of Duraleigh Road.  Homes built in 1989-1997.  Stately traditional homesLocated in a beautifully wooded area between Duraleigh and Edwards Mill Road near Rex Hospital and I-40. The Olde Raleigh community features three gated entrances with nightly security service, three beautiful lakes with centerpiece fountains, indoor & outdoor swimming pools, and two tennis courts. .  Resales start in the high $700s.
3. Bay Leaf Farm-
4. Conveniently located off of Six Forks Rd.  Right on ssum Track. At Fork Stay Right on Possum Track. Go Apprximately 1 Mile to Gated Entrance to Bayleaf Farm on the Right. 
5. 23 Homesites total in this community, about 5 left.  $2M-$3M.
6. Greywalls at Trego-Off of Falls of the Neuse and Honeycutt.  Greywalls homes built in 1990's and a few in 2005. Also a few in 1975.  Price point $800s to over $1M.
7. The Barony-North of I-540.  Small community w/29 lots.  Homes start at $1.5M.
8. Linville- 44 Estate Homes w/minimum of 1 Acre.  Prices start close to $2M. New homes by top custom builders.  Community by Creedmoor Partners.
9. Adams Mountain-Large two acre lots outside I-540.  Homes built in the mid 80s to mid 90s.  Prices start in the low $500s to $750s.

Durham

1. Four Seasons at Lattamoor- Gated community in North Durham near Eno River.  Prices in the $200s.  Homes built 1999-2002

Hills of Rosemont-Prices start at $2M.  They say $1.5 but all of the new construction has been over $2M.  Lots of lots still available but prices start around $100k an Acre.  Located off of 751 towards Jordan Lake off of O'Kelly Church Rd. The other option is to turn right on O'Kelly Church Road on HWY 55 just before you see the I-540 overpass. 3 Gated Entrances.  Average lot size 5 Acres.  Renowned builders include Rufty Homes, Bost Construction, and Tall Brothers.  Several lots are reserved and there are still several available.  This neighborhood is tucked away near RTP with large wooded lots and three gated entrances. Durham address w/Chatham County Schools.

Chatham County

1. Baldwin Peak - 10+ Acre Estates and the top builders in the area.  The community is coming in 2009.  Call me for additional details. The Who's Who of Custom Builders is scheduled to build in this community.
2. The Legacy at Jordan Lake-Gated 628 Acre Gated Community adjacent to The Preserve.  Six phases of construction w/463 lots sold to individual buyers.  Buyers have five years to build with a custom builder of their choice.  Planned spa community with an indoor fitness pool, tennis courts, hiking trails and easy access to all the water activities of Jordan Lake. 

 Chapel Hill/Orange County

1. Talbryn-Off of Dairyland,  turn right on Union Grove Church Road, and Talbryn is on the right. Mid 90s.  Resale:  $1.5M.
2. Governor's Club- Lots of options in this community.  The Terrain at Governors Club is amazing.  Many homes sit high on "The Mountain" with views of Chapel Hill.  Governors Club is the highest point in the Piedmont to the Wilmington Coast.

In 1996 Cary and Carrboro passed ordinances banning gated communities.  They were approved because of concerns that such communities were exclusionary and that they could delay the responses of fire trucks and ambulances.

Some of these communities have gaurds and others have electronic code access.

Visit my website for more information.

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Active Adult Living at Carolina Preserve a Del Webb Community in Cary

Location: Carolina Preserve at Amberly a Del Webb Community Looking for an Active Adult Living Community in North Carolina? Look no further than Carolina Preserve by Dell Webb. Here is the latest and greatest on the Amberly Community.

Many of my Senior clients have requested that I keep you updated on the latest plans and releases out at Carolina Preserve, North Carolina's only Del Webb Community.

The most recent release for new Cardinal, Dogwood and Emerald homesites occurred on Monday March 19th.

Here's what is available in the second phase release of homesites:
Cardinal Collection:. The time has come to release these much anticipated cul-de-sac and oversized homesites. These highly sought after homesites are walking distance from Bradford Hall, the 30,000 square foot amenity center. Homesites range from $5,000-$15,000. Estimated timeframe for home completion is January-April 2008.

Dogwood Collection: Monday's release will feature private wooded homesites as well as oversized corner sites. The Dogwood Collection continues to be a favorite! Interior homesites range from $7,000-$15,000. Wooded homesites range from $30,000-$42,000. Estimated timeframe for completion is April-July 2008.

