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Memphis Realtors – Ed Pierce – Katharine Pierce

Hispanics Poised To Affect Buyer Pool
A new survey released by Harris Interactive Market Research reveals major changes are on the way for real estate professionals as the face of their customer base is poised to change.
JUN 04, 2004
Realty Times
A new survey released by Harris Interactive Market Research reveals major changes are on the way for real estate professionals as the face of their customer base is poised to change.

“Home Buying Among Ethnic Groups” surveyed the attitudes and expectations of four ethnic groups: Hispanics, whites, blacks and Asians. The extensive survey — which included questions from more than 4,000 people, was funded by the world-renowned Real Estate Center at Texas A&s;M University. It was released May 26, 2004.

Some of the highlights include:

Forty-eight percent of Hispanics who do not own a home say that they are likely to purchase a home in the next two or three years and that they prefer or need to work with an agent who speaks their own language when engaged in real estate dealings.
Blacks are more likely to view all aspects of the home-buying process as easy. Of all the ethnic groups surveyed, they hold the highest opinions of real estate agents — and are more likely to want to negotiate the sales commission when it comes to selling their home.
Asians currently own the largest and most expensive homes of the ethnic groups surveyed. Meanwhile, they are more likely to purchase new construction over resales, as well.
There weren’t too many surprises with the whites — they have the highest rate of current home ownership and the most experience with homeownership and working with real estate agents.
The biggest point I picked up from the survey is the opportunity on both the consumer and agent side of the growth of the Hispanic market. According to the U.S. Census, by 2040, the make up of the U.S. population will be 53 percent Anglo and 47 percent non-Anglo. Hispanics recently surpassed blacks as the largest minority group in the United States and if trends continue, will remain in that spot over the next 25 years.

State by state, the growth trend of the Hispanic population is amazing. The Commonwealth of Virginia, for instance, (not necessarily a state known for its large Hispanic population) experienced a gain of more than 169,000 Hispanic residents between 1990 and 2000, according to Census figures. That’s an increase of 106 percent in the total Hispanic population in the state. This gain represented 19 percent of the state’s total gain of 889,318 residents over that 10-year period.

“Real estate agents who conduct business in Spanish have an advantage,” says Gary Maler, the Real Estate Center’s associate director. “Hispanics told researchers that they prefer or need to work with an agent who speaks their own language when engaged in real estate dealings. More than any other ethnic group, Hispanics say they feel uncomfortable handling business transactions in English.”

This scenario is the first opportunity available to the industry — a growing niche market of Spanish-speaking customers. More and more real estate companies and their ancillary business, such as title companies and mortgage companies, are beginning to get the message and print their marketing materials in both English and Spanish. However, they need to move to the next step and start recruiting, training and fielding bilingual agents and employees.

A day will come when members of this ethnic group will expect to walk into a real estate office, request a Spanish-speaking agent — and get one — instead of struggling through the buyer and seller interviews with an English-speaking agent using English-only support materials.

The wake up call for many Spanish-speaking customers, however, is that not all materials will be able to be translated into Spanish for their comfort. Many state courts recognize only English documents (contracts) in court, thus the real estate contract will remain in English for the foreseeable future, except in states where the legislature has deemed bilingual documents as acceptable evidence.

The second opportunity is for Spanish-speaking consumers who want to consider a career in real estate — the market is wide open for those bilingual people who want to come in and create a very profitable niche.

The industry as a whole is starting to recognize the need for multilingual services, not just an interest in Spanish. The California Association of Realtors has a multilingual section on its website, offering consumer information in Chinese, Korean, Vietnamese and Spanish.

For foreign-born consumers wanting an agent who speaks their language, the Virginia Association of Realtors offers a database of Realtors who speak anything from Arabic to Vietnamese (and then some languages I’ve never heard of). As the prevalence of foreign-born residence grows, more state and local associations are starting to track this type of information for consumers. A list of state and local association websites can be found at www.realtor.com — scroll down to the bottom of the page for more information on associations.
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Our company is spending THOