What to Do If You Can’t Make A 20% Down Payment on a Home

By Ruth Simon

From The Wall Street Journal Online

Home buyers may now need to pull out their calculators when tackling a common dilemma: what to do if they don’t have enough money for a 20% down payment.

In recent years, piggyback loans, low-cost and easy to get, have been the product of choice for many cash-strapped consumers eager to purchase homes. But with short-term interest rates now sharply higher — currently above 8% — piggyback loans are less appealing. Now, there are signs that some borrowers are giving traditional private mortgage insurance a second look.

New federal tax legislation expected to be signed by President Bush today gives some consumers even more reason to turn to mortgage insurance. The new law makes the insurance premiums tax deductible for some borrowers who take out new mortgage-insurance contracts in 2007. That is in addition to the tax deduction homeowners can already take on the mortgage interest they pay.

What’s more, new guidelines issued recently by bank regulators could make it tougher for some borrowers to get piggyback loans, particularly if these are paired with exotic types of mortgages that may increase risk. Some lenders have already seen higher delinquencies on piggyback mortgages.

For borrowers, whether a piggyback loan or mortgage insurance makes more sense is likely to depend on interest rates as well as an individual’s borrowing needs. "When rates were very low, there was no question that a…piggyback was more economical for consumers," says Doreen Woo Ho, who runs the home-equity business for Wells Fargo & Co. Now, she says, the two options are "more competitive."

As the cost difference narrows, Vanessa Meyer, a veterinary technician in Fort Morgan, Colo., opted for mortgage insurance when she and her husband refinanced their mortgage last month. Ms. Meyer says mortgage insurance was "a little bit more [expensive], but we wanted one payment."

With a piggyback loan, a borrower takes out a mortgage for 80% of the home’s value and finances the balance of the debt with a fixed-rate home-equity loan or a home-equity line of credit, allowing consumers to borrow as much as 100% of a home’s purchase price. Piggybacks were particularly attractive when short-term interest rates were at rock-bottom levels. As recently as 2004, borrowers could get home-equity lines of credit with rates as low as 4%, well below the rate on their main mortgage. In addition, interest on home-equity loans and lines is typically tax-deductible.

With mortgage insurance, a borrower with less than 20% to put down takes out a single loan and pays a mortgage-insurance premium that can vary based on the amount the borrower puts down, credit history and other factors. For a $225,000 mortgage, for example, the insurance premium could run $50 to $100 a month. (In some cases, the lender pays the mortgage-insurance premium and charges the borrower a slightly higher interest rate.) Lenders require mortgage insurance because borrowers who put little, if any, money down are more likely to default.

The popularity of piggyback mortgages has grown sharply. Some 49% of home purchases made in the first three quarters of this year that required financing included a piggyback mortgage, up from 24% in 2002, according to SMR Research Corp., a market-research firm.

But there are signs that this growth has stalled and that mortgage insurance may be making a comeback. SMR says piggybacks’ share of the market was flat in 2006, following years of steady increases. Meanwhile, 6.3% of mortgages originated in the third quarter carried traditional private mortgage insurance, up from 5.9% a year earlier, according to Inside Mortgage Finance, an industry publication. The figures are based on the dollar value of loan originations and don’t include mortgage insurance purchased by lenders on a bulk basis.

Mortgage-insurance providers are expecting business to pick up in the wake of the tax-law change, which they had lobbied for. The Mortgage Insurance Companies of America, a trade group, is spending $1.1 million on an advertising campaign aimed at mortgage brokers and real-estate agents. Genworth Financial Inc., a leading mortgage insurer, is running "webinars" to explain the implications of the new law. PMI Group Inc. is sending out 15,000 foam oranges with stickers saying mortgage insurance is now deductible.

Mortgage lenders are also rethinking their strategies. J.P. Morgan Chase & Co. is currently looking at how to help its loan officers understand the new rules and decide whether mortgage insurance or a piggyback is a better bet for borrowers. "There’s a whole generation of mortgage brokers who have not seen or sold mortgage insurance," says Thomas Kelly, a J.P. Morgan Chase spokesman.

The new tax legislation makes premiums fully deductible for borrowers who take out a new mortgage-insurance contract in 2007, provided they have $100,000 or less of adjusted gross income ($50,000 if married and filing separate returns). The deduction phases out for borrowers with incomes between $100,000 and $109,000. The deduction applies to insurance on mortgages taken out to buy homes and on refinancings, provided the new loan isn’t for more than the amount of mortgage debt being refinanced. To claim the deduction, borrowers must file an itemized tax return. Unless the law is extended, the tax break will expire at the end of 2007.

Borrowers who took out piggybacks in recent years have seen the rate on their home-equity line increase by as much as four percentage points. Now some borrowers whose adjustable-rate mortgages are resetting are opting for mortgage insurance instead of a piggyback when they refinance, says Michael Zimmerman, vice president of investor relations for mortgage insurer MGIC Corp.

Consumers should compare the monthly payments on a piggyback versus mortgage insurance. If the rate on the home-equity line is more than two percentage points above the rate on your primary mortgage, "you should be strongly considering a mortgage-insurance policy," says Keith Gumbinger, a mortgage analyst with HSH Associates. "But you need to run the numbers."

HSH offers a calculator (www.hsh.com) that helps borrowers determine how much they would pay with mortgage insurance. And mortgage-advice Web site www.mtgprofessor.com includes calculators that borrowers can use to compare the costs of a piggyback versus mortgage insurance.

The size of the piggyback loan can also make a difference. "If you are taking out a $400,000 first mortgage and a $30,000 or $40,000 [home-equity loan]…it still may make sense to pay a little higher rate on $30,000 or $40,000, rather than paying mortgage insurance on the whole $430,000," says Dan Arrigoni, president of U.S. Bank Home Mortgage, a unit of U.S. Bancorp. In an effort to keep loan volumes up, some lenders are offering special deals that make piggybacks attractive to borrowers with good credit even as short-term rates move higher.

Another factor to consider: how fast you expect to pay down your mortgage. Since 1999, mortgage insurers have been required to automatically cancel the premium when a homeowner has paid down the mortgage to 78% of the original purchase price. Also, homeowners can ask their lender to stop premium charges if rising home prices and monthly mortgage payments bring their loan amount to 80% or less of the home’s value.

"It may involve springing for an appraisal, but that can quickly pay for itself," says Greg McBride, a senior financial analyst with Bankrate.com. Homeowners selecting this route should use an appraiser who has been approved by their lender, he adds.

Some caveats: Borrowers typically can’t terminate their mortgage insurance in the first two years after they have taken out their loan, says Jack Guttentag, professor emeritus at the University of Pennsylvania’s Wharton School. Borrowers may also be unable to cancel their mortgage insurance if they had a late or missed payment or if they took out a home-equity loan or line of credit.

 

 

 

 

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Record Wall Street Bonuses May Boost Sales in Manhattan

By Troy McMullen

From The Wall Street Journal Online

The state of the housing market in much of the country may be gloomy but in Manhattan, real-estate brokers are still celebrating — and record Wall Street year-end bonuses are only part of the reason.

In many major metro areas, from Miami to San Diego, the number of homes listed for sale has soared over the past year or two as sales have plunged. Median home prices in the U.S. fell 3.5% in October compared with a year ago, the largest year-over-year drop on record, according to the National Association of Realtors. A new report from UBS AG predicts a continued decline and warns that the slump could "seriously impact the overall economy" in 2007.

Yet despite the national outlook, Manhattan has shown resilience, fueled by lower-than-average unemployment rates, a surging financial sector and a swelling population of millionaires (and billionaires) immune to the impact of a slowdown.

Manhattan’s international credentials are unique in the U.S., says Andreas Hoeferp, chief global economist at UBS Wealth Management Research. A power center that attracts major players in fashion, art, media and finance, the island has more in common with other world capitals like London, Hong Kong or Paris. "Like other financial capitals, the real-estate market here is cushioned by a global demand for housing that’s unmatched in the U.S.," Mr. Hoeferp says. Still, there could be clouds gathering, some analysts warn, including a glut of new condominiums and possible price declines.

Overall, the number of homes sold in Manhattan was up about 1% in November versus a year ago (compared to an 11.5% drop in sales nationwide in October), and prices continue to appreciate. Median home prices in the borough rose 17.5% during the same period and 26.8% since November 2004, according to Gregory Heym, chief economist for Realtor Brown Harris Stevens. Manhattan’s strength is even more pronounced at the high end, where growing demand for trophy properties is propping up the luxury market. The number of $3 million-plus homes sold was up 6.5% year-on-year in November, according to Mr. Heym.

Among the big-ticket sales: the $27.5 million paid by New York Stock Exchange Chief Executive John Thain for a two-bedroom duplex apartment at 740 Park Ave., one of the city’s most storied addresses. Formerly home to Rockefellers, Vanderbilts and Chryslers, the building’s current residents include cosmetics executive Ronald Lauder and Blackstone Group chief Stephen A. Schwarzman.

In addition, 38 single-family townhouses priced at $10 million and over sold during the same period, up from 22 last year, says Kirk Henckels, an executive vice president of Stribling Private Brokerage. Those sales include the $53 million that investment banker J. Christopher Flowers paid in October for the century-old, five-story Harkness Mansion on East 75th Street, just off Fifth Avenue. The price for the 20-plus-room limestone mansion, which includes a ballroom, 11 fireplaces and a center atrium, is thought to be the highest paid for a Manhattan residence.

Ballooning Bonuses

The health of the New York real-estate sector is the result of lower unemployment rates than the national average, higher job growth rates and a Dow Jones Industrial Average in record territory. The financial industry, long a bellwether for New York’s real-estate economy, is soaring. Through the first nine months of 2006, combined earnings at seven top global securities firms based in New York surged to $39 billion, according to David Trone, a banking analyst at Fox-Pitt, Kelton. Meanwhile, new federal data show the average weekly pay for finance jobs in Manhattan was about $8,300 in the first quarter of 2006, up more than $3,000 per week in three years. A projected $36 billion in bonuses will be doled out this year by the top five investment banks in New York, according to Options Group, an executive search firm, up from a record $21.5 billion in 2005 and nearly a fourfold increase from $8.6 billion in 2002.

"There’s an incredible amount of money out there right now," says Jacky Teplitzky, an executive vice president at Prudential Douglas Elliman. "It’s not clear if that funnels into real estate, but it certainly can’t hurt."

Tatyana Dobryanskaya says she expected to wait until next year before looking for a new apartment. But the 30-year-old fixed income analyst says a bigger-than-expected bonus (she declined to disclose how much) from the investment bank she works for helped to change her plans. She is now in the hunt for something in the $1.5 million-to-$2 million range. "There was really no reason to put this off," she says.

Vincent Piazza, a 36-year old research analyst, has moved even faster. He just signed a contract for a new $1-million-plus loft condo in the Wall Street area. It features 10-foot-high ceilings and marble and limestone bathrooms. Mr. Piazza says his year-end bonus is only part of the reason he’s buying now. "I waited a year for prices to come down a bit," he says. "They never did."

Traditionally, the upper end of the New York market tended to hold its own when the city’s overall housing market slowed, largely because wealthy buyers were buffered from market gyrations. That was particularly true during the last boom-bust cycle in the late 1980s, economists say. Now, however, even as the national market cools, the entire Manhattan real-estate market is humming, fueled in part by rising income levels and interest from wealthy out-of-town buyers.

Ramesh Vangal, an Indian technology and health-care entrepreneur with homes in Bangalore and Singapore, paid nearly $7 million in October for an apartment on Central Park South. Mr. Vangal says he and his wife and business partner, Katharin, have always loved spending time in Manhattan, but that they bought here for business and financial reasons: "New York has always been an important place to do business, but it’s also a good place to invest your money," he says.

Clouds Looming

Despite the robust New York scene, some real-estate observers see warning signs for Manhattan. More listings are crowding the market and the length of time homes are taking to sell is creeping up. Quarterly data show 7,243 units on the market, compared with 6,926 a year ago. The average time a home spent on the market in the third quarter of 2006 before selling was 92 days, a 28-day increase from a year ago.

And while the number of Manhattan sales rose slightly in November compared with the same period a year ago, some of that lift may be inflated. Condos make up only about one-third of Manhattan’s housing stock, but they accounted for roughly 44% of sales last month, according to economist Mr. Heym. And much of that came from new buildings where buyers may have made down-payments months or even years ago. That means many of November’s "sales" may have occurred when the overall market was still strong. (New condo sales are only registered when the building is completed and residents move in.)

A building boom in the past few years is likely to create a glut next year as new condos are completed. Between 2001 and 2005, there were 21,142 units completed in Manhattan, compared with 12,812 from 1996 to 2000, according to the Real Estate Board of New York. REBNY estimates that there are more than 20,000 new condominium units either under construction or being planned in Manhattan. "The real-estate market here simply cannot sustain that kind of growth," says Nouriel Roubini, a professor of economics at the Stern School of Business at New York University. "Prices will fall very hard."

And brokers shouldn’t put too much stock in ballooning Wall Street bonuses. Appraiser Jonathan Miller has analyzed first-quarter sales data since 2003 (bonuses are typically handed out between December and February) and his numbers show no significant bounce in Manhattan home sales, with one year showing a slight decrease. "There’s a significant amount of money on the sidelines" in this economy, says Mr. Miller.

The potential for a real-estate slowdown and the imminent glut of new units has done little to slow some developers. Hotelier AndrĂ© Balazs is erecting two new Manhattan condos and recently broke ground on a third — a 47-story tower in the Wall Street area. Called William Beaver House, the high-rise will include three penthouses, an outdoor Jacuzzi, a hot tub and a 60-foot lap pool with lounge-deck and bar. "I see this as a place for hard-working, hard-playing Wall Streeters," he says.

 

 

 

 

 

 

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Consumers Buy High-I.Q Decor: Skulls, Scholarly Books by the Foot

By Christina S.N. Lewis

From The Wall Street Journal Online

Sadia Bruce never studied natural history in school, but here’s what she wants for Christmas: "Cabinet of Natural Curiosities," a $200 oversize book of plant, animal and insect illustrations from the collection of an 18th-century Dutch pharmacist. "It might give the idea that I was cerebral," says the 26-year-old standardized-tests tutor, who lives in Montclair, N.J.

Buying smart is taking on new meaning. From shadow boxes of beetles (pinned and labeled) to replicas of gibbon skulls, home-decor items and other gifts with an intellectual aesthetic are big sellers this season.

Aspiring eggheads sometimes want things they may not even understand. Nancy Bass Wyden — co-owner of The Strand, a new, used and rare books emporium in New York, and director of its "books by the foot" division — says sales of insta-libraries, including editions in French and German, are up 140% this year. "I’m not sure if those folks knew how to read those languages," says Ms. Wyden of some recent customers. Prices range from contemporary fiction for $50 a foot to leather-bound classics for $400 a foot. (On the whole, people don’t seem all that interested in reading books: Bookstore sales nationwide fell 1.6% in the first nine months of 2006, according to the Census Bureau.) Other Strand clients include private-equity king (and board member of the New York Public Library) Stephen Schwarzman and his wife, Christine, who Ms. Wyden says spent $200,000 on books for their Park Avenue triplex, including pastel-colored books for a bedroom antechamber and movie-reference works and academic books for the family room. Through his spokesman, Mr. Schwarzman declined to comment.

Retailers and marketers say the interest in things that make people look smart is partly a reaction to the Internet, which has made hardcover encyclopedias, maps and models obsolete — and hence more desirable. Baby boomers, in particular, are keen on items that make them seem well-educated, well-traveled or well-read.

"They aren’t hesitant to try to communicate that," says Stephen Gordon, chief executive of the Sundance Catalog, which this season is selling refurbished manual typewriters from the 1940s, including the Royal Arrow ($695), "a steadfast companion during Hemingway’s frequent stays in Havana."

At Assouline.com, "Le Questionnaire de Proust," a $295 leather-bound facsimile of the French writer’s famous list of interview questions and his handwritten replies — plus blank pages so contemporary questioners can live out their own Proustian impulses — is temporarily sold out. Modern Library’s six-book boxed set of "Remembrance of Things Past," meanwhile, is ranked 27,318 on the Amazon sales list.

The smart look is partly rooted in the sciences, both natural (astronomy, geology, zoology) and applied (architecture, forensics, medicine). Sales of minerals such as amethyst geodes and fool’s gold at the American Museum of Natural History in New York have soared more than 130% this year. The museum store recently added provenance certificates to some of its gold and meteorite samples, attesting to where and when the rocks were mined or found. Several pages of Restoration Hardware’s holiday catalog this season are devoted to astronomy-themed gifts. And "Cabinet of Natural Curiosities" is one of the most popular items from art-book publisher Taschen, which released a smaller, more affordable $60 edition last year. Its distinctive red coral cover made it an instant hit in design magazines and stylists frequently use it as a coffee table prop.

"People like science stuff that subconsciously has a lot of weight because it doesn’t seem frivolous," says David Thompson, president of Vagabond Vintage Furnishings, an Atlanta-based wholesaler that sells to Williams-Sonoma Home and other companies. "They want things that seem sophisticated."

Some retailers are increasingly veering into the unusual or the macabre. A series of decoupage plates by John Derian ($880) depicts a 19th-century image of a skeleton. The Evolution Store in New York City, which sells replicas of skulls (a replica of the Australopithecus "Lucy" is a top seller) and other bones, has opened a new department devoted entirely to insects. Companies are also exploring funkier parts of the natural world, such as fungi, sea creatures and crustaceans. A stylized faux sea-urchin condiment bowl with a gilded interior and a silver spoon is the best-selling new item from Vagabond Vintage Furnishings.

Not everyone approves of decorating to look brainy. "Queer Eye" interior designer Thom Filicia compares it to wearing eyeglasses without a prescription. "It’s creating a façade," he says. Literary and culture critic Harold Bloom is similarly unimpressed. "I find it too absurd to stimulate me to any comment," Mr. Bloom wrote in an email. Others object solely on visual grounds. "Personally, little bird skeletons frighten me," Mr. Gordon says.

 

 

 

 

 

 

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The Other Real-Estate Boom: REITS Are Up More Than 30%

By Scott Patterson

From The Wall Street Journal Online

Investors, painfully aware that the housing market is in the doldrums, may be surprised to learn that some of this year’s best stock performers have been real-estate companies.

Yes, home builders have been basement dwellers and some lenders look shaky. But real-estate investment trusts are up more than 30% year-to-date, and the real-estate mutual funds that invest in them are hitting home runs, according to fund-tracker Morningstar. REITs, as they are known, are tax-advantaged stocks that concentrate on the commercial side of the real-estate business and distribute the lion’s share of profits to shareholders through dividends. They deal in office parks, shopping malls and apartment buildings — rather than McMansions.

Commercial construction has been booming after a protracted slump earlier this decade. During the first half of the year, commercial building grew at a 15% annual rate, according to Commerce Department data. The sector contracted in 2001, 2002 and 2003, so likely isn’t as overdone as the residential side. Overbuilding would be a big problem for REITs because that would drive down rents, their primary source of income.

Low interest rates help, and the private-equity boom has added steam to some REIT players, luring investors who want to bet on the next fat deal. REIT mergers and acquisitions have hit a record $117 billion in 2006, according to the National Association of Real Estate Investment Trusts, soaring from $30 billion for the past two years combined.

But has the REIT run gotten overdone? One recent event raises the question: industry icon Sam Zell’s $20 billion sale of Equity Office Properties Trust, the REIT he took public in 1997, to Blackstone Group. If Mr. Zell is selling, perhaps that says something about the outlook for the sector as a whole.

REITs look pricey by other measures. Consider one metric of how much investors are paying for every dollar of the cash REITs produce — called price-to-adjusted funds from operations. It stands at 26, well above the group’s historic average of 15, according to Green Street Advisors, a real-estate research firm.

"REIT valuations are just so high relative to other assets that the sector as a whole is really susceptible to a shift in investor sentiment," says Christopher Mayer, a real-estate professor at Columbia University and a board member of Oak Hill REIT Management, a hedge fund.

"Everything has to work right in the wonderful world of real estate that we live in," says Sam Lieber, Alpine Mutual Funds president.

 

 

 

 

 

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For Reckson’s Rechler, A Venture by Any Other Name

By Jennifer S. Forsyth

From The Wall Street Journal Online

Scott Rechler, chief executive of Reckson Associates Realty Corp., is poised to run a new real-estate venture, but his new company won’t have Reckson or Rechler in the name.

Under terms of an agreement announced by his family, Mr. Rechler is divesting himself of most of his stake in the family business, Rechler Equity Partners, and will agree to restrictions on the use of Reckson or Rechler in the company name, said Gregg Rechler, a Rechler Equity managing partner and Scott’s brother.

The announcement doesn’t reflect animosity toward Scott Rechler but a need for brand clarity in the Long Island, N.Y., market where the two sides of the family could compete head-on, added Mitchell Rechler, a Rechler Equity managing partner and Scott’s cousin.

That competition became a likelihood last week after Reckson shareholders voted to approve a merger of the Uniondale, N.Y., real-estate investment trust with SL Green Realty Corp., another REIT, for about $4.1 billion, not including debt assumption. As part of the agreement, SL Green agreed to sell about one-third of the portfolio in a secondary transaction to a group of investors led by Scott Rechler for $2.1 billion — a deal that became controversial because some shareholders considered the price too low. Mr. Rechler’s group will own office properties in Long Island, New Jersey and Westchester County, N.Y., unless the deal fails to close.

Scott Rechler, in an interview yesterday, said the sale of his stake in Rechler Equity will allow him to use the proceeds toward the suburban portfolio acquisition. He said he hasn’t decided on the name for his new real-estate company.

Rechler Equity’s announcement essentially completes a split — business-wise — in the family that started three years earlier. After several years as a publicly traded company, Reckson came under pressure from analysts for having so many Rechlers involved in the company. As a result, in 2003, Scott Rechler moved up to sole chief executive from co-chief, and four other family members, including his father Roger and uncle Donald, left the company. As compensation, they bought the company’s industrial portfolio from Reckson for $315 million.

At that time, Scott Rechler retained a small equity holding in the portfolio that became the core of Rechler Equity Partners. His family members substantially bought him out last week. Although Scott Rechler will retain a fractional interest in the company, he will no longer participate in business decisions. The family’s buyout of Scott "demonstrates our commitment to the Long Island marketplace," Donald Rechler said in a statement. "We wish Scott all the best with his future endeavors."

 

 

 

 

 

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Housing Correction Has Further To Run

By Rex Nutting

From The Wall Street Journal Online

The housing market correction has further to run, with new-home construction expected to fall another 12% next year, a real estate industry group said Friday in an updated forecast for 2007.

While the market for existing homes will probably flatten out, the new-home market will probably continue to slow through next year, said David Lereah, chief economist for the National Association of Realtors.

Sales prices are expected to rise slightly. "Given the huge gains in home values during the housing boom, and this year’s rise in housing inventory, overall price gains this year and next will be modest," Lereah said. Median existing-home prices are expected to rise 1.7% next year, while new-home prices are expected to rise 1.3%.

Housing starts will probably fall about 12% next year to 1.63 million after falling 11% this year, he said. Starts totaled 2.07 million in 2005.

The NAR forecast for housing starts for 2007 is close to the Blue Chip consensus forecast of 1.62 million. The Blue Chip forecast is derived from the forecasts of 54 economists surveyed by the publication Blue Chip Economic Indicators.

New-home sales will probably fall 8.7% next year to 975,000 after plunging about 17% this year, the realtors said.

Existing-home sales will probably fall 0.6% to 6.43 million next year after sinking 8.6% this year, he said, adding that sellers are becoming more realistic.

"We now have the most favorable market for home buyers in several years," Lereah said.

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As the NYSE Builds a Fortress,

By Aaron Lucchetti

From The Wall Street Journal Online

Few businesses have installed as many visible security measures since the 2001 terrorist attacks as the New York Stock Exchange. The Big Board keeps several nearby streets closed to traffic and erected steel pylons around its perimeter. Visitors have to go through a gantlet of security measures to get into the building.

Now, one of its landlords says things have gotten out of hand.

NYSE Group Inc., the exchange’s parent company, said in a regulatory filing this week that the landlord for one of its buildings is arguing the NYSE is in default of certain lease covenants because of its massive security effort. The security has made it difficult for tenants of Vornado Realty Trust, the landlord, and visitors to get into the building, according to people familiar with the matter. This could drive down the value of office space in the building, hurting Vornado.

New York-based Vornado, which leases the land under the building from an NYSE unit, is demanding the Big Board fix the situation by Dec. 15. NYSE said in the filing that it believes the claims are without merit. Vornado wouldn’t comment on the terms of the lease.

The dispute illustrates the balancing act that firms face when juggling commerce with protecting employees. The NYSE, as one of the most well-known symbols of capitalism, has good reasons to be vigilant. The World Trade Center site is just blocks from its headquarters and after a terror scare in 2004, the Department of Homeland Security raised the terror-threat level for the New York financial sector, citing NYSE as one of a handful of possible terror targets. The exchange was also forced to close its popular visitors’ gallery.

