2707 Black Orchid in Killeen is Simply Gorgeous!!


This Home at 2707 Black Orchid
Killeen, TX  76549 is a Must see!!


This Beautiful 5 Bedroom home in the Sunflower Est. subdivision has 2 master suites and is Like new!  This Home has 2 Master Suites! One large Master downstairs with large sitting area in bedroom and another large Master bedroom with full private bath upstairs.  It has  3 additional bedrooms with another bath upstairs. This is plenty of space for a large family!!


The kitchen is open  to the Large living area and dining area. Its is also very spacious and features granite counter-tops and ceramic tile in wet areas.


This home is only minutes to Fort Hood and the main PX and Commissary. To view this spectacular home today give me a call at 254-462-7172!!

Beautifully Remodeled Home at: 1809 Stardust Killeen, TX 76543

Hello Home Buyers!!


I will be holding an Open House at 1809 Stardust  Killeen, TX  from  2pm to 4pm!


Take a look at this newly remodeled home in the Evening Hollow Subdivision just minutes from Fort Hood.


This Home had a full lift from top to bottom. The home owner has  installed new roof, energy efficient windows, new doors, ceramic tile and laminate floors.  There is also new AC unit, Heating unit, new toilets , sinks, cabinets through out the home. The Kitchen has  new appliances and much more. This home is  Absolutely beautiful inside and out!! Listed at 90k this Home wont last long so come out and see it Tomorrow!!


2910 Greystone Killeen Texas 76549

This Beautiful Home Located at: 2910 Greystone Dr in Killeen Texas is ready for a new family!! Magnificent landscaping awaits you as you approach the home. Entering the home to your immediate left is a grand kitchen designed for a chef; to the immediate right are the bedrooms with the master separate from the other two. (Hardwood flooring and ceramic tile is throughout the home) In the center is an over-sized living room with a formal dining room to the far left of the home. The back door is off the formal dining where you can enjoy an evening of relaxation on the back deck and beautifully landscaped large back yard. Plenty of shade trees on the front and back yard.

Click the link below to see this Home!!

Contact me for more information: Modtrice Ford 254-462-7172


Exclusive Buyer Agency- What to expect from your agent

The following is  via the NABEA and explains buyers agency. This is a very important subject when it comes to home buying. Whether your a first time home buyer or experienced investor here are some things you should definitely know!!….

buyers agent

The National Association of Exclusive Buyer Agents is an independent alliance of real estate professionals who provide client-level services and whose real estate companies do not accept seller-property listings. We, the members of this Association, set forth the following principles as the minimum professional standards which will guide us in serving our Buyer-Clients. An Exclusive Buyer Agency relationship requires that we operate according to these fundamental commitments. The essence of Exclusive Buyer Agency practice is undivided loyalty to our Buyer-Clients. We recognize that it is our duty as real estate professionals to serve our clients with fidelity to these Standards of Practice. We also pledge to adhere to the Code of Ethics established by this Association.



Standard A(1): A Buyer Agent will disclose that he/she is a Buyer Agent and define his/her agency relationship to a prospective Buyer-Client. A Buyer Agent will explain how different agency relationships may affect the level and type of service a

Buyer-Client may receive from a real estate agent.

Standard A(2): Before entering into an agreement with a Buyer-Client, a Buyer Agent will determine if any conflict of interest may exist on his/her own part or that of a Buyer-Client. If a conflict should occur, a Buyer Agent should be precluded from representing a Buyer-Client, who should have the option of seeking representation elsewhere.

Standard A(3): A Buyer Agent will provide a copy of these professional Standards and answer any questions a Buyer-Client may have about them.

Standard A(4): A Buyer Agent will enter into a written Agency Agreement with his/her Buyer-Client. The agreement will include beginning and ending dates, the service fee structure and payment method, and the responsibilities of both parties.

Standard A(5): A Buyer Agent will make him/herself available to his/her Buyer-Client in a timely manner.

Standard A(6): A Buyer Agent will pledge absolute confidentiality to a Buyer-Client when representing him/her, thereby protecting that Buyer-Client’s ability to negotiate all aspects of the transaction.

Standard A(7): A Buyer Agent will counsel a Buyer-Client regarding his/her financial qualifications and will assist that Buyer-Client in seeking and working with mortgage lenders. A Buyer Agent will not steer his/her Buyer-Client to any one lender but instead will assist him/her in evaluating interest rates and closing costs.



Standard B(1): A Buyer Agent will discuss objectives and preferences in property styles, age, floor plans, and so forth with a Buyer-Client, then develop from this information a target property profile for him/her.

Standard B(2): Based upon the target property profile, a Buyer Agent and his/her Buyer-Client will determine the appropriate level of property preview services to be provided.

