Angela Sells DFW

Journey with me through my real estate, motherhood and Texas adventures

Archive for the tag “burleson”

Burleson Home for Sale

3701 Trails End Burleson, Texas 76028

Looking for a home for sale on land in Burleson, Texas?  Look no more! This unique home has a 4-stall horse barn, loafing shed, pond, cross fencing, outdoor kitchen & living area with hot tub on over 8 acres!  The possibilities are endless.  Oh, and did I mention that the property could be an income producing property?  It has a full kennel facility on it that was generating $300,000 annually when it was operating!  Give us a call, email or text to take a look at this rare property!  817-771-0998 or

3701trailsenddr-1 3701trailsenddr-2 3701trailsenddr-3 3701trailsenddr-4 3701trailsenddr-5 3701trailsenddr-6 3701trailsenddr-7 3701trailsenddr-8 3701trailsenddr-9 3701trailsenddr-10 3701trailsenddr-11 3701trailsenddr-12 3701trailsenddr-13 3701trailsenddr-14 3701trailsenddr-15 3701trailsenddr-16 3701trailsenddr-17 3701trailsenddr-18 3701trailsenddr-19 3701trailsenddr-20 3701trailsenddr-21 3701trailsenddr-22 3701trailsenddr-23 3701trailsenddr-24 3701trailsenddr-25 3701trailsenddr-26 3701trailsenddr-27 3701trailsenddr-28 3701trailsenddr-29 3701trailsenddr-30 Aerials-1 Aerials-2 Aerials-3 Aerials-4 Aerials-5 Aerials-6 Aerials-7 Aerials-8 Aerials-9 Aerials-10 Aerials-11 Aerials-12

Bountiful Benefits of Using a REALTOR on a New-Build Home

Home buyers often make the mistake of thinking that working with a builder is just as beneficial as buying a house with a Realtor.  What they don’t realize is that it is quite the opposite.  The builder’s sales representative is just that, a representative for the builder.  They do not represent the consumer or buyer of the house.  Sure, they want to sell you the house but do they work exclusively for you and your best interest?  The answer is a resounding, “no”.

Aside from the fact that experienced Realtors can often negotiate better deals on upgrades, closing cost incentives and other items that greatly affect either the bottom line for the home buyer or the value for which you’re paying, there is actually a more important factor in utilizing the expertise of a Realtor when building a new home.   This factor is having someone who represents no one but you and your best interest.

What happens when the builder is delayed on your new house but you’re still under contract with them to be sure your home is sold, creating a situation that makes you move twice?  What about when the builder’s subcontractor framed your options wrong or installed the wrong electrical or tile?   What happens when the builder gets behind on other homes and pulls their contractors off of your house to get caught up the others creating a delay in your closing resulting in having to re-schedule moving, movers, utilities, etc.?  These are all things that no one thinks about until they’re already under contract and then it’s too late, unless of course you’d like to pay a Realtor outside of closing to take on representation.  You see, that’s a huge bonus, the builder pays your Realtor just like a seller of an existing home would.  Representation doesn’t cost you a thing when bringing your agent with you to a new construction home.  There are some builders who will openly tell you that if you don’t have a Realtor they will give you “x” amount in “free” upgrades.  Let me ask you, do you believe anything in life is truly free?  Why do you think builders would rather give you additional upgrades or incentives rather than have someone involved that represents your best interests?   Often times we hear from people who say they fully understand why about half way through the process when problems began to arise.  If someone, besides them, were involved and concerned with their best interest then the problems more than likely would never have been present or they would have been corrected much quicker having someone whose full time job is to represent them rather than them trying to remember to call the sales rep back 2-3 times per day to try and get an answer or resolution.  In the end, the $5,000 of “free” incentives the buyer is given is paid for in time, headache, exhaustion and fees having to reschedule everything around closing or moving or possibly having to move twice.

An experienced agent knows the home building process and can guide you through it, help set expectations where the builders don’t and are always working on your behalf.  This is also a benefit for you because most builders are going to offer you a full, “bumper to bumper” warranty on your new house once it’s finished.  If you were the one calling them every day with new problems, do you think the warranty experience the first year is going to be the best?   But if you were the homeowner with the “Johnny on it” agent or the “annoying” agent who was always making sure things were done, do you think that experience would be different?  An agent working for your best interest doesn’t mind being the “bad guy” every now and then to get done what is supposed to be done.  And then, when the job is finished, you get to stay the “good guy” and enjoy the experience of homeownership utilizing your new warranty in your new house.

