As we talk about the communities we serve, there are some common themes that may stand out. These themes may be that the neighborhoods are well kept, perfectly located, easily traversed, and so on. But there is a reason behind what makes these subdivisions great. While we don’t have time to discuss them all in this article, we did want to touch on one area that we here at Broker Farr Realty think fits perfectly with the theme. That location is the Westglen South subdivision in Ballwin Missouri.
To start us off, where is it located? Well, it is nestled just North of the intersection of Big Bend road and New Ballwin road. It lies right across from the Castle Pines subdivision, which is another fantastic neighborhood that you can read more about in another article. So what does this mean for the community? It means that the drive to Manchester road is only a short drive away. You are only a hop, skip, and a jump from everything that Manchester has to offer, which includes restaurants, entertainment, shops, other amenities, and good times. It is also not very far away from the Castlewood State Park. This park lies to 
the southeast, and residents of this neighborhood can access it via Big Bend road and Reis road. Castlewood is a beautiful area, and has wide open spaces for recreation. Not only that, but it also has hiking and biking trails that you can enjoy on those warm summer days. But enough about what there is to do, let’s get into the details of the neighborhood itself.
Westglen South itself has quiet streets and active foot traffic. Dog walking and people walking is a common sight there when the days turn warm. The neighborhood has around 210 homes consisting of a variety of styles, although mostly they are ranch and two story homes. These homes were built during the mid to late 1970s, making these homes a decorating opportunity for those looking. The Westglen South neighborhood is reasonably priced, which makes it a viable option for anyone on a real estate journey. The median home values clock in at about $295,000. The size of the homes justifies the price point. The homes are anywhere from about 1,000 square feet to 2,400 square feet! This means that it doesn’t matter if you are upsizing or downsizing, your dream home could be nestled in this quaint neighborhood.
Ballwin, Missouri proves time and time again that this is one of the best areas in St. Louis to call home. It is the communities like Westglen South that truly make it special. This area feels like you are so close to everything, while still feeling like you are set far enough away that you won’t be claustrophobic. The Broker Farr Team loves seeing such amazing subdivisions like this one thrive in the Western Suburb areas, because in the end those are the people and the communities we love to serve. Watch the YouTube video here
Selling Your Home step-by-step
It is a pleasure to run through the details about selling your home. A quick step-by-step fly over to hear what goes on behind the scene. In our office, we have our detailed list of real estate activities for listing your home at about 200. Yes, you heard it right, 200 detailed steps in properly listing and selling your home. This may all sound like a lot, which it is, but we do this every day, so our job is to make it look easy.
I’ll like to break it down into 9 categories and/or subjects to easily follow along in the process.
Category 1 (around 17 steps) – Making the decision to sell your home. There are multiple reasons you are at this point, a job, getting married or divorced, your family is growing or all grown. And the decision will be both financial and emotional. We’re here to walk you through it. We’ll answer your detailed questions for your situation and desired goals. How to get it all done and discuss any special arrangements needed for you or your property.
Category 2 (24 steps) – Researching the current real estate market. We’ll learn about everything you have done to your home and how it will affect the price. The real estate market is a moving target; so, we’ll share every detail of what’s happening in the neighborhood and city. We’ll do all the back-end research and follow up to verify we have everything correct and prepared and ready to compare what is happening in the real estate market.
Category 3 (22 steps) – Pricing your home for sale. Our goal is to get you the most the market will bear. There are many factors to consider ensuring we attract the right buyers for your home. There are times to 
balance the terms of the sale around the market and your needs. We’ll talk about the benefits and hurdles that may arise during the process.
Category 4 (around 21 steps) – How to prepare your home for sale. Your motives for selling will point us in a direction that works for your timing, budget, and schedule. There may be some repairs, some upgrades, some moving of furniture, but only after we have discussed the benefits of any efforts and money put forward to sell your home for the most.
Category 5 (28 steps) – Marketing your home to buyers. We use a combination of still photography and videos, posted across a variety of platforms, to cast a wide net for buyers and their agents both locally and out of state. Reaching out both online and offline through traditional methods to capture eyeballs. Identifying other homeowners looking to purchase in your area. Presenting your property in the best ways possible.
