Branson New Home Construction: No building code, No Problem?

As a Realtor who sells Branson  new home construction, I always do a double take when I see a new house going up.  Sometimes I’ll even stop and look around.  I work primarily inTaney County,MO which has no building codes

.  They do have a Certificate of Conformity Permit, which is little more than an inspection to make sure the home is habitable, but outside of that, no one is checking to see if  the builder has gone about the systems or the structure properly.

Once I showed a (supposedly) completed branson new home to some prospective clients and I’m not joking, it looked like a large monster had scared off the subcontractors.  There were tools and lunch trash laying everywhere in the yard, the front door was left wide open and there were footsteps embedded in the concrete floor of the garage.

Further inspection revealed that there had been no box or ridge venting to the roof, and the drain for the main level laundry drained right onto the floor of the basement.  It had not been connected at all to the plumbing system.  Imaging, doing a load of laundry after you move in and you are in the basement working on a nice scrapbooking project. The next thing you know,  a soapy shower is raining down on you’re your many pages of grandmas 80^th’ birthday party from last spring…ruined, and darn it, now those die cut wood trees that you put down with dazzle tac glue are warped and just won’t stick anymore.

Just yesterday I saw a small 1400 sq ft home going up in a nearby neighborhood and they had all the forms up for the concrete slab.  There was no footing.  Now, I’m not a builder or an expert by any means, but that seemed like a cut corner to me.

I took a builder, from a development I had listed, out to look at the property and said, “Is this right?”  He gave me the thumbs down  but I still wasn’t satisfied. I had to know why.  Further research revealed that a Slab on Grade foundation is ok for areas where the ground doesn’t freeze, but here inMissouri, it does and therefore a T-Shaped footing is recommended to prevent frost heave.  Wow…seems like the corner wasn’t cut, it was totally hacked off.  All homes are built by humans and will have mistakes, or what builder like to call “character” but if this home is starting out this way, it’s going end up being Jim Carey by the time the roof goes on.

 

Branson new home construction at Branson Canyon

The builder I took over there cut his teeth on the strict and rigid building codes of Kansas City so he is was used to doing things a certain way, even though it is not required.  That’s the kind of gusto you want from your builder. Conversations about building codes or at least what your builder is used to…is a MUST, especially if you are building a home in Branson or Taney County, Missouri.

Contributed by:

Jeramie Worley, GRI

Broker /  Associate

The Community Real Estate Group, LLC

140 Canyon Crossing,Hollister,MO65672

417 336 4200

Author = Worley and Associates

Branson Vacation Homes: when is the best time to buy?

I get asked this question all the time and there is only one good answer – Now!

Before you dismiss me as sleazy salesman, please know, that this is my area of expertise and I sell more vacation homes in Branson than anything else.

This info is a compilation of real stories from my clients.

The 4-6 Bedroom Nightly Rental home is still very in demand in the Branson Real Estate market and key to when to by, falls in the good and bad of our own human nature.

Branson Canyon Vacation home with 6 bedroom, 5 bath

Branson Canyon Vacation Home with 6 bedrooms and 5 baths. Perfect for vacation rental.

There are two types of people: procrastinators and planners and both can help you succeed with a Branson Vacation Home.

With limited properties in the area, than can fit your whole family together in one place, many responsible planners look ahead to find a properly with the availability they need.

The people with this kind of mindset are smart, and instead of calling everyone in the family, they wait until the Thanksgiving – New Year holiday season to talk to everyone and find out everyone’s availability.  When people are together, they search properties online, look a pictures, get more info, and make a decision.

This is why many Branson Canyon owners see a surge in booking activity for the summer months, during the December, even January time frame.

If you waited to buy or build until May, which is right about the time the Season kicks off, you could have missed out on all of those potential bookings.

However, the procrastinators (or folks with last minute vacation plans) need a place also and they don’t want to let everyone down since they’ve been trusted with the job of finding the home. As they start searching for a place, they see that almost all of the properties are booked. Hmmm…what are they going to do? So, when you introduce your property to the market with open availability, you will get a flood of activity and can probably get a better price.

At BransonCanyon, spring and fall bookings tend to come in more last minute (less than 30 days out) but the summertime and holiday dates get booked up quite a bit in advance.