A perfect example of this is this week, my team was told by a builder’s sales rep that, “Coordinating closing dates of an existing home into their new home is impossible and we should just give up.”  He went on to say that he was living in an extended stay hotel waiting for his home to be built, too.  (My first thought was, “Should’ve used a Realtor!”)  For me, to give up on my client’s behalf is unacceptable.  As a parent, I know what it’s like to not only sell your home with young kids but to move in general, it’s not fun, to say the least.  I can’t imagine telling my clients that I’m just going to give up and you should take your mother-in-law, toddler twins, elementary aged son, husband and dog to live in an extended stay because coordinating the closing dates is “too hard”.   That would not be acting in my client’s best interest.  Instead, we took the road less travelled by finding out when the permit inspections were requested and calling the city to see what their turnaround time is like on these requests.  This will better help us gauge what kind of timeline we’re up against without any additional delays and then plan accordingly.  This is where we go above and beyond for our clients, as expert Realtors do.  Then, we re-negotiated the closing date on the home they have to sell first to move into their new home.  Problem solved.

The next time, you’re considering making a real estate purchase by yourself, please really think about it.  Sure, there are people who use Realtors every day that have terrible experiences but generally speaking, those aren’t Realtors that have been vetted, interviewed and chosen carefully.  They’re the ones that people happened upon or use just because it was convenient.  Remember, making a real estate purchase or sale is a huge investment.  You should be interviewing multiple agents for the job to ensure you’re getting into business with the right person. If you’re wondering what you should be asking or looking for, feel free to email us at and we’d be happy to send you some questions and criteria that our clients have used.

Impeccably Finished Custom Built Home in Rose Creek Estates in Rendon

301 Diamond Rose Dr. Burleson, Texas 76028

This impeccably finished home has no detail overlooked! From the clean, fresh design to the state-of-the- art appliances, there’s no finer finishes in this community! This Montego Home beauty boasts a dedicated office, courtyard, large covered patio, with an outdoor fireplace. Located on over an acre with calming views the floorplan has the Master bedroom and two additional rooms downstairs with the other bedroom up along with the media and game room.  The thoughtful finishes and custom touches showcase the builder’s talents at anticipating what the buyer wants.  This is a truly unique home that doesn’t come along very often.

301Diamond-27 301Diamond-29 301Diamond-30 301diamonddouble 301DiamondRose 301DiamondRose-2 301DiamondRose-3 301DiamondRose-4 301DiamondRose-5 301DiamondRose-6 301DiamondRose-7 301DiamondRose-8 301DiamondRose-9 301DiamondRose-10 301DiamondRose-11 301DiamondRose-12 301DiamondRose-13 301DiamondRose-14 301DiamondRose-15 301DiamondRose-16 301DiamondRose-17 301DiamondRose-18 301DiamondRose-19 301DiamondRose-20

Top 5 Home Sales in Mansfield, Burleson and Arlington, Texas

Top 5 Sold Homes in Burleson, Mansfield and Arlington, Texas

This month, our top 5 sold homes has yielded 6 homes as two were tied for 5th place!  Here they are, in random order:

415 Shenandoah Drive Burleson, Texas 76028

Listed for $364,900


2310 Wakeforest Court Arlington, Texas 76012

Listed for $395,000


6023 Lakehurst Court  Arlington, Texas 76016

Listed for $615,000


1110 Lake Hudson Dr Mansfield, Texas 76063

Listed for $424,900


1071 N Day Miar Mansfield, Texas 76063

Listed for $549,900


1121 Blue Lake Arlington, Texas 76005

Listed at $374,900


There you have it, folks!  The top 5 (6) sales from the past month in Burleson, Mansfield and Arlington.  Don’t forget that if you’re looking to buy or sell a house in these areas, I am your local area expert!  Find out what my clients are saying about working with me here.

