By Tom Branch, on December 8th, 2011 
Welcome to Allen! Our residents enjoy a wholesome community atmosphere with something for everyone. The City boasts an award-winning park system featuring neighborhood and community parks, hike and bike trails, and greenbelts. City facilities include a 27-hole public golf course, a large fitness and aquatic center, a recreation center, youth center and extreme sports park, a senior recreation center and a 54,000 square feet public library.
Allen ISD offers a diversified curriculum with 13 elementary schools, three middle schools, a freshman center and a high school. The high school campus (582,000 square feet) features an on-site Collin County Community College campus.
Leases and rental homes are readily available with prices ranging from $850 to $4000+ a month.
Click here to see all Homes for Lease in Allen Texas.
For more information or to schedule a showing, contact us at 214-227-6626.
Photo: Copyright Imaged2Sell
By Tom Branch, on December 6th, 2011 
I’m a huge fan of McKinney, Texas. Nestled in the rolling hills just north of Dallas, this vibrant community has so much to offer–great schools, plentiful shopping, dining, golf, entertainment, and easy access to the Metroplex.
According to the McKinney TX Website:
Just 30 miles north of downtown Dallas, McKinney is a picturesque city with a small-town feel that is quite different from the Metroplex’s urban sprawl. Our friendly charm, green spaces and comfortable pace belied the fact that McKinney, with a population of more than 133,500, is one of the fastest-growing cities in America.
The city also has a fair number of single family homes for lease. Rental prices range from about $1000 to over $5000 a month depending upon the size and location.
Click here to search for McKinney Texas homes for lease.
If you need more information or want to schedule a showing, contact us at 214-705-2470.
Photo: Copyright 2009 – Tom Branch
By Tom Branch, on December 3rd, 2011 Frisco Texas is an up and coming jewel in North Texas. Frisco was named “Best Places to Live” in 2008 by Money Magazine and “Best Places to Relocate” in 2009 by Forbes Magazine. Located north of Dallas, Frisco has something for everyone–a great school district, major shopping, fine dining, loads of entertainment opportunities, and ease of access to major roads including The Sam Rayburn and Dallas North Tollways.
Frisco has plenty of available housing. There are apartments, condos, townhomes, and single family homes available. Single family homes lease from about $1000 a month.
Please contact us at 214-227-6626 if you have questions, need information, or want to schedule a showing.
Map: ©OpenStreetMap contributors, CC-BY-SA
By Tom Branch, on November 28th, 2011 
As property managers for about a dozen homes in the North Dallas area, we are often asked what has to be repaired and who pays for the repair. It’s not just our tenants who ask, but our homeowners as well. The answer to the question is found in the Texas Property Code and the lease between the parties.
The Texas Property Code, paragraph 92.052 outlines the owner’s requirement to make repairs. Basically, the tenant notifies the owner of the need for a repair, the tenant must be current on all rental payments, and the condition materially affects the physical health or safety of an ordinary tenant. Further, unless the condition was caused by normal wear and tear, the landlord does not have to repair damage caused by the tenant, their family or guests.
The Texas Association of REALTORS® Residential Lease goes into greater detail in paragraph 18. The owner will pay the entire cost of repairing the heat, air conditioning, hot water heater, or water penetration into the home from structural defects unless the damage was caused by the tenant.
It also states that the owner will not pay to repair any items damaged by the tenant, water stoppages caused by foreign objects, or items that are cosmetic in nature.
In some of the older versions of the lease, there was a requirement for the tenant to pay a deductible for repairs to the property. The Texas Association of REALTORS® deleted that paragraph as it was inappropriately applied to all requested repairs. Some property managers are putting that verbiage into the Special Provisions of the lease but it should not be applied to all repairs.
It’s also important to note that not all owners use the Texas Association of REALTORS® Residential Lease but the repair process, what will/will not be repaired, and who pays should be in the lease. When in doubt you should seek proper legal advice.
Have a question or need more information? Contact us at 214-705-2470.
By Tom Branch, on November 7th, 2011 
4 Bedrooms | 3 Baths | 2-Car Garage | 2743 SF/Tax
Richardson TX Homes For Lease – Open single story floor plan with tall ceilings in Plano ISD. Secluded master suite has jetted tub, separate vanities, walk in closet, and patio access. Chef’s island kitchen with built in desk features granite counters, double ovens and recent stainless steel sink. Living area has wall of windows overlooking extended covered patio and back yard. Walk to exemplary elementary school and Breckenridge Park. New high school opens fall 2011.
Current status, pricing, photos, and a virtual tour for this Richardson TX Home for Lease.
See all Homes for Lease in Richardson, Texas.
Source: NTREIS
By Tom Branch, on July 10th, 2011 
Even with housing prices rising in the Dallas Fort Worth Metroplex, many homeowners are still unable to sell their houses. Many of those impacted have refinanced or did 100 percent financing, others are simply in pockets of homes that have seen a correction over the past few years.
Either way, they are unable to sell at a price high enough to cover the mortgage and the closing costs. That leaves the homeowner with a couple of choices. Take to house off the market and wait a couple of years for some more appreciation or consider leasing the house.
Leasing and property management is not right for all homeowners.
If you are considering leasing your home, the first step is to do the research. You really have to know the numbers to make sure that leasing makes good financial sense. You need to know the following:
How much rent you can reasonably charge? A local real estate professional should be able to give you details on comparable leases in the area. I usually advise clients to work on an 85 percent occupancy rate meaning the property is only leased and generating rent 85 percent of the year. On a monthly basis, simply use 85 percent of the projected rent as your base rental income.
How much are your monthly costs (including the mortgage, maintenance, taxes, insurance, HOA dues)? It is critical that you accurately project these costs. Not only are there expected monthly costs, but you have to factor in maintenance and repairs as well. I usually recommend a Residential Service Contract for houses I manage.
How much will it cost to lease? You can advertise and lease it on your own or you can hire a real estate professional to market the property for you. Real estate professionals usually include tenant screening and lease preparation in addition to marketing the property. If you decide to go it alone, you need to figure in the costs of advertising, tenant screening, and document preparation. Proper and legal leases become critial if you have to evict or take other legal action against a tenant.
How much is ongoing property management if you decide not to manage it yourself? Like everything else, the cost to have professional property management varies. Cost is not the primary factor in my opinion. What you’re looking for is a company that will find good tenants and take care of your property.
Once you know the potential income and expenses, you can do the math. Most of our owners are generating positive cash flow from renting their houses while they wait for housing prices to climb some more. Others are losing money each month, but they have decided that losing a few hundred dollars each month is better than selling at a loss or facing foreclosure.
As mortgage approval criteria tightened, the demand for lease and rental homes have risen along with it. Not only is demand up, but rental and occupancy rates are climbing as well. If you’re having problems selling your house, you might want to look into leasing it.
By Tom Branch, on June 26th, 2011
 - Click for Larger Version
My phone has been ringing like crazy all morning long. Almost all the calls are about a new lease listing in Garland, TX at 3313 Ivanhoe.
Apparently some low-life has poached my listing and posted it on HotPads at $700. They’ve looked up the owner’s name and it’s made to look like a For Lease By Owner listing.
This is a scam! The guy tells a compelling story about being out of the country and asks you to wire him funds via Western Union.
Don’t fall for scams! If it sounds too good to be true, it usually is. The best way to protect yourself is to work with a reputable and local leasing agent.
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