The NYSE beefed up security in 1993 when terrorists detonated a bomb in the World Trade Center, killing six and injuring more than 1,000. These days getting inside the NYSE makes airline security look downright easy.

The streets closest to the NYSE are closed to traffic, and steel blocks have been erected around its perimeter. The building is patrolled by gun-toting guards. NYSE guests have to wait outside until an escort from the building brings them in. Visitors are photographed, their bags searched and many guests are required to give personal information including Social Security numbers. Then, visitors are forced to walk through metal detectors. On rainy days, guests at the exchange’s south entrance have been encouraged to stay dry in a local bank branch while waiting to get inside. One big issue for Vornado, according to a person familiar with the matter, is that guests are forced to wait outside, often for some time, something that is unusual at other buildings.

The added security has kept the exchange safe. At the same time, the bigger security footprint has caused some local businesses to suffer. In 2004, Wall Street Garage Parking Corp. sued the exchange over its decision with the city to block traffic near the exchange, scaring potential customers away from his operation. The NYSE prevailed in court, and the streets remain blocked.

Other local businesses have felt the hit. At Champs Gourmet Deli near the exchange, revenues are down 40% since 2001, according to Greg Signorile, who founded the place with his father and two brothers 17 years ago. He says the NYSE’s security policies are "strict, but I don’t blame them." The deli used to deliver Italian heroes and roast-beef sandwiches by the dozen to a holding room in the exchange, but that ended in 2001. Now traders come to him.

The issue at dispute with Vornado concerns 20 Broad Street, one of the four major buildings that the NYSE occupies in Lower Manhattan. The white-brick tower is next to the famous landmark building that the exchange moved into in 1903. It contains an annex to the Big Board’s original trading floor and has office space above that primarily houses NYSE officials and private financial firms, many of whom rent from Vornado and do business at the NYSE. It is unknown if any firms have left because of the security issue.

It’s not the first time that the intense security has caused issues for the NYSE. In 2003, several NYSE employees were fired for previous crimes when a new terror-inspired fingerprinting policy uncovered previously undisclosed crimes.

In April, the well-known Stock Exchange Luncheon Club, located above the trading floor shut down, in part because stepped-up security discouraged patrons.

And on a competitive note, the Big Board’s electronic rivals often point to the security issue, saying it is just another reason why their system is better. In fact, the NYSE said this week it is planning to close 20% of its trading space by 2008, though it isn’t in the Vornado building.

As for the NYSE, it still considers the floor an asset because its traders are often able to step into trading in dicey situations and bring order to the market.

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D.R. Horton’s Net Slides

By Janet Morrissey

From The Wall Street Journal Online

Home builder D.R. Horton Inc. on Tuesday posted lower profit for its fiscal fourth quarter amid land-related writedowns of $199.2 million, but the results exceeded Wall Street’s expectations.

The Fort Worth, Texas, company reported no signs of a rebound in the troubled housing market and offered no outlook for fiscal 2007. Market conditions remain "challenging" in the home-building industry, Donald Horton, the company’s chairman, said in a statement. The company’s orders fell 25%, which is better than many of its rivals.

Net income sank to $277.7 million, or 88 cents a share, in the three months ended Sept. 30, from $563.8 million, or $1.77 a share, a year earlier. Revenue fell 3.9% to $4.9 billion from $5.1 billion. The most recent quarter’s results included a charge of 39 cents a share, related to writedowns on land, land options and land reacquisition costs. Still, the results exceeded Thomson First Call’s estimate of 69 cents a share on revenue of $3.93 billion

The land writedowns were D.R. Horton’s first. Other builders have been taking charges related to land for the past couple of quarters as deteriorating housing conditions and values have made certain land parcels no longer financially viable to build homes on.

Banc of America analyst Dan Oppenheim expects D.R. Horton to take more land-related writedowns in future quarters. He said D.R. Horton’s results were better than expected because home closings held up relatively well and "represented 26 cents a share of upside." In the quarter, closings fell 7.3% to 17,261.

The higher-than-expected closings appeared to indicate that D.R. Horton was slightly more successful than other builders at stemming the tide of cancellations. This was partly offset by the company’s gross profit margins, which came in about seven cents a share lighter than expected, he said.

Mr. Oppenheim said he wasn’t surprised that the company didn’t offer guidance for fiscal 2007, given the uncertain market conditions. "We expect that they will wait as long as possible before providing it due to the lack of visibility," he said. Mr. Oppenheim doesn’t hold shares in D.R. Horton, but his firm has had an investment-banking relationship with the company in the past 12 months.

For all of fiscal 2006, earnings fell 16% to $1.23 billion, or $3.90 a share, from $1.47 billion, or $4.62 a share, for fiscal 2005. Revenue grew 8.6% to $15.1 billion from $13.9 billion.

In early trading, shares of D.R. Horton were up $1.31, or 5.9%, at $23.69 on the New York Stock Exchange.

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No Slowdown in Sales For Luxury Apartments

By Robin Goldwyn Blumenthal

From Barron’s Online

http://www.realestatejournal.com/

At the highest reaches of apartment heaven, where only the wealthiest of the wealthy can afford to perch, even the air has a different feel. There’s something deliciously heady and almost unnatural in the new $5 million, $10 million and $20 million layouts that are proliferating in big cities across America. With their stately entryways, high ceilings and sweeping views of the world below, they exude a hushed grandeur.

Fittingly, these castles in the sky have been largely insulated from the harsh realities of the housing slowdown. The swelling ranks of millionaires and billionaires have been flocking to cities or trading up faster than developers can build the next gleaming, luxury apartment tower.

Empty-nest boomers are moving in from the suburbs in droves. Hedge-fund jockeys with city digs are on the prowl for still bigger and better ones. Newly minted magnates from overseas are snapping up second and third homes in U.S. metropolises, from Miami to San Francisco.

The result of all this: changing skylines, firmly rising prices and, for the well-funded buyer, a bewildering array of amenities. Would you care for a four-foot deep swimming pool in your apartment? How about a "mature pine forest" on the terrace? For the bookish apartment dweller, Manhattan’s new 55 Wall Street comes with its own 20,000-volume private library.

Of course, regular old country estates aren’t going begging. The market for houses of $5 million-plus also looks to be holding up better than most of the housing scene (see Luxury Addresses). Together, houses and apartments in this price range are among the few bright spots left on the national housing scene.

Just look at the numbers from Manhattan, America’s apartment mecca. The average price per square foot for a condominium — and most of the new buildings are condos — continued a long climb in the third quarter of this year, to $1,171 per square foot, pushing the median price of a unit to more than $1 million. And that’s just the median. It’s increasingly common to see sales for $4,000, $5,000 and even $6,000 per square foot.

In the upper 10% of the New York market — including cooperatives, long the city’s mainstay — the average sales price surged 18% in the third quarter from the level a year earlier, to $4.5 million, says Jonathan Miller, CEO of Miller Samuel, a New York real-estate appraisal firm.

With a dearth of available apartments in grand, prewar properties along Park and Fifth Avenues, buyers increasingly are clamoring to get into the many new steel-and-glass complexes going up all over the city. The $20 million-and-up segment is especially coveted — "statement homes," as some call them. "Everyone is trying to find out where those are and ‘How do I get my client into them,’" says Sharon Baum, director of the exclusive property division of the Corcoran property brokerage in New York.

Is it all getting out of hand? The luxury-apartment market may have become a tad — dare we say it — frothy. Brokers, developers and other pros suggest that price gains could start moderating around the country, as the supply of new buildings catches up with demand. By and large, however, the market is showing striking resilience and could continue to post healthy gains. It certainly doesn’t look headed for the double-digit price declines some are expecting for the mainstream market in parts of the two coasts.

"From my vantage point the superluxury market is as strong as I’ve seen it," says developer William Zeckendorf, who, with his brother Arthur, is putting up one of the most sought-after luxury buildings in the city, 15 Central Park West. Nests in that 202-unit edifice are going for as much as $45 million — to hedge-fund managers, Goldman Sachs honchos, the rock star Sting and others. (See Luxury Addresses.)

The reason for the market’s health is simple: "There are very few great homes in this country, and an awful lot of people who’ve come into extraordinary wealth," Zeckendorf says. In fact, there are now some 35,000 people in North America whose net worth, excluding their primary residences, exceeds $30 million, according to a study by consultant Capgemini and Merrill Lynch.

The $5 million question is, what do you get for your $5 million? For that matter, is there really much difference between, say, a $15 million apartment and a $20 million model? In general, spreads in the $5 million-and-up category claim to have a sense of drama that normal apartments just can’t match. Great light, distinctive architecture, and sprawling space are often part of the mix, brokers say. A striking Poggenpohl kitchen can only help the price, as can a good Japanese soaking tub.

To discover some finer distinctions, Barron’s toured a group of recently built New York apartments ranging in price from $6.5 million to more than $20 million. Each had spectacular views, with even the least expensive, a three-bedroom loft on a lower floor at 165 Charles St., downtown, giving the sense of expansive space. It had floor-to-ceiling windows, an open kitchen and floor-to-ceiling glass doors in the master bathroom.

But other factors set the extremely expensive homes apart from the incredibly costly ones. As always in real estate, location was one. One East Side apartment, closer to midtown, comparable in size to the first one’s 2,500 square feet, commands closer to $9 million.

That apartment, in a building called One Beacon Court, had some additional amenities, including a working fireplace. But what really stood out was the utter lack of noise. In the first apartment, you could discern the faint sound of — gasp! — cars whizzing by outside. Not so at the One Beacon Court unit. Thanks in large part to being on the 32nd floor, it was soundless. With its coffered 11-foot ceilings and expansive hallways, it hearkens back to an earlier age of civility and good breeding. But the neighbors in the building are thoroughly modern: The likes of singer BeyoncĂ© Knowles and the Yankees’ Johnny Damon can be spotted in the high-ceilinged elevator.

Go up a step to a 5,300-square-foot manse, on the 71st floor of the Time Warner Center, and the sense of drama only heightens. The entrance to this four-bedroom palace gives way to an 80-foot living room whose floor-to-ceiling vistas of Central Park, the Upper East Side and the George Washington Bridge stop you at every turn. And, spacious as the layout may be, a bathroom is never far away: There are five full bathrooms and two half-bathrooms — well outnumbering the bedrooms.

In this sprawling condo, you are completely removed from the cares of the outside world. It only requires money: $21 million, plus a monthly carrying charge of $21,000.

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Condo Buyers Take Developers To Court Over Failed Promises

By Troy McMullen

From The Wall Street Journal Online

With once-hot condominium markets across the country in sharp decline and many real-estate professionals predicting a further weakening, some developers are facing more than a glut of unsold inventory. Angry condo buyers from Boca Raton, Fla., to San Diego are taking them to court, alleging everything from breach of contract to fraud.

Some of the lawsuits claim that the amenities featured in glossy marketing brochures and model apartments never made it into the final product. Others involve much-hyped projects that went bust, leaving hundreds of buyers with contracts for condos that will never materialize.

In Florida, 2,557 individual complaints against developers were filed in fiscal year 2006, ended June 30, up from 1,825 two years ago, according to the state’s Department of Business and Professional Regulation. In Colorado, at least 18 lawsuits have been filed by attorneys representing condominium-owners’ associations in the last two years. Most involve complaints of shoddy construction or faulty repairs in recently completed developments, according to research compiled by Denver property appraiser Steven Miller. And in Las Vegas, the Clark County District Court is hearing cases against more than a dozen developers. That includes one suit brought by more than 50 plaintiffs against the builders of Icon Las Vegas, a two-tower project that was scrapped in January, according to Will Kemp, the attorney representing the plaintiffs.

Legal professionals say that the increase in litigation isn’t surprising, given the furious pace of new construction in the past few years, and that some suits may rely on dubious legal strategies that have little chance of prevailing in court. Several states, including California, Colorado and Nevada, have tightened construction-defect laws to help stem the tide. The laws, a result of intense lobbying by the building industry, make it tougher for homeowners to sue or require mediators to settle disputes out of court.

"These types of laws help weed out many complaints that, frankly, never should have ended up in court in the first place," says Chicago attorney Howard Swibel, president of the National Conference of Commissioners on Uniform State Laws, a nonpartisan advisory group.

Still, industry analysts say, the increase in litigation is shedding light on the problems facing many people who got caught up in the rush to buy during the recent run-up, particularly in the condo market, where record numbers purchased properties sight unseen.

Size Matters

In California, developer Crescent Heights is being sued by condo owners in three of its projects, including the Metropolitan, a recently completed 342-unit development in San Francisco’s Rincon Hill district. That lawsuit, filed in state Superior Court in August, claims the developer misrepresented the size of the units and failed to repair various construction defects after the building was completed.

Ben Bedi, who filed the suit, says he put down a 5% deposit on a $1.7 million condo during preconstruction in 2004. He says floor plans, marketing materials and a partial model apartment led him to believe that his two-bedroom unit would look like a penthouse, with huge windows, hardwood floors, two large balconies and a view of San Francisco Bay.

In his complaint, the 41-year-old attorney alleges that when he moved in at the end of 2004, he found defects such as screen doors installed backwards and water pipes that leaked. The complaint also alleges that the developer misrepresented the size of the apartment. Mr. Bedi says an architect he hired found it to be about 220 square feet smaller than the approximately 1,684 square feet advertised in the offering plan.

"I paid a lot of money for what I thought would be a brand-new home," Mr. Bedi says. Instead, he says, he has spent thousands of dollars just on repairs and other labor.

Patrick E. Breen, an attorney representing the Metropolitan’s developer, denies the claims in the lawsuit and says the square-footage figures, presented in purchasing agreements as approximates, were accurate. "We hired the proper outside engineers to measure units and are confident that our sales and square-footage representations were handled appropriately," he says. Mr. Breen also says that the developer looked at Mr. Bedi’s other complaints and found them to be invalid. For example, the screen doors cited were installed correctly, Mr. Breen says.

Homeowners have long taken developers to court for leaky faucets and faulty construction. But real-estate professionals attribute this latest wave of legal actions to the surge in preconstruction purchases during the recent market surge. In Las Vegas, one hub of the condo boom, about 4,500 condos and townhouses, priced at $500,000 and above, were sold in preconstruction last year — a fourfold increase over 2004, according to Hanley Wood Market Intelligence, a research firm in Costa Mesa, Calif.

Another new wrinkle is the number of high-end buildings currently involved in court actions — a rarity in the past, industry analysts say.

"You’ve got buyers out there who paid one and two million dollars or more for a condominium and are now dealing with everyday construction defects," says Ross Feinberg, a California attorney who specializes in construction litigation.

Suits Up, Sales Down

The rise in litigation comes as the market for condos is slumping. Nationwide, sales of existing condominiums and cooperatives fell 16% in September compared with the same period a year earlier, one of the sharpest year-on-year declines in years, according to the National Association of Realtors.

The declines in some areas have been even more precipitous. Sales of existing condominiums in Miami fell 45% in September compared with the same 2005 period, the Florida Association of Realtors says. In San Diego, year-on-year sales of existing condos were down 41% in September, according to La Jolla, Calif.-based real-estate research firm DataQuick. A similar story is unfolding in Las Vegas, where condo and townhouse sales were off 45% in October compared with a year earlier, according to the Greater Las Vegas Association of Realtors.

"Right now, the condo market is a disaster," says Lewis Goodkin, a Miami economist and real-estate analyst. The crash in some areas was inevitable, he adds. "These markets were essentially propped up by speculators." Indeed, investors accounted for as much as 80% of the preconstruction purchases of luxury condos in Miami, according to a 2004 study by Esslinger-Wooten-Maxwell Realtors.

Dried-up demand and rising construction costs have forced many developers to stall or cancel projects, particularly in formerly hot markets that are now overbuilt. In Las Vegas, an estimated 6,900 condo units have been suspended in the sales process, while another 1,900 have been canceled officially, according to real-estate research firm Applied Analysis. Among those scrapped were projects co-developed by George Clooney and Ivana Trump.

Cocktails, Then Cancellations

As the number of scrapped projects increases, so too do the complaints. In Florida, many condo suits involve severely delayed, cancelled or recently completed projects in the southern part of the state, where more than 100 residential developments are in some stage of planning, from the permit stage to breaking ground, according to real-estate analysts.

Maritza Pena, a 33-year-old attorney in Miami, says she was surprised when she got a letter in February advising her that the development where she had agreed to purchase a two-bedroom apartment in 2004 for $579,980 had been cancelled. The developers of the proposed 49-story tower near Miami’s Brickell Avenue had only seven months earlier hosted a cocktail party to celebrate the condominium’s groundbreaking.

"They never hinted that something was wrong," says Ms. Pena, a first-time home buyer. "When I read the letter, it felt like I got punched in the stomach." Ms. Pena says the two-story unit she agreed to purchase on the 42nd floor was to have stainless-steel kitchen appliances, a marble bathtub and views of Biscayne Bay.

So she joined 58 fellow buyers who filed a lawsuit in April against the developer, South Bayshore Tower, in Miami-Dade Circuit Court, claiming breach of contract. The lawsuit seeks the gain they would have realized if the condos had been built plus the unconditional return of deposits with interest.

Lee Stapleton Milford, an attorney representing the developer, says it denies all of the claims cited in the lawsuit and says hurricane-related delays and rising construction costs led to the cancellation of the project, called 1390 Brickell Bay.

Some experts say the case may be tough to prove. Indeed, two of the three original claims in the lawsuit have been dismissed or withdrawn. And, as required in the purchasing agreement in the event that the project was canceled, the company has already returned buyers’ deposits, in most cases 20% of the purchase price, with interest, according to Ms. Milford. The plaintiffs may also find it difficult proving future financial losses, because the condo wasn’t built.

"The court looks for hard-and-fast evidence that you were harmed," says Georgette Chapman Phillips, chair of the real-estate department at the Wharton School of the University of Pennsylvania. "Lost profits are always hard to prove because they are speculative."

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U.S. Home Prices May Fall But Drops Will Be Mild

By Brian Blackstone

From The Wall Street Journal Online

U.S. housing prices may decline "a little" within the next year, but any such drop is likely to be mild and inconsistent with a bursting housing bubble, according to a paper written by a Federal Reserve economist.

Based on an analysis of housing futures and options and derivatives of housing-related company shares, "market participants expect home prices to decelerate sharply or actually decline a little within the next year," wrote J. Benson Durham, an economist with the Fed’s monetary affairs division. However, the anticipated drop in prices "is mild compared to some estimates of the purported overvaluation of the housing market," he added. The paper, dated September, was posted on the Fed’s Web site Thursday.

Mr. Durham cautioned that deep and liquid markets needed to signal future home-price trends don’t fully exist and that housing futures and options have only been trading on the Chicago Mercantile Exchange since May 22. Still, implied volatility on CME housing options are greater than the historical average, "which suggests that investors see more risks to home prices going forward," he wrote. That higher uncertainty, however, is "generally inconsistent with the perception of a "bubble,’" he added.

Mr. Durham also examined options on shares of certain homebuilders to gauge whether investors see upside or downside risks to home prices. Those options "are only marginally negatively skewed at the present time," he wrote. "This suggests that market participants do not, in fact, view the risks to home prices or, perhaps more accurately, to the broader housing sector as especially tilted to the downside," Mr. Durham concluded.

The paper’s conclusions seem in line with the thinking of Fed officials that the sector will slow substantially through the rest of 2006 and into 2007 but is unlikely to derail the economic expansion.

In the minutes of the Sept. 20 Federal Open Market Committee meeting, the Fed said housing "seemed to be cooling considerably" but that the overall economy should strengthen next year "as the housing correction abated." Officials also continue to remark that higher inflation poses a greater risk than a slower economy.

Housing data had declined markedly in recent months, raising fears of a housing-induced slowdown severe enough that it would eventually require Fed rate cuts. But there have been tentative signs of stabilization of late. The National Association of Home Builders index rose in October, albeit by only one point, but nevertheless breaking a string of eight straight declines. And housing starts unexpectedly rose in September, breaking a string of three straight declines.

 

 

 

 

 

 

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Pinnacle Books Show Evidence That It Raised Over $60 Million

By Zachary M. Seward

From The Wall Street Journal Online

A court-appointed receiver examining the books of Pinnacle Development Partners LLC has found evidence that the shuttered real-estate investment firm raised more than $60 million in the past year, higher than initial indications, a person familiar with the matter said.

Earlier, in a complaint filed on Wednesday, the Securities and Exchange Commission accused Pinnacle of operating a Ponzi scheme, and said the firm had raised "at least $30 million" from more than 2,000 investors in 33 states. The U.S. District Court in Atlanta shut down Pinnacle’s investment operations and put the firm under receivership. The court also froze the assets of Pinnacle and its owner, Gene A. O’Neal.

The SEC said Pinnacle, which promised 25% returns in as little as 45 days from deals in foreclosed real estate, had misled and defrauded its investors. The commission also accused Pinnacle of offering an unregistered security in a national advertising campaign and on its Web site.

Mr. O’Neal’s attorney, Michael J. O’Leary, said, "We emphatically deny that Mr. O’Neal or anybody else at Pinnacle was involved in any kind of an effort to defraud the individuals who entered into partnerships with Pinnacle."

Pinnacle investors fretted about whether they would ever receive their money back. "I barely could sleep last night," said Marvin Reyes, an information-technology specialist in Floral Park, N.Y., who invested $25,000 with Pinnacle on Aug. 31. Others, identified as investors in Pinnacle, gathered on an Internet message board and argued over who should get their money back first.

Those decisions — if any money is recovered — will be guided by the receiver, S. Gregory Hays, of Atlanta-based Hays Financial Consulting LLC. He was at Pinnacle’s offices yesterday, according to an SEC lawyer, and couldn’t be reached for comment.

William Hicks, an SEC lawyer in Atlanta, said that Pinnacle appeared to own property but he couldn’t say what it might be worth. "Any property or assets that the receiver can collect, I think, would be used after expenses to compensate investors," Mr. Hicks said.

Pinnacle had told investors that it purchased foreclosed properties from banks in Atlanta, performed minor refurbishments and sold them at a profit. But the SEC said that in reality, Pinnacle had transferred the properties from one of its investor partnerships to another, without ever selling to an independent third party.

 

 

 

 

 

 

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Commercial Real-Estate Cycle Peaks and Will Pull Back in 2007

By Ryan Chittum

From The Wall Street Journal Online

The commercial real-estate cycle appears to have reached its peak and will begin pulling back in 2007, according to a new survey of industry executives.

The Urban Land Institute, a Washington-based nonprofit planning and research group, and PricewaterhouseCoopers surveyed more than 600 developers, investors, brokers, consultants and lenders this summer for an annual report on the industry, dubbed Emerging Trends in Real Estate 2007.

The survey suggests commercial real estate is beginning a return to its norm as an income-producing investment rather than the wildly appreciating asset class it has been this decade. The easy lending of the past several years will tighten next year in part because of worries about the economy, surveyed executives said. Investors will have to turn to asset management and operating performance to raise returns as investment inflows slow because of lower return expectations, respondents added.

"I think it’s a clear mandate from people that you’re going to have to make money the old-fashioned way," says Stephen Blank, an Urban Land Institute senior fellow who specializes in real-estate capital markets. "You’re going to have to earn it" through leasing, cost control and other asset management.

The report also says real-estate investment trust stock prices "appear to have more downside risk than upside potential over the short term."

Still, those surveyed expect commercial real-estate cash flow to continue to grow as factors such as reduced vacancies and higher rents keep improving across most property types. One reason: High construction costs are putting a damper on new construction.

While the commercial real-estate market has exhibited some signs of a bubble in recent years — driven by low interest rates and an influx of investment — it has differed from the residential market. A key difference is that supply and demand have been more tied to vacancies and rents and not as closely linked to the rising interest rates that have cooled the housing market.

The report advises investors to sell marginal properties and hold on to well-performing ones, with an eye to improving their performance in advance of a potential economic downturn. It advises developers to "hunker down," saying most property markets don’t need much new space.

A pullback in the galloping commercial real-estate market will raise capitalization rates — the initial return on investment in the first year — by as much as 0.7 percentage point in some property types and restrain the increase in property values, the report says. Falling cap rates mean investors are willing to take a lower return for their money. Cap rates are already rising in some areas, especially in lower-quality properties, after dropping between 2.5 and three percentage points to record lows over the past five years. Cap rates vary by property type, but high-income apartments, for instance, averaged a 5.66% cap rate in July, while limited-service hotels brought a 7.93% cap rate.

The property sectors with a "buy" in the report are warehouse, which the executives interviewed said will boom on the East and Gulf Coasts because of overflow import traffic from the West Coast, and moderate-income apartments, especially on the coasts. Retail property fared worse, with executives suggesting consumer spending will be "middling" and advising investors to sell weak properties while holding strong ones.