The key is not when to buy, just buy and get your property available to the Branson Vacation Home rental marketplace.

With interest rates low and building costs going up…don’t wait.  Get your Branson Vacation Home on the rental market.

Don’t forget to schedule some time for yourself.!

 

Branson Vacation Homes: when is the best time to buy?

Contributed by:

Jeramie Worley, GRI

Broker / Associate of the Community Real Estate Group, LLC

And owner of Vacation Rental Propery inBranson,MO

 

Seven Reasons Why You Should Buy a Vacation Town Home at Branson Canyon

Seven  Reasons You Should Buy A Vacation Town Home at Branson Canyon

Branson Canyon Vacation Town Homes with nightly rental programs

1. Maintenance Provided: Lawn Care, Sprinkler Systems, Landscaping – When you show up for your vacation with your friends, you won’t have to spend the first two days pulling weeds. Show up and have fun and let us take care of the rest.  This community was designed so you could bring your friends, bring your clothes and have a great time.

2. Space: More room than a condo to fit the whole bunch of you!  I once spent Thanksgiving in a Two bedroom Two bath lake view condo and that was fun for about 20 min.  For the same price, you can have a 4-5 bedroom home at Branson Canyon and spread out a bit. If you are lucky, you can find a resale property that comes fully furnished and ready to go…a turn key business.

3. Privacy: Branson Canyon is close to everything but private.This community in Hollister, MO is very close to shopping, attractions, airport, grocery, boat launch, docks, marinas with easy access to Hwy 65, but when you look around you are in a nice private canyon that feels like it is away from it all.

4. Amenities: Branson Canyon has a four thousand square foot clubhouse, hiking trails and large zero entry pool.  It is only a quarter mile from Table Rock Lake, so it is just a short walk of you want to catch some perch.

Branson Canyon access to boat launch very close to luxury town homes.

5. Proven: Most of the homeowners are raving fans of the nightly rental business.  We can show you how a 4 bedroom nightly rental investment can out perform a 2 bedroom nightly rental investment and is actually LESS work!

6. Service After the Sale: Most of the time in a new development you’ll find that the developer is willing to work with you. The best thing to do would be to talk to recent buyers to see what their experiences has been like.

7. Rentals:  Not everyone wants to rent their home and in the Reserves at Branson Canyon you are not allowed to, we reserve that area for full time owners and folks that don’t want to rent.  But…for those that do, we have a rental program that is second to none.

If you would like to look at this or any other nightly rental community, please visit our website to search the Branson and Tri-Lakes Area MLS for Free:

http://www.bransonhomefinder.com/

Seven Reasons Why You Should Buy A Vacation Town Home at Branson Canyon

 

Author = Worley and Associates

Seven Things to Know about Branson Lakefront Homes for sale

Seven Things to Know about

Branson Lakefront Homes for sale

1.Lake front property at Table Rock Lake is at a premium! If you are looking for a lake front property for under $300,000 you will have a very hard time finding it and when you do, it will most likely be 20 years old and in need of considerable repair. The average cost of a four bedroom Lake View home in Branson, Hollister, Ridgedale or Blue Eye is: $471,042.  When everyone comes to town they want champagne but they are usually on a beer budget.

2.Table Rock Lake front homes are not maintenance free!If you are looking for a Table Rock Lake front property, you may consider a condo. You get all the comfort and privacy of a home on the lake, but none of the exterior maintenance.You will have to pull weeds and trim bushes the first two days of your family vacation.  Oh…you will also have to rake your leaves in the fall.

3.Most Table Rock Lakefront properties do not include amenities! It probably will not come with a pool and a 4000 sq ft clubhouse, game room and work out room.  Consider developments such as Point Royale, Branson Canyon, and Branson Creek which are not on the lake, but have great amenities that you may not have thought of.

Branson lakefront homes for sale

4. Table Rock Lakefront property is not generally 10 minutes from Branson. It is probably 20 minutes or farther to drive than you really want it to be.  Even if you have to squint, it’s still a lake view. Do a drive by and look at the view before you get excited.

5. Table Rock Lake view does not mean lake access. It may not be that close to the lake at all.   In many cases I’ve seen clients lease a slip about 10 min from their home simply because it is cheaper to lease at around $1,700 per year rather than $30,000 to buy.