Standard B(3): With a Buyer-Client’s target property profile in mind, a Buyer Agent will search the real estate market, including properties for sale by owners and builders, to locate properties to show that Buyer-Client.



Standard C(1): A Buyer Agent will discuss and evaluate the properties viewed with his/her Buyer-Client, comparing each property shown with the target property profile.

Standard C(2): Before preparing an offer to purchase, a Buyer Agent will inform a Buyer-Client about any defects or problems he/she has observed or in any way discovered regarding the target property.

Standard C(3): Before preparing a contract offer on behalf of his/her Buyer-Client, a Buyer Agent will prepare a comparative market analysis, including explanations and documentation, to determine the target property’s market value. A Buyer

Agent will not prepare an offer to purchase a property he/she has not seen.

Standard C(4): Before a Buyer-Client signs an offer to purchase, a Buyer Agent will provide that Buyer-Client with an estimate of closing costs and, whenever possible, with the truth-in-lending estimate provided by the mortgage company.

Standard C(5): A Buyer Agent will counsel his/her Buyer-Client and explain the choices available in completing a real estate contract. This real estate counseling is based upon a Buyer Agent’s experience in negotiation and real estate business decisions and is not legal advice. Legal matters should be identified and a Buyer-Client advised to seek legal counsel where appropriate.

Standard C(6): Whenever possible, a Buyer Agent will prepare the contract offer on a form which has been designed to protect a Buyer-Client’s interest. A Buyer Agent will provide proper disclosures regarding agency representation and other matters as required by law.

Standard C(7): A Buyer Agent will develop contract negotiation strategies with his/her Buyer-Client, establishing pre-set limits on key points of negotiation when that Buyer-Client wishes to do so. A Buyer Agent will actively negotiate only on behalf of his/her Buyer-Client.

Standard C(8): Before submitting a contract offer to a Seller, a Buyer Agent will counsel his/her Buyer-Client regarding the time requirements specified in the contract and will encourage that Buyer-Client to have professional inspectors inspect the property if the contract is accepted.


Standard D(1): A Buyer Agent will counsel a Buyer-Client regarding the types of home inspectors, the suggested criteria for selecting home inspectors, and the comparative costs of inspection services. A Buyer-Client will select real estate inspectors. A Buyer Agent will encourage his/her Buyer-Client to be present during inspections.

Standard D(2): A Buyer Agent will notify a Seller or a Seller’s Agent in writing of inspectors’ findings and of corrections/repairs mandated by a Buyer-Client. A Buyer Agent will specify a Buyer-Client’s desire to proceed or cancel the purchase contract whenever such notification is required.

Standard D(3): A Buyer Agent will maintain contact with a Buyer-Client’s title company and mortgage company to make sure that his/her Buyer-Client’s interests are being protected.

Standard D(4): A Buyer Agent will review a settlement statement with his/her Buyer-Client at or before closing, if possible.

Standard D(5): A Buyer Agent will accompany a Buyer-Client on a property walk-through before closing.

Standard D(6): A Buyer Agent will attend a closing with a Buyer-Client. A Buyer Agent should be prepared to support his/her Buyer-Client’s position at closing.

Standard D(7): A Buyer Agent will keep records of transactions for a reasonable period of time and will provide this information to a Buyer-Client on request.

These Standards of Practice establish obligations that include all those consistent with the “Common Law of Agency” and are considered to be client-level, not customer-level, services. These obligations are, in many instances, higher than those mandated by law. If there is any case where the law requires a greater obligation than these Standards of Practice, then the requirements of the law must be followed. It is the duty of each individual Exclusive Buyer Agent to make himself or herself aware of the laws which may affect him or her.


Technology: the real estate game-changer

Via: Miami Herold


It is difficult to overstate how much technology has changed the business of real estate. When I became licensed about 13 years ago, detailed information about real estate rested solely with brokerages and agents. Only real estate professionals had access to MLS listings, and customers had little choice but to consult with a Realtor to find what best suited them. Consumer resources for finding available properties were generally limited to “for sale” signs, word-of-mouth, and classified newspaper ads.

Obviously, this dynamic placed the power in the hands of the pros, but the Internet has changed all that.


By going online, home buyers and investors have immediate access to an extraordinary wealth of real estate information, shifting the balance of power dramatically. They can search on specific websites, download apps to their smartphones, and save searches that will alert them when new properties meeting their criteria are listed, or a price is changed. They can research their own “comps,” crime statistics, school zones, taxes and other important details. Sellers, too, can measure the pulse of the market, take account of recent sales, and decide if the time is opportune to list their property for sale. Since this information is updated almost instantly in “real time,” consumers often know and understand their marketplace long before they contact an agent.