Those surveyed said Seattle is the best office market to invest in right now, with office rents set to rise and supply tight. The city is also sitting in a prime position to benefit from explosive growth in Asia and has the best potential of any American city to become the next "24-hour" hub like New York or San Francisco, according to the report. The report lists five U.S. cities as "global pathways" with bright futures for real-estate investment: New York, Seattle, San Francisco, Los Angeles and Washington.

Philadelphia and Chicago are ranked among the worst markets for investment in all property types in the survey. Chicago is being dragged down by economic problems, the "Midwest malaise," the report says, while investors question Philadelphia’s future as a global city since it lies between New York and Washington.

 

 

 

 

 

 

 

 

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Ten Innovations That Will Reduce The Amount of Energy We Use

By Rebecca Smith

From The Wall Street Journal Online

America is facing a crisis when it comes to electricity. But also a tremendous opportunity.

The forces that put us here look grim. Energy prices are high, supplies are increasingly tight, and anxiety is growing about climate change. But that dark outlook is driving consumers, utilities and public officials to finally take advantage of innovations that could radically reshape the nation’s power consumption without lowering the standard of living.

Some are technological fixes, from more-efficient light bulbs to variable-speed motors that use less energy when the load on them isn’t as heavy. Others involve public policy. States are rewriting their building codes with an eye on conservation, and Washington is trying to lay down efficiency standards for more household appliances and electronic goods. Utilities are joining the effort as well, offering consumers rebates for buying efficient appliances and urging customers to use electricity more wisely.

The good news is, "we haven’t found a major use of electricity for which there aren’t great opportunities for savings," says David B. Goldstein, director of energy programs at the Natural Resources Defense Council and a recipient of a MacArthur Foundation award for his work on appliance-efficiency standards.

Of course, we’ve all heard revolutionary promises like these before. But the promises seem to fade as each crisis recedes. So what makes this time different? Forces are converging to make the prospect of big change much more achievable.

Most urgent, of course, is the skyrocketing demand for electricity — and the tightening supply. Many parts of the country set new records for electricity use in July and August, which sent a warning signal to officials that they have little time to act. Conservation seems a much more feasible solution than quickly building dozens of new power plants to add generating capacity — especially if reducing emissions is a goal. The fact that the nation’s energy bill totaled $296 billion last year, up nearly 50% from 1993, also provides impetus.

We’ve also gotten smarter about saving energy. New technology makes it possible to build more-efficient hardware without breaking the bank. And public officials now have much better data to draw on when they plan conservation efforts. They know what’s worked in the past and can build on that success.

Some experts expect a transformation more profound than any since the 1973-74 Arab oil embargo. As a result of that six-month crisis, U.S. electric utilities largely weaned themselves off oil and shifted to coal and nuclear fuel for their power plants. The federal government set efficiency standards for automobiles and appliances, and building codes were revised. But much is left to be done. After all, 80% of U.S. buildings were built before 1980.

At the very least, the current push should produce considerable savings for consumers and unmistakable environmental benefits. "If you consume a lot less energy, it solves a lot of other problems," says Peter Darbee, chief executive of PG&E Corp., the San Francisco utility that serves one in 20 Americans.

Indeed, James E. Rogers Jr., chief executive of Duke Energy Corp. and president of the utility industry’s leading trade group, the Edison Electric Institute, calls energy efficiency the "fifth fuel." By that he means that it’s an alternative to coal, natural gas, hydropower and nuclear fuel.

Here’s a look at 10 innovations capable of making a big difference immediately and in coming years:

1. Let the Light Shine

Lighting was the first market for electricity, and it’s still one of the costliest. But because lighting is ubiquitous, it tends to get less attention than other big power burners like air conditioners. And that means some tremendous improvements in lighting have gotten overlooked.

Technology has improved conventional lighting systems, making them much more efficient. Take compact fluorescent bulbs, which have bases so small they can fit inside a standard screw socket. These bulbs can often cut lighting costs by 75%, and they last at least eight times as long as regular incandescent bulbs. Many even offer a soft white light that mimics incandescent light.

The bulbs are readily available in stores, and prices have dropped substantially recently. Sales volume has increased, and many utilities are offering rebates that cut the cost of 24-watt fluorescent bulbs that produce as much light as 100-watt incandescent bulbs to $1 or $2 apiece.

If each U.S. household replaced one regular bulb with a compact fluorescent, according to the Environmental Protection Agency, consumers would collectively save more than $600 million a year. The energy saved, meanwhile, would be enough to light seven million homes, and the greenhouse-gas reductions from power plants would be equivalent to taking one million cars off the road.

Then there’s LED, or light-emitting-diode, technology, which is based on semiconductors. This method already has slashed power use dramatically for many cities as a replacement for conventional traffic lights. Typically, an 11-watt LED unit in a traffic light replaces a 140-watt incandescent unit, producing a 92% energy saving.

Now LEDs are poised to sweep into more industrial applications, such as supermarket refrigeration cases. For now, white LED light is more difficult to make, and thus far more costly, than colored LEDs. But lighting experts say they expect the price to drop enough in the next couple of years to permit broader use of white LEDs.

Meanwhile, a host of new methods are being adopted by consumers and companies, such as systems that "harvest" daylight, concentrating it and shooting it indoors so that buildings don’t need to use as much artificial light. Nature’s Lighting, of Park City, Utah, manufactures solar dishes, lined with mirrors, that sit on flat roofs and project sunlight through skylights into buildings. Diffusers distribute the bright light.

Mike Basch, a founder of Federal Express who’s now chief executive of Nature’s Lighting, says warehouses, auto makers and big-box retailers have been especially keen on the systems, which employees like because of the full-spectrum light.

At Wal-Mart Stores Inc., electricity is the leading expense after labor costs, exceeding $1 billion a year. So the retailer has been perfecting harvesting techniques to channel daylight into stores through prismatic skylights that concentrate the light without radiating heat. Sensors automatically adjust the store’s fluorescent lights up and down in response to the amount of natural illumination available.

Wal-Mart now uses the system at nearly all of its stores, representing 330 million square feet of floor space. The systems cost about $200,000 per location and pay for themselves in two to three years through reduced electricity and cooling costs. "It’s a pretty sophisticated setup," says Charles Zimmerman, Wal-Mart’s vice president in charge of the initiative, who adds that Wal-Mart will gladly share its equipment specifications with anyone who wants them.

2. More-Efficient Hardware

The past few years have seen tremendous advances in the energy efficiency of hardware. For instance, new developments in industrial motors promise huge savings for businesses. Currently, the motors represent 67% of industrial energy use, according to Clark Gellings, vice president of innovation at the Electric Power Research Institute in Palo Alto, Calif. But older motors waste lots of power because they constantly switch on and off.

Now many companies are turning to variable-frequency drives. Instead of constantly turning on and off, the drives "let motors change speed in response to the load on them," says Mr. Gellings.

MGM Mirage, the big casino and hotel operator, is installing 22 of the new variable-speed drives on refrigeration units at its Las Vegas properties. The $4 million retrofit will pay for itself through reduced energy costs in about 2½ years and thereafter will save the company about $1.6 million a year.

Big gains also are being realized in air conditioning. New federal efficiency standards took effect in January for central air-conditioning units used by homes and businesses; the least-efficient units sold must be at least 30% more efficient than last year’s least-efficient models. In industry parlance, that’s a 13 SEER, short for seasonal energy efficiency rating, versus a 10 SEER, the standard that had been in effect for 14 years.

According to the Department of Energy, the higher standard will save a total of 4.2 quadrillion British thermal units, or "quads," of energy from 2006 through 2030 — enough of a saving that utilities will be able to forgo building 40 new power plants nationally. Consumers, meanwhile, will save about $1 billion by 2020.

The saving might even be more pronounced than that. Many central-air units can achieve ratings in excess of 14 SEER at only slightly greater expense — and manufacturers say consumers are very interested. One reason may be utilities like Austin Energy, a city-owned utility in Austin, Texas, which is offering a 20% rebate on air conditioners with SEER ratings of 14 or greater.

3. Smarter Sensors

Manufacturers are designing their products to be more intelligent, using advanced sensors to better control energy use and drive down operating costs. Sensors selling for a few dollars can save thousands of dollars over the course of a few years. And more companies are taking advantage of the technology.

For example, custom-sensor maker Kavlico Corp., of Moorpark, Calif., is seeing robust sales for semiconductor-based controllers used in commercial refrigeration equipment. Sensors tell a controller when to begin the defrost cycle in the freezer case, replacing automatic timers that put equipment through unnecessary heat-up-and-cool-down cycles.

The new controllers "result in a 25% to 30% reduction in power use," says Scott Farrenkopf, general manager of Kavlico, a unit of Schneider Electric of France. He says auto makers and equipment makers are ordering more custom-tailored sensors for systems designed to improve fuel economy and energy efficiency.

4. Better Measures

Consumers, meanwhile, are getting better tools for tracking energy use around the house with tools that are inexpensive and readily available. Eric Bier, a retired group-home administrator in San Diego, got concerned about his rising home utility bill. So he bought a device called a Kill-A-Watt meter, made by P3 International Corp. of New York.

He plugs the gadget, which cost about $40, into a standard wall outlet. Then he plugs various other devices into the meter, and it tells him how much power they’re consuming. By multiplying this kilowatt-hour reading by his local utility’s rate, he can easily figure out the monthly cost of operating the device in question.

Mr. Bier was surprised at the results of a recent home test. He learned that his new computer and accessories were using 242 kilowatt-hours of electricity a month, costing $48.50, because he never turned them off. Once he began shutting them down at night, the monthly cost dropped to about $18.80 a month for 94 kilowatt-hours of energy. On the other hand, his Roomba vacuum cleaner, from iRobot Corp., provided a pleasant surprise, vacuuming 8,960 square feet of floor space automatically each month for a total of $1.17 in electricity. "Considering how much work it does, it’s a baby," he says.

Tom Lynch, director of sales and marketing for P3 International, says sales of the meters took off last winter. Sales in the first quarter of 2006 exceeded sales for all of 2005, he says, lifted by consumer worries about high utility bills.

5. Setting Standards

The federal government sets minimum standards for energy efficiency on more than a dozen products, including dishwashers, refrigerators, water heaters, room air conditioners and electric motors. From 1990 to 2000, these standards saved consumers approximately $50 billion in energy costs, according to one federal estimate.

The EPA, meanwhile, puts its own Energy Star labels on about 40 products, generally identifying the 25% of products in each category that are the most energy-efficient. In 2005, consumers with Energy Star products saved an estimated $12 billion, as well as enough electricity to power 11 million homes, according to the EPA.

But there are some glaring omissions in the EPA standards, and closing those gaps will bring more savings in coming years. For instance, television sets. The government doesn’t impose an efficiency standard on TVs, and the Energy Star label identifies only TVs with low power consumption in "standby" mode — in other words, not turned on. (Any device with a remote control is never really shut off, unless you unplug it.)

The call for a standard has grown louder as electricity use by televisions has boomed in recent years. Television screens have exploded in size, and add-on devices have proliferated, from satellite dishes to programmable set-top boxes. Some families now spend more money powering home-entertainment systems than they do refrigerating their food.

The International Electrotechnical Commission, which prepares standards for electrical and electronic technologies that often are adopted by governments, is working on common metrics to measure TV electricity consumption. After the IEC concludes its work, some efficiency information may begin appearing on sets in early 2008, the government says. Meanwhile, the EPA says it’s considering Energy Star labels that would look at total power consumption by TVs instead of just power use in standby mode to give consumers a valuable tool to use when buying a new television.

The push for better disclosure is receiving some resistance from the electronics industry. The Consumer Electronics Association encourages voluntary labeling, but opposes mandatory efficiency standards for goods like TVs because "the industry has so many products and they change so fast," says Brian Markwalter, the group’s vice president of technology standards.

Activists argue that the speedy evolution of products makes new standards more urgent. "Energy use has changed, and it’s time for labeling to catch up," says Chris Calwell, principal in Ecos Consulting in Portland, Ore., a firm that specializes in energy issues.

6. New Building Codes

All states have building codes for health, fire and safety. But 40 also have codes for energy efficiency. The rules require, for example, at least minimal amounts of insulation in new buildings. The Department of Energy estimates code changes saved consumers $4.7 billion in lower electric bills between 1991 and 2005.

Now some of the 10 states that don’t have statewide energy-efficiency codes, including Mississippi and Alabama, are considering adopting them, in part because they’re facing lots of hurricane-related rebuilding. Meanwhile, several states that already have efficiency codes are considering adopting the latest version of a model code, released last winter by the International Code Council, a membership organization that creates the building codes often adopted by governments.

Experts say the latest version is shorter and less complex than the previous one; for instance, it divides the nation into eight climate zones instead of 19. At the same time, the new rules set more-ambitious goals for energy savings. The code hasn’t yet been certified by the Department of Energy, but many states are moving ahead to consider it anyway. Energy-efficient building codes are expected to reduce primary energy use in the U.S. enough to save consumers $10 billion annually by 2010.

7. Incentives for Utilities

Most utilities earn higher profits as energy use rises; that’s the way their rates are structured. So conservation efforts undermine their ability to make money and get reimbursed for their costs.

But many states have changed that pricing scheme to remove the disincentive for utilities to sponsor energy-reduction programs. California and some other states assess a larger proportion of a utility’s costs in basic service fees, not volumetric charges based on the number of kilowatt-hours of power consumed.

In July, dozens of utilities, big energy users and regulators pledged to attack the rate-structure problem in states where it still exists and promote energy efficiency through resource planning, giving conservation more attention. Rather than build a new 500-megawatt power plant, for example, states would see if they could cut demand by 500 megawatts more cheaply and without environmental harm.

Utility regulators from more than half of these states have endorsed this National Action Plan for Energy Efficiency. The industry is engaged because most state regulators are confronted by "new plant proposals and rising rates" that they would prefer to avoid, says Diane Munns, a utility commissioner from Iowa and a leader of the effort. If the plan were adopted nationally, U.S. energy bills could be reduced by $20 billion annually, according to the EPA, a proponent of the effort.

Meanwhile, the California Public Utilities Commission is considering creating special monetary incentives for utilities that promote conservation. Says Michael Peevey, president of the commission, "I want to see utilities get a return on energy efficiency comparable to what they’d get for putting steel in the ground."

8. Variable Pricing

One of the more ambitious conservation efforts utilities are trying out — both on their own and at the urging of regulators — is a new kind of metering. Sophisticated electric or gas meters monitor how much energy is consumed by individual customers, taking automatic soundings several times a day instead of monthly.

This makes it possible for utilities to charge different prices by time of day or season. Regulators might use higher rates when the electric system is stressed or when fuel prices are especially high to suppress demand so fewer power plants need to run. Mr. Peevey of the California Public Utilities Commission says some consumers balk at the idea, "but when people understand this is the more environmentally sensitive option, they are supportive."

Nationwide, about 6% of electric customers have the meters in place, according to a recent study by the Federal Energy Regulatory Commission. Pennsylvania, Wisconsin, Connecticut, Kansas, Idaho and Maine have the highest usage rates, ranging from 14% to 53%.

California soon will make the list with a massive remetering project expected to cost about $3 billion. Five million customers of Southern California Edison, a unit of Edison International, will receive new meters beginning in 2008, for example. The meters will be two-way communication devices, able to send the utility instantaneous readings as well as talk to other devices like smart thermostats, which allow remote control of temperature settings. This will let consumers better control energy use — for example, by cutting use at periods of grid stress or especially high prices.

9. Rebates

Many utilities also offer rebates on energy-efficient appliances and equipment, trying to permanently reduce demand by getting obsolete equipment retired. When New York offered a $75 bounty for old air conditioners in 2002, 160,000 units were turned in, saving enough juice over 10 years to equal a full year’s output from a large power plant.

California, where consumers pay about $20 billion a year in electricity charges, has committed to spend $2 billion of customer funds on energy-efficiency programs from 2006 through 2008, a record expenditure for any state. Elsewhere, states are considered aggressive if they get utilities to spend the equivalent of 1% to 2% of electricity revenue on energy-efficiency programs.

PG&E’s Pacific Gas & Electric utility will spend $974 million and expects to permanently cut demand by 600 megawatts, eliminating the need for one large power plant and 30 to 50 years of fuel. About 250 megawatts of reductions will come from lighting alone.

Some of these efficiency programs involve big rebates. GMH Capital Partners LP, a real-estate investment firm, bought a big apartment complex in Richmond, Calif., last year. It spent $327,428 rejuvenating the nearly 20-year-old structure, installing new lights, water heaters and heat-reflecting roofing materials. The expected annual energy savings: $112,000, most of which will be realized by renters at the 1,008-unit complex.

For its trouble, GMH got a rebate check for the full amount of the equipment and installation. The local utility, PG&E, made the move because most property owners won’t do expensive retrofits if renters reap the savings. "It’s a tough market to crack," says Beverly Alexander, vice president of customer energy at the utility.

10. Customer-response programs

Getting customers to trade up to energy-efficient equipment permanently reduces energy use. But there are ways to temporarily cut consumption, particularly among big energy users. These "demand response" programs will be more visible in coming years, especially in places like New England that are having trouble getting new plants built.

Early programs paid big energy users to reduce energy use, sometimes forcing them to curtail production. One current approach cuts consumption more painlessly, with the help of controls that dim lights or cycle air conditioners and pumps when requested by the utility.

In response to a directive from Congress, the Federal Energy Regulatory Commission recently surveyed the electric-power industry and found existing demand-response programs can cut consumption by 37,500 megawatts when activated, equivalent to the output of 75 big power plants.

In July and August, when U.S. electricity markets set new records for energy use, the outfit that runs the high-voltage electric grid in the mid-Atlantic region got big energy users to cut their usage in exchange for payments. This benefited all consumers by cutting wholesale power costs by about $650 million.

Many experts think that well-designed programs, backed by the right technology, can easily cut peak energy use by 5% to 10%. In fact, California did better than that in the 2000-01 energy crisis.

Jon Wellinghoff, a member of the Federal Energy Regulatory Commission, says consumers "easily could save billions of dollars annually" with only a modest expansion of existing programs and no impact on productivity. What you need, he says, is "a willingness to try new things."

Some utilities seem willing to go down that road. Rick Green, chief executive of Aquila Inc., a Kansas City, Mo., holding company that owns utilities in five Midwestern states, says utility executives gradually are becoming convinced they can’t build their way out of the current situation, as they did in the past.

He says one employee in Colorado recently told him that when he talks to conservationists, "I don’t say ‘no’ anymore. I say, ‘Yes, if…’ "

 

  

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We have hundreds of listings of homes for sale in your area. If you are interested in buying a house feel free to search through our database. This is a free service and we have a low-pressure policy. We list homes for sale in Manalapan NJ, Point Pleasant Beach real estate, Aberdeen NJ and many other New Jersey properties for sale. There is a lot of property for sale in New Jersey. We are the realtors NJ!

 

 

Consumers’ “No cost” mortgage benefits purchase or refinance

Asbury Park Press  09/24/06

The "No Cost" mortgage program benefits all homeowners today, not just first-time buyers or those with low down payments, according to Douglas C. Reilly, the president of Consumers Mortgage Corp. of Middletown.

The program is considered best for the buyer with little down payment available because almost all closing fees are paid by the lender. However, the program is also advantageous to buyers with 20 percent down and more.

"All buyers benefit not only by an added tax benefit (by eliminating non-tax deductable closing costs), but also should the rates drop after the initial closing even by 1/4 to 1/2 of 1 percent, the homeowners may refinance into a new "No Cost’ mortgage, and not have thrown away all the fees from closing of the purchase," Reilly said.

In today’s real estate market, the amount of cash required to purchase a home is the primary problem, according to the Federal National Mortgage Association. However, with the availability of the "No Cost" mortgage program, the necessary amount of cash required to effect a home purchase has been decreased.

The "No Cost" mortgage program covers closing costs including: appraisal, credit report, title search, title insurance up to the mortgage amount, recording fees, attorney review fee, flood certification, wire fees, courier and tax service fees, $300 toward a survey, and $500 toward buyers’ attorney fee.

The additional funds made available by use of this program can frequently make the difference in enabling borrowers to accumulate a sufficient down payment for the purchase of a home. In addition, the extra funds may be used for several other purposes such as "buying down" the interest rate for a lower monthly payment, or to help borrowers qualify for a larger loan amount. For example, if borrowers have $32,500 available for a down payment plus closing costs of $3,500 and are putting 10 percent down, they can purchase a $325,000 home. If they can save $2,500 in closing costs, they could then have a 10 percent down payment of $35,000 which enables them to purchase a $350,000 home, (assuming of course their income will support the higher mortgage amount). Thus the $2,500 increase in down payment actually increases their purchasing power by $25,000.

The additional funds may also be used toward a larger down payment, and in some cases, this additional down payment may eliminate the need for Private Mortgage Insurance or reduce the PMI premium which is required on loans with less than 20 percent down and is more expensive for loans with less than 10 percent down. Eliminating the additional cost of PMI reduces the monthly payment, increases funds available for a down payment, and helps the borrower qualify for a larger loan amount.

In addition to the obvious benefits in increasing buyers’ purchasing power, there are added tax benefits to be gained for purchasers as well. In packaging closing costs, which are normally not eligible as an immediate tax write-off, into a tax write-off, buyers have reduced the real after-tax cost of home ownership.

Other options are available today for "low asset" buyers to help increase purchasing power such as 100 percent mortgages, loans that do not require any cash reserves and higher qualifying ratio loans, and loans that avoid the additional cost of PMI with 10 percent down — usually an additional cost when a buyer puts less than 20 percent down.

Combining these programs with Consumers Mortgage Corp.’s "No Cost" program significantly increases the borrowers’ purchasing power and enables some borrowers who could not otherwise purchase to have the opportunity to own their own homes.

The "No Cost" mortgage is available for refinances as well as purchases. Refinancing of a mortgage with all closing costs eliminated makes it advantageous to refinance even if the new interest rate is only 1/4 to 1/2 percent lower than the homeowners’ current mortgage interest rate. Also at a time when the adjustable rate mortgages are increasing, it is the right time to lock into a fixed rate with the "No Cost" mortgage. All closing fees are covered in the "No Cost" refinance program.

For more information, call (732) 671-0001.

 

 

 

 

 

 

 

 

 

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Where Boomers Are Buying And What They Want in a Home

By Amy Hoak

From MarketWatch

http://www.realestatejournal.com/ 

The country’s more than 77 million baby boomers represent more than a quarter of the U.S. population and have a substantial build up of spending power. As more of them move toward retirement age, businesses are paying attention to what this generation’s real estate needs are.

And if they learn anything about the boomer consumers, it’s to not classify them as over the hill.

"Don’t call them aging, don’t call them seniors and certainly don’t offer them early-bird specials," said Neale Redington, national director of hospitality practice at Deloitte & Touche LLP. They don’t like it, he said. For good reason.

After all, this is a generation that expects to work past the traditional retirement age, said Paul D. Prescott, the national director for Deloitte Tax LLP’s home-building sector. It’s also a generation with active, healthy lifestyles that are in turn helping them live longer.

Deloitte’s recent conference call, "The Aging Population: The Impact on the U.S. Real Estate Market," aimed to give some perspective on what this generation wants from its homes, communities and vacation spots.

Residential

On the residential side, people aren’t waiting until retirement to acquire a second — or even a third — home, Prescott said. Sometimes the additional home will be located in a favorite vacation spot; oftentimes the intent is to retire there eventually, he said. Many baby boomers want these second homes to be located near a body of water or close to recreational activities.

While retirees tend to gravitate toward places that complement their active lifestyles or provide them a lower cost of living, they’re also getting more comfortable with the idea of owning real estate in other countries, Prescott said. Mexico offers retirees warm weather, lower property taxes and more affordable health care, while areas including Panama and Costa Rica offer tax breaks to foreigners seeking to retire there, he added.

On the other hand, many boomers expect to "age in place," given their active lifestyles and plans to work past the traditional retirement age, he said.

What they want from their homes and communities is the flexibility to accommodate a range of physical abilities and medical needs — along with other amenities including accessibility to services and wired houses that have convenient access to the Internet, Prescott said.

"As a group, the boomers have unprecedented wealth and this wealth gives them choices that earlier generations may not have had," he said.

Although this generation doesn’t view itself as being old, the boomers also could create more demand for assisted living down the line. "Even though you think you aren’t old, your body is going to have a need for those kinds of facilities," Prescott said.

Retail/hospitality

Teens may frequent their local shopping mall more, but older customers are bigger spenders — and retail centers have been moving to cater to boomers as a result, said James E. Maurin, chairman of Stirling Properties and a past chairman of the International Council of Shopping Centers.

For one, safety concerns that mature customers have about going to the mall are being addressed in some locations, Maurin said. For example, "malls are starting to clamp down on unruly teenagers," he said, adding that some shopping centers have escort policies for younger customers.

Mall owners also are taking steps to make their buildings easier to navigate, sometimes even offering valet parking services to shoppers, he said. More sit-down restaurants, day spas, even doctors and dentists are being incorporated in malls for convenience.