Category 6 (24 steps) – How to stage and prepare a home for showings. We will discuss the options available to you and your particular home. Not one scenario is the same so we want to be sure that the process works for your schedule and timing. We’ll discuss moving furniture in and/or out of your home so that the potential buyers can imagine their family living in the home. Accentuating the best areas of your home.
Category 7 (around 22) – Negotiating purchase offers and real estate contracts. There are a lot of pages in a real estate transaction. We will review them several times so that you are aware of the benefits and importance of each to obtain the best possible scenario for you and your family. The can be a technical and emotional stage of the process. We’ll share decades of experience and scenarios to help you make the best decisions for your situation.
Category 8 (22 steps) – Performing home inspections. There are some basic inspections, such as the city and home inspection, and there may be others requested by the buyers. We’ll prepare you for the most common scenarios and any unforeseen findings. Some things recognized or called out can be quick repairs while others may need to be negotiated further. The best part is that there is always area for discussion to obtain a win-win scenario.
Category 9 (18 steps) – Preparing for the close. It was one thing getting through the process, but this step depends on where you are going. Whether you are buying across the street, in another county, or out of state… we’ll walk you through until you have keys in your hand for the next chapter in your life. Signing the last few documents, packing those last few boxes, makes the transition a sweet reality. If this is your first 
sale or your last, we’ll be there to ensure it all gets wrapped up efficiently.
Our goal is to make the transition a memorable part of your real estate journey. It would be our pleasure to assist you. Watch the video on YouTube
Winding Trails – Community of Homes
Winding Trails subdivision
We often get asked about Wildwood Missouri in general and more specifically about particular communities within Wildwood, Missouri, so I wanted to take a few minutes here and talk about one of my favorite neighborhoods in the area, Winding Trails.
First, let’s talk about Wildwood, Missouri. It is one of the Western Suburbs of Saint Louis County, which I love for many reasons. It is absolutely beautiful in this area, with rolling hills and stunning views. It’s safe, and its schools are very highly rated. It is outside the hustle and bustle of the city and is more spread out, but yet it is convenient to everything you could want. Even if you want to get into the city for a Cardinals game, Blues game, or the famous St. Louis Zoo, it’s less than a 30 minute drive.
Winding Trails is located just off of Clayton Road just down the street from Lafayette High School, one of the highest rated high schools in Missouri. It’s a beautiful neighborhood with tall trees and rolling hills, typical of Wildwood, Missouri.
Because of its location near Clarkson Valley and Manchester Road, it is close to many different amenities. You have coffee shops, lots of restaurants, shops, and big box stores like Home Depot and Kohl’s right 
down the street. There’s even a Chick-Fil-A, one of my kids’ favorite lunch spots, right down the road.
The family-friendly Anniversary Park is also right next to you with a playground, pavilion, basketball court, and even some open space for play. If you drive just a few minutes, you can get to the much larger, beautiful and hiking-friendly Dr. Edmund A Babler Memorial State Park. Hidden Valley Ski Resort is not far with its winter fun, and Six Flags, an amusement park with rides, games, and an attached water park that is open all summer and provides loads of fun for the family.
For the golfers out there, there are two excellent private country clubs nearby as well: Meadowbrook Country Club and Forest Hills, both with great golf courses and wonderful amenities for the whole family.
Winding Trails is home to about 350 homes, most of which are 2-story layouts. Pretty much all of the homes in the subdivision were built in the 1980s and 1990s. The homes range from around 1700 square feet all the way up to almost 5000 square feet. While the homes can be up to 40 years old, it is clear when you drive through that the homes have been updated and the community takes great pride in their homes and keeping them looking nice.
People will often ask the price-point of the neighborhood. The median price point of homes in Winding Trails is just over $527K.
Some of my favorite things about Winding Trails are the community pool and tennis courts, which are always a hit with families. I love seeing all the families outside every time I drive through walking their dogs, going for a jog, or riding bikes. It is home to many families with kids of all ages who, just like my family, love to spend time outside together.
For people wanting to buy a home in Wildwood, Winding Trails is an excellent option. Watch the YouTube video HERE.