Emerald Collection: The lifestyle for which Del Webb is famous will be just a short walk from these conveniently located homesites. Interior homesites range from $5,000-$25,000. Wooded basement sites range from $62,000-$70,000. Estimated timeframe for completion is Nov 2007-February 2008.

I have also received requests on details of the realease of the Villa Townhomes. The Villas will be two bedroom, two bath townhomes with approximately 1,200 square feet. These sites will be released in Phase Three which is due for release in the September/October timeframe with delivery in late 2008. 

Del Webb has sold over 400 homes in Carolina Preserve in only 10 months! Remember-Buyer Agency fees are paid by the seller.

I'm always looking for a business opportunity to invest in property in my market or other markets.  That said, I had a friend that wants to purchase the investment as a co-ownership property. In addition, I have a lot of inquiries from parents that students attend NCSU about co-ownership As a result, I let her know there are tax consequences associated with co-ownership programs.  I had to do some hefty research to get to the bottom line but here it goes: 

Tax Effects on Co-Ownership Properties   Relatives and Investors are allowed to team up with owner-occupants to purchase real estate together.  The non-occupying relatives or investors can help the owner-occupants qualify for the loan, produce the down payement money needed to purchase and make a portion of the monthly payments.  The non-occupying relatives or investors would sign the mortgage note and be co-owners with the owner-occupants.  Relatives or investors might be more willing to help the owner occupants, once they see the tax advantages of doing so.  Four general rules must be met for the investor/relative to take the tax deductions associated with rental property.   

(1) The dwelling must be the principal residence of the renter(relative)

(2) The renters must pay a fair market rent if unrelated to the co-owner investor.  The renters only have to pay 80% of the fair makret rent, if related to the co-owner investor.  (This is a recent tax court ruling, as the security problem is lessened with a relative and no business manager would have to be hired to look after the property-value 20%)

(3)  The investor/relative must own at least 10% of the property. 

(4)  The relative invetor must make material decisions related to the rental and repairs of the property.    The relatives/investors are genereally allowed to deduct morgage interest, real estate taxes, insurance maintenance, repairs and depreciation as long as the total does not exceed $25,000 , or their AGI does not exceed $100,000, and they materially participate in the management of the rental property.  If parents/investors AGI exceeds $100,000, $1 of the $25,000 is subtracted for every $2 over the $100,000 AGI.  No deductions are allowed for AGI above $150,000.  

 EXAMPLE Parents can help their children purchase a larger home than they could otherwise afford.  The parents help the children with the down payment, closing costs, qualifying and monthly payments in return fo ra maximum investor tax deduction of $25,000 yearly.    The ownership split in this example is 50/50 with the children occupying the property and the parents acting as non-occupying investors, any ownership split is possible.  

If you've ever thought about investing with a friend or co-worker I hope this helps.    

Forget about potholders and house-shaped refrigerator magnets. Today's consumers appreciate promotional giveaways that are unique, creative, and fun.   I have a few ideas written down on paper but would appreciate any feedback you might have on inexpensive and tasteful gifts for clients.  

I try to add my logo and phone number to the giveaway when appropriate;

1.  Personal Chef.  I use this for my high end clients at closing.  The personal chef comes to their new home and cooks meals for a week,labels them, and customizes the meal plans based on their taste. This takes a lot of pressure off of the family when they first move in so they can focus on unpacking.  

2. Moving first-aid.
Provide a moving day kit filled with such items as snacks, paper towels, plastic cups, bottled water, flashlights, aspirin, and carton openers. Don't forget the phone number of the favorite local pizza delivery spot, along with a coupon.

3. Mother's helper.
Bottle warmers, bibs, and diaper bags are great for new parents. Form a partnership with a local hospital and sponsor the gifts they give to new parents.

4. Sports-related items.
Imprint your logo on kites, baseball caps, sports water bottles, ball markers, sports towels, tennis balls, and walking odometer.

5. Stress reduction.
Help them wind down after stressful weeks of looking for a home or unpacking. In a basket, include bubble bath, tea and cookies, a bottle of wine, potpourri, candles - and, if you're really creative, some names of potential babysitters.

6. Home-related gifts.
Give clients or prospects something that shows you understand how much they love their home: bird feeders, a doormat, a newspaper or home-improvement magazine subscription, attractively potted plants, American flags, and gift certificates to a local hardware or home improvement store.