How to Eliminate Smoke Odor

Hydrogen Peroxide

While it is getting more and more rare, we do still see homes that homeowners or tenants have smoked indoors for a period of time.  As much as some home buyers may love the home, they are concerned about whether or not to take on such a lofty project.  I can guarantee you that if they choose to do so, they will not pay full price for the home for the risk involved.

Whether you’re a home owner getting your home ready to sell or a home buyer contemplating the risk of purchasing a “smoky” home, here are some great tips for getting rid of the odor.  I have used some of these on a listing that I had once and I will tell you that my favorite are the charcoal, citrus peels and ammonia based cleaners.  Luckily in my case, there was minimal carpet in the house so that wasn’t as big of an issue.  If you have a lot of carpet in a “smoky” house then your best bet is to replace both the padding and the carpet.  Please note that you cannot just paint over nicotine stained walls.  Your paint will yellow and the contaminants still leech through.  You must clean the wall with an ammonia based cleaner and get an odor locking primer to put on prior to painting.

Of course, one of the best ways to remove odors – especially if there are associated nicotine stains – from carpets, furniture and walls is by using hydrogen peroxide. Just put some 3% hydrogen peroxide into a spray bottle. Spray it on and wipe it off as you would with other household cleaners. Hydrogen peroxide is generally anti-bacterial and anti-viral, so it makes sense to use it as a household cleaner. However, it does take time to work, so the short amount of contact time in cleaning counters and windows probably won’t kill all the tiny pathogens in your house. On the other hand, it’s a step in that direction, and if you want to really sanitize something, you can leave the hydrogen peroxide for a longer time.

In any case, cigarette smoke removal isn’t impossible…but it does take some effort to get rid of the smell.

  1. Launder whatever you can. If an entire room smells like last year’s bachelor party, removing cigarette smoke smell from home will require washing or dry-cleaning everything possible in order to maximize cigarette odor removal.
  2. Vacuum. Before you use any chemicals or resort to desperate measures, vacuum up as much of that cigarette odor as possible. Use vacuum attachments to suck the smoke out of furniture and upholstery in your house or car. Beat out and vacuum car foot mats.
  3. Vinegar. A bowl of white vinegar, left out overnight, can do a surprisingly good job removing foul cigarette odor.
  4. Citrus. Some swear by citrus peels when they need to get rid of foul odors. Leave a liberal amount of citrus peels in your car or home for several days (until the peels are completely desiccated). When you remove them, you will also remove cigarette smell – or at least some of it.
  5. Baking soda – one of the tried-and-true methods of odor removal. Whether cleaning your carpet, smelly used couch or dingy car seats, baking soda is your friend. Sprinkle it over the smoke-infused area and let it sit for a few hours. Then whip out your trusty vacuum cleaner to suck up the soda, finishing the job.

One word of advice: before sprinkling at will, test the baking soda out on a concealed part of the surface to make sure the surface or fabric doesn’t interact unfavorably with the baking soda

      6. Coffee. When my old high school friend and I used to fantasize about a coffee-grounds-enhanced laundry        detergent, who  would’ve guessed that there might have actually been odor-fighting merit to that seemingly absurd concept? Utilize the odor-absorbent quality of coffee grounds to get rid of your cigarette odors. Don’t sprinkle them all over the place like baking soda, though, since coffee can stain. Instead, pour coffee grounds into several individual coffee filters and tie them closed. Place the coffee bags on whatever is harboring the cigarette odar.

    7.  Air out the room or car. Requiring less effort than peeling an orange or going to the store for white vinegar, you should definitely open all your windows and doors for several hours to encourage cigarette odors to lift from their cushions, carpets and other surfaces. If a particular piece of furniture reeks of stale cigarette smoke, bring it outdoors for a few hours on a dry day.

     8.  Charcoal. There’s nothing fancy or particularly aesthetically pleasing about charcoal in a bowl, but when you scatter some bowls of charcoal around your room or car (as long as you’re not planning to drive), you’ll find that it has absorbed the cigarette odor after about a week. It’s one of the unexpectedly effective forms of cigarette odor removal.

    9.  Smoke residue on surfaces. Don’t neglect linoleum floors, glass and wood surfaces either; in a room or car that has witnessed heavy smoking, you can often see the residue! Use glass-cleaners, diluted ammonia and wood-cleaning solutions to scrub the stinky residue off of these surfaces.

