Development is Ramping Up at Mariana Oaks!

August 30th, 2016

The houses just keep popping up in Mariana Oaks!  

2016-08-16 00.31.50

Click Here for a complete listing of all lots & homes available!

Carpet or Hardwood? 5 Good Reasons to Give Carpet a Chance

August 29th, 2016

carpet vs hardwoodFrom

“Hardwood has reigned as the king of flooring for many years now. But if you’ve seen the carpet in showrooms today, you know hardwood’s reign isn’t as firm as it once was.

Industry experts, such as interior designer Sue Murphy, say carpet is rising in popularity because recent innovations make it hold up to traffic and stains much better than their counterparts of decades past.

But it’s also lifestyle. Emily Morrow of Shaw Floors says her company is seeing more people who miss the comfort and quiet of carpet.

So, if the thought of hardwood makes your feet hurt, here are 5 good reasons to choose carpet:

1. It’s Softer

While nylon carpet fibers have long held a well-deserved reputation for stain resistance, the sixth-generation nylons, known as Nylon 6 and Nylon 6.6, are the softest yet. They’re made using an increased number of smaller-diameter, toe-coddling fibers per square inch.

They’re tough, too, and they’ll resist stains and abrasions for 20 years and more. Not surprisingly, these latest-gen nylon carpets are among the most expensive of the synthetics, up to 20% more expensive — but still cheaper than hardwood, which leads us to reason #2 …

2. It’s Cheaper

“Economic realities are motivating people to take a second look at carpet,” says Murphy. “You can install a high-end quality carpet for about half the cost of hardwood.”

If you do the numbers, you’ll find she’s right. Compare the costs for a 12-by-12 room:


  • Hardwood: $1,150 to $1,750
  • Carpet: $300 to $600

Installation would cost:

  • Hardwood: $432 to $1,440
  • Carpet: $35 to $100


  • Hardwood: $1,580 to $3,190
  • Carpet: $335 to $700

3. It’s Quieter

Got a high schooler who’s learning to play drums? Definitely carpet that room. Carpeting is a great sound blocker; in fact, it’s one of the most efficient building materials available when it comes to absorbing noise. With a noise reduction coefficient (NRC) of .40 to .50, carpet easily bests hardwood’s NRC of .05 to .15.

Besides that drummer’s cave, you can hush baby’s nursery, any bedroom, media room, and reading room. For an attic bedroom, carpet is a must-have choice.

4. It’s Prettier

Carpeting has options, lots of them: Textures, different types of yarn systems, hundreds of colors, patterns, tone-on-tone prints, looped carpet, tip shears — just about anything you dream up. That’s good news for those who like their homes to have personality.

“People are staying in their homes longer,” Morrow says, “so they feel more free to personalize their home and go beyond beige carpet.”

Fashionista alert: Rich golds and elegant greys are on the rise, as are brighter hues in general. “We’re expecting to see very bold and graphic patterns in carpet,” adds Morrow.

5. It’s Woollier

The wool and sisal carpets of today are eco-friendly options for carpet-lovers. They are much more earth-friendly and low-VOC than their predecessors because of their all-natural fibers and non-toxic dyes.

What’s not to like?

So there’s no reason not to follow your heart’s desire for foot-soothing comfort, and choose carpet over hardwood — unless one of these 3 facts about carpet is a showstopper for you:

  • It still won’t last as long as hardwood, especially in high-traffic areas.
  • It requires constant, ongoing maintenance and professional cleaning.
  • It isn’t a good choice for damp areas, such as bathrooms.”


New Rental Listing! 463 Richview Park Circle E, Tallahassee, FL 32301

August 25th, 2016

463 Richview Park rental flyer

Click Here for the MLS Listing

Baby Boomers Chart New Direction in Housing

August 24th, 2016


From Florida Realtors website:

“Economists are having a tough time figuring out what housing market moves baby boomers will make next. Americans over the age of 55 are veering from previous generations, opting not to retire but instead launching second or even third careers. They are shunning the traditional patterns of retirement, and that could have a big impact on their housing choices, according to a Freddie Mac Insight report.

Baby boomers are a critical piece to the housing market puzzle. Americans over the age of 55 make up a quarter of the population and control about two-thirds of the single-family home equity in the nation. Sixty-five-year olds who, on average purchased a home 35 years ago now tend to have a home value that is likely 3.7 times the purchase price.