When it comes to travel, boomers want "adventure without great risk," Redington said. This could mean dog sledding in Alaska with warm accommodations and hot meals or room service in Machu Picchu, he said. "Pre-arrival" Internet research on a hotel’s services also is becoming a staple, allowing customers to their homework before they check in.

Good spenders, bad savers

Despite the spending power that boomers have, it’s also important to note that they haven’t traditionally been the best savers, said James P. Gaines, of the Real Estate Center at Texas A&M University. Gaines wasn’t involved with the conference call, but has been studying baby boomers and their housing needs.

"I don’t think the boomers are going to retire the same way our parents did," he said. "They’re terrific spenders but no great savers."

He also anticipates baby boomers seeking quality over quantity in new homes, more interested in granite counters and Internet wiring than the amount of space they have.

But acknowledging that boomers have much of their wealth concentrated in their home equity, he also thinks that retirees looking to relocate will look for places with lower costs of living, lower taxes and where home appreciation rates have been modest.

"Some of the states that are going to experience some growth (in retirees) are not the ones that have had a run-up in home prices," he said.

 

 

 

 

 

 

 

 

 

 

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We have hundreds of listings of homes for sale in your area. If you are interested in buying a house feel free to search through our database. This is a free service and we have a low-pressure policy. We list homes for sale in Manalapan NJ, Point Pleasant Beach real estate and many other New Jersey properties for sale. There is a lot of property for sale in New Jersey. We are the realtors NJ!

Doubling Your Investment: Do Income-Generating Properties Pay?

By: Rivka Yablonsky

Buying or selling a house is one of the biggest decisions most people will ever make with their finances and their lifestyle. Getting the best bargain in the purchase or making the most profit on the sale give buyers and sellers so much to think about that many may never stop to consider keeping that old house – or buying another – as an income-generating property. But the rewards, in savings, profits and problem-solving, can be high.

One option for buyers who otherwise might consider home prices beyond their reach is the property that pays for itself: a house you live in part of and rent the rest of. This offers not only an obvious balance of cost and income, but perhaps lesser-known benefits in taxes and mortgage. The rental units can be depreciated over time; considered to offset the rental income, this can lower your taxes on that income. At the same time, the rent’s addition to your finances helps you qualify for a larger mortgage, and investors who occupy their rental properties can, under certain conditions, get interest rates lower than those who do not. (A professional like those at ERA Mortgage can tell you more.) Of course you’ll want to decide if the demands of being a live-in landlord are for you (and find out if rent-control laws in your area might limit the return on your investment).

If being an offsite landlord is more appealing, you could always keep your current home as a rental after you move into the new one. Your long-tern familiarity with the home’s features and condition could lend a certain confidence both to yourself and your potential tenants. As with any investment property, you’ll first want to calculate whether the rental income will make up for the needed expenses. (This is another consideration in which a qualified real estate sales professionals can help, with his or her knowledge of the local rental market and its prospects over time.) And of course being a long-distance landlord has its headaches too, so you have to enjoy the challenge and be ready to meet the needs.

But if solving problems appeals to you, then you may even prefer a fixer-upper to your familiar former home. With a thorough inspection to answer any questions, and a realistic budget and disciplined schedule to handle all improvements, your outlays can prove to be well worth it. Renovations can range from reconfiguring the floorplan to simply replacing a now-unfashionable dĂ©cor. The attraction of "move-in" quality can draw renters who share your appreciation of state-of-the-art living but not your passion for the do-it-yourself effort behind it. 

Owning an income-generating property is not for everyone, but – from younger buyers offsetting their purchase costs, to seniors easing the expenses of their retirement years – it can be for all kinds of people. Talk to a real estate sales professional to find out  if rental property would be double trouble or two times the success.

Author: Rivka Yablonsky is the owner of ERA Othello Realty and a licensed real estate broker/agent.

 

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We have hundreds of listings of homes for sale in your area. If you are interested in buying a house feel free to search through our database. This is a free service and we have a low-pressure policy. We list homes for sale in Manalapan NJ, Point Pleasant Beach real estate and many other New Jersey properties for sale. There is a lot of property for sale in New Jersey. We are the realtors NJ!

Rooms for Improvement: The Joys and Challenges of Fixer-Uppers

By: Rivka Yablonsky

The house that needs work – it’s not for everyone. But then, the secret of real estate success, for both a professional like me and a potential customer like yourself, is finding the one home that’s right for you. And a fixer-upper even offers the opportunity to have your dream house not be found, but made.

It’s important to keep in mind the balance of challenges and chances that a fixer-upper presents. For buyers with cost as a concern, a house needing work will definitely be more affordable – though the discount can stem from some major problems, and the price savings go hand-in-hand with later renovation expenses.

Even so, at the initial bargain price some families find a fixer-upper comfortable enough to live in while saving for renovation. This kind of at-home pioneering makes fixer-uppers not the best idea for first-timers. However, experienced homeowners have an edge, being more familiar with renovations in previous houses and knowing what to expect in both inconvenience and rewards.

In any case, the standard rules for all home purchases apply to fixer-uppers – and often more so. Getting a thorough home inspection, for instance, is crucial, to learn all you need to about homes whose history and condition can be unknown (or in some cases undisclosed). But once again remember that turning up problems can also identify economic breaks; since the purchase price for an "as is" home will be lower, so will related costs such as transfer taxes, and property taxes might be too.

If the fixer-upper is just your kind of challenge, then you have the chance to shape your space to just your type of taste – and that of potential future residents. The fix-up can enhance the possibility of appreciating the home’s resale value. As with any home, you’ll want to think carefully about which improvements will make up their cost, but with a fixer-upper the benefits can be reaped not just from the house but its location – older neighborhoods can be preferred by many buyers to newer housing developments, so getting a like-new home you prepared in a more old-fashioned area can be a strong attraction.

One resource you may want in your fix-up tool kit is the services of a qualified real estate professional. Not only can we advise you on financing options (like the extensive alternatives available through ERA Mortgage), but we also often have fixer-uppers we’d love to find the right buyer for, and can call you about as soon as they’re available. If you’re ready for the challenges and rewards, your neighborhood agent may be ready to "fix you up" with your future dream house.

Author: Rivka Yablonsky is the owner of ERA Othello Realty and a licensed real estate broker/agent.

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The Price Is Right: Finding Home Financing to Suit Every Budget

By: Rivka Yablonsky

It’s only natural that the homebuying process comes with many anxieties. For many people, one of the biggest is wondering how to afford a home at all. But this is often due to misconceptions which keep the customer from methods that could make it possible but may be less well-known. With the right information, you can set aside much of your concern about affording a down payment and financing a new home. The knowledgeable customer and the right Realtor® can shift the focus from saving money to saving much worry.

The 2002 Fannie Mae National Housing Survey revealed widespread assumptions holding back potential homeowners needlessly. One of the biggest is that buyers need 20 percent of the purchase price ready as a down payment to purchase a home. But today several specialized mortgage programs require little or no down payment.

A Veteran’s Administration (VA) Loan lets eligible military personnel finance up to 100 percent of a home, even if their credit is imperfect. An FHA Loan requires less than three percent as a down payment. There are also Community Lending Programs that let homebuyers who meet local HUD median-income guidelines pay $500 or one percent of the purchase price, whichever is less.

In addition, mortgage products are available specifically for the self-employed and for those with bad credit scores (including, in the latter case, CreditWorks, a mortgage program that comes with debt-management counseling). Another advantage to keep in mind is not just the discounts you can gain going into a home purchase, but the ones you can obtain from making the purchase itself – over a third of those who answered the Fannie Mae survey didn’t know that mortgage interest is tax-deductible, but it’s a benefit that can substantially relieve your financial concerns. 

The survey also found many people believing that housing lenders are legally required to give the best possible loan rates; actually, many factors influence a range of rates offered by various lenders, so there’s no substitute for shopping around and doing your homework. 

Of course, there is more than one way to make sure it gets done. Qualified professionals can lead you through the maze of options to the most efficient and economical solution for you. The professionals at ERA Mortgage can help you determine your financial abilities and meet your financing needs. ERA Mortgage offers over 100 products, including loans designed especially for first-time homebuyers or even clients who have recently had a bankruptcy. This range covers the array of programs mentioned above, and some other helpful options that are unique to ERA Mortgage.

Whichever way you proceed toward your homeownership dreams, it’s good to know they can become reality sooner than you think, and important to get the best guidance you can on how. If you believed you couldn’t afford to buy, information like the facts above are something you can’t afford not to have.

Author: Rivka Yablonsky is the owner of ERA Othello Realty and a licensed real estate broker/agent.

 

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U.S. New Home Sales Seen Down 16.1% in 2006 by Trade Group

By Benton Ives-Halperin

From Dow Jones Newswires

New and existing home sales are expected to fall substantially this year, while home price appreciation will also slow precipitously, as the market works through an inventory backlog, according to new projections released Thursday by the National Association of Realtors.

New home sales are projected to fall 16.1% to 1.08 million in 2006, and existing home sales dip 7.6% to 6.54 million, according to revised NAR projections.

NAR expects housing starts to drop by 9.6% to 1.87 million this year.

Home price appreciation is also expected to slow considerably from previous double-digit gains. The median existing-home price will grow 2.8% this year to $225,900, with the median new home price rising only 0.2%, according to NAR.

The trade association said prices for new homes were depressed by builders cutting prices and offering incentives to reduce inventory.

David Lereah, NAR’s chief economist, said the dramatic downshift in price appreciation was noteworthy. "A year ago we had record home sales and tight supply with buyers bidding over the asking price," Lereah said in a statement.

"Under these conditions, we’ll probably see prices dip temporarily below year-ago levels as the market works through a build up in housing inventory," he added.

The cooling housing market means investors who purchased homes last year intending to sell them shortly thereafter could face losses.

"Buyers in most of the country who plan to stay in their home for a normal period of homeownership can pretty well bank on those historic averages, but people who purchased last year with the intent of flipping are likely to get burned," Lereah said.

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Copper and Robbers: Homeowners’ Latest Worry

By Sara Schaefer Munoz and Paul Glader

From The Wall Street Journal Online

While Joe Fick and his wife Rachel Vreeman were sleeping in their rental house in Indianapolis one night in July, thieves sneaked up and made off with an estimated $100 of stolen goods. But the target wasn’t jewelry or electronics. It was the copper components of the house’s central air conditioner.

"They unscrewed the top and pulled out the guts and left the shell there," says Mr. Fick, a campus minister.

The high price of copper is hitting home — literally. The metal’s skyrocketing scrap value is inspiring criminals to hit houses, making off with copper coils in air-conditioning units, copper wires, even the copper pipes used for plumbing, leaving some perplexed residents without running water.

In the past several months, police departments across the country have reported a surge in the number of copper-related thefts at homes, businesses and elsewhere. Police have reported everything from copper vases swiped from gravesites to more serious thefts, such as the copper wire stolen recently from a power substation in Oklahoma City that utility officials say caused a six-hour power outage for 4,000 customers.

Sometimes thieves steal less than $100 worth of the metal but cause many times more in damages. Police in Detroit, for example, are reporting thousands of dollars in repair costs for street lights that have been stripped of copper components.

Driven by increased world demand for commodities, prices of steel, copper, aluminum and other metals are at historic highs. The price of copper has more than doubled in the past year, closing yesterday at $3.65 a pound on the Comex division of the New York Mercantile Exchange. The price of copper scrap — which is processed and sold to metal-making firms — has also doubled, with high-grade scrap now fetching around $3 or more per pound at scrapyards, and lower-grade scrap less, depending on quality, according to scrap-metal dealers.

Copper isn’t the only metal sought by thieves. Products made from aluminum and steel are also being targeted — everything from beer kegs to aluminum luggage carts. But thefts of copper — which commands a higher price — are especially onerous for homeowners and builders, as the metal is used throughout modern homes, including the inner coil of central air-conditioning units, electrical systems, gutters and water pipes.

Residential air-conditioning units in particular are becoming popular with thieves. The copper insides of a condensing unit — the portion of a central-air system that sits outside — can fetch $50 to $150 at a scrapyard, while replacing an entire unit that’s been plundered can cost $2,000 or more. That’s what happened with the unit that was gutted at Mr. Fick and Ms. Vreeman’s rental home. The thieves probably "didn’t even get the market value for it," says the house’s owner, John Beeler. "I would have preferred if they had just knocked on my door and asked for $100."

Thieves often target units sitting unwatched at new construction sites or empty homes, but more brazen ones will strike even when residents are home. Noreen Alexander, a 62-year-old retired social worker, was in her Detroit home one hot morning this summer when she heard a strange noise out back. About 10 minutes later, her nephew noticed that the outdoor unit of her central air conditioner was gone. "I never believed anyone would steal an air conditioner that size, period," Ms. Alexander says. "Was I mad! I was hotter than the weather."

Police say the culprits are usually petty criminals looking for some quick money. Those who are arrested are charged with burglary or larceny, depending on the circumstances of the theft, and face fines, probation or several years in jail. People can be reimbursed through homeowner’s insurance but often must pay a deductible. "The guy who used to collect beer cans for redemption values says, ‘Why should I do that? I can get 10 times for that for a fraction of the work’ " by stealing air conditioners, says Nathan Frankel, a scrapyard owner in Fontana, Calif.

Another target for thieves is copper piping, which often runs exposed beneath many older homes. Jared Barker, a 27-year-old corrections officer, was renovating his home in Huntington, W.Va., and left it unattended one night last month. He returned to find the kitchen tap not working. After checking below the house, he found that about a thousand dollars worth of copper pipe was gone. He was amazed that thieves would make off with the pipes in the roughly 10 hours he was away. "It takes a lot of guts to crawl underneath somebody’s house and cut their pipes out," he says.

Police elsewhere in the country are reporting similar crimes. In Little Rock, Ark., one historic residence in the city’s downtown was hit by copper thieves three separate times. In the most recent incident, thieves removed $1,000 worth of copper pipe, leaving the resident without water, according to police reports. Criminals in the city have also posed as servicemen, removing copper plumbing and air conditioners in the middle of the day, says Lt. Terry Hastings of the Little Rock police. He says the city has seen 39 commercial and residential air-conditioner thefts since mid-August, up from almost none in the same period last year.

In response to the rash of thefts, cities are starting to crack down. Montgomery, Ala., recently passed an ordinance requiring scrapyards to report the copper they take in to the police department, and police in Detroit are making sure local scrapyards are licensed and are collecting identification information from people who sell them the metal.

Chuck Carr, a spokesman for the Institute for Scrap Recycling Industries in Washington, an association of metal-recycling companies with about 3,000 scrap-yards throughout the U.S., says his organization is bewildered by the sudden surge in theft. The organization has a scrap-theft alert system, which alerts scrap dealers by email when large lots of metal are reported stolen. The group also has a grant to launch a minor advertising campaign to educate people the public on metal theft as part of National Crime Prevention Month.

"No legitimate scrap dealer wants to intentionally take stolen material," says Mr. Carr. "Not only is it the wrong thing to do; it’s bad for business on so many levels."

All the activity is keeping air-conditioning contractors busy. Larry Taylor, president of AirRite Air Conditioning Co. in Fort Worth, Texas, says his company has received a service call nearly every day for the past 40 days from a home or business owner whose air conditioning has been damaged or stolen. Brenda Hawk, office manager for Camair Inc. in Orlando, Fla., says the company has gotten about four times as many telephone calls this summer compared with last year regarding stolen or gutted equipment.

One was from Krystian Zygowiec, who put his Orlando home on the market early in the summer and left for Michigan with his wife. About two weeks ago, a neighbor who was mowing the lawn noticed the air-conditioning unit on the side of the house had been reduced to just a few pieces. Because Mr. Zygowiec didn’t want to bring prospective buyers to see a non-air-conditioned house, he had to cancel several open houses. "In this troubled housing market, every day is valuable," he says. "It was pretty much the worst time they could have stolen it."

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Architects Unveil Designs For Towers at WTC Site

By Alex Frangos
From The Wall Street Journal Online

Architects unveiled plans for three shimmering office towers at Ground Zero, completing the latest vision for the World Trade Center reconstruction.

Architects Fumihiko Maki, Richard Rogers and Norman Foster showed off their plans Thursday for three distinct-looking towers of ascending height that will line the east side of the trade-center site. The cost to construct the three buildings will be about $7 billion. The entire trade-center site, including the Freedom Tower, the Sept. 11 memorial and a transit hub will cost more than $12 billion, according to people familiar with the project.

While the unveilings show progress toward a goal of completing the rebuilding by 2012, obstacles remain nearly five years after terrorist attacks destroyed the World Trade Center. Private office developer Larry Silverstein and the site’s owner, the Port Authority of New York and New Jersey, have yet to finalize an agreement on the designs of the buildings, the layout of the labyrinthine underground concourses the buildings share with retail and transit functions, and the way to pay for it all.

Mr. Foster’s tower, known as Tower 2, at 200 Greenwich St., will rise 1,254 feet, topped by an 85-foot, triangular-shaped antenna — making it one of the tallest buildings in the U.S. and only a shade shorter than the original Twin Towers. Earlier versions of Tower 2 put the height at 1,150 feet. The nearby planned Freedom Tower’s roof parapet will rise to the same height as the taller of the Twin Towers, 1,368 feet, but its antenna will reach a symbolic 1,776 feet. Tower 2 will have a sloped roof with four diamond-shaped panels, which face the memorial. Mr. Foster described the panels as a "beacon" that will draw people’s view from throughout the city toward the memorial.

Mr. Rogers’s tower, known as Tower 3, at 175 Greenwich St., will rise 1,155 feet, also taller by 105 feet than originally envisioned. Plans show a flat top with four spires at the corners that rise an additional 100 feet. The façade exposes the structural steel that will hold up the tower, a signature of Mr. Rogers’s work.

Mr. Maki’s tower, known as Tower 4, at 150 Greenwich St., will be 947 feet and have a sleek, minimalist look. Notches run up the building along the corners, increasing the number of corner offices. The façade on the upper part of the tower is set at an angle to the lower portion of the building.

All three buildings have 50- to 70-foot-tall lobbies that face the memorial. The lower floors in each building include street-facing retail space and entrances to underground transportation. Towers 2 and 3 will include several large trading-room floors to attract major financial tenants. The towers will be paid for through a combination of insurance funds and government-subsidized, tax-exempt loans.

Construction at the site has long been delayed over how Mr. Silverstein, the Port Authority and other parties would divide and pay for the site’s various functions. A tentative rebuilding agreement struck in April involved Mr. Silverstein ceding rights to own the iconic, but financially uncertain, Freedom Tower and another yet-to-be-designed tower to the Port Authority. In exchange, the Port Authority agreed to reduce Mr. Silverstein’s lease payments. The developer kept the rights to own towers 2, 3 and 4.

After several groundbreakings and false starts, preliminary foundation work for the Freedom Tower, the memorial and the transit hub began earlier this year. To move forward on all the buildings at the site, however, an agreement on the design of the underground warren of delivery ramps, mechanical rooms and pedestrian walkways must be completed. Both sides had hoped to finalize the agreement in time for Thursday’s unveiling. It now appears an agreement won’t be ready until the Port Authority’s next scheduled board meeting, Sept. 21.

Despite the lack of an agreement, Mr. Silverstein said unveiling the drawings was a significant step. "We’re about to embark on the true rebuilding of the trade center," he said.

The federal government and New York state have tentatively agreed to rent at least half of the Freedom Tower, though leases haven’t been signed. Of the towers unveiled Thursday, New York City and the Port Authority have offered to fill Tower 4 with government offices, though they are continuing to negotiate with Mr. Silverstein on rental prices. Mr. Silverstein is seeking private tenants for Tower 2 and Tower 3.

His prospects for landing major tenants have gotten better in recent months. Businesses are expanding in Manhattan, causing vacancy rates to decline and rents to increase. He has landed several tenants for his already-rebuilt 7 World Trade Center, including Moody’s Investors Service, which is set to take 15 floors.

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Home Builders See Weak Results As the Housing Market Slows

From The Wall Street Journal Online

Evidence mounted that the housing slowdown is in full force, with builders delivering gloomy news and a real-estate group projecting a significant drop in sales of new and existing homes and a sharp deceleration in price appreciation.

New home sales this year are expected to fall 16.1% to 1.08 million and existing home sales to dip 7.6% to 6.54 million, as the market works through an inventory backlog, according to the National Association of Realtors. NAR’s latest projections released Thursday also have housing starts dropping 9.6% to 1.87 million.

Home prices will no longer post double-digit gains, the group projected. The median existing-home price will grow 2.8% this year to $225,900, with the median new home price rising only 0.2%, according to NAR. The trade association said prices for new homes were depressed by builders cutting prices and offering incentives to reduce inventory.

Beazer Homes Inc. on Thursday again cut its earnings forecast for 2006, blaming higher cancellation rates and weakening sales as the deluge of negative news from the home-building group continues. Wednesday, home builder KB Home cut its profit projection, while single-family home builder Hovnanian Enterprises Inc. reported a 34% decline in its third-quarter profit.

David Lereah, NAR’s chief economist, said the dramatic downshift in price appreciation was noteworthy. "A year ago we had record home sales and tight supply with buyers bidding over the asking price," Mr. Lereah said in a prepared statement.

"Under these conditions, we’ll probably see prices dip temporarily below year-ago levels as the market works through a build up in housing inventory," he added. The cooling housing market means investors who purchased homes last year intending to sell them shortly thereafter could face losses.

"Buyers in most of the country who plan to stay in their home for a normal period of homeownership can pretty well bank on those historic averages, but people who purchased last year with the intent of flipping are likely to get burned," Mr. Lereah said.

Atlanta-based Beazer said net home sales for the two months ended Aug. 31 fell 49% from the year earlier as the cancellation rate rose to 50% from 26% in the same period in the previous year.

"As compared to prior years, a higher percentage of home closings are being deferred or cancelled, immediately prior to closing in many cases, due to worsening buyer sentiment and the inability of buyers to sell their existing homes," the company said.

Beazer said in expects to close on fewer homes in its fiscal fourth quarter than anticipated, and trimmed its 2006 per-share profit forecast to a range of $8 to $8.50 a share.

In July, the company lowered its annual estimate to $9.25 to $9.75 a share as the housing market began to slump. Beazer said its revised 2006 outlook "also contemplates potential charges to exit non-strategic land positions currently under review." It estimates it will deliver between 12,000 and 13,500 homes in fiscal 2007. In fiscal 2005 the company closed 18,146 homes.

KB Home cut its profit projection for the year ending Nov. 30 to between $8 and $8.50 a share, from a June forecast of $10 a share, reflecting what it called "an increasingly challenging" housing market.

The home builder said unit net orders "continue to be adversely affected by higher cancellation rates" in many markets. Traffic to KB Home’s new-home communities and gross unit orders were each down about 11% during the third quarter.

The Los Angeles company, which has operations on the West Coast, in the Southwest, in the Southeast and in the central U.S., also said it expects to report earnings for the third quarter ended Aug. 31 of $1.85 to $1.95 a share, down from year-earlier net income of $227.5 million, or $2.55 a share. It expects to report net orders for the quarter of 5,989 units, down 43% from a year earlier.

Hovnanian reported the lower profit as the company struggled with higher costs, slower-paced orders and increased cancellations.

The Red Bank, N.J., company reported net income of $77 million, or $1.15 a share, for the quarter ended July 31, down from $116.1 million, or $1.76 a share, a year earlier. The company booked $11.4 million in write-offs for walk-away costs and an additional $800,000 in land write-downs for the latest quarter.

Revenue rose 18% to $1.55 billion from $1.31 billion in the prior-year period. Costs rose 26% to $1.43 billion from $1.13 billion a year earlier.

Net contracts for the third quarter, excluding joint ventures, declined 19% to 3,349 contracts. On the same basis, the dollar value of net contracts decreased nearly 24% to $1.1 billion from $1.4 billion last year. Hovnanian’s contract-cancellation rate rose to 33% from 24%.

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Bankers and Regulators Clash Over Surge in Real-Estate Loans

By Bernard Wysocki Jr.
From The Wall Street Journal Online

Federal regulators are trying to hit the brakes on commercial real-estate lending. That annoys Bradley Rock, the chief executive officer of Smithtown Bancorp Inc.

Wheeling his black Lexus sedan toward the clubhouse of the Fox Hill Golf & Country Club, Mr. Rock gazed at the lush fairways of the 175-acre property, appraised at more than $15 million. The owners of the club owe $2.7 million to his bank. "You could sell the property for massively more than the debt," Mr. Rock said. "It’s impossible for the bank to lose money."

Like thousands of community banks across the U.S., Smithtown, of Hauppauge, Long Island, has feasted on commercial real-estate loans. About 80% of Smithtown’s $800 million loan portfolio is concentrated in that category, which Mr. Rock calls "the last safe, profitable niche" for community bankers trying to compete against giant banks. The banks consider these loans — the $1 million to $10 million loan to a home builder or strip-mall owner — to be their sweet spot.