    10.  Light bulbs. Light bulbs are a double-whammy when it comes to cigarette odor. First of all, they attract smoke. Secondly, each time you turn them on afterward, the heat releases odors from the smoke’s residue. Replace those light bulbs.

As a side note, at least one company (Technical Consumer Products, Inc.) has decided to capitalize on a light bulb’s heat to actually combat odor. “Fresh2 Odor Eliminating Light Bulbs” claim to neutralize odors, thanks to a coating of Titanium Dioxide activated as the light bulb heats up.

I hope this helps put your situation in perspective for you.  As a seller, you should expect to receive at least $10,000 less for your home due to a “smoky” interior than market value for your home.  The hard work really comes into play on whether or not that $10,000 is worth updating the carpet and having the home cleaned.  There are some local companies that we work with that will replace flooring on your home and get paid at closing if cash out of pocket is an issue.  Remember, a knowledgeable and experienced agent may make you uncomfortable by being honest with you on what may cause your home to sell for less than top dollar but remember, that’s why you’re hiring them.  You’re hiring an agent who knows how to get you top dollar if that’s your number one priority.

Can I Buy a House with No Downpayment?


Can I Buy a House with No Downpayment?

With all the good, national news of the real estate recovery I have been asked this question a lot in the last month.  The good news is that if you live in the Dallas/ Fort Worth area, the answer is “yes”!  However, that is not an unconditional “yes” just yet.  There are three ways to purchase a home without a down payment.

The first avenue to do this would be to obtain a VA loan.  I’m sure you’re thinking, what kind of loan is that?  With all the talk of FHA, VA, 203B, 203K, ABC (J/K), it’s hard for you the consumer to understand it all.  VA is a loan specifically for Veterans that allows them to use their veteran benefits to obtain financing for a home.

The next way to purchase a home without a down payment is by purchasing a rural home with a USDA loan.  USDA is the United States Department of Agriculture.  This loan is geared to help encourage people to purchase homes in rural areas.  The home must be in an eligible area.  You can check individual properties and view city boundaries here:

Only some lenders can participate in this program so be sure to ask your amazing Realtor for recommendations.

The third way to purchase a home without a down payment would be to go through the Texas First Time Home Buyer program.  The state has a specific amount of funds available to make this happen for you, the home buyer.  As with all loan programs, you must qualify to meet their standards and not all lenders can lend through this program so be sure to ask for recommendations prior to having your credit pulled if you’re thinking of going this route.

You can find more information on this program here:

One thing to note when reading this information, is that while in some cases you may receive 5% in assistance, that typically will cover only your down payment as there are additional fees to use this program and the other 1.5% tend to go towards that.

Now, you’re probably thinking “That’s great! I can buy a home with no money!” but there is one more thing to consider: closing costs.  When you purchase a home, you need money for a down payment but in your case you’re trying to avoid that which is great.  However, lenders will still want to see that you have “rainy day” or emergency funds set aside and you will need money for closing costs.  Closing costs are the fees associated with obtaining a new mortgage, title work and transferring/ recording the deed.   These costs vary from state to state.  You can ask a seller to pay for these costs for you and in most cases they will.  Just remember that what you’re asking them to pay for you is coming out of their own pocket so you will want to be sure and keep that in mind when offering to purchase their home.



Still have questions?  Feel free to email me at

A Green Evolution

A Green Evolution


I have thought about blogging about 15 times since my last post.  Unfortunately, I got so busy that each time I was pulled away from my thoughts.  So, here I am, a time later.  I feel like I should update you about my “green” evolution since my last blog post.

After I calmed down, which was about three days later, I made a list of all the items I wanted to replace.  The frugal side of me, having just gone to the grocery store the day I read that article, didn’t want to just toss all of the new products I had purchased.  So, my husband and I decided to make a conscious effort to replace things with “green” ones as we ran out of them.

My suspicions were correct that everything “green” is significantly more expensive than the bargain brands we had become accustomed to purchasing.  I will tell you that a lot of products being touted as “green” are not green by my standards (which developed from my reading online).  The most helpful rule I have come by is to ensure it’s not made with any parabens or fragrance.