All about Castle Pines
As realtors, we have the opportunity to see a lot of communities throughout the St. Louis County area. One of the amazing communities we have the pleasure of serving is Castle Pines in Ballwin, Missouri. This neighborhood is beautiful with so much to offer homeowners, whether it be outdoor activity or going shopping. We love this subdivision and want to take some time to talk about what makes it so great.
So where does this incredible community reside? It is located on New Ballwin road, which is just a short drive to Manchester. It extends west from New Ballwin, almost to Kiefer Creek Road. It is nestled among several other communities, with quick access to all the stores and restaurants on the main Manchester strip.
Castle Pines is a quiet neighborhood located on one of the main access roads to both Manchester and Big Bend. While New Ballwin and Big Bend may be major roads, they lack the traffic of other main streets. This beautiful neighborhood is comprised of gorgeous two-story homes. Castle Pines was developed in the 1990s and finished in the early 2000s. The sizes of these homes vary from about 1980 square feet to just over 5,000 square feet, and the median Home value for this subdivision is about $581,000. 
So, Castle Pines has nice houses. What else is there to do to enjoy summer days or cold winters? Obviously it has excellent shopping, as it is not far from Manchester road. There are tons of restaurants and stores along Manchester that getting bored of the monotony is slim. But aside from that, it is only a short drive over to Castlewood State Park. Biking and hiking through any of the parks eight trails is a blast, and there are events to enjoy during those beautiful summer days. Also, Klamberg woods conservation area lies to the Northwest. This beautiful area has a couple of trails for hiking and resides right next to the Ellisville Bluebird Park. This park has restrooms, recreational facilities, and more to keep those who love nature comfortable.
Why would anyone choose to live in Castle Pines? This neighborhood is comprised of two-story homes and they are beautiful. The subdivision itself is situated in a quiet area, along a road that does not see a significant amount of traffic during the day. For the outdoorsy types, it is located near three different parks where you can hike, picnic, or bike. For those who would rather not be in the hot sun, there is plenty to do in 
the many shops and restaurants on Manchester road.
Castle Pines is a wonderful place to live, and with its incredible location it is not hard to see why. It is in a quiet area, while still having activity within the subdivision. Castle Pines is also located in such a prime location that figuring out what to do is as easy as pointing nearby on a map. To sum it all up, this neighborhood is truly one of a kind. Those that find themselves purchasing here will not only be buying a house, but a wonderful community too. Watch the YouTube video HERE.
Selling Your Home Without a REALTOR
Are you thinking about selling your home without a REALTOR®?
Some homeowners choose this option but not necessarily the most common. The National Association of REALTORS have noted that about 8% of sellers sold their home For Sale By Owner (FSBO) while less than 2% of sellers sold their home to a home directly to a buying company. While this is a riskier option, it’s not impossible to complete a transaction without an agent.
There are two options normally pursued when doing it yourself: 1) Sell to a cash buyer and/or home buying company and 2) Market it yourself as a For Sale By Owner (FSBO)
Option #1: Sell your house to a cash buyer
One way to complete a fast sale, locate and consider selling your house directly to a cash buyer company such as I-Buyers, house buying companies, or investment groups. These entities purchase properties outright and promote the convenience and certainty of your sale.
Positives:
You can sometimes avoid home inspections and repair requests. Most cash buyers will not require you to complete repairs and in most cases will not require a home inspection at all. Next, it is convenient not to have to prepare for an open house and home showings to potential buyers. No worries about cleaning or 
last-minute walk-throughs to see your home. Some homeowners remember what it takes to load up the family and pets just so you can disappear for an hour. Lastly, you can stop planning that needed upgrade or room painting. Again, because this is an as-is purchase, you won’t be hiring any contractors to visit and price out a job. You can also bypass normal updates needed to increase your home’s marketability and attract buyers. Yes, no decluttering, staging, painting, and updating hardware and fixtures just to make the sale.