Nearly a quarter of baby boomers recently surveyed by Freddie Mac say they need major renovations in their current home in order to stay there as they age – and many say they face financial constraints to take on those remodels. And some of the baby boomers may be underestimating the financial costs of outfitting their home with age-in-place features, says Sean Becketti, Freddie Mac’s chief economist.

As a result, about 18 million homeowners over the age of 55 may be shopping for another house in the next few years, according to the Insights Report.

Unlike earlier generations, however, baby boomers’ main reasons to move aren’t due to downsizing. Instead, the survey showed the key influences making these generations move are: Affordability of the community, the need for retirement amenities and a home with less maintenance.

Bottom line, the authors note: The 55-plus population is likely to be an active part of the housing economy for years to come still.

Source: “Boomers Ignoring Conventional Housing Wisdom,” Mortgage News Daily (July 19, 2016)”

Sean Rady, Realtor, Buyers Specialist. The Rivers Team, Your Tallahassee Real Estate Experts.

The Rivers Team is here to answer all of your questions and help you get into your new home.  If you are looking to relocate to or within Tallahassee and for all of your Tallahassee Real Estate needs, call The Rivers Team at (850) 297-2255 or visit us at

Back to School Tips from the Rivers Team!

August 23rd, 2016

back to school - august 2016

Construction has begun on Lot 10D in Mariana Oaks!

August 17th, 2016

2016-08-15 23.20.40

Click Here for the MLS Listing – 7484 Sunny Mariana Court!

5 Classy Kitchen Cabinet Updates for Under $100

August 16th, 2016

cabinets with under lightingA lot of homeowner are spending thousands of dollars renovating their kitchen to get an updated look, but you don’t always have to spend a lot to brighten and update your kitchen.  I saw this article on houselogic website written by Lisa Kaplan Gordan. It offers some easy and inexpensive tips to making your kitchen look its best!:

“1. Handsome Hardware

Knobs and pulls are kitchen jewelry that can dress cabinets up. Note that cabinet hardware can get very fancy and expensive — costing $30 and up for a single ornate knob. But you’ll get a huge bang for a few bucks by buying 10-packs of simple, contemporary hardware at big box stores for less than $20 (that’s $2 a knob!).

To save time and money, replace 1-hole hardware with 1-hole upgrades; 2-hole with 2-hole. That way, you won’t need to drill or patch.

2. Pretty in Paint

Nothing updates old cabinets as quickly as fresh coat of paint.

Painting cabinets yourself is cost-effective — a few gallons of paint, sandpaper, cleaner — but the process is time-intensive. You can paint most cabinet surfaces, but proper prep is key to success. For laminate and melamine finishes, be sure to rough up the surface with 150-grit sandpaper, and apply a good bonding primer before topping it off with the color of your choice.

If you’re going to dive into this DIY project, keep these tips in mind:

  • Lighter-colored paints will make your kitchen seem bigger.
  • Don’t skip on prep. Thoroughly clean cabinet doors and boxes to remove grease and dried-on gunk; fill holes or nicks with wood putty, then sand.
  • Sand each coat of paint so your final coat will look perfect.
  • Lay doors flat to paint, and wait until each side is completely dry before painting the other side. It will take more time, but you’ll avoid ugly drip marks.

3. Molding Miracles

Crown molding adds a touch of class to the tops of tired cabinets for less than you’d expect. Three-inch, primed composite crown molding with a dentil design costs as little as $20 for 8 feet.

It’s easiest to add molding when you’re repainting cabinets; that way you’ll get a perfect match.

If you order matching wood molding from your cabinet’s manufacturer, be prepared for a color difference between new molding and older cabinets. Natural wood cabinets (especially cherry) will darken with age.

4. Fancy Glass

Change the glass insert in a cabinet door, and you change the look and feel of your kitchen.

“Decorative glass takes stock cabinets and gives them a custom look,” says Anthony Longo, who sells glass panels.

Not all cabinet doors are candidates for a changeover, however. You’ll need the kind of door with a removable panel. Check the backs of your doors to see if the center panel can be taken out.

Types of glass inserts are limitless — contemporary, bubbles, raindrops on water, antique — and cost $7 to $9 per square foot. So, you can change the look of a 2-door, 30-inch-by-24-inch cabinet (about 5 square feet of glass) for between $35 and $45.

5. Task Lighting

Once, the only way to shed light on kitchen tasks was by hard-wiring under-cabinet lights — an expensive and messy task. But you can add lighting under and inside cabinets with battery powered, peel-and-stick LED lights.