7. Relocation kit.
They'll appreciate things that will help them learn their new city quickly. In the kit, include things such as: a laminated folding map of the city, a list of the best restaurants in several price ranges, five local points of interest with directions on how to get there, phone numbers of local movie theaters, little-known historical facts about the area.  And, a list of great hotels in the area for when they visit. 

8. Home office options.
Post-it notes, custom mouse pads, cool pens, computer glare screen, and thermal coffee mug.

9.  Wine Country Gift Baskets.  This company has a number of affordable gift baskets that can be delivered to your clients home right after closing.  Another local option in my area is Southern Season.   This gourmet shop has a number of local Carolina items that will be great keepsakes for their move to the area. 

10. Other options.
Custom door wreath, crystal vase or paperweight, matching Coach key rings with house keys, and caviar and champagne.

11. Personalized Affgan w/Logo.  I wasn't sold on this one in the beginning.  Now I think it's a better idea.  I've used these personalized Affgans on several occasions and they are very well received.

12.  Lowes Gift Cards Everyone can use a few things from Lowes even if the house is new - a new fridge, gas grill, plants, you name it... You can get a 5% discount by going to www.LowesRealtorBenefits.com also.

13.  HUD Statement idea by Jim Lee Jim's idea is to make 2 copies of the HUD statement and write the clients a letter dated January 2nd of the following year.  Mail your clients their HUD statement.  I actually keep mine around electronically and will be sending out Christmas cards and calendars so I might as well just email the letter/HUD statement. 

14.  Entertainment Book for clients. 

15. Welcome Home card, 2 fire extinguishers (or a garbage toter for new construction) and a supply of various sized batteries. 

16.  A gift catalog for items the clients may need for the house

17.  A real first-aid kit, a rather large one that hangs on the wall in the garage next to the fire extinguisher, with emergency numbers on the front. 

18.  Yolanda Hoverston just wrote a blog about The Most Thoughtful Gift You Could Give Your Clients.

19.  A 6-12 month service that would be of value to your clients.  Examples include gardening, maid. 

20.  Throw your clients a housewarming party for their new home, sponsored by you: ie, invites, food and drink.

21.  Welcome Home Treasure Basket  or Sugar Daddy's which can be personalized

22. LOOK WHO'S MOVING TO A NEW HOME keepsake album for kids.

23.  Personalized wine bottles which you can have a picture of the house along with a personalized note on the front of the bottle, as well as your own information on the back.  I personally think this is a bit over the top.

24.  If the home does not have a mailbox or has an old mailbox, put up a mailbox for your buyers.

Any other suggestions I might add to the list?  I'd love to be more creative in my effort to satisfy my clients. 

UPDATE:  I'm taking everyone's suggestions and including them in the body of the post. Thanks for all of the great ideas.

Just go to http://www.gotriangle.org/ and make your online promise that you will bike to work, the bus stop, or your carpool or vanpool park-n-ride lot at least once between May 14th and 18th to be eligible to win a bike and other great prizes!  The goal of this campaign is to save 1,000 drive-alone commute miles - Add your bike commute to the total!

If you are already a bike commuter, take the Bike to Work Week pledge!  You're reducing air pollution, congestion and stress for other commuters - You should be rewarded for your smart commute!  Help reach the goal of 1,000 commute miles saved.  Take the pledge today! 

A new tool may become popular to those looking for house values on line.  The National Association of Home Builders Housing Economics Department has created a house price estimator based on data from the American Housing Survey. The AHS is a nationally representative survey of about 60,000 housing units conducted by the US Census Bureau in odd-numbered years.  The goal of the site is to show people the value of particular features on a home. Here's the link, click here.

I know that there are many parts of the country where the market has slowed.  Fortunately my market is not one of them.  Our area continues to receive accolades from the top magazines in the country.  Just last week Oprah named the Triangle the #4 market in the country for Single Women to meet men over 35. Well, I think she's gone a bit overboard here but we sure do like the publicity.  I've even devoted a section on my website called "Ratings".  It's quite a list. I had a client print out the list and it was over four pages!!!  The bottom line-we had over 18,000 new residents last year and over 8,000 new students in the Wake County Public School System alone.  Chances are you may know someone that's moving to the Triangle.