6. You want to be On the lake not viewing the lake?You would rather be out there on it instead of looking at it all the time. If you blow your wad on the home…where’s the money to buy the boat?

7. Table Rock Lake view home versus money for other things.For the extra money you spend on a lake view, you could take $20,000 and buy a boat, $20,000 and buy a boat slip, and put another $20,000 in your kids college fund.  Tuition is on the rise, don’t you know 🙂

If you want to search the entire Branson / Tri-Lakes MLS for FREE please go to our website.

1.  They don’t buy a big enough property.  The two bedroom market is flooded.  You can spend 65K, but big deal…you will compete with every hotel and timeshare in town.

2.  They look for foreclosures or deals.  Why is the seller selling if it is such a good rental? Oooh…good question. No ones asks this. At Worley and Associates, when we represent a buyer, we ask for at least two year of Schedule E’s from the sellers tax return.  This way we can evaluate the estimated rate of return for your first year based on facts rather than opinions.

3.  They do not buy a rental in a community.  People look for communities like Branson Canyon, The Lodges at Table Rock Lake and Branson Creek because they have stayed here before.  Many people are looking for now on vrbo, homeaway and other vacation rental websites.  If the place they stayed at last year is booked. Guess who benefits?  People just want to know that you respond fast and that you are a real human…not the Hilton front desk…or they would have called the Hilton.

4.  They buy a rental with no amenities, such as a pool, clubhouse and walking trails. Some people like the seclusion and the long drive to the grocery store, but I can honestly say that  zero people asked for this when they call  to find out where my home is located.  Plus, another important thing in Taney County, you can not just buy a home in Branson and hope to put it on a nightly rental program.  There are rules and a process and you have to get the right approval.

5.  They buy a fixer-upper. You will spend more time and money fixing and less time renting.  Usually on an investment property, repairs are tax deductible but improvements are not, be sure to talk to a qualified tax manager to see what you can deduct.  The time it takes you to fix up a property can seriously eat into your profits, especially if you are attempting to do this during the peak season.

If you are looking for a night rental property in Branson, please search our website for FREE:

 

Seven Things to Know About Branson Lakefront Homes for sale

Author = Worley and Associates

 

Branson Upscale Homes create Nightly rental income

 

Properties like Branson Canyon  already have the approval from the county to allow 87 of the 281 units to be designated as a nightly rental. {*UPDATE – In 2013 Taney County Planning and Zoning approved Branson Canyon for 281 Nightly Rentals*} 

Branson Upscale Home for sale, perfect home to generate nightly rental income

These Branson Upscale Home property owners have sole discretion as to who will manage the property.  This is a great advantage because if you can manage your property yourself it can mean a higher rate of return for you.

 Compare those rates of return to your mutual funds, your CD’s or your IRA’s.

  How have those been performing?  You owe it to your self to look into other options.

A nightly rental property in Branson could be just the thing for you.

Many of my clients are now switching over from long term rentals to nightly rentals for three simple reasons:

1. Nightly Rentals above 4 Bedrooms are in Demand in Branson

2. Long Term Occupancy in a rental has the highest wear and tear on a property.

3. Nightly Rentals have nearly three times the net operating income.

Branson Canyon is not the only place where nightly rentals can operate. There are plenty of other condo developments that offer this opportunity, however for places like, The Lodges at Table Rock Lake, Branson Canyon, and in some cases Branson Creek, you can have a single family dwelling that is zoned condo.  This way you get all the convenience of a condo with all the comfort and privacy of a single family home.

Branson Canyon home, a great investment, can generate nightly rental income.

I would highly recommend that you talk to your financial manager and your tax manager and get some advice to see if investment real estate or a Branson Nightly Rental would be a source of some additional tax savings.  It is for a great number of people.  Your renters pay the mortgage, but you typically get to deduct the mortgage interest.  What about depreciation?  That is another possibly huge deduction that the IRS will allow you to take year after year.  Mileage, supplies, advertising…these are all common deductions.

Whatever you decide, I highly recommend that you call me 417-251-1946.

I have experience in operating Branson Nightly Rental property. It’s always nice to bounce your questions and ideas off of someone who is already working in the business.  Thanks for reading, I hope it helps.

Branson Upscale Homes create nightly rental income

Author = Worley and Associates