The facts that illustrate this point are dramatic. According to 2014 research from the National Association of Realtors:

▪ 92 percent of buyers use the Internet in some way in their home search process, and 50 percent of buyers use a mobile website or application in their home search.

▪ Among all generations of home buyers, the first step in the home buying process is looking online for properties for sale.

▪ More than half of Gen Y and Gen X buyers used a mobile device during their home search. Among those who did, 26 percent of Gen Y and 22 percent of Gen X found the home they ultimately purchased via a mobile device.

So much has changed. What has stayed the same?

What has been (and I believe will remain) constant across time is that real estate is about people and their dreams. Many are looking for the best possible home for their family; some wish to build wealth over time by acquiring property as investment. All of them can benefit from experienced agents who understand their markets.


Yes, consumers now have access to more information, but we all know that too much information can also be a bad thing. Is this website reliable? Does that app update in real time? A good agent, with skill and experience, should make sense of it for the consumer. They will, as always, guide, educate, negotiate, protect, and advance the interests of the buyer and/or seller throughout the process.

Again, NAR research demonstrates that home buyers are comfortable using both online resources AND real estate agents in their searches. When comparing frequency of use among home search sources, consumers use websites “frequently” 74 percent of the time, and chose agents “frequently” 63 percent of the time. (The next closet option was mobile/tablet website or app, which is used “frequently” only 34 percent of the time.)

The process of buying and selling real estate is complex. There is always potential for issues to arise, which the Realtor can and should mitigate, since the terrain is familiar to them. Make sure the agent you choose is comfortable with this ever-evolving world of technology, and uses it to enhance the service and value they provide.

March 8 briefcase- What Happening this week in Central Texas!

Via: KDH

Heights chamber plans three events this week

The Harker Heights Chamber of Commerce plans the following events this week:

Harker Heights Chamber Logo

  • Coffee Connection at 8:30 a.m. Tuesday at John Reider Properties, 455 E. Central Texas Expressway in Harker Heights.
  • A ribbon-cutting at 5 p.m. Thursday at Dead Fish Grill, 2207 Lake Road, in Belton.
  • The After Hours Mixer at 5:30 p.m. Thursday at Dead Fish Grill.

For more information on chamber events, call 254-699-4999 or go to hhchamber.com.

First-time homebuyer class Saturday in Killeen


The city of Killeen’s Community Development Division — HOME Program along with Kawanda Polk with Wells Fargo Home Mortgage and Renate Rhodes with Re/Max Red Zone will conduct a free first-time homebuyer seminar from 8 a.m. to 1 p.m. Saturday at the Killeen Arts & Activities Center in the Community Development Training Room, 802 N. Second St., building E, next to Head Start.

Attendees will learn the pros and cons of homeownership, budgeting, goal setting, credit ratings, preapproval and how to choose a mortgage lender and Realtor, home inspections and warranties, making an offer on a home, the closing process and the responsibilities of home ownership.

Reserve a space by 5 p.m. Thursday by calling the Community Development Division at 254-501-7842. Translators for Korean and Spanish languages are available with 72 hours of notice.

AAF-Central Texas presents 2014 advertising awards

The American Advertising Federation-Central Texas presented the 2014 American Advertising Awards on Feb. 28, recognizing advertising creative excellence on both the professional and student level.


KBTX Media won a Gold ADDY for its commercial for Nappa Flats.

Texas A&M University-Central Texas won three Gold ADDYS for “The Warrior Guarantee” poster, “Moving Together-Warrior Week 2014” campaign and the “Warrior Week-Moving Together” poster.

Silver ADDYS were awarded to: KBTX Media for its U Ride commercial; the Killeen Civic and Conference Center for “The Art Of Having It All” campaign; Presley Design Studio LLC for its work on the “Goat Milk Vehicle Wrap” for Prairie View A&M University, College of Agriculture and Human Sciences; and Texas A&M University-Central Texas for “The Warrior Guarantee” campaign and the “Five Days of Five Years Giveaways” campaign.

The Bronze ADDY winners were: Central Texas College for the Continuing Education course schedules; the Greater Killeen Chamber of Commerce for its Greater Killeen Business Quarterly; KBTX for commercials for Douglass Nissan’s “Fairytale” campaign, Audible Hearing and Prestige Cleaners; and Metroplex Health System won four awards for work done on “Inspiring Better” Newsletter — Fall 2014, “Making Life Better” Rehabilitation Therapies brochure, Metroplex Foundation Gold Star Gala program, and Metroplex “Women’s Center for New Moms” advertisement in TexAppeal Magazine.