To bank regulators, the rapid growth in commercial real-estate loans — up 16% in 2005 alone to $1.3 trillion — is alarming. In January, four regulatory agencies, including the Federal Reserve, proposed a clampdown. In a draft of new "guidance," they said banks exceeding certain levels of lending in construction and commercial real estate should step up risk monitoring or add capital, or both.

The proposed guidance wasn’t a hard rule and didn’t impose limits on lending, but the bankers went bonkers. The Independent Community Bankers of America, the American Bankers Association and more than 1,000 banks wrote protest letters. The community bankers, citing the government’s own reports, said commercial real-estate loan performance is healthy and growth is driven by employment and population growth. Bankers argued that their lending practices had become far more sophisticated since the last real-estate bust in the early 1990s, while the regulatory guidance had all the finesse of a meat cleaver.

A hearing on the issue before a House subcommittee is set for Thursday. Regulators probably will issue final guidelines sometime after that, and the implications could be significant. If regulators are too lax, there could be a raft of bad loans. If they are too tough, they could prompt a credit crunch, with small business owners unable to get loans. That could cast a chill on the entire U.S. economy.

Commercial real-estate loans "can be the sweet spot — or the tar pit" for banks, says Susan Bies, a governor of the Federal Reserve. It supervises bank holding companies and about 900 state banks, including the Bank of Smithtown, a wholly owned subsidiary of Smithtown Bancorp.

The regulators conjure up memories of the late 1980s and early 1990s, when aggressive lending led to overbuilding, vacant properties, price collapses and huge losses for taxpayers. From 1987 through 1994, more than 1,100 banks and nearly 1,000 savings-and-loan institutions failed or required financial assistance, according to the Federal Deposit Insurance Corp.

"It is hard to overstate the impact of that crisis on our economy," John Dugan, the comptroller of the currency, said in a speech to New York bankers in April. Mr. Dugan’s agency, part of the U.S. Treasury, supervises more than 2,500 nationally chartered banks.

Cracking Down

Though the guidance isn’t finalized yet — and, even when completed, won’t include hard-and-fast lending caps — examiners already are cracking down, say bankers. TransAtlantic Bank, of Miami, has cut back commercial real-estate loans in reaction to the regulators’ proposals, while expanding unsecured loans to doctors, lawyers and other business customers. Chief Executive Miriam Lopez says the unsecured loans are actually riskier; the bank has more than doubled its credit department to handle the change in strategy.

"Talk about unintended consequences," says Mr. Rock, who as vice chairman of the American Bankers Association is helping lead the charge against regulators.

The 54-year-old banker grew up in Hauppauge, 50 miles east of Manhattan, where he was a high-school football star. He worked as a lawyer before becoming chief executive at Smithtown in 1990.

He has produced strong results: soaring loan and deposit growth, rising profits and minimal bad loans. The bank says investors who bought its Nasdaq-listed stock in 1995 have enjoyed a more than 20-fold return on their investment.

The Smithtown formula involves gathering deposits, currently about $835 million, at 13 branches on Long Island. The bank then lends out the money at interest rates that are more than four percentage points higher, on average, than what it pays on deposits. Demand is robust in Long Island’s mostly white-collar economy, which has enjoyed strong job growth in health care and education, according to Moody’s Economy.com Inc., although it says high costs could crimp that growth.

The bank mostly steers clear of consumer lending, such as auto loans and credit cards. Residential real estate is just 14% of the loan portfolio. Mr. Rock says Smithtown can’t compete with the big banks that blanket the greater New York market.

"Citibank, Chase, Bank of America, they spend enormous amounts of money on the mass market," Mr. Rock says. "You need to be on television every night" with advertising, he says. "There’s no way we can afford to do that."

Instead, Smithtown has a small lending team of five people who specialize in making real-estate loans to businesses. One banker focuses on loans to homebuilders. Mr. Rock’s 24-year-old son recently joined the bank and is cutting his teeth on mortgages for small commercial buildings. The bank also lends to owners of multitenant office buildings and family restaurants.

In recent years, Mr. Rock has moved into the five boroughs of New York City, lending to smaller developers who might, for example, need a $5 million loan to convert an industrial building in Brooklyn’s trendy Williamsburg section into condominiums or rental apartments.

He has an army of loyal borrowers, such as Vincent Di Canio, a Smithtown developer who has received dozens of real-estate loans from the Smithtown bank over the past 25 years. Mr. Di Canio says he goes to the big banks only when he needs more than $10 million. He is worried the regulators’ guidance will cause Bank of Smithtown to cut back lending. "It would be detrimental to me and all midsized entrepreneurs," he says.

Mr. Rock acknowledges that real-estate busts occur and can be devastating. In his first years as CEO, in the early 1990s, his own bank had several loans go sour. Often, the bank hadn’t paid attention to the income stream on the borrower’s property, he says.

He slows his car to an intersection in Melville, just off the Long Island Expressway, and gestures at rows of 250,000-square-foot office buildings that were built in the 1980s, sometimes with financing from big banks. By the early 1990s, a number of the Melville buildings lay vacant and were sold at a loss.

"Here’s your 1980s real-estate bust," Mr. Rock proclaims. "The biggest amounts came from the biggest banks putting mortgages on the biggest buildings."

Mr. Rock believes most smaller banks such as his aren’t engaging in the sort of indiscriminate lending that caused trouble 15 years ago. Nowadays, he says, he ensures that a developer’s income from property is enough to pay down the mortgage, and he leaves an ample margin of safety in his loan portfolio in case real-estate prices turn south.

Mr. Dugan, who took over as comptroller in August 2005, is less sanguine. A former Washington lawyer with many financial institutions as clients, Mr. Dugan was heavily involved in the savings-and-loan cleanup as a U.S. Treasury official from 1989 to 1993. He declined to be interviewed, but his speeches leave no question about his concerns.

At a conference last October of credit experts from the Office of the Comptroller of the Currency in Atlanta, Mr. Dugan noted that about a third of national banks had commercial real-estate loans amounting to 300% or more of their bank capital. In its simplest definition, capital is equal to a bank’s assets minus liabilities. Under U.S. regulations, banks are required to hold a certain amount of capital, measured in various ways, as a financial cushion. Mr. Dugan urged his credit staffers to continue "carefully monitoring banks where these concentrations could become, or already are, significant."

Warning Letters

Within weeks, the office’s regulators in the field were sending out letters to banks, warning about concentrations.

Community bankers say the letters made them shudder. "I was very upset," says Everett Crawford, chief executive of First National Bank of Artesia, N.M. If he has to cut back such lending, "it will diminish the franchise," says Mr. Crawford, who worries the 103-year-old institution may have no choice but to sell itself.

By all accounts, banks have a much better handle on their loan portfolios these days than two decades ago. Nonetheless, regulators fear standards still aren’t strict enough sometimes.

The letter Mr. Crawford received was from Kay Kowitt, a deputy comptroller of the currency. She didn’t single out his bank but dwelt on several emerging problems among the 400 banks supervised by the western district of the agency. Noting that "competition in virtually all markets is intense," the letter fretted about "liberal terms for speculative land loans" and said some borrowers had only a thin margin between the cash flow from their property and their loan repayments. It also questioned whether some banks are getting fully independent property appraisals.

Regulators also believe new forces in the market are pushing up real-estate prices. One new factor: Unlike small banks, the biggest banks often are selling their commercial loans to be packaged into securities and sold to global investors. That market is making it easier for banks to come up with money for loans, which in turn boosts demand for commercial property.

In April, Mr. Dugan sounded the alarm bells again, this time before the New York Bankers Association. In the late 1980s and 1990s, he said, failed banks had three times the real-estate concentrations of banks that survived. With Mr. Rock looking on, Mr. Dugan also defended the guidance proposed by his agency and three others. It would single out for scrutiny banks that have lent more than 100% of their capital in construction or more than 300% of their capital in commercial real estate generally.

Smithtown’s portfolio is way over the guidelines because its commercial real-estate loans amount to 750% of, or 7.5 times, its capital. Mr. Rock believes it is simplistic to lump all commercial real estate into "a single bucket." His portfolio, he argues, should instead be viewed as "75 buckets" of diverse loans with different maturities and risks. Mr. Rock says he welcomes examinations, but he thinks examiners should dig down and assess the risks of individual loans and various types of loans.

In a June 20 meeting that Mr. Rock and officials from the American Bankers Association held with regulators, Mr. Rock complained that field examiners are using the measures in the guidelines to "beat up" banks with heavy concentrations of commercial real-estate loans. "Susan, here’s the essence of the disconnect," he says he told Gov. Bies of the Fed. "You call it guidance, but examiners are in my bank, criticizing me for having too many commercial real-estate loans."

Gov. Bies, in an interview, says she hasn’t received concrete evidence of overzealous activity by bank examiners, but she says the Fed will start a training program for its staff once the guidance becomes final. Regulators say their metrics are a valuable screening device to flag potential problems. Bankers say the definition of a commercial real-estate loan is too broad.

On a recent afternoon, Mr. Rock drove around Suffolk County, his prime lending area, and stopped outside a medical office building. He has extended a $350,000 line of credit to the doctors backed by the property, which he said is valued at two to three times that amount. He drove past one of Mr. Di Canio’s housing developments, with 34 single-family units under construction, and said his lenders minimize risk by doling out money little by little as the work progresses.

Then Mr. Rock drove a few miles out to the Fox Hill golf club. If the property ever got developed into houses on half-acre lots, he said, it could be worth $40 million or more. "This is just my idea of an absolutely great loan," Mr. Rock said. "But the regulators are saying I have a ‘concentration.’ So if another one comes along like this, I’m supposed to turn it down."

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Study Finds That Minorities Pay More for Mortgage LoansStudy Finds That Minorities Pay More for Mortgage Loans

By James R. Hagerty
From The Wall Street Journal Online

African-American and Hispanic borrowers remain much more likely than whites to pay high interest rates on mortgage loans, according to a Federal Reserve study released Friday.

The report is based on data collected each year under the Home Mortgage Disclosure Act, or HMDA, from 8,850 lenders nationwide. Under that law, lenders must make pricing disclosures for home loans whose interest rate exceeds certain thresholds. For first-lien loans, lenders must report those on which the rate exceeds the yield on comparable Treasury securities by at least three percentage points.

In 2005, about 55% of first-lien home-purchase loans to African-Americans exceeded that threshold, compared with 46% for white Hispanic borrowers and 17% for non-Hispanic whites. Lenders and bank regulators say the disparities largely reflect differences in incomes and credit histories. Even so, regulators look at the data from individual lenders for indications of possible race discrimination.

Critics of the mortgage industry say one problem is that loan officers and mortgage brokers often earn higher fees for persuading borrowers to take higher-cost loans. Minority borrowers, who often have less experience in home buying, may be less skilled in negotiating over loan terms and shopping among lenders.

Keith Ernst, senior policy counsel for the Center for Responsible Lending, a nonprofit group in Durham, N.C., said the latest data reinforce the case for lenders to use only objective criteria for setting rates and fees on loans rather than giving loan officers and brokers leeway to negotiate those items with borrowers.

Overall, 26% of all 2005 loans reported by lenders exceeded the high-cost threshold, up from 16% in 2004.

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If you need assistance selling your house ERA Othello Realty can share their expertise and experience with you in a friendly and professional manner. From all aspects of selling your house: from getting a qualified CMA (Comparative Market Analysis) to advising you on the presentation of your house, marketing your home online and in print, conducting an open house, showing your house within your guidelines and discretion, constant communication, negotiating the best price for your home and being with you until closing and beyond. We can also assist you in your search for a new home. Please call us at 732-364-2015. We are the realtors NJ! Look at these Listings of Homes for Sale in NJ.

Scenes of a Crime: Do Homes Associated With Scandal Sell?

By Troy McMullen

From The Wall Street Journal Online

The red-brick mansion that just went up for sale in Greenwich, Conn., has about everything a buyer could want. Set on 2.1 lush acres on tree-lined Dairy Road, it has four bedrooms, four bathrooms, two fireplaces and a pool. Its $5.2 million asking price is, by Greenwich standards, appealing.

The home has another distinctive feature. The basement is where real-estate developer Andrew Kissel — who had been renting the home for $15,000 per month — was found bound, gagged and stabbed to death in April. "To say the broker will need all the luck he can get finding a buyer is an understatement," says Greenwich broker Chris Fountain, who isn’t connected with the property’s sale.

It’s the convergence of two American obsessions: real estate and scandal. In the latest manifestation, tabloids reported last month that architect Peter Cook — husband of former supermodel Christie Brinkley — was having an affair with a 19-year-old employee. Shortly afterward the couple, owners of numerous properties in New York’s Hamptons, removed five homes from the market, including the $15 million house where the trysts allegedly took place. Separately, in June, the Chicago home of federal judge Joan Lefkow sold for $759,000. That was well below the $900,000 it was listed at a year ago, a few months after Judge Lefkow’s husband and mother were murdered inside.

Real-estate professionals call homes tainted by murder, sex scandals or messy divorce "stigmatized properties." While they make up a sliver of the market, they have been the subject of academic research, provided fodder for lawsuits and posed a challenge for brokers. State real-estate agent and appraisal groups regularly include the subject in seminars, and the National Association of Realtors publishes a "Field Guide to Dealing with Stigmatized Property," offering insights on everything from how to market and sell stigmatized homes to dealing with buyer reluctance to own them. One scandal-dampening suggestion from the guide’s "tool kit": Enhance the home’s facade by painting it or replanting shrubs and flowers.

There are different degrees of stigma, of course. Appraisers and brokers say murder — in particular, multiple homicides and cult killings — is by far the toughest kind of notoriety to minimize. Suicides and hauntings come next, followed by illicit sex and celebrity infidelities. When bold-face names aren’t involved, hanky-panky appears to have little impact. "If real-estate values were hurt for every house where the owners were unfaithful, we’d have a fire sale out here," says Steven Gaines of East Hampton, N.Y., author of 1999’s "Philistines at the Hedgerow: Passion and Property in the Hamptons."

The 2.7-acre East Hampton estate of Ted Ammon, for example, shows the possible impact of a high-profile murder. Mr. Ammon, a well-known financier who made his mark at leveraged buyout firm Kohlberg Kravis Roberts & Co., was found bludgeoned to death in the six-bedroom home in October 2001, days before he was to divorce his wife, Generosa. The case attracted coverage in the New York media through 2004, when Daniel Pelosi, Mrs. Ammon’s boyfriend at the time of the murder (she later married him), was convicted of the crime. The home has been off and on the market with a $10.5 million price tag since Mrs. Ammon died of cancer in 2003, say local brokers, who add that it is currently being rented for the summer for $250,000. (An attorney for the estate says the home has not been offered for sale since Mrs. Ammon’s death.)

"Would you want to live there?" asks Bridgehampton real-estate broker Neil Bersin. "It’s a terrific property, but I don’t think there’s a polite way to tell buyers that a murder was committed here."

Murder Trumps Sex

A pair of examples from Los Angeles in the mid-1990s shows how the taint of murder can exceed that of sexual impropriety. The four-bedroom Brentwood, Calif., home where Nicole Brown Simpson and Ron Goldman were murdered in 1994 hit the market the following year with a $795,000 asking price. It sat on the market for more than two years before selling for $595,000, public records show. Meanwhile, the Beverly Hills home of Heidi Fleiss — the "Hollywood Madame" indicted in 1993 by a Los Angeles grand jury for operating a call-girl ring out of the house — sold in 1994 for its $1.8 million asking price. (The buyer, dental-products manufacturer Federico Pignatelli, recently had the property appraised at twice that amount.)

Highly stigmatizing events can cut as much as 15% to 25% from the price a home would otherwise fetch, according to appraisers who specialize in such homes. The largest markdowns, they say, are associated with explosive scandals that receive broad media attention. After two or three years, the stigma begins to diminish. "Time passes, people forget," says Frank Harrison, an appraiser in Woodstock, Ill., who has researched and appraised dozens of affected properties.

A broader examination of scandal-tinged homes shows the impact may, in many cases, be minimal. In a 2000 study, James Larsen, a finance professor at Wright State University in Dayton, Ohio, surveyed more than 100 stigmatized homes, including those associated with sex scandals or murders, or deemed to be haunted. The homes sold for just 3% less than those not associated with scandal, yet stayed on the market about 45% longer. A key factor affecting sales price: the length of time between the incident and when the home went on the market. In some cases, the study reported, it took between five and seven years for the effects of some scandals to subside.

Brokers say that the effect of scandal can also be mitigated by a strong real-estate market, and sales data show that homes located in desirable areas tend to sell well. But currently, the cooling market may pose an additional challenge to sellers of stigmatized homes, as buyers have their choice of more properties. Total housing inventory levels rose 3.8% at the end of June to 3.73 million existing homes available for sale. That represents a 6.8-month supply at the current sales pace, up from a 4.4-month supply in June 2005, according to the National Association of Realtors.

In the case of the Cook-Brinkley properties, the attorney for Mr. Cook, Norman Sheresky, would not speculate on why the homes were taken off the market. The couple’s broker declined to comment. Among their holdings: a 20-acre main residence in Bridgehampton that most recently listed at $26.5 million.

But if similar scenarios are any guide, the values of the Cook-Brinkley homes may not ultimately suffer. In 1997, newspapers reported that Michael Kennedy, a son of Robert F. Kennedy, had had an affair with his children’s teenage baby sitter in his home in Cohasset, Mass. Six months after Mr. Kennedy’s death in December 1997 from a skiing accident, the home sold for $2.3 million, more than double the $874,000 that he and his wife had paid for it six years earlier, public records show.

Toxic Waste

Historically, properties deemed stigmatized were those that were close to toxic-waste sites and other environmentally compromised areas. The AIDS epidemic was lumped into this category in the 1980s and 1990s, when brokers began fielding more questions from buyers who worried that the health of a previous owner could affect them. Though there was no evidence to suggest that these properties were dangerous, prospective buyers were "psychologically impacted" by these factors and were less likely to purchase the home, according to research by the Real Estate Center at Texas A&M University, which has studied the effects of phobias on housing values. Now, as sensational criminal cases receive non-stop coverage on cable-television shows and Web sites, the general definition of tainted real estate is expanding, industry professionals say.

"Heightened media coverage of an event allows people to know much more about a property’s history," says Randall Bell, an economist and appraiser in Laguna Niguel, Calif. Mr. Bell began specializing in stigmatized property after appraising the home of Ms. Brown Simpson following her 1994 murder.

Currently, 34 states and the District of Columbia require a mandatory property condition disclosure — known factors that can affect the value or desirability of a property. Yet these disclosure laws don’t always require the selling broker or owner to reveal events such as heinous crimes or suicides. Instead, disclosure laws typically require a seller to notify a buyer about a home’s physical condition, material defects or major repairs that might affect a buyer’s decision to purchase the home. In the study conducted by Prof. Larsen of Wright State University, real-estate brokers who didn’t disclose a home’s past often sold the property quicker and closer to its asking price.

Stigmatized or psychologically affected properties have cropped up in the courts over the years. In 1983, a California appellate court upheld a buyer’s right to rescind a purchasing contract after she discovered that a family of five had been murdered in the house. In a 1988 case, a buyer attempted to void a purchase contract after learning that the previous owner died of AIDS; that claim was refused by a New York court. But in 1991, a New York appellate court allowed a purchaser to rescind a contract on a property when the buyer later discovered that the new house was widely reputed to be possessed by ghosts.

Jack’s Place

One sure way to avoid problems with selling a home that has been tainted by scandal is to keep it, as actor Jack Nicholson has shown. In 1977, his Hollywood Hills home became embroiled in scandal when director Roman Polanski was accused of drugging and raping a 13-year-old girl there. Mr. Polanski eventually pleaded guilty to charges of having sex with a minor and later fled to France to escape imprisonment. The Mulholland Drive home quickly became a must-see site for gawkers and continues to be listed on dozens of star maps.

Mr. Nicholson, who has never put the home on the market and continues to live there, has gone on to acquire more properties with unique backstories: Last year, he bought the house next door, which for years was owned by Marlon Brando. It was there that Mr. Brando’s son, Christian, shot and killed his half-sister’s boyfriend in a dispute; he was convicted of voluntary manslaughter. "It’s hard to find a place on Mulholland that hasn’t been in the papers at some point," says Beverly Hills real-estate broker Mark Wollman. "But Jack’s real-estate sense is pretty good. … With or without the scandal, that home is probably worth five times what he paid for it."

And as researchers have found, time softens most stigmas. Case in point: the Boulder, Colo., home where 6-year-old JonBenet Ramsey was found strangled 10 years ago. Despite an avalanche of sometimes gory press accounts, the home has sold three times since 1996, appreciating 60% over the three transactions, public records show. That is nearly three times Boulder’s rate of appreciation in that period, according to Colorado real-estate data. The home’s current owners, Tim and Carol Milner, paid $1.05 million for the 6,866-square-foot Tudor-style property in 2004. The couple is relocating to California and recently put the home back on the market for $1.7 million.

"There’s no doubt that some people will be put off by the home’s history," says Mrs. Milner. But it is easy enough to get over, she adds: "I really believe that, like we did, the people who ultimately buy this home will simply appreciate the property and not worry too much about all the headlines."

 

 

 

 

 

 

 

 

 

 

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Housing Market May Land Harder Than Economists Expect

By Mark Whitehouse

From The Wall Street Journal Online

Home prices in some parts of the country are falling. Builders are scaling back. Bubble or not, the biggest housing boom in recent U.S. history is coming to an end.

Now here is the big question: How bad will the aftermath be? At this point, most economists expect a "soft landing," a gradual decline that won’t derail the nation’s economic expansion, now in its fifth year.

But there is a good chance they are being too optimistic. The boom has depended heavily on the upbeat psychology of consumers, builders and lenders. As moods swing, the landing could be very hard indeed.

 

"We could be underestimating the dark side," says Mark Zandi, chief U.S. economist at Moody’s Economy.com and among the first to seek to quantify the housing boom’s broader effects. "Euphoria could turn into abject pessimism very quickly."

With each passing data point, signs of the housing slowdown grow stronger. In June, total single-family-home sales fell 8.7% from a year earlier, to an annualized rate of 6.9 million — the sharpest year-to-year drop since April 1995.

The government’s report on second-quarter real gross domestic product, the inflation-adjusted value of the nation’s output, showed that fixed investment in housing by companies and individuals declined at an annual rate of 6.3% in the quarter. That was a sharp change from a year earlier, when it was increasing at an annual rate of 20%. As of Friday, futures markets were predicting about a 5% drop in house prices by May 2007.

Still, judging by most economists’ forecasts, the fallout from a slowing housing market doesn’t look all that unpleasant. Typically, they expect the decline in housing — and housing-related activity — to shave about a percentage point off inflation-adjusted GDP growth in 2007, compared with the estimated one percentage point the sector contributed to growth in 2005. If business investment and exports accelerate as expected, that would bring inflation-adjusted GDP growth to about 2.8% in 2007, down from a forecast 3.5% this year.

Economists, however, have few clues on which to base their predictions. Today’s housing boom differs radically from its predecessors. For one, it has been bigger and longer-lived. House prices are still more than twice the level of 1991, when the boom began. Even after the recent decline, June’s rate of home sales is 40% above the 20-year average.

Much of the recent increase has been driven by an unprecedented flood of cash into U.S. capital markets. Global demand for U.S. mortgage bonds, competition among big national lenders and the advent of exotic loans have made it easier than ever to borrow money to buy a house — and to turn rising home values into cash.

Because the market has risen so far, economists worry it has the potential to fall much harder than their main forecasts would suggest. As Janet Yellen, president of the Federal Reserve Bank of San Francisco, put it in a speech last week: "We can’t ignore the risks of more unpleasant scenarios developing."

One big question is how much the housing slowdown will affect consumers, whose spending accounts for more than two-thirds of the economy. If house prices plateau or fall, homeowners will feel poorer, and thus less willing to go out and buy more cars, boats and refrigerators. Typically, this "negative wealth effect" would be only about three to five cents of spending for each dollar of wealth lost.

But modern mortgage finance has magnified the effect of home values on spending, says Jan Hatzius, chief U.S. economist at Goldman Sachs in New York. He estimates that when people take cash out of their homes through home-equity loans and refinancings — which they were doing at an annualized rate of $558 billion in the first quarter — they tend to spend about 50 cents of every dollar. If house prices merely stabilize, people’s diminished ability to use their houses like automated-teller machines would subtract about 0.75 percentage point from annualized GDP growth in 2007, Mr. Hatzius says.

Another question is how fast home sales, and consequently home building, can fall. Even after the second-quarter decline, investment in residential construction accounted for about 6.1% of the economy — close to a 50-year high. If, as some economists expect, housing investment merely returns to the long-term average of about 4.6% over the next two years, the decline also would shave 0.75 percentage point from annual real GDP growth.