There are a couple of other ratings bestowed upon the area that I'd like to share:

1. America's Hottest Towns: Cary, NC rated the #1 town on the East Coast.

2. Forbes Magazine:  Best City for Jobs 2/2007

3.  News & Observer local article:  4/5/2007 People continuing to move to the Triangle without jobs

4.  Another Forbes Article:  Best Place for Business and Careers

5.  For investors:  #15 Top Appreciating Market in the Country in 2007

The biggest challenge we hear people voice is the inability to sell their houses back home in their market.  As such, if you have anyone moving to the area,  I welcome the ability to serve your preferred clients with a handsome referral fee. 

Visit my website at www.TriangleNCHomes4Sale.com for more information.

To my fellow Active Rain Agents,

I have been a member since last September and have met some of the most innovative, talented and creative agents.  I am proud to be a part of such a great group of people.  If I have an opportunity to send an outbound referral this will be the first group I turn to in  giving back what has been given to me. 

To date, I have had a number of opportunities to work with buyers moving to this area as a result of my association with Active Rain.  This motivates me to continue to put the time and effort into creating meaningful posts along with adding value to the group. 

I know that there are many parts of the country where the market has slowed.  Fortunately my market is not one of them.  Our area continues to receive accolades from the top magazines in the country.  Just last week Oprah named the Triangle the #4 market in the country for Single Women to meet men over 35. Well, I think she's gone a bit overboard here but we sure do like the publicity.  I've even devoted a section on my website called "Ratings".  It's quite a list. I had a client print out the list and it was over four pages!!!  The bottom line-we had over 18,000 new residents last year and over 8,000 new students in the Wake County Public School System alone.  Chances are you may know someone that's moving to the Triangle.

There are a couple of other ratings bestowed upon the area that I'd like to share:

1. America's Hottest Towns: Cary, NC rated the #1 town on the East Coast.

2. Forbes Magazine:  Best City for Jobs 2/2007

3.  News & Observer local article:  4/5/2007 People continuing to move to the Triangle without jobs

4.  Another Forbes Article:  Best Place for Business and Careers

The biggest challenge we hear people voice is the inability to sell their houses back home in their market.  As such, if you have anyone moving to the area,  I welcome the ability to serve your preferred clients with a handsome referral fee. 

Be the first to jump on board this John Crosland project in downtown Raleigh adjacent to St. Marys.  Location! Location! Location!  You'll be minutes from Downtown Raleigh, Cameron Village, and Glenwood South.  This location, 712 Tucker, will range between four and five stories high and will consist of 179 Luxury Condos. 

Floorplans will range from efficiency to three bedrooms w/2nd story lofts and will start at $155,000.  The amenities will be fantastic-Two story exercise facility, internal courtyards, swimming pool, and even a resident business center.  

Unit Amenities

• 9' - 11' ceilings
• 2 Story Loft Units
• Private Roof Terraces
• Island Kitchens
• Granite Kitchen Countertops
• Tiled Backsplashes
• Bamboo Flooring
• Tiled Bathrooms
• Upgraded Plumbing and Lighting Fixtures
• Designer Cabinets
• "Frieze" Carpeting
• Crown Molding
• Large Walk-In Closets
• Full Size Washer and Dryer Connections

Property Amenities

• Two street level guest lobbies- St Mary's Street and Boylan Street
• Resident business center and billiards room
• Two convenient resident Mail Rooms
• Elevator access to all floors
• Interior conditioned corridors
• Internal Courtyard Pool and Pool Deck
• Two resident Courtyards with heavy Landscaping, trellises, and fountains
• Private gated resident Parking deck with Bike Parking
• Additional on-site Storage Rooms
• Two Trash Compactor Rooms for Convenience
• Two Blocks from Glenwood South Restaurants and Clubs

• Resident club room w/kitchen

• Two-story street level exercise and workout room 

Make your reservation now for delivery in the Spring & Summer of 2008!! Prices start at $150,000 to the high $300s.  Over 70 reservations have already been taken in the first week of the announcement of the development.