Of course, battery-run lights are not as bright as their hard-wired cousins. But at about $8 each, you can afford to buy several and scatter them around. LED light bulbs last for thousands of hours of use.”

Cindy Livengood, Realtor, Buyer’s Specialist. The Rivers Team, Your Tallahassee Real Estate Experts.

The Rivers Team is here to answer all of your questions and help you get into your new home.  If you are looking to relocate to or within Tallahassee and for all of your Tallahassee Real Estate needs, call The Rivers Team at (850) 297-2255 or visit us at

New Listing! 680 Dent St, Tallahassee, FL 32304

August 15th, 2016


Fully renovated 3/1 home available off N Monroe St!  Covered front porch, back deck with ramp, fully fenced backyard. New wood laminate flooring throughout main living area & all three bedrooms. Kitchen & bath are tiled. Kitchen has all brand new appliances, laundry closet, & access to back deck. Bathroom updated with antique style mirror. Extra outdoor storage beside deck, new roof put on in 2015.

For more info, call the Rivers Team at 850-297-2255.

Click here for the live MLS listing.

Push play below for our Virtual Tour!

New Village Condominiums Listing! 2241 W Pensacola St. Unit 77, Tallahassee, FL 32304

August 12th, 2016


Fully Renovated 2/1 unit available in the Village Condominiums! Brand new wood laminate floors & fixtures throughout. Gray paint with fresh white trim in bedrooms & main living area. Bathroom has brand new tiled walk-in shower. Master bedroom has walk-in closet with attic access & bedroom set.  Laundry/Utility room has washer & dryer hook ups, water heater & A/C unit.  Both bedrooms and living room all have glass sliding doors that access the back patio which is fully privacy fenced. This is one of the nicer units in the neighborhood – come see today!

For more info, call the Rivers Team at 850-297-2255.

Click here for the live MLS listing.

Push play below for our Virtual Tour!


FHA Condo Relief Coming: President Signs Bill

August 11th, 2016

condo building (800x533)

“WASHINGTON – Aug. 2, 2016 – President Obama has signed H.R. 3700 – the “Housing Opportunity Through Modernization Act” – into law.

The move paves the way for more condo sales, especially in Florida. First-time buyers will soon find it easier to qualify for a mortgage in more condo developments, and, as a result, more current condo owners will find it easier to move up to a single-family home.

The National Association of Realtors® (NAR) hailed the development as a “significant step” in eliminating barriers to safe, affordable mortgage credit for condos.

The bill previously passed both the U.S. House and Senate with a unanimous vote. It passed the House in February and the Senate two weeks ago. NAR, an advocate of the bill, testified before Congress and lobbied for passage.

Passage was also the topic of NAR’s recent Call for Action, where it asked Realtors nationwide to write to their lawmakers an encourage passage. Overall, nearly 140,000 Realtors across the country voiced their support for the legislation during the NAR Call for Action.

“Realtors have reason to celebrate today as legislation easing restrictions on FHA financing for condominiums is finally signed into law,” says NAR President Tom Salomone, president of NAR and broker-owner of Real Estate II Inc. in Coral Springs, Florida. “This is a long-awaited victory for NAR and for homebuyers for whom condos are an important and affordable option.”

The bill will make the Federal Housing Administration’s (FHA) recertification process “substantially less burdensome” and will lower FHA’s owner-occupancy requirement from 50 percent to 35 percent. The bill also requires FHA to replace an existing policy on transfer fees with a less-restrictive model that has already been in place at the Federal Housing Finance Agency (FHFA).

This legislation offers relief to well-qualified potential homebuyers who have been facing tight housing inventories, rising home prices and strict mortgage credit underwriting guidelines, Salomone says.

“Condominiums often represent an affordable option that’s just right for first-time and low-to-moderate income homebuyers,” Salomone said in a statement after the Senate approved the bill in July. “Overly burdensome restrictions on condo financing have for too long put that option out of reach for many creditworthy borrowers. This legislation meets those restrictions head on, putting the dream of homeownership back in reach for more Americans.”

Source: Realtor Magazine

© 2016 Florida Realtors®”

Sean Rady, Realtor, Buyers Specialist. The Rivers Team, Your Tallahassee Real Estate Experts.

The Rivers Team is here to answer all of your questions and help you get into your new home.  If you are looking to relocate to or within Tallahassee and for all of your Tallahassee Real Estate needs, call The Rivers Team at (850) 297-2255 or visit us at