As a start we changed our: all-surface cleaner, dish soap, hand soap and lotion.  We have switched our sugar free lemonade mix to all natural apple juice.  We now start with one apple juice and all subsequent drinks are water.  This was a surprisingly easy transition for my 4 and 5 year old.  We didn’t transition to bar soap but we are using a fragrance free, hand soap without any antibacterial.  It is my goal to eventually rid ourselves of dye but that seems overwhelming still so it’s still a goal at this point. We did also switch to only real butter and sugar.  We are working on getting some “green” cookware since that’s something we use on a daily basis.

Much to my friends’ dismay, I have shared this information with them.  Being from the South and talking bad about Scentsy is a crime (I got a few “Bless her heart” looks!).  I do love Scentsy but I just can’t justify it’s delicious fragrance with knowing it’s ingredients are a known carcinogen.

What this whole fiasco has made me realize is that going “green” is very difficult.  Especially as a working Mom, housekeeper, wife, cook and pet caretaker.  I visited quite a few sites that offered strictly green products but I couldn’t justify the prices against our monthly budget.  I did find though and I love it.  I will be ordering the essentials family pack which will mail me my choice of completely green products each month.  I’m ordering things like shampoo, conditioner, hand soap, laundry soap, soy candles from here.  The prices (besides the candle) are comparable to what we spend now on these items so I feel good about it.  The shipping is a reasonable $5 which is fine with me.

All in all, I calmed down.  I realized I have to start somewhere and became conscious & educated.  From here on out I will make better, “green” choices.



Upside Down

Upside Down


My world got turned upside down last night.  Completely upside down.

I like to say that I run a tight ship at home.  My kids are well behaved and clean (most of the time).  My house is clean (most of the time).  Dinner is cooked (almost) every night.  I read the daily news both of-interest and not-of-interest articles, mostly on things I feel should be known for my well-being and the well-being of my family.

Last night, I read an article that turned my world upside down.  How did I not know these things?  It wasn’t a “Breaking News” story so the information had obviously been out there for some time.  I felt dumbstruck after reading it.

Did you know antibacterial is a known carcinogenic?  Did you know my awesome smelling air-fresheners are a known carcinogenic?  Lavendar Fabuloso? Carcinogenic. My faux flawless skin AKA makeup?  Carcinogenic.  The revolutionary non-stick pans that I have become quite the chef with? Carcinogenic.

Here I am trying to be “Mom of the Year” by having antibacterial gel strapped onto my purse, the kids’ lunchboxes, backpacks, several in the car….I even contemplated getting some made with my work label on them to give out.  I’m sure that would have went over big! “Here’s some cancer gel, I’d also love to sell your house!”.  Oh. my. goodness.  Panic has started to ensue in me at this point.  The cool Spiderman and Avengers antibacterial soap I just bought the boys has carcinogens in it?! What have I done?

So, I’m thinking, okay, let’s rid the house of these things right? That’s easy.  “Don’t panic, Angela, let’s think this through” my brain says.  “You can’t undo what you’ve done but you can start tomorrow” (It’s 10 p.m. by this point and while I was reading this article I was also watching Liam Neeson’s ‘Unknown’ movie so I was emotionally drained by now. Stopping carcinogens in the house would clearly have to wait until tomorrow).

Remove antibacterial handsoap and gels? Sure, I can do that. But then what? What will we wash our hands with? Bar soap? What about when we’re in public and need a quick rinse? I guess we will be making more public bathroom visits.  My budget is going to sigh a happy-sigh of relief that I will no longer feel the need to purchase Bath and Body Works’ expensive antibacterial soaps. YAY! One positive here.

Air fresheners, I count these as a simple pleasure/ luxury in my busy life.  When I don’t have time to clean my house like crazy, I vacuum and turn on the Scentsy….now I see that I’m breathing in an amazingly scented carcinogenic chemical. Excellent. Now I’m starting to freak out again because here we are at the cleaners.

I tried the “green” cleaners before, when they first came out and they smelled like…um…I don’t even know what, but it wasn’t a pleasant smell.  I specifically remember thinking to myself that I work hard all day and I work hard to clean my house so I want it to smell fresh.  Back to the regular cleaners I went! Ugh.  That was well over 8 years ago, I am so hoping that when I go to Walmart today they will have better options.