Negatives:
The sale price in most cases is much lower than expected. Remember, easier comes at a price. The cash buyer’s strategy is to acquire your property at a discounted price so that they can make a profit after their upgrading process. Studies reflect that cash buying company fees could cost sellers 14% to 20% of a home’s sale price; these is significantly higher than real estate agent commission which is usually around 6%. So, if your home sells for $400,000, you’ll be walking away from about $56,000 of your home’s equity. They will only purchase your home if they can earn the best profit possible. They have experience knowing that some owners are willing to sacrifice money in exchange for speed and convenience.
Time for self-promotion: So… What is a “REALTOR”
Oftentimes, the term REALTOR® is used interchangeably with real estate agent. However, the two are not the same—REALTORS® are real estate agents, but not all agents are REALTORS®. 
In my opinion, a REALTOR is an expert who will search for your dream home. Help you negotiate to get it. And then spend time in your community to help make it better for everyone. Now ask your home search app to do that…
Option #2: Sell your home on the open market without a real estate agent (FSBO)
Sellers are often drawn to FSBO because they want to save on agent commission and control the entire process. However, with added control comes responsibility. You’ll need to advertise and market the listing, price it accordingly, and host walk-throughs and open houses.
Few homeowners are willing to take on these tasks and risk selling their homes for less. In 2018, the National Association of Realtors shared that FSBO sales accounted for only 8% of home sales, the lowest percentage ever since data collection began in 1981. But if you’re savvy at marketing, home design, networking, and negotiating, you may just pull it off.
Positives:
You save on real estate agent commission fees, which usually sounds great. That amount will increase your net amount after the sale. Now there are advertising platforms for your home to be listed on a website (which costs around $325 and a monthly fee thereafter) or you can always try your personal Facebook page. And, good to know is that you can still list your home on the Multiple Listing Service (MLS) to ensure you reach the most homebuyers possible. Using a flat-fee listing service can range from about $250 to $500. Remember, you will need to provide the photos, information, and the verbiage to tell everyone about your home.
Negatives:
Statistically, you’re likely to sell your house for less money than if you hired a Realtor®. Real estate agents sell homes for around 7% more than FSBO sellers do, according to historical data. Nationally, the typical FSBO home sold for $287,900 compared to the $307,200 that agent-assisted homes sold for in 2021. Most commonly, why FSBO homes usually sell for less, is that Buyer’s agents out-negotiate FSBO sellers. 
Homeowners often miss the mark in setting a competitive listing price. And when they price their homes too high, their home sits on the market, leading to lower offers over time. Notably, a home inspection report could reveal issues that the seller struggles to address efficiently. They may concede to too many repairs and lose money or they may counter back ineffectively and influence the buyer to leave the deal. Lastly, FSBO is time-consuming: You’re in charge of marketing, communications, and scheduling all the tasks. In addition, you’ll need to plan and prepare for personal safety, wire fraud, phishing scams, and any negative feedback about your home that you have enjoyed for years.
If you’re planning to go this alone, be ready for a part-time job. Understand, the trade-offs before selling your house without a Realtor® is only the first step. Having a solid understanding of what your responsibilities will include and what you might sacrifice in the process. Remember, every home sale process has its positives and negatives.
But do keep in mind, we love real estate, and helping others. Watch the YouTube video HERE.
So, feel free to call anytime 800-584-1490.
Westglen Farms
Westglen Farms
We often get asked about specific communities located in the City of Wildwood, Missouri, so I wanted to go into some specifics about one in particular here, Westglen Farms.
First, let’s talk about Wildwood, Missouri. It is located in the Western Suburbs of Saint Louis County, which I love for many reasons. It is absolutely beautiful in this area, with rolling hills and stunning views. It’s safe, and its schools are very highly rated. It is outside the hustle and bustle of city areas of St Louis and is more spread out, but yet it is convenient to everything you could want. Even if you want to get into the city for a Cardinals game, Blues game, or the famous St. Louis Zoo, it’s less than a 30 minute drive.
Westglen Farms is located just North of Manchester Road and sandwiched between Manchester and Clayton Road. Green Pines elementary school is just west of the subdivision and the Ellisville Athletic Association is located just east of the neighborhood. It is a beautiful neighborhood with tall trees and rolling hills, which is pretty typical of Wildwood, Missouri.