But there is reason to believe home builders will have to pull back more sharply. That is because the leveling off of house prices changes the equation of homeownership. When mortgage rates were less than 6% and house prices were rising at about double that rate, people could reasonably expect to make more on their house’s appreciation than they would pay in interest on their mortgages. Now, though, inflation-adjusted mortgage rates — the interest rate on a typical 30-year mortgage minus the percentage rise in home prices — are on track to turn positive for the first time since 2001.

When housing took a similar turn in the 1970s, new-home sales quickly fell to their long-term norm. This time around, that would entail about a 50% decline in sales, says Ian Shepherdson, chief U.S. economist at consulting firm High Frequency Economics. He estimates that the resulting decline in residential construction would subtract about 1.5 percentage points from annual GDP growth in each of the next two years. "It’s a 15-year bubble unwinding in two years," Mr. Shepherdson says. "It’s going to hurt."

If Messrs. Hatzius and Shepherdson are both right, the effect of the housing slowdown on construction and consumer spending alone would subtract more than two percentage points from economic growth in 2007, bringing it well below 2%.

But that isn’t all. Economists can’t quantify some risks, including the biggest: the chance that a sharp drop in house prices — what economists call a "disorderly downturn" — would leave many homeowners owing more on their mortgages than their homes are worth. If that led to a wave of foreclosures and losses on riskier mortgage-backed securities, banks and investors could get spooked and cut back on all kinds of lending — a move that could snuff out economic growth.

"For me, the risk of a disorderly downturn is the greater one," Mr. Hatzius says. "That’s a scenario that people would worry about a lot, because typically recessions are the result of a general unwillingness to lend."

 

 

 

 

 

 

 

 

 

 

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Hovnanian Warns of Weaker Profit Because of Housing Slowdown

From The Wall Street Journal Online

 

The home builder Hovnanian Enterprises Inc. said Friday third-quarter earnings will come in below its previous targets, as the housing slowdown is leading to weaker sales and higher cancellations.

For the fiscal quarter ended July 31, the Red Bank, N.J.-based company expects to earn $1.10 to $1.20 per share, compared with its prior guidance of $1.40 to $1.50 per share.

On average, analysts surveyed by Thomson Financial forecast earnings of $1.41 per share.

Earnings for fiscal 2006 are now pegged at $5 to $5.75 per share, below a previous range of $7.20 to $7.40 per share as well as the average consensus estimate of $6.46 per share. Estimated land-sale profits of $12 million for the fourth quarter came in below targets, Hovnanian said.

Home deliveries are expected to total between 19,600 and 20,500 in fiscal 2006, including 2,000 to 2,300 homes in unconsolidated joint ventures.

"Our anticipated financial results for the remainder of 2006 continue to be negatively impacted by a slower sales pace, high cancellation rates on contracts in backlog that were projected to close this year, and more pronounced use of concessions and incentives, particularly on the resale of those homes which have experienced contract cancellations," said Ara Hovnanian, president and chief executive.

Hovnanian is the latest in a series of home builders to pare back their financial outlooks in the face of what from all indications is a slowing U.S. real-estate market. Lennar Corp., Pulte Homes Inc. and Toll Brothers Inc. have cut their profit forecasts after a weaker-than-expected spring sales season.

The home builder said it is renegotiating a "significant number" of its land options contracts, which is expected to result in walkaway costs. Hovnanian is scheduled to report third-quarter earnings in the first week of September.

 

 

 

 

 

 

 

 

 

 

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If you need assistance selling your house ERA Othello Realty can share their expertise and experience with you in a friendly and professional manner. From all aspects of selling your house: from getting a qualified CMA (Comparative Market Analysis) to advising you on the presentation of your house, marketing your home online and in print, conducting an open house, showing your house within your guidelines and discretion, constant communication, negotiating the best price for your home and being with you until closing and beyond. We can also assist you in your search for a new home. Please call us at 732-364-2015. We are the realtors NJ!

 

 

REITs SL Green and Reckson In Merger, Acquisition Talks

By Jennifer S. Forsyth and Christine Haughney

From The Wall Street Journal Online

SL Green Realty Corp. agreed to acquire Reckson Associates Realty Corp., two publicly traded office real-estate investment trusts with a sizable New York-area presence, for $6 billion in cash and stock, including about $2 billion in debt.

Under the terms of the agreement, SL Green will buy Reckson’s outstanding stock and operating partnership units for $31.68 in cash and a fixed exchange ratio of 0.10387 share of SL Green common stock per share and unit. Based on SL Green’s closing stock price of $112 on Aug. 2, the transaction represents $43.31 per Reckson share. Reckson stockholders will own approximately 15.2% of SL Green.

SL Green, with a market capitalization of $5.2 billion, is already one of the New York City’s largest landlords with full or joint ownership in more than 18 million square feet of property. Reckson, based in Melville, N.Y., has a market capitalization of $3.6 billion and owns 101 properties with 20.2 million square feet of office space, including five properties in New York City.

The deal was approved by the companies’ boards and is expected to close in January pending shareholder approval.

Under a secondary deal, SL Green said it plans to sell some assets of Reckson to an investment group led by existing Reckson management and Marathon Asset Management for $2.1 billion. The investor group will acquire all of Reckson’s Long Island real-estate assets, Reckson’s 14 property Eastridge portfolio in New York’s Westchester County, 711 Westchester Avenue in White Plains, N.Y., Reckson’s 20 office properties and three development parcels in New Jersey. The sale is expected to close simultaneously with the closing of the acquisition of Reckson by SL Green. It has been approved by a committee of independent directors of Reckson.

After the completion of the sale, SL Green will own 28 million square feet of office buildings of which 24.5 million square feet will be in Manhattan. The transaction extends SL Green’s standing as the largest public owner and operator of office properties in New York City, the company said.

"The portfolio we have acquired is a perfect fit for us — in one transaction we have added five outstanding buildings totaling over four million square feet in our core market of Manhattan, obtained key properties strategically located in the neighboring submarkets of Westchester and southern Connecticut, and expanded our highly-profitable investment platform," said Marc Holliday, Chief Executive of SL Green, in a statement.

Goldman Sachs and Greenhill & Co. served as financial advisers to the independent directors of Reckson, while Wachtell Lipton Rosen and Katz served as legal counsel. Citigroup served as a financial adviser to Reckson. Merrill Lynch acted as financial adviser to SL Green and Clifford Chance US LLP served as legal counsel.

 

 

 

 

 

 

 

 

 

 

 

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ERA Othello Realty is your source for your real estate needs throughout New Jersey. From the shores of Spring Lake NJNewark NJ they can handle all your real estate buying and selling needs. For homes for sale in Monmouth, Ocean, Mercer, Burlington, Camden, Middlesex, Passaic and all the other counties in NJ. From Central NJ to Northern NJ to Southern NJ you can count on ERA Othello Realty for New Jersey Real Estate. We are the realtors NJ!

 

 

Keep Your Financial Footing at 22 So You Can Buy That House at 32

By Jonathan Clements

From The Wall Street Journal Online

First, do no harm.

As soon as you graduate and land a job, you are supposed to move quickly to build up an emergency reserve, buy a house, fund your employer’s 401(k) plan and open an individual retirement account. Worthy goals? Certainly. Realistic? I don’t think so.

My advice: If you’re just out of school, don’t worry too much about saving for retirement and buying a house — and instead strive mightily to stay out of debt.

Piling up trouble. I am not saying all debt is bad, and I am not arguing that folks in their 20s, if they have the money, shouldn’t purchase homes and fund 401(k)s.

But it strikes me that, for most of us, our initial working years are about learning to live within our means, pay the bills on time and stay out of financial trouble. How do you know you are succeeding? If you aren’t piling up credit-card debt and taking on big auto loans, you’re probably on the right track.

Make no mistake: Debt is a big issue for folks in their 20s. According to the College Board, an association of schools, colleges and universities, 73% of graduates from four-year nonprofit private colleges had student loans outstanding, with $19,400 typically owed.

Once kids get into the work force, this debt can cause a heap of financial stress. New York’s AllianceBernstein Investments recently surveyed college graduates between ages 21 and 35. Among those who graduated with debt, 42% said they were now living paycheck to paycheck, versus 24% of those who graduated debt-free.

And the problem isn’t just caused by student loans. Almost a quarter of undergraduates have credit-card balances of $3,000 or more, according to a study by Nellie Mae, the college lender in Braintree, Mass. After graduation, those credit-card balances can easily balloon, as kids struggle to get by on skimpy paychecks. Tack on a car loan or lease and you could be looking at big trouble.

To be sure, adults under age 35 are carrying less debt than folks in their 40s and 50s. But they also have smaller paychecks, so meeting their monthly obligations can be tough.

Consider some data from the Federal Reserve’s 2004 Survey of Consumer Finances. The Fed asked families with debt whether they had been at least 60 days behind on any of their payments over the prior year. The answer was "yes" for 13.7% of households headed by someone under age 35, up from 8.7% in 1995. Older adults, by contrast, were less likely to report difficulty making their debt payments.

Staying in shape. With any luck, your post-college financial struggles will ease as you approach age 30 and start getting some decent salary increases.

Indeed, this is when you should be looking to buy your first home and start seriously saving for retirement. And, no, you won’t be late to the party.

The typical first-time home buyer is age 32, according to the National Association of Realtors, based in Chicago. Similarly, surveys by the Investment Company Institute in Washington suggest people typically start investing in mutual funds in their late 20s or early 30s, with their first investments often made through 401(k) or similar employer-sponsored retirement plans.

But if you’re going to buy the house and start funding the 401(k) in your late 20s or early 30s, you’ve got to reach that age in reasonable financial shape. What does it take? Here are five tips.

Don’t expect to live like your parents. It took them 25 or 30 years in the work force to achieve their current standard of living. If you’re eating out as often as they do or taking equally extravagant vacations, you’re probably spending too much.

By leasing or borrowing, you could likely drive a car that’s almost as fancy as your parents’. Moreover, the tab might seem pretty manageable, with a 48-month $20,000 auto loan costing maybe $480 a month.

Problem is, you will be setting yourself up for big insurance bills and you will be lavishing all this money on a depreciating asset. A better strategy: Buy the clunker — and put the $480 a month toward a house down payment.

Handle credit cards with care. I aim to put everything on my debit card, partly because I get cash back on my purchases. Using a debit card also makes me a more careful spender, because I know the money is coming straight out of my checking account.

What if you prefer to use a credit card because you earn, say, frequent-flier miles? Try this trick: Every time you use your card, subtract the sum from your checking-account balance. That way, when the monthly credit-card bill arrives, you know you will have enough to pay off the entire bill.

While carrying a credit-card balance is foolish, don’t necessarily rush to pay off student loans. The interest rate may not be that steep, and the interest should be tax-deductible. Instead, if you have spare cash, put enough in your employer’s retirement plan to get the full matching contribution and then earmark the rest for a house down payment.

Mooch off Mom and Dad. Moving home for a few years after college may crimp your lifestyle, but it should also bolster your bank balance.

In fact, make sure your parents know just how thrifty you are. Maybe that will elicit some parental admiration — and maybe also a little help with the down payment on your future abode.

 

 

 

 

 

 

 

 

 

 

 

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ERA Othello Realty can help you buy or sell your home. 732-364-2015. We offer relocation packages for corporate accounts, government accounts or for individuals. Whether you are moving from out of state to New Jersey, or you are within NJ and are moving north, south or lateral. We are your NJ Relocation specialists and we look forward to being challenged by your needs. From finding a house to selling your house, from moving companies to utility changes, and from school assistance to job assistance we are here for you every step of the way. We are the realtors NJ!

 

West Deptford

Author: Margo Harvey

West Deptford is a great place to live, work, or operate a business. Strategically located along the Interstate 295 corridor, almost halfway between New York and Washington D.C., West Deptford is approximately 20 minutes by car to both downtown Philadelphia and the airport. West Deptford Township was incorporated in 1871. It has 15.90 Square miles of land area and 1.86 Square miles of water area.

West Deptford is located along the Delaware River and is home to such leading companies as Sunoco, Johnson- Matthey, and Checkpoint Systems. Due in large measure to their great location, skilled labor pool, and business- friendly environment, West Deptford is a smart investment!

The community enjoys stable, balanced growth and their neighborhoods are among the most livable in South Jersey. The township’s infrastructure is in great shape and municipal services are excellent. Property taxes compare very favorably to other municipalities. West Deptford is a community with a proud past and a promising future.

The town prides itself on providing an exceptional quality of life, great neighborhoods with a friendly atmosphere, a strong school system, and parks and recreational facilities that are the best in New Jersey. Their "smart growth" plan seeks to balance open space preservation and economic development. While they pride themselves on being a business-friendly township, their foremost goal is the preservation of their community’s character and quality of life.

The RiverWinds Community Center is owned by the Township of West Deptford and operated for the benefit of the residents. The 111,000-square-foot facility is open year-round, with the following amenities and services: Aquatic Center, Fitness Center, Aerobics/Dance Studio, Rock Climbing Wall, Two Gymnasiums, Wrestling Gym, Locker Rooms, Arts & Crafts Room, Childcare Services, Multi-Purpose Room, Birthday Party Packages, Teen Room, Senior Room, and Amphitheater. For more information about RiverWinds Community Center, please visit www.riverwinds.org or call (856) 251-0990. For room rentals or birthday party information, please call (856) 251-0990.

For more South Jersey Town information, visit our South Jersey Town News page.


 

 

 

 

 

 

 

 

 

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If you would like to buy a house/home we are your source of thousands of available listings of real estate. As a native Licensed New Jersey Real Estate Broker we have many agents in our realty who are very familiar with the needs of New Jersey Real Estate buyers.  If you are interested in selling your house, or any other NJ real estate, we are here to help you sell.  Our experience real estate office staff will walk you through the whole house selling process. Get in touch with us and we will show you how we can help your sell your home in New Jersey

 

 

Atlantic County’s Hot Housing Boom

Author: Alexandra Hayes

Atlantic City’s population and economy are growing steadily, and with it, the housing market is growing. Sandy Schramm found her family’s second home in Ventnor Heights after talking to her realtor about locations - and costs. “The price had something to do with [choosing here]. It was the best bang for the buck,” Schramm says.

According to the National Association of Realtors, Atlantic City single-family homes have seen double-digit price increases for the last four years, making it one of the most-attractive housing markets in the country.

Eileen Raynes, a realtor with Rosenthal Realtors in Margate, says all types of families are moving into houses in the Atlantic City area. "It used to be people with children. Then they moved into condos (as their kids got older). Then came second-home buyers. Now [the original buyers] are selling their condos and buying houses."

The Numbers

In the first quarter of 2005, Atlantic City showed the strongest boost out of all metropolitan areas in the Northeast, according to the NAR’s annual "Real Estate Report" of 130+ metro areas.

This year, the outlook continues to look good.

For the first three months of 2006, Atlantic City stacks up well compared to some much bigger cities. The median sales price per single-family home is now nearly $252,000. That represents a 15.8% increase from the previous year, and a whopping 27.2% increase from 2004 figures.

Since all this math can be confusing, economists with The Richard Stockton College of New Jersey put the data into a simple Top 15 list. Luckily for Atlantic City realtors, New Jersey’s entertainment capitol makes the grade as the 12th ‘hottest’ area (Phoenix/Scottsdale, AZ tops the list, Orlando, FL is third, Miami, FL is ninth, and Washington, DC rounds out the Top 15).

Realtor Raynes was hardly shocked by the ranking. She says it is no secret. “For the past 10 years or so, Absecon Island has been the best bargain around."

Gary Gottenberg bought his family vacation home in Margate two years ago, and he says his property’s value has nearly doubled since then. "The price was a fair price. The market has just gone nuts."

So, What’s the Draw?

Second-home buying, some analysts suggest, could be a reason why the Atlantic County market is doing so well. Why did the Gottenbergs choose AC? "We’ve been going to the area for years, since we were kids," Gottenberg says.

"My wife’s grandparents had a summer house there. We always wanted a shore house, plus we have a lot of friends and family in the area. It’s a great place to be." Raynes likes to mention two big highlights to prospective buyers: "We have the best beaches. We have the boardwalks in Atlantic City and Ventnor."

Upscale dining, entertainment, and shopping seem to be attracting younger–and wealthier–home buyers. Compared to twenty years ago, there are more spas in the area, more golf courses, and more high-end stores and restaurants. These amenities are attracting people from Philadelphia and New York who want to buy a shore house to skip the often-higher prices of Monmouth and Ocean Counties.

But Raynes and other realtors know the draw of the Atlantic City area is that it’s not just a part-time destination. "The wonderful part about Margate, for example, is that it’s not a summer resort. It’s a seashore community. There’s enough to keep people drawn here year round. There are community functions, libraries, social events, religious centers. And that’s the difference."

Choices, Choices

In addition, recent development means there awaits a big selection for potential home buyers. Large-scale, national real estate developers are seizing the opportunities the Atlantic City area affords. Kara Homes, K. Hovnanian, and Ryan Homes have built several developments in the area consisting of several dozen homes each; on average, the houses start around $300,000 for 2,500 square feet of living space.

Egg Harbor Township and Pleasantville are the locales, billed on the brochures as ‘enclaves’ within a ‘luxurious shore lifestyle.’ The ads for these developments are aimed at young families looking for affordable space and many amenities. The companies call their most recent projects ’sophisticated,’ ‘attractive,’ and ‘upscale.’

Lower- and middle-income housing opportunities are also out there. The Atlantic City Housing Authority operates more than 1600 units, with a recent focus on single-family dwellings. The Authority has even teamed up with local builders and contractors in hosting first-time homeowner ‘fairs.’ The expos promote homeownership within city limits, and link prospective buyers with realtors, title companies, lenders and credit counselors. The ACHA was instrumental in the late 1980s redevelopment in the Northeast Inlet section of the city. The waterfront reinvestment project–financed with casino money–saw the construction of hundreds of single-family town homes, detached houses, and duplex structures.

"The inlet is the hottest part of the city," Raynes raves. "The houses that were put up a dozen years ago have tripled in value, and they’re helping to revitalize the area. Plus, you’re directly across the bay from Trump’s Casino and Harrah’s. Every scrap of land that was virtually worthless five years ago is now just incredible."

The Chelsea section of the city is also under a renaissance of sorts, says Raynes, as homeowners are fixing up old, stately structures. Walt Molony, of the Washington, DC-based NAR, says the record-setting national real estate boom is starting to subside as more homes are getting built. Previous problems with low inventory (simply, not enough houses to go around) translated into rapid increases in prices.

"That’s why you’re seeing many people bid on the same house," Molony says, and why many cities saw such upswings in home prices. Molony adds, "As inventory picks up, sales are starting to slow.

In the last four to five years, it was a seller’s market. Now it’s more of a buyer’s market." With lots of homes to pick from, Molony says, "Now, people can take their time to make decisions. It makes it much less stressful."

Call Your Broker!

Couples with the salaries to afford waterway living often ventured north to Monmouth County. There, buyers might mortgage many millions to live on the ocean. But not in Atlantic County.

Looking up home prices on the internet, you will find hundreds of options within Atlantic City borders. On the high-end, you can find three-million-dollar mansions with every amenity you could imagine. But there are also moderately priced homes, like two-bedroom, one-bath bungalows with $1200 estimated mortgages. These homes come with price tags near the $200,000 range, and there are dozens upon dozens from which to choose.

Have a larger family, and need even more space? With a $15,000 down payment, a new home buyer can grab a $300,000, five-bedroom home and still be able to make the mortgage payments every month.

A standard 30-year, six percent mortgage rate would net a monthly mortgage of less than $1800. Try finding that in Philadelphia or Manhattan. You can even buy a four-bedroom, waterfront property for around $700,000. You might not be able to touch the Atlantic Ocean with your toes from your bedroom deck, but Atlantic City’s numerous inlets, bays and lagoons allow for many listings with "waterviews."

Eddie Pressman and his wife moved from outside Philadelphia to Margate a few years ago. Pressman said the decision to move east was easy: "This was our summer home. We decided to sell in Pennsylvania and move down here (permanently)."

Raynes is a buyer success story herself. She moved to Margate from the City of Brotherly Love 17 years ago. She loves the area–personally and professionally.

"Everything above us and below us shuts down in the winter. Long Beach Island and Ocean City shut down. But we don’t. And it’s not just the casinos." Sandy Schramm agrees, "We love the beach. We love the location. We love everything about it."

Published (and copyrighted) in South Jersey Magazine, August 2006.
For more info on South Jersey Magazine, click here.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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Newark NJ Real Estate, Spring Lake NJ Real Estate, Marlboro NJ Real Estate, Jackson NJ Real Estate are all popular destinations. Spring Lake NJ is the premium shore location with it’s exclusive homes for sale. Newark NJ is a popular city location for it’s proximity to NYC and it’s large business population. Marlboro NJ is known for it’s excellent school district, it’s exclusive homes for sale, the vicinity to NYC and it’s a beautiful area. Jackson NJ is a very popular residential area in Central New Jersey with many different classes of homes. If you are interested in real estate in any area of New Jersey, please let ERA Othello Realty help you.

 

 

 

What Is A Real Estate Purchase Option?

by Gregory Walding

A real estate purchase option is a document that gives someone the right to purchase a piece of property at a fixed price during the term that the real estate purchase option is in effect. During the option period, the owner can not sell the property to anyone else and must sell the property to the purchaser of the option if the purchaser desires the property. The purchaser has the right, but not the obligation, to purchase the property. The purchaser can let the option expire without purchasing the property. Your only lose, in this case, would be the price you paid for the real estate purchase option.

There are three things you must determine at the time that the option is created for the property.

1. How much will you pay for the property if you decide to purchase it? It does not matter if the value of the property goes up or down during the option term, you will be able to purchase the property for the price agreed upon in the option. If the value goes up, you win, but if the value goes down, you should let the option expire and just purchase it for the going value at the time. Your maximum loss is the amount you paid the owner for the real estate purchase option.

2. How long is the term of the option? The term is a fixed amount of time and depends on what you and the owner will agreed upon. Most option contracts have a one or two year term but it can be any amount of time that you agree.

3. How much are you willing to pay for the option? You must purchase the option from the owner of the property. This money belongs to the owner no matter if you decide to purchase the property or let the option expire.

To prevent the owner from selling the property while the option is in effect, you can record the real estate purchase option with the county courthouse. However, you may want to consider the consequences of this action as some mortgage companies will call the loan due if they see a purchase option for the property as they consider it a sale. You should use your judgment for this.

Once you own a real estate purchase option, you control the property. Also, the real estate purchase option is also an asset that may be sold, or assigned to another person if you wish. Look for the next article to see what you can do with your property now that you have secured the purchase option.

About the Author

Greg Walding owns W & P Property Management and has a gained alot of knowledge in the area of securing property with very little money down. check out some of the information he has gathered at http://www.extremepersonalfinance.com.

If you are looking for homes for sale in Spring Lake NJ, Newark NJ, Marlboro NJ or any other area in New Jersey ERA Othello Realty are the real estate agents that you are looking for. Whether you are looking to buy or sell your New Jersey real estate they can help you. Search through thousands of houses for sale in New Jersey.

 

 

 

Softer Housing Sector Is Seen, But Data Don’t Point to Collapse

By Christopher Conkey and Michael Corkery
From The Wall Street Journal Online

U.S. home builders stepped up the pace of new construction in May after three months of declines, a sign that the housing market is softening but not collapsing.

The Commerce Department said housing starts rose 5% last month from April to an annual rate of 1.96 million units, but were down 3.8% from a year earlier. Building permits, an indicator of future trends in new residential construction, fell 2.1% last month and were running 8.5% lower than a year earlier.

The faster pace of new-home building in May is confirmation that the housing market is experiencing what Federal Reserve Chairman Ben Bernanke recently described as an "orderly and moderate" correction following last year’s peak. That bodes well for the economy, though analysts anticipate more weakness in the housing market during the rest of the year.

"Housing starts surprised to the upside, but May’s rebound is almost certainly a temporary pause in the downward trend," said Haseeb Ahmed, U.S. economist at J.P. Morgan Chase & Co. Other economists were puzzled about why builders would keep ramping up the supply of new homes when demand is on the wane. Daniel Oppenheim, an analyst at Bank of America Securities, said the gap between starts and sales traffic was at the "highest level in at least the past 20 years," a development that would lead to "even higher inventory and more pricing pressure."

There are proliferating signs that builders are responding to widespread expectations that the housing boom is ending. Robert Toll, chief executive of Toll Brothers Inc., the luxury-home builder based in Horsham, Pa., said the industry also faces an increasingly negative psychology among prospective buyers, despite historically low interest rates and a relatively strong economy. He attributes some of that negativity to media reports about the housing slowdown. "If you go to a party and tell people that you bought a new house, people look at you like you are crazy," he said.

Toll Brothers last month reported that orders for new homes fell 32% in the latest quarter. On Monday, KB Home, the big Los Angeles builder, said it had laid off some 7% of its workers.