And do I wear makeup to Walmart? Yikes! This is what most freaks me out, personally and on a totally vain level.  The stuff I’ve been putting on my skin religiously for several (I don’t want to age myself here) years has carcinogens in them? Is there even a makeup that doesn’t?  I am so confused by all of this. Why is everyone not up-in-arms about all of this?!

I’m not going to lie.  My husband and I have mocked people for spending more than double the price of ordinary food for “organic”.  I have a feeling that I’m about to regret that when I look at the “green” items’ prices.  I am just floored that these every day things are so harmful.  I have a girlfriend who has two boys about my boys’ age.  She is finishing her second bout with cancer in her short life.  This time requiring a double mastectomy and a long treatment of chemotherapy.  I know first hand that cancer doesn’t discriminate on age.  The 16-year old me that made the poor decision to smoke cigarettes never imagined the 28-year old me that would have an amazing family and career to live for.  I felt invincible then, I feel vulnerable now.  Vulnerable to succumb to all of these things I’ve done my whole life that I never knew were harmful to me or my family in addition to the ones I did know where harmful but was “too cool to care”.  Because cancer doesn’t discriminate, I definitely don’t want to put my family in any danger or higher-risk because of every-day items at home.

Today, I will start by purchasing “green” cleaners and a stainless steel cooking pan or two. (I’m really kicking myself for literally throwing away an entire set of stainless steel pans because they were difficult to clean prior to moving back to Texas.)  I will also package up my newly bought Scentsy packs to put into gift baskets for people.  That’s the trick though, so… “Here you go! Have my wonderfully scented cancer chemical blocks!” Yikes. I might re-think re-gifting those bad boys. Dang. But they smell soooo good.

I will also look into alternatives for hand soaps, makeup and the medicine cabinet and hope that the prices don’t give me a coronary.  And of course, I am sharing this information with you.  Do with it what you will. Here I thought I was on my “A-game” and I didn’t even know this stuff.

Here is the article to read with your own eyes that I have referenced this post off of:

“Play Like Your Mama’s Watchin’ Every Transaction”

“Play Like Your Mama’s Watchin’ Every Transaction”

June 1, 2012 I officially became a licensed Texas REALTOR!  It felt like it took forever to get my license here but now that I’ve had it, the time has flown by!  I found myself realizing that I haven’t made a single blog post since I started! Please forgive me for I have sinned in the blogosphere…

After much procrastination (and after receiving a 2nd and final notice) I attended the mandatory orientation for REALTORS today at my local Association of REALTORS.  It was quite the seven hour refresher course of ethics.  In Florida, I could always throw in that not all licensed sales associates were created equal because as a REALTOR we had to abide by a very specific code of conduct that set us a part morally and ethically from others but here in Texas, their state law is pretty much the REALTOR Code of Ethics so I guess I’ll have to cross that one off my marketing presentation!

None the less, I did find the presentation interesting.  Interesting in that the difference of demographics here and moral aptitude that Southerners are raised with correlates so noticeably in every day life.  Perhaps being away from Texas for 10 years made me forget?  Perhaps being in the real estate industry in a “bubble” that will forever go down in the history books with greedy and unethical associates made me forget?  I don’t know what clouded my memory exactly but I noticed today how refreshing it is.

The whole idea of the Code of Ethics always seemed second nature to me but by being in the industry with people quickly persuaded with money, it became very clear, very quickly that there was a reason for this Code.  Today, the speaker didn’t stress aspects of it like I thought he would, like so many before had always done in Florida.

His words were simple: “Play like Mama’s watching every transaction”.  To me, that says it all.  My Mom raised me well and by well, I mean with a healthy fear of her catching me making a bad decision!  I knew I would always have to answer to God and I was okay with that because I knew he would forgive me.  But my Mom? That’s a different story.  Forgive? Sure. Punishment? Always.

He went on to tell the class that ‘most people have integrity but beleive it or not, some do not’.  How refreshing of a point of view!  In a world where people are shooting up movie theatres, places of worship and elected public officials, it’s refreshing (albeit a little naive in a certain sense) to hear a public speaker have this point of view.  Granted we’re talking about a professional trade organization and state licensed livlihoods here but it was really refreshing.  Just another reason that I’m excited to be back in the great state of Texas!

Here’s to a refreshing Monday and a kick-start to the week!

Post Navigation