Westglen Farms is just a short distance from both the Wildwood Town Center and the Clarkson Valley, which makes it convenient to lots of different amenities. You have coffee shops, lots of restaurants, shops, big box stores all within a few minutes of your location. There’s even a Chick-Fil-A, one of my kids’ favorite lunch spots, right down the road. 
Then there’s the outdoor activities nearby. It is not far from the Dr. Edmund A Babler Memorial State Park, which has amazing hiking trails and gorgeous scenery. Hidden Valley Ski resort is also not far, which has a ton of fun for the whole family in the winter. A little further south and you get to Six Flags, an amusement park with rides, games, and an attached water park that is open all summer and provides loads of fun for the family.
For the golfers out there, there are two excellent private country clubs nearby as well: Meadowbrook Country Club and Forest Hills, both with great golf courses and wonderful amenities for the whole family.
The Westglen Farms subdivision contains about 370 homes, most of which are 2-story layouts. The homes were mostly built in the 1980s, and they range from just over 1,000 square feet all the way up over 3,600 square feet. Don’t let the age of the homes fool you; most of them have been updated in recent years, and the homes and yards are very well-kept. Right near the middle of the subdivision are tennis courts and basketball hoops, perfect for the many active families that call this community home. 
People will often want to know about the price-point of the neighborhood. The median price of the homes in Westglen Farms is right at $400K, which is below the average for the area of Wildwood.
My favorite thing about Westglen Farms is every time I drive through it, there are tons of people out walking with their families and dogs, going for an afternoon jog, or just doing something active outside in general. It is clearly home to many families with kids of all ages who, just like my family, love to spend time outside together.
For people wanting to buy a home in the Wildwood area, but wanting to buy at a lower price point, Westglen Farms is an excellent option. Watch on YouTube
Seller Resources – Paying Taxes after Selling Your Home
Paying Taxes after Selling Your Home
Paying Taxes after Selling Your HomeHave you lived in your home for over 2 years? You may not be liable to pay tax on the sale of your home if the net profit is less than $250,000 if you’re single, or $500,000 if you’re married and file a joint tax return. The IRS provides a home sales exclusion for the sole purpose the sale of your primary residence when you meet the qualifying conditions.
Timeframe: You would need to have owned the home for at least two of the last five years to qualify, and you must have lived in it as your primary residence for at least two of the last five years as well.
Your time of ownership doesn’t have to be concurrent with the time you lived there.
Home Sale Exclusion?
It provides that anyone, regardless of their age, can exclude up to $250,000 in gains on the sale of a home, and a married couple filing jointly can exclude up to $500,000. This means that most people will pay no tax on the sale of their home unless they lived there for less than the amount of time mentioned above.
Tax-Free Gains When They Sell Their Home?
You must meet the following IRS requirements to qualify for the capital gains tax exclusion on your home sale:
The ownership test: You owned the home for at least two of the last five years.
The residency test: You lived in the home as your main residence for at least two of the last five years.
The home must be your primary residence, not a secondary or vacation home.
Your ownership period and residency period don’t have to be concurrent. You could rent the home and live there for two years, then purchase it and own it for the remaining three years while living elsewhere. You can use this capital gain exclusion to avoid tax on a home sale over and over, provided that you meet these rules.
How Are Gains or Losses Calculated?
You can run the numbers on your home sale by taking the original purchase price and subtracting any applicable selling costs, less the cost basis. Your cost basis is what you paid for the home plus the cost of any qualifying home improvements.
For example, you might have paid $480,000 for the property, and you spent $60,000 on allowable improvements and additions. Your cost basis then would be $420,000. Selling the home for $650,000 less commissions and fees of $39,000 would leave you with $611,000. The difference between the net of $611,000 and the $420,000 is your capital gain: $191,000
You won’t pay tax on this amount if you have lived in the home for at least two years, owned it for at least two years, and didn’t exclude the gain from another sale in the last two years. That $191,000 under the exclusion threshold, whether you’re married or single.
Remember to store all your receipts and records of any improvements made to the home to help reduce the total amount of your taxable gains. Certain types of home improvements can be added to your cost basis and will reduce the amount of reported gain.