In May, starts of single-family homes rose 2.1% from April, but were 7.6% lower than a year earlier, with the declines particularly pronounced in the Midwest. The South is the only region where the rate of new-home construction is up from a year earlier.

One bright spot for builders has been the construction of apartment buildings. Housing starts for residential structures with five or more units leapt 25.4% in May and were nearly 15% higher than a year earlier.

ERA Othello Realty is your source for your real estate needs throughout New Jersey. From the shores of Spring Lake NJ to Newark NJ they can handle all your real estate buying and selling needs. For homes for sale in Monmouth, Ocean, Mercer, Burlington, Camden, Middlesex, Passaic and all the other counties in NJ. From Central NJ to Northern NJ to Southern NJ you can count on ERA Othello Realty for New Jersey Real Estate.

 

 

 

Land Prices Increasingly Drive Housing Markets, Fed Study Says

By Campion Walsh
From The Wall Street Journal Online

WASHINGTON — Housing prices in big U.S. cities have increasingly reflected underlying land value rather than building value since the mid-1980s, and that trend is likely to continue, according to a Federal Reserve study released Tuesday.

In the 46 biggest metro housing markets, land’s share of property prices increased on average to 51% in 2004 from 32% in 1984, according to the study authored by Michael Palumbo, chief economist in the Fed’s flow of funds section, and Morris Davis, a former Fed economist now at the University of Wisconsin.

The increase was especially sharp during the 1998-2004 housing boom, when land’s share of property values gained 11 percentage points, the study said.

"With residential land having appreciated so significantly over the past 20 years around the country, the future course of land prices is expected to play an even more important role in governing home prices — in terms of average appreciation rates and volatility — in the next two decades," according to the study.

The report concludes that land’s increased share of property values "could mean faster home-price appreciation, on average, and possibly larger swings in home prices."

Even if land appreciation returns to the slower pace seen before the 1998-2004 boom, cumulative gains in land value mean that house prices might rise more quickly on average than they did before the boom, it said.

Regionally, relatively expensive housing markets have seen somewhat bigger increases in land’s share of prices in the 1998-2004 period, but the current housing boom has been marked by rapid appreciation of residential land "just about everywhere," according to the report.

The Fed study also found that at some point since 1984 most large U.S. cities have gone through one pronounced price cycle in which residential land lost value for several years, usually after several years of rapid appreciation.

"In real terms, land prices have generally taken several years to go from peak to trough, and the subsequent recovery from these price declines has generally occurred at a more gradual pace," the study said.

Please call us at 732-364-2015 and see what ERA Othello Realty can do for you and your real estate needs. We specialize in handling all aspects of real estate transactions throughout the New Jersey. Whether you wish to buy a home or sell a home we will be there every step of the way. From searching for your dream house, finding the home, negotiating the price, assisting with financing, inspection and at the closing ERA Othello Realty can help you buy your home.

 

 

 

Fee-Based Consultants Gain A Foothold in Home Sales

By Thomas Kostigen
From Marketwatch

There’s a new breed of real estate agent in town, agents who are marketing themselves as consultants. They boast that they do not take commissions and that they offer services for savvy consumers.

It’s an interesting concept in today’s real estate market where agents are slashing commissions to garner new business. Volume picks up the slack in lost income for agents willing to shave a percentage off their commission, or so they hope.

The average commission for a real estate agent on residential sale is 5%, a full percentage point lower than a decade ago. Some agencies offer discounted commissions as low as 3%. And now this: pay as you go service, or a la carte real estate consulting.

Ryan & Associates Realty in San Francisco says "with a consultant, you pay for just the services or expertise you need, and it’s a customized set of services for each consumer. Some consumers may choose to work with a real estate consultant by the hour, some would like to choose a la carte services, and others would like to bundle a few tasks/services together. It’s possible the consumer will complete some tasks on his or her own. The biggest plus in consulting services is that the consumer now has choices."

The agency is quick to note that the commission-based system as practiced by most Realtors may be less expensive. But it all depends on the consumer and his or her needs. A for-sale-by-owner scenario that needs a little marketing support may end up saving the seller thousands of dollars, especially in markets where multiple offers are common.

Fee-for-service, as these real estate consultants call their practice, isn’t discounting. They say discounters depend on volume and mass production, not quality or service, on which they pride themselves.

These are the services Ryan & Associates says it provides: first visit, listing appointment, installing sign and/or lock-boxes, photography, brokers’ tours, advertising preparation and placements, preparation of brochures and flyers, Internet advertising, graphics, weekly communications, scheduling appointments, follow-up on showings, negotiations, meeting with inspectors and appraisers, reviewing settlement papers and closing. In other words, exactly the services most commission-based real estate agents provide.

The total estimated cost for all this is about $7,000, or the price of a traditional commission on $140,000 house.

The fee-based firm also offers a menu of services for buyers: traditional commission, an hourly fee with 100% rebate or a "risk-sharing plan" that entails a $1,000 retainer, another $2,000 due upon purchase and sales agreement and when more than 20 hours of professional services is billed, $100 per hour and is due at closing with the balance of the real estate commission is rebated.

That scheme could add up to far less than what a traditional commission would be on a home sale — but real estate professionals say an attorney would most certainly have to also be hired to review the maze of closing documents anyone who has bought or sold a house knows come with a sale. And that legal fee could push costs up dramatically.

What counts most?

Real estate professionals are conflicted about the fee versus commission proposition. Some say it’s about the person, and others say it’s about the numbers.

Davis Paris, a former Morgan Stanley real estate executive and now a private developer as principal of ParisWest in Venice, Calif., says on the one hand "you want somebody who can get you that crazy price," yet on the other hand, the "market determines much of the price."

He points to the widely followed Multiple Listing Service), which features home sale price information and is generally available to the public. "The information is all there," he says, "but sometimes you need someone who understands more."

Whether fee or commission then really doesn’t matter; it’s the real estate professional and service you get that counts, if indeed an intermediary is needed at all.

Wall Street has been struggling with this same fee versus commission debate. According to Boston-based Financial Research Corp, 50% of stock brokers’ compensation comes from commissions on trades, the rest from fees. And a Rydex Advisor Benchmarking Research study says, "the share of income generated by commissions is shrinking."

Fee-based financial advisers have always been associated with wealthy clients. Wealthy clients with more money know they can command lower fees and/or discounts.

With home prices soaring, it looks like the same power is being handed to real estate buyers and sellers. The question is whether they’ll choose to use it.

http://www.realestatejournal.com/

If you need assistance selling your house ERA Othello Realty can share their expertise and experience with you in a friendly and professional manner. From all aspects of selling your house: from getting a qualified CMA (Comparative Market Analysis) to advising you on the presentation of your house, marketing your home online and in print, conducting an open house, showing your house within your guidelines and discretion, constant communication, negotiating the best price for your home and being with you until closing and beyond. We can also assist you in your search for a new home. Please call us at 732-364-2015.

 

 

 

Housing Starts Went Up in May, Indicating a Moderate Slowdown

By Brian Blackstone
From The Wall Street Journal Online

Housing starts increased for the first time since January last month, suggesting that the U.S. housing sector, though moderating, is doing so in an orderly fashion despite rising interest rates.

"Although we believe the housing market has clearly peaked, we expect a moderation in activity rather than a sharp decline, and we view this report as supporting this thesis," Bear Stearns U.S. Economics said in a research note.

May housing starts rose 5% to a seasonally adjusted 1.957 million annual rate, the Commerce Department said Tuesday. Housing starts in April dropped 5.5% to a 1.863 million rate, which was revised up from an original estimate of a 7.4% decline to 1.849 million.

May building permits, which are seen as an indicator of future activity, fell slightly. Housing starts were down 3.8% from May 2005 levels. Building permits were 8.5% lower from a year earlier.

Last month’s housing starts data were well above Wall Street expectations. The median estimate of 15 economists surveyed by Dow Jones and CNBC had housing starts up 1.7% to a 1.88 million annual rate.

Tuesday’s housing figures come on the heels of data showing building sentiment continues to wane.

The latest National Association of Home Builders confidence index fell four points to an 11-year low in June. NAHB expects single-family housing starts in 2006 to decline about 9% versus 2005.

According to the Federal Reserve’s latest studies of regional economies, known as the "beige book" reports, "residential real estate markets continued to cool across much of the country — with most districts reporting slower homebuilding and sales of existing homes."

With core inflation rising and economic figures showing continued growth, Fed officials are widely expected to raise interest rates a 17th-straight time, to 5.25%, when it meets in late June.

Tuesday’s government report on housing starts showed permits for future building dropped by 2.1% in May to a 1.932 million annual rate. Permits had been projected by economists to fall 2% to 1.933 million.

Regionally, home construction last month rose 8.5% to 960,000 in the South and jumped 15.8% to 520,000 units in the West. Starts climbed by 1.7% to 183,000 units in the Northeast and dropped 15.8% to 294,000 units in the Midwest.

Breaking down the rate of 1.957 million overall U.S. starts in May, single-family housing rose 2.1% to a rate of 1.586 million units, while starts of housing with two or more units increased by 19.7% to 371,000 units. Within that category of two or more units, groundbreakings of homes with five or more units — or multi-family — increased 25.4% to 321,000 units.

Nationwide, an estimated 189,300 houses were started in May based on figures unadjusted for seasonal factors. An estimated 182,700 building permits were issued last month, also based on unadjusted figures.

Newark NJ Real Estate, Spring Lake NJ Real Estate, Marlboro NJ Real Estate, Jackson NJ Real Estate are all popular destinations. Spring Lake NJ is the premium shore location with it’s exclusive homes for sale. Newark NJ is a popular city location for it’s proximity to NYC and it’s large business population. Marlboro NJ is known for it’s excellent school district, it’s exclusive homes for sale, the vicinity to NYC and it’s a beautiful area. Jackson NJ is a very popular residential area in Central New Jersey with many different classes of homes. If you are interested in real estate in any area of New Jersey, please let ERA Othello Realty help you.

 

 

 

Sell Your Home Faster With A Pre-Listing Home Inspection

The reports abound about a slow down in the real estate market. Homes are sitting on the market for longer periods of time, and sellers are finding that buyers are more concerned with the condition of the home. With more homes on the market to choose from, buyers can afford to walk away from a deal, if the conditions of the home are not to their satisfaction.

How well do you know YOUR home?

Why wait for a buyers Home Inspector to uncover hidden problems, after you have already accepted an offer that could end up costing you thousands in a lower negotiated selling price?

A Professional Sellers Pre-Listing Home Inspection can help you identify critical areas of concern up-front.

You decide whether to perform repairs or disclose during initial negotiations.

Pre-listing Home Inspection Benefits

There are many benefits to having your home inspected before listing. With a pre-listing inspection your home could sell faster and for more money without any renegotiations because results of the inspection will be presented ahead of time. Your potential buyer will be reassured about the condition of the home from the detailed inspection report. A pre-inspected listing will also give you the ability to fix any problems and deal with any issues ahead of time, so there wont be any surprises.

1. Home could sell faster!
2. Home could sell for more money!
3. No more buyers walking away because they think there is a problem with the house.
4. No deal-killing home inspector picking your home apart after the deal is done.
5. No 11th hour renegotiations based on the inspector’s findings.
6. No helpless feelings that an inspector has raised an issue that is not a big problem.
7. No more buyers getting cold feet when they find out the home is not perfect.
8. No more buyers walking away because they don’t have time for an inspection.
9. No more parade of inspectors through your home before a multiple-offer situation.
10. You choose the inspector based on reputation and credentials.
11. You resolve any differences of opinion before the house goes on the market.
12. You fix any problems you like or recognize the problem and reflect it in the purchase price - take it off the table as a negotiating tool against you.
13. Inspection Report can be made available as an HTML web page link, to be included on your listing agents web site. That way, prospective buyers can see the report in advance.

Many inspectors will come back to re-inspect fixes

If you fix or improve areas noted in the report, many home inspectors will return to the home, to update the report to reflect the current status. This can be a big selling advantage, in particular in a slower market, where buyers are more concerned with condition and value.

As real estate market conditions continue to soften, you need every advantage possible to help your home sell. Dont wait with your fingers crossed, hoping the buyers home inspector doesnt find any problems. Consider a pre-listing home inspection to put you in the drivers seat and to present your home in the proper light.

About the Author:
Scott Home Inspection - A Colorado Professional Home Inspection company serving Denver, Boulder, Fort Collins, Greeley and surrounding areas, including Radon testing, Mold inspector. http://www.scotthomeinspection.com/

If you would like to buy a house/home we are your source of thousands of available listings of real estate. As a native Licensed New Jersey Real Estate Broker we have many agents in our realty who are very familiar with the needs of New Jersey Real Estate buyers. If you are interested in selling your house, or any other NJ real estate, we are here to help you sell. Our experience real estate office staff will walk you through the whole house selling process. Get in touch with us and we will show you how we can help your sell your home in New Jersey.

 

 

 

 

 

Tips on Selling Your Home

by Khieng Chho

If you had finally decided to move your family into a new place because your new job is asking for it, it may come to a term that you will sell your house. By applying several simple techniques and tips, you can actually sell your home without the help of a real state agent. Since you’re moving with your family, selling your home can help in finding and purchasing a new house.

However, in selling your house, it will take hard work and commitment from you. Precisely, you can’t always find buyers in an instant. So, you must take the right strategies in order to increase the chances in getting your home to be sold.

Here are helpful tips that can help you in each way:

* You must understand the status of real estate market.

Getting the current situation of real estate status is a great start. You must determine what kind of decisions you will make that can affect the sale of your house. If needed, you ask from real estate agents for considerable guidance.

* Timing .

Timing is one thing that you can’t take for granted in the estate market since it comes with its high and lows. If you’re not in a hurry to sell your home, you can wait for the right buyer to arrive.

* You can form a team of professionals.

Even if you know how to handle things in selling your house, it is advantageous to have specialized knowledge from sales agents as well as from real estate lawyers. They can help you on matters pertaining to selling and buying agreements.

* Determining the selling price of your home.

The perfect way to determine the right selling price of your home is through a professional real estate appraiser.

* Preparing your house to be sold.

You can set open house days to possible interested buyers. The house must be thoroughly cleaned.

* Spread the news.

You can put a sign board in your front yard that can call attention from passersby. You can also make highlight sheets in outlining key features of your house so that you can distribute those to friends.

* Learn some negotiating skills.

In negotiating, you and the buyer keep on exchanging offers. In discussing the price, it’s advised that you know the proper calculations of numbers are correct. If done right, you have the position to negotiate in a firm manner.

* If all fails, go and ask from realtors.

If you didn’t get what you’re hoping for, you can list your house to any multiple listing services. It will cost you some fee however your house will be exposed to thousands of buyers across the country.

These helpful tips can give you the flexibility you always wanted in selling your home in such a way it could save or make thousands of dollars in your account.

About the Author

Khieng ‘Ken‘ Chho - Online Home Selling Resources. For related articles and other resources, visit Ken’s website: http://sell-home.onew3b.net/

http://www.goarticles.com/index.html

ERA Othello Realty is your source for your real estate needs throughout New Jersey. From the shores of Spring Lake NJ to Newark NJ they can handle all your real estate buying and selling needs. For homes for sale in Monmouth, Ocean, Mercer, Burlington, Camden, Middlesex, Passaic and all the other counties in NJ. From Central NJ to Northern NJ to Southern NJ you can count on ERA Othello Realty for New Jersey Real Estate.

 

 

 

Things to keep in mind while buying a home!

Author: Alex Tonel

Buying a home is really exciting. But before buying there are certain things you must look for and here are they to help you out.

Whenever you are looking to buy a house get a pre-approval document. A pre approval document is needed by the real estate agent to show that you are ready and serious about buying a house. It will add on to the advantages and will empower you to negotiate a better offer to buy the home of your dream.
What are the things you will require to get a pre approval? Just read on:

You should get a copy of you FICO score. Most of the people start looking for a home then applying for a home loan only to find out later that there is something wrong with their credit. Do not let this happen to you. So get a report before finding a home. A FICO report is a tally of your credit score aggregated from the three major reporting credit bureaus. Any negative information such as collections, late payments and bankruptcies can tarnish your score. However you can fix your credit score by paying off the collection accounts, pay your bills on time and paying down any credit cards to lower 40% the maximum limit. In a few months you can raise your FICO score by as much as 20 to 100 points. This means better loans term when applying for a loan. So do not forget to get your FICO score before buying a home.

There are costs in buying and selling a home. If you sell a house prematurely it may prove to be disadvantageous to you. The right alternative can be refinancing. So buy a house for a longer period at least two to three years.

You must aim for a house that you think can afford to buy making the monthly payments. Do not buy a house that is unnecessarily expensive. You should buy a house that is right for you. As house purchase can prove to be your biggest investment you make, hence you would prefer to get a good return in future.

You have to live in the house you are buying so buy it at a location that is convenient to you. When looking for right locations consider good future equity appreciation, safety, a good school district and a nearby freeway access.

Always compare the price of the houses you are going to buy with you neighborhood. Once you have found the house of your choice you must compare its prices with the other houses in that area the price should not differ more than 5 percent than the average cost of the houses in that area.

You must also get a house inspection done before making a deal. This inspection can help you find the damages that may need certain repairing by the seller.

It is always in your hand to crack the best possible deal for yourself. All you need to do is be cautious when making a choice.

Alex Tonel is editor of UK Mortgage Directory and UK Education Director

We have hundreds of listings of homes for sale in your area. If you are interested in buying a house feel free to search through our database. This is a free service and we have a low pressure policy. There is a lot of property for sale in New Jersey.

 

 

 

 

Things to keep in mind while buying a home!

Author: Alex Tonel

Buying a home is really exciting. But before buying there are certain things you must look for and here are they to help you out.

Whenever you are looking to buy a house get a pre-approval document. A pre approval document is needed by the real estate agent to show that you are ready and serious about buying a house. It will add on to the advantages and will empower you to negotiate a better offer to buy the home of your dream.
What are the things you will require to get a pre approval? Just read on:

You should get a copy of you FICO score. Most of the people start looking for a home then applying for a home loan only to find out later that there is something wrong with their credit. Do not let this happen to you. So get a report before finding a home. A FICO report is a tally of your credit score aggregated from the three major reporting credit bureaus. Any negative information such as collections, late payments and bankruptcies can tarnish your score. However you can fix your credit score by paying off the collection accounts, pay your bills on time and paying down any credit cards to lower 40% the maximum limit. In a few months you can raise your FICO score by as much as 20 to 100 points. This means better loans term when applying for a loan. So do not forget to get your FICO score before buying a home.

There are costs in buying and selling a home. If you sell a house prematurely it may prove to be disadvantageous to you. The right alternative can be refinancing. So buy a house for a longer period at least two to three years.

You must aim for a house that you think can afford to buy making the monthly payments. Do not buy a house that is unnecessarily expensive. You should buy a house that is right for you. As house purchase can prove to be your biggest investment you make, hence you would prefer to get a good return in future.

You have to live in the house you are buying so buy it at a location that is convenient to you. When looking for right locations consider good future equity appreciation, safety, a good school district and a nearby freeway access.

Always compare the price of the houses you are going to buy with you neighborhood. Once you have found the house of your choice you must compare its prices with the other houses in that area the price should not differ more than 5 percent than the average cost of the houses in that area.

You must also get a house inspection done before making a deal. This inspection can help you find the damages that may need certain repairing by the seller.

It is always in your hand to crack the best possible deal for yourself. All you need to do is be cautious when making a choice.

Alex Tonel is editor of UK Mortgage Directory and UK Education Director

We have hundreds of listings of homes for sale in your area. If you are interested in buying a house feel free to search through our database. This is a free service and we have a low pressure policy. There is a lot of property for sale in New Jersey.

 

 

 

 

Home Improvements to Avoid When Selling Your House

By Amy Hoak

From The Wall Street Journal Online

The in-ground swimming pool at a house in rural North Carolina is a huge asset in the social lives of Greg Gabbard’s college-age children. But Mr. Gabbard sees the pool as one of the biggest home-investment mistakes he has ever made.

"Assuming I can sell this place, I will never have another pool," says the 43-year-old Internet-security contractor.

He blames the pool — and the house’s high-maintenance cedar siding — for buyers’ reluctance to purchase the four-bedroom home during its five-month stint on the market last summer. While nearby Charlotte, N.C., enjoyed a healthy real-estate market, Mr. Gabbard got a dozen lookers and no takers for the house.

His assumption is probably correct, says Holly Slaughter, brand manager for RealEstate.com, a Web site that provides information to home buyers and sellers. A pool often deters buyers, especially in areas with a number of community swimming holes, she says.

Homeowners hear a lot about improvements that might add value to houses. But less attention is paid to what to avoid.

Steer clear of renovations that will cost you money at resale time. Avoid these seven deadly sins of remodeling if you want an edge over other home sellers in an iffy market.

1. Overexpanding

Trying to keep up with the Joneses is fine, but don’t keep outdoing neighbors with additions unless you plan to stay put a long time.

A home that becomes conspicuously larger — and more expensive — than those around it will risk becoming hard to sell, Mrs. Slaughter says.

Additions tend not to return their entire investment, according to Tom Stevens, president of the National Association of Realtors. The 2005 "Cost vs. Value Report" by the association and Remodeling magazine found that homeowners were able to recoup only 83% of the cost of a family-room addition and 82% of a midrange master suite.

2. Making your home into something it’s not

Don’t change the general architecture of the home, and make sure that renovations match. For example, a modern steel door doesn’t belong on a ranch house built in the 1970s, Mrs. Slaughter says.

Changes that are obviously inconsistent with the home’s style will limit the number of people interested in buying it, says Michael Nagel, vice chairman of the National Association of Home Builders’ Remodelors Council. This is especially true for structures such as the Frank Lloyd Wright house he’s working on; it’s relevant to a somewhat lesser degree for a typical tract home.

3. Changing a room’s function

Completely altering the purpose of a room is risky. Keep kitchens as kitchens, and bathrooms as bathrooms. They were built that way for a reason.

"We all expect basic functionality," Mrs. Slaughter says. "If you start changing the basic items that you expect out of your home, you’re really customizing it for yourself."

Despite the rising number of people who work at home, building an office also can be a negative, Mr. Stevens says.

The National Association of Realtors/Remodeling magazine study found that installing a computer set-up, office storage and commercial carpeting while also rewiring the room for computer and fax use produced only an average 73% return of cost.

4. Doing it yourself — when you shouldn’t

Be extremely confident you’re capable of taking on a project before trying to do it yourself.

"I wouldn’t try and fix my own car; why would someone want to fix their own house?" says Mr. Nagel, who often sees sloppy tile jobs done by amateurs.

5. Underbudgeting

Don’t underestimate how much projects will cost. Expenses usually are added, not subtracted.

Homeowners routinely go 20% to 30% over budget, Mrs. Slaughter says. "People not only underbudget from a monetary point, but they also underbudget time," she says. A prospective buyer walking through a home isn’t going to see the glass as half full when a project is half done.

6. Making unneeded renovations

When remodeling for resale, don’t waste time with renovations that won’t pay off. If you must have a pool, it helps to install a new patio, porch and alternative entryway, Mrs. Slaughter says, but you still may have to lower your expectations on who will be interested in buying.

Proceed first with projects that are going to have the highest rate of return, experts advise. In the last four annual editions, the National Association of Realtors/Remodeling magazine study has identified four renovations that show the greatest return at resale: improvements to siding, windows, kitchens and bathrooms.

In the 2005 study, a midrange bathroom renovation paid off with an average 102% return on investment and an upscale bathroom renovation recouped 93% of its cost. A midrange kitchen renovation recouped 91% of its cost on average, and an upscale kitchen recouped 85%. A minor kitchen remodeling job returned 99% of its cost.

7. Neglecting maintenance

Proper maintenance and annual upkeep may be the most important improvements of all.

Clean the gutters to protect the exterior from water damage. Trim shrubs. Check for termites. Keep track of annual checkups — and use that as a selling point. Annual maintenance pays back handsomely when you sell. And before the house goes up for sale, experts recommend a fresh coat of paint.

ERA Othello Realty is your source for your real estate needs throughout New Jersey. From the shores of Spring Lake NJ to Newark NJ they can handle all your real estate buying and selling needs. For homes for sale in Monmouth, Ocean, Mercer, Burlington, Camden, Middlesex, Passaic and all the other counties in NJ. From Central NJ to Northern NJ to Southern NJ you can count on ERA Othello Realty for New Jersey Real Estate.

 

 

 

 

 

 

Home Prices Up 12.5% in 2005, But Rise Just 2% in First Quarter

By Rex Nutting

From Marketwatch

U.S. home prices rose at the slowest pace in two years in the first quarter, as some once-hot markets in California saw prices fall.

The Office of Federal Housing Enterprise Oversight said Thursday its home-price index was up 12.5% in the past year and up 2% from the fourth quarter to the first quarter. It was the slowest quarterly gain in prices since the first quarter of 2004. In the fourth quarter, prices were up 13.3% year-over-year and had risen 3.1% quarter to quarter.