Students from the University of Mary Hardin-Baylor’s College of Visual and Performing Arts Department won several awards. Winning Gold Student ADDYS were Allanah Domangue for “Ben Rector CD” and Tiffany Dunn for “History, Book Cover and Ad.”

Winning Silver ADDYS in the Student Competition were: Paola Nunez for “Sabon, Type Specimen Book,” Justis Martinez for “Yellow Submarine” and Johnathan Dodson for “Fire.”

Students winning Bronze ADDYS: Carlee Nerber for “Johnson Underground, Type Specimen Book,” Paola Nunez for “Heart of Darkness,” Carlee Nerber for “Civil War, Book Cover and Ad,” Edgar Ortiz for “Soccer Team Logo,” Tiffany Dunn for “Yeti Adventures, Typeface Design” and Justis Martinez for “MTTR.”

Additionally, a Best of Show award, for the highest scoring entry, went to Texas A&M University-Central Texas for the Moving Together-Warrior Week 2014 Campaign, which also won the People’s Choice Award at the banquet.

All Gold and Silver ADDY winners are headed to the AAF-District 10 competition in April for a chance at the national event in June.

Rebuilding your credit for a VA home loan

Via: Military Times


Buying a home and financing it with your VA home loan benefit is an exciting time. Yet not so exciting when the borrowers find out their credit score is too low to qualify for a mortgage. In fact, it’s very disappointing. VA loans are more forgiving as it relates to credit scores compared to other loan types but there are minimum standards that the VA requires and it is incumbent upon the VA lender to independently determine the veteran has demonstrated a responsible credit history.

The VA does not establish a credit score requirement, only that the lender must determine creditworthiness. Lenders use credit scores as an indicator of the likelihood of defaulting on the loan with scores ranging from 300 to as high as 850. The higher the score, the better the credit and while the VA doesn’t have a score requirement, most VA lenders do set the minimum at 620 or 640, depending upon the lender.

How scores work

Credit scores are a reflection of past credit patterns, with emphasis on the most recent two year period. The older the credit, the less important it is. The calculation is a result of applying an algorithm developed by Fair, Isaac Corporation, commonly known as FICO. Businesses report the payment patterns of their customers to one or all three of the main credit bureaus, Equifax, TransUnion and Experian.

These bureaus use the FICO method to produce the three digit score and while the three scores are usually similar they are very rarely exactly alike. This variance is due to the reporting requirements and dates the information is delivered to the three bureaus. When a veteran applies for a VA loan and credit is pulled, the credit scores may read something to the effect of 741, 738 and 745. Which score does the lender use? VA lenders throw out the highest and lowest score and use the middle one for loan evaluation.

credit questions

There are five categories that comprise a score and they are;

  • Payment History (35%)
  • Account Balances (30%)
  • Length of Credit (15%)
  • Types of Credit (10%)
  • Inquiries (10%)

Each category has its own impact on the total score, with Payment History and Account Balances accounting for two-thirds of the overall score. Length of credit is how long the applicant has used credit I the past, types of credit applies to loans from different types of creditors such as a mortgage lender or finance company and inquiries accounts for new credit applied for. Applying for new credit while applying for a mortgage at the same time is discouraged because it will hurt the score and the VA lender will want documentation of the inquiry, making certain no additional credit has been granted.

Fixing it

Okay, now say the borrower has a middle credit score of 550. What steps must be taken to improve the score? The first method is to make certain the negative information in the file is correct. If there is a blatant error that is hurting the score, the borrower can provide necessary documentation to the VA lender who can work directly with the credit bureau to correct the error and re-run the score. That’s the easiest way, if there’s a mistake.

If there’s not a mistake, the borrower should concentrate on the two categories of payment history and account balances. The others are certainly important but by taking care of the first two, the rest should take care of themselves.

Payment history looks directly at any late payments in your credit report. When a payment is made more than 30 days past the due date, it is reported to the credit bureaus. The same report is made when payments are more than 60 or 90 days late as well as when loans are sent to collection or charged off.

The quickest way to repair credit is to stop making late payments as this single category accounts for more than one-third of your score.

Account balances compares the outstanding loan amounts with available credit. If a credit balance is $5,000 and the credit card limit is $10,000 then the borrower is using 50 percent of available credit. This much debt however will hurt a score as the ideal balance to limit percentage is around 30 percent. As long balances increase and approach, or even exceed allowable limits, the credit scores will continue to plunge. The goal here is to pay down existing balances until they reach 30 percent of available credit and charge no more.

Concentrate on these two categories for the next six to eight months and you’ll see marked improvement. It’s a process and it may seem like a long time but over the next year you will either have better credit or not. For those who want to improve their scores, this is the starting point.