You say something to your husband along the lines of: "Honey, the garage floor looks looks a little shabby!!"  Translation - If you can't eat off of it something needs to be done to it.  That comment doesn't draw the desired action so the next round is, "Aren't you EVER going to do something about that garage floor?!"  Translation, "Get your butt off the couch and do something about it - NOW!" Mind you he hadn't looked at it for six months but on the way to the store he dropped the car keys and had to bend over to pick them up.  Now, I'm pissed. All of a sudden no guests will allowed into the HOUSE until the garage floor looks like a Tiffany window. What kind of sense that makes I don't know but unless you are "Mr. Fix It" or unless your automobile is your pride and joy and working on it in the garage is your second most favorable activity, painting your garage floor is as eagerly to be looked forward to as 20 lashes with a cat-o- nine-tails.  Also, it is as sure and certain a sign of Spring as is the fact that I have had three calls in the last two weeks asking about painting garage floors. It's really popular in this area recently. 

There are many paints, stains and floor coverings you can put on a garage floor.  Some can be staggeringly expensive but what I think you want and what should provide a great looking job for you doesn't have to be. Getting first things first; I am told by folks who are supposed to know that if you are buying a new home be certain the garage floor is at least three months old before you paint it.  Concrete needs time to dry and cure long enough to be certain paint will properly adhere to it. Since my calls have all been about garage floor paints I am not going into floor liners or stains for purposes of this blog.

There are a considerable number of paints and kits available to do the job.  Materials needed for the job are:

• An epoxy paint specifically formulated for garage floors (it's the only kind made that will hold up to vehicle tire heat)
• Primer - Paint roller with water-resistant and solvent-resistant covers - bleach or driveway cleaner - concrete etcher (if needed)
• A stiff-bristle brush - goggles to protect your eyes and rubber gloves to protect your pinkies.  Oh yes, when you do this be certain your work area is well ventilated.

As you want the paint to stick around for a long time after the paint job is done, be certain the floor's surface temperature is between 50 and 90 degrees when you grit your teeth and do the job. 

Step 1:  Sweep the floor then wash it and let it dry. 

Step 2:  Remove the current stains on the floor:  Use a mixture of 3 parts water to 1 part bleach  or you can get a commercially produced cleaner.  For stains, allow the cleaner to stand a few minutes before taking your bristle brush to them. 

Step 3:  Wash the floor again.

Step 4: Repair any needed repair work on cracks.  Ask someone at Lowe's (or whoever) for a concrete/mortar repair compound for for the smaller cracks and a concrete patch for the larger ones.  

Step 5:  To etch or not to etch that is the question.  Whether tis nobler to hope the paint will stick and thus not etch it so you can get back to the ballgame or to do it and be certain that it will - is your call.  A good way to determine whether or not you need to do it or not is to sprinkle - that is SPRINKLE and not SLOSH - some water on the floor.  If it is absorbed into the concrete rather quickly you can trust to luck and get on with painting.  If not, get a commercial etcher and follow the instructions. 

Step 6:   Let the floor dry overnight and if you have a big fan you can let blow on it and you can leave the garage door open so much the better.  

Step 7:  Apply another coat of primer.  Assuming you have done the other tasks well, the primer coat will determine how well and how long the paint will stick to the floor.  You should let your primer dry for at least eight hours before applying the paint.  

Step 8:  One coat of paint or two?  Well, you have enough time, enough effort and enough sweat envolved by this time, and you MUST be certain that she knows KNOWS how hard you have worked so - two coats are probably better.  The first should be thin with a 24 hours drying period before applying the second - - and then - - wait another 24 hours before walking on it.  This whole magilla is really a very good deal.  By the time this job is done and she will think twice before getting you involved in some other task and that can be worth its weight in skinned knuckles, barked shins, sore knees, etc!   

I mentioned that there are good kits available to do the chore in question and a good one is Quikrete's Epoxy Garage Floor Coating Kit.  Most such kits include the cleaning and etching solution just discussed so you can get the floor squeeky clean and properly prepared before attempting to put the paint down.  Also, their kit includes some color chips you sprinkle over the epoxy flloor when wet and which gives it a very satisfying and textured finish.  Please be certain to point this out to your better half once the job is done so he knows that your taste isn't all in your mouth.  There are several base colors you can use.  While grey is probably the most common, tan, and other colors are available.  Believe it or not I saw a black one with the sparklies on it that really looked gang busters.  Finally (and this is only for those of you who have been married long enough to be sophisticated at the gentle art of turning the tables to your advantage without incurring your spouces wrath), you must take every opportunity to show the job off to your friends and neighbors (ESPECIALLY your friends in the neighborhood) with full understanding to all within earshot that it was HIS idea so that the next project that comes along he might just think twice!