"These data show average housing prices still growing stronger than some might have expected," said OFHEO Acting Director James Lockhart. "They do indicate, however, that price growth is moderating in some parts of the country, particularly in areas where prices have been rising the most."

For the first time since 2002, two states — Iowa and South Dakota — showed price declines from the fourth quarter to first quarter.

Among 275 metro areas, 53 saw prices decline from the fourth quarter to the first quarter, including some previous hot markets in California.

The fastest price appreciation in the past year has been in Arizona, Florida, Hawaii, Oregon, the District of Columbia, Maryland and Idaho. All saw prices rise more than 20% in the past year. Prices in California were up 19.2% in the past year.

Arizona continued to have the fastest growing prices, but its growth rate fell in half during the first quarter. Prices in Arizona are up 32.8% in the past year. The slowest home price gains were in Michigan, Ohio, Indiana, Nebraska, Kansas and Iowa. All had year-over-year price gains of less than 5%.

In the first quarter, prices in 14 states were rising slower than consumer prices.

Among 275 metro areas, St. George, Utah, had the biggest year-over-year gain at 38.4%. It was followed by Naples, Fla. (37.7%), Fort Myers, Fla. (36.9%), Phoenix (36.5%) and Lakeland, Fla. (35.6%).

Some once-hot California markets cooled. Although prices are still up more than 10% year-over-year, prices declined on a quarterly basis in San Jose, Santa Barbara, Santa Rosa, Sacramento and Salinas.

The smallest annual gains were in Saginaw, Mich. (0.1%), Anderson, Ind. (0.8%), Erie, Pa. (1%), Canton, Ohio (1.2%), and Lafayette, Ind. (1.2%). All five of those cities saw prices falling from the fourth quarter to the first quarter.

The OFEHO home-price index is considered to be the most accurate of such measures because it tracks sales and refinancings of the same property over time, meaning changes in the mix of homes being sold do not skew the reading.

Other home-price indicators also show a marked slowdown. The median price of a new home is up 0.9% in the past year. The median price of an existing home is up 4.2%.

http://www.realestatejournal.com/

Newark NJ Real Estate, Spring Lake NJ Real Estate, Marlboro NJ Real Estate, Jackson NJ Real Estate are all popular destinations. Spring Lake NJ is the premium shore location with it’s exclusive homes for sale. Newark NJ is a popular city location for it’s proximity to NYC and it’s large business population. Marlboro NJ is known for it’s excellent school district, it’s exclusive homes for sale, the vicinity to NYC and it’s a beautiful area. Jackson NJ is a very popular residential area in Central New Jersey with many different classes of homes. If you are interested in real estate in any area of New Jersey, please let ERA Othello Realty help you.

 

 

 

 

 

Real Estate Letters; Low Cost, High Profitability

By: Lanard Perry

Mailing real estate letters is one of the best real estate marketing strategies a new, or even veteran agent for that matter, can employ. Really, is there anything easier than mailing letters?

So, it shouldn’t surprise you when I say my success as a real estate sales person was largely due to my letter writing campaigns. But success wasn’t instant. In fact, it took a year or so to incorporate all of the elements that good letters should have.

Next, it took me a while to develop the rhythm of when to mail, what to say, how long my letters should be, how often to mail and other things like that. But once I figured out the dos and don’ts my results skyrocketed! At my peak I averaged 2 plus listings a week!

After all, if the key to selling real estate is location, location, location the key to getting prospects to sell real estate to is contacts, contacts, contacts. The more contacts the more prospects, and the more prospects the more real estate you’ll sell.

Sounds simple enough, but writing good letters can be difficult and time consuming. Go ahead, try it right now and I can almost assure you that the blank computer screen in front of you will get bigger and bigger the longer you sit trying to hack out a good letter. Sometimes just completing the first sentence is a major accomplishment!

However, when you know the 4 elements of writing a good letter they become just a tad easier to write. Specifically, your letters should;

1. be short, sweet and to the point – preferably less than a page long.
2. have lots of white space; short sentences and paragraphs that are only 2-3 sentences long.
3. spell out the benefits of doing business with you.
4. have a call for action telling the readers what you want them to do after reading your letter.

Still, writing dynamic letters that get results is easier said than done. I actually got to a point where I avoided writing letters (maybe that’s why some agents never get started) until I discovered something better … prewritten letters and ghost writers.

Prewritten letters are just what they sound like; letters written by others that you buy for your own use and signature. They’re fairly inexpensive, easy to find and the best part is that you own them as though you actually wrote them.

As for ghost writers, they’re writers you hire to write letters for you…for a price. While this strategy can be a little pricey it can be well worth the cost if you hire really good ones. Personally, I hire ghost from time to time and will continue doing so as I build my real estate marketing website businesses. You can find ghost writers at http://www.elance.com and http://www.guru.com.

Summarily, good real estate letters can help you increase your business and put money in the bank. If you don’t have the time or inclination to write your own letters ghost writers and prewritten letters can be great alternatives.

 

author: Lanard Perry is the owner of Real Estate Marketing Talk, a web site dedicated to providing money making tips, tools and resources to agents, buyers, sellers and investors.

 

 

 

 

 

 

 

 

 

 

 

 

We have many listings of homes for sale. There are townhomes for sale, homes for sale, condos for sale, lots for sale and real estate for sale, residential and commercial. So, come inside and search through thousands of listings of homes for sale in New Jersey and all other NJ real estate.

 

 

 

Your Ideal Home - How To find Your Extra Special Home

If you’re looking for something extra special for your ideal home, you need to know the best ways to find that home. Most property search engines are quite basic. You put in the location, price, bedroom, etc. and sift through the result pages. Often what you find is the normal typical house which though adequate might not hold that extra special character and sparkle. Moving house is expensive, and potentially stressful. You want to get it right.

There is one website that will help you do this. At the UK’s Property Search Engine, www.wheresmyproperty.com users can add into the search the words that describe that extra special character unique for your next home. For example, you might be looking for a beautiful thatched cottage and so you could include the word "thatched". Perhaps you want to be by the sea, so could include "sea" in the search. Perhaps you want only a period house, and so you can add "period" to the search. On the other side of the spectrum you may definitely not want certain features in your new home and you can choose to exclude properties which contain those features.

By adding the search words of what you want you will save time and only see properties that excite you.

As way of example, on searching for a thatched cottage in the south www.wheresmyproperty.com found only beautiful thatched cottages from a cosy 2 bed cottage dating back to 1850 to a large 6 bed family thatched home with beautiful gardens. On a search for properties by the sea the results were impressive - a 1 bed flat on the sea front up to a 4 bed detached house with sea views. Or perhaps fishing rights are of prime importance - simply add "fishing" to the search, or perhaps landscaped gardens are your joy. WheresMyProperty will help you find it.

Your house is your home. Make it special. Go to www.wheresmyproperty.com to live your dream.

Article Source

author: Susy Copus is a property commentator with a particular interest in unique properties and properties available for renovation and updating. To find out more go to www.wheresmyproperty.com and www.renovatealerts.com.

 

 

 

 

 

 

 

 

 

 

Please call us at 732-364-2015 and see what ERA Othello Realty can do for you and your real estate needs. We specialize in handling all aspects of real estate transactions throughout the New Jersey. Whether you wish to buy a home or sell a home we will be there every step of the way. From searching for your dream house, finding the home, negotiating the price, assisting with financing, inspection and at the closing ERA Othello Realty can help you buy your home.

 

 

 

Real Estate on the Internet: Searching and Researching

By Cy Yablonsky

According to the National Association of Realtors (NAR) 80% of people interested in purchasing real estate use the Web in their search. If you are looking for homes for sale it can be a very daunting task. The Internet is a very powerful medium and is very useful to doing just about any research, the purchase of real estate is no exception.

Buying a house involves many different aspects, and the Internet can help you with most of them.

1. Area Research: If you are planning to buy a home in a certain area you are probably interested in finding about the schools in the area, crime statistics, demographics, etc. If you are coming from out of state or from an area a major distance away and you don’t know specifically which town you would like to move you could be broad in your search.
For example: If you are moving from Ohio to New Jersey and you know you want to buy a home in Central New Jersey then you can go to Google type in “Counties in New Jersey.” Once you see a map of the counties you can search within the county that you’re interested in and search Google again for “Townships in Ocean County NJ.” Then you take that list and search again to find the crime statistics etc. It takes a little time but you need to know this information so you don’t waste time looking for a house in an area that doesn’t match your needs.

2. Financing Real Estate: Obtaining a mortgage involves different aspects. You want to find reasonable rates and analyze your monthly payments. In addition, and also very important, is receiving a mortgage pre-approval. The pre-approval is important when dealing with a Realtor; a real estate agent will often expect a mortgage pre-approval in order to show a house and usually when you want to give an offer on that dream home of yours.

There are many mortgage calculators on real estate websites and, obviously, on mortgage broker and mortgage banker websites. To find the best mortgage rates you do still need to shop around but the Internet makes it much easier, since most mortgage websites allow you to apply online.

3. Finding the Perfect Home: Now we finally get to the whole point; your interest in finding, and buying, that perfect house! You can be broad and search for “homes for sale in central NJ” or be more specific with “homes for sale in Jackson NJ.” This depends on if you know exactly what you are looking for. In the end, however, most of the real estate websites that allow you to search the Multiple Listing Service (MLS) offer a broad area to search from. MLS’s can span multiple counties. Once you find a real estate website that covers your area, and you are comfortable with, you can inquire about the individual properties for sale from that Realtor.

I hope this helps in your real estate search. Happy hunting!

Copyright 2005 Cy Yablonsky. Cy Yablonsky is an Associate Realtor with Othello Realty, you can visit Othello Realty at http://www.OthelloRealty.com. Feel free to reprint this article but you must include this paragraph and all links must be live and working, no changes can be made.

 

 

 

 

 

 

 

 

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Will Summer Bring a Buyer’s Market? The Current State of the Real-Estate Market

By Chris Yarbrough

Just over a month ago I wrote an article on just where I felt the real estate market was heading. I argued that interest rates would continue to rise as the Fed worried about inflation, and builders, who were loudly proclaiming the market is simply cooling off, were just trying to generate additional sales. Another interest rate hike later, the Fed has indicated that further hikes are not off the table, gas prices have continued to rise, and home inventories are reaching epic proportions.

I received dozens of emails from readers who claimed I was misconstruing the numbers, while others suggested I was too stupid to ever own a home, and should consign myself to renting. It is in the spirit of those emails that I offer up these juicy market tidbits. Enjoy!

Ameriquest recently reported a 46% plunge in loan volume, which resulted in 229 retail branch closures, and 3800 jobs eliminated. They are not alone. Saxon Mortgage and ECC Capital Corp. also announced branch closures as rising interest rates continue to drive buyers out of the market and squeeze mortgage brokers nation wide.

On May 6, the Honolulu Star Bulletin reported Honolulu home sales down 41% year-over-year in April, and Maui condo sales off by 50%.

On the mainland, California homeowners and speculators are taking a beating as well. Year-over-year home sales are down a whooping 46% in Sacramento, 30% in San Francisco, and a staggering 50% in Los Angeles/Long Beach.

Checking the Atlantic side of the continent we find the New York Times reporting on May 9 that the inventory of homes for sale in the Fort Lauderdale area has quadrupled, year over year, to 20,000. Ouch! I almost feel sorry for all those speculators in Florida. Ok, not really.

On May 15, 2006 Marketwatch reported “U.S. home builders have turned negative on the housing market for the first time since just after 9/11, the National Association of Home Builders and Wells Fargo said Monday. The NAHB/Wells Fargo housing market index, a builders’ sentiment gauge, fell six points in May from a revised 51 to 45, the lowest level since June 1995, the industry group said. The index shows more builders say the market is "poor" than say it’s "good." The index has fallen 23 points in the last seven months. In May, builders’ assessment of current single-family home sales fell to 50 from 55. The assessment of future sales dropped to 54 from 59. The assessment of the traffic of prospective buyers dropped to 32 from 39.”

Remember those mortgage defaults I mentioned reaching all time highs? Those numbers are starting to look rather tame. Real estate consultancy RealtyTrac reports, “A total of 323,102 properties nationwide entered some stage of foreclosure in the first quarter of 2006, a 72% year-over-year increase from the first quarter of 2005 and a 38% increase from the previous quarter.” When you factor in the massive numbers of homeowners that unwisely chose to purchase their home using an adjustable rate mortgage at the bottom of the rate curve, it becomes very apparent that we have not even seen the tip of the default iceberg.

How big can the default numbers get? It really depends on two factors. One, how many people chose to finance with ARMs, and two, how high are interest rates going to get? To give you some idea of the numbers of ARMs out there, I offer up one of the most expensive markets in the country, San Diego. In 2004 and 2005 nearly 80% of all homebuyers in that highly overpriced market used adjustable rate mortgages. Get the picture?

There is little doubt that middle class America has born the brunt of real estate run up, but how has the higher priced market fared? Historically, when the stock market is offering up nice returns, as it has been lately, higher priced homes tend to sell very well. Not any more! A close look at Toll Brothers’ sales finds them off a staggering 32%. Surprisingly, instead of scaling back their building plans and focusing on reducing inventories, Toll Brothers has announced a ramp up in production. The Dow Jones reports, “Toll Brothers plans to open 80 communities during the next six months, and expects to wrap up fiscal 2006 with 295 subdivisions, up from 230 in fiscal 2005.”

With summer upon us, the next few months are going to be a crucial test of the housing markets flexibility. If agents continue to advise clients the market is simply cooling down and keep pushing those high prices, things may get stagnant very fast. Buyers aren’t stupid. At least I hope not. With a little patience, the seller’s market could quickly turn into one of the best buyer’s markets in years.

My stance is essentially the same as it was last month. Wait out the rising rates, continue to save, and resist the temptation to buy into a market that looks primed for a fall. Don’t let those attractive offers of upgrades from builders lure you in. Properly timed, a buyer could not only get that nice upgrade package, but could also wind up paying thousands less for the home. Builders are in the business of selling homes, not holding onto them. If the market moves, they will move with it. They really have no choice. Buyers do. Make a good one.

Chris Yarbrough writes for Ebay Guides, a free resource site with hundreds of articles and guides. You can view the housing guides at http://www.ebay-guides.com.

 

 

 

 

 

 

 

 

 

 

 

 

Real estate professionals investments New Jersey homes for sale buying a house free service contact us Howell, Point Pleasant, Lakewood, Jackson, Passaic, Hamilton, Manalapan, Marlboro, Brick, Wall, Manasquan, Freehold New Jersey homes for sale homes for sale sell your house real estate value Real Estate Advice Real Estate Services Search Available Homes for Sale Buying a Home Comparative Market Analysis New Jersey real estate investing buy properties home buying tips

 

 

 

A Beginner’s Guide to Real Estate Investing

By Jeanette Joy Fisher

When you first decide that you want to begin investing in real estate, it can be a nerve-wracking and somewhat frightening experience. After all, a serious mistake can be disastrous. That’s the bad news.

The good news is that you can minimize your chances of making disastrous mistakes by simply following a simple formula.

Beginner’s Jitters

First, you need to accept the fact that you’re going to be nervous–sometimes to the point of paralysis–when you first start out. That’s normal, and there’s every reason for you to be cautious. However, you must overcome that paralysis if you’re going to become a successful real estate investor.

Educate Yourself

Now that you know being nervous is normal, how do you get over it? You begin by gathering lots of information about properties, the area, the prices of homes for sale and recently sold in the area, your financing options, how much it will cost to fix the property for resale or rental, and anything else you can think of that might come into play–BEFORE you make an offer.

That doesn’t mean you can take a long time to do all that, especially in a competitive market. However, don’t make an offer until you HAVE done your research. If you lose out on a property or two at first, don’t worry. There will be others, and you’ll get faster at gathering your information as time goes by.

Make Offers

To make your offer, make sure you know how much the property will be worth once you’ve done the fix-up, if you’re planning to flip the house to generate capital. It’s often a wise idea to pick a certain area and work it exclusively, so that you become an expert on what houses are selling for. That way, you know within a relatively small fraction how much profit is to be made when you sell. (Of course, you always want to leave yourself a cushion, because almost every property will harbor some sort of surprise that will cut into your profit margin.)

A very general rule, although you can’t use it in every situation: You should be able to purchase a property you’re hoping to resell for at least 20 percent below its market value if it DOESN’T require any real fix-up other than some cosmetic cleaning and detailing. If it needs more than that, you MUST lower your offering price accordingly.

Once final tip: don’t be afraid to negotiate! You must be able to make a profit, and if you can’t get the property for a low enough price to allow a reasonable profit, you must be disciplined enough to walk away and begin looking for a different property.

Don’t give up–make a lot of offers. Bargain properties waiting for smart investors are all around.

Copyright © 2006 Jeanette J. Fisher

 

Jeanette Fisher teaches interior design secrets to top-dollar home sales and how to make money flipping houses. Learn about making money investing in real estate with free ebook "The Truth about Making Money Flipping Houses" and Real Estate Investing Articles for Beginners

 

 

 

 

 

 

 

 

 

 

 

 

If you need assistance selling your house ERA Othello Realty can share their expertise and experience with you in a friendly and professional manner. From all aspects of selling your house: from getting a qualified CMA (Comparative Market Analysis) to advising you on the presentation of your house, marketing your home online and in print, conducting an open house, showing your house within your guidelines and discretion, constant communication, negotiating the best price for your home and being with you until closing and beyond. We can also assist you in your search for a new home. Please call us at 732-364-2015.

 

 

 

Real Estate Market Trends: Selling In The Adjusted Real Estate Market

According to Carla L. Davis, writer for Realty Times, "Some say the market is up. Others report the market is down. What is a real estate consumer to think?" As the national market continues to shift home sellers must take many factors into consideration to make a successful sale. "It is the curse and the blessing of living in such a vast country," continues Davis, "While some areas may be past their boom, seeing prices dropping, interest rates rising, and buyer activity slowing, other areas are seeing small, contained booms." Areas like the Tidewater/Hampton Roads region of Virginia continue to support a seller’s market, but sellers should consult experienced real estate agents to get the best price and the most from their real estate investment.

Quick Tips For Selling Your Home

There are five basic tips sellers should remember when putting their home on the market. A seasoned real estate agent can help sellers develop marketing strategies based on the neighborhood, style of the home and demographics of potential buyers.

1. Be wary of advertising your home with the statement "as is". The term "as is" can imply to buyers your home needs work when it is actually in wonderful shape and worth the asking price. Avoid the stigma of your home being considered a "fixer-upper". This will help you get the highest dollar for your home.

2. Keep up with home upgrades to increase home value and replace simple items like light fixtures or kitchen and bath hardware. An added touch of beauty can make all the difference to a buyer. To learn more about generating money with home improvement visit http://www.voncannonrealestate.com and read "Renovations and Upgrades-Bring It To The Bank" Part 1 and 2.

3. Understand who is most likely to purchase your home. Will your home attract retirees or families, single people or a couple? This will help you qualify the buyers as warm or hot leads when they visit your home.

4. What are the most beneficial or harmful characteristics of your location? There are many complex factors to consider when choosing a neighborhood. Is there a fire station nearby or a hospital in close proximity? Are there stores and activities in the general vicinity? Make an honest and positive presentation to potential buyers. An experienced real estate agent can help you.

5. Always remember, as you move from one property to another, every home you buy will eventually be sold whether you live there for 20 years or 2 years. You should always think about the resale potential of any purchase.

To learn more about the Hampton Roads/ Tidewater region of virginia and the current real estate market trends please review my articles published on http://www.voncannonrealestate.com. Tax Breaks That Make Property Sales Easier and More Profitable As buyers continue to relocate and retire to coastal Virginia areas sellers have many opportunities. One of the best ways to make the most of a home sale is to understand the tax breaks available through IRS Section 121 and 1031. In her article "Property Sales Tax Breaks" writer Phoebe Chongchua talks with attorney David Greenberger, president of 1031 Exchange Advantage, Inc. about the specific advantages of avoiding capital gains tax. "People don’t want to pay capital gains taxes which can be as high as 30 percent of the gain," states Greenberger. The homeowner’s exclusion, IRS Section 121, allows a gain exclusion of $250,000 for singles and $500,000 for married couples and applies only to homes that have been used as a primary residence for two years. Greenberger explains that "A 1031 exchange is basically an unlimited tax break — as long as you roll the money from the investment, non-owner-occupied property into another real estate purchase within six months, you will not incur property sales tax." He also states that combining these IRS Sections can create the perfect tax shelter for creative investors to sell both investment properties and primary residences. To learn more about IRS Section 1031 visit my web site and read "Increase Your Buying Power With Capital Gains Reinvestment".

Stay Educated and Ask for Advice

As mortgage rates continue to rise this month remember adjustable mortgage rates may not be your best bet. Long term loans will be the better value. To learn more about various mortgage options visit my web site and read "More Bang For Your Buck With Mortgages". Also, keep up with your local real estate market shifts and plan ahead when selling. Knowledge can make the difference between a smooth sale and time wasted. To read more about real estate trends and retiring and relocating to coastal Virginia visit http://www.voncannonrealestate.com.

 

About the Author

Elaine VonCannon is a REALTOR with RE/Max Capital in Williamsburg, Virginia, and she specializes in retirement and relocation in the Hampton Roads/Tidewater area. Elaine works with real estate investors and is an expert on Virginia estate properties. To learn more about real estate and to read informative real estate articles visit http://www.voncannonrealestate.com.

 

 

 

 

 

 

 

 

 

 

 

We have hundreds of listings of homes for sale in your area. If you are interested in buying a house feel free to search through our database. This is a free service and we have a low pressure policy. There is a lot of property for sale in New Jersey.

 

 

 

 

 

Tips on Home Buying and Selling

by: Julius

Home buying and selling is a very fast paced industry, a house can sell in an hour, or even in minutes. Real estate buying and selling is also a very hard job, but with the right tips on your book you will be able to outwit and win good deals.

So here are some good tips on how to sell good and buy the best home. Just remember all of this and surely you will be able to sell at the right price and land on your dream home.

If you are a buyer then you should take these things into consideration. Before you start working with a bank, mortgage banker, mortgage broker or credit union; get as much information as you can. Check their backgrounds carefully. Also, get an estimate of all possible fees.

Don’t over commit yourself. There are some things that you can take care of for the buyer, but others that you cannot. Be able to negotiate.

Also make sure that what you are purchasing is with in your financial reach, never go for something that is so high or just right on your income have something that is 25 - 30% lower than your income, so that if ever there is a draw back on your financial status you ca still be able to afford it.

If there are problems getting into a pre-approval because of your bad credit rating, then one good thing to do is to get your credit reports and review them all by yourself.

Determine if anything on the report is inaccurate or over seven years old, which means it must be removed.

While you don’t necessarily have to add on a new room or two, make some basic improvements. Fixing up the house can make a significant difference in the eyes of buyers. If the house needs paint job, use neutral colors, the same with new carpeting. Also make the grounds appealing.

Whether you are going to open houses on your own or using a real estate broker, make up a list of what you would most like in a new home and prioritize it so you can determine what is most important and which items you are comfortable sacrificing.

Always keep a cool head, even simple problems can be a burden when you have so many details to take care of, so do not over-react if you hit a few snags on the way to closing. Keep a cool head and work with the people helping you through the transaction to resolve any issues that pop up.

If you are on selling side then this are what you should be thinking of right now.

Besides spring, the best time to put your house on the market if you plan on buying another home is when interest rates are low. Low rates benefit both buyers and sellers, and you’ll be both.

Understand the home selling process and learn about negotiating. Knowing as much as you can could save you thousands of dollars.

If you decide to sell your home on your own, keep in mind that it’ll probably take longer than if you’re using a real estate agent, especially in a buyers’ market.

When there are more sellers than buyers, real estate agents have the advantage with things like the multiple listing when it comes to getting their homes in front of buyers.

Be realistic.

About your asking price, the time it takes to sell a house, the process and the market. If you go in thinking it will take only a week and you’ll get exactly your asking price, you’ll most likely be disappointed.

At market value, you open your home up to more people who can afford the price. Sellers who list at a high price in the hope that they’ll find the one purchaser, who will pay it, often do not realize that they have discouraged many potential purchasers who could have afforded the price they end up accepting at a later date.

Be real and you’ll have a much better experience.

When selling your home always make it as presentable as possible make sure to repair all the minor and major damages that is on the property.

Read More Articles About Real Estate Bussiness here…

 

 

 

 

 

 

 

 

 

 

Please call us at 732-364-2015 and see what ERA Othello Realty can do for you and your real estate needs. We specialize in handling all aspects of real estate transactions throughout the New Jersey. Whether you wish to buy a home or sell a home we will be there every step of the way. From searching for your dream house, finding the home, negotiating the price, assisting with financing, inspection and at the closing ERA Othello Realty can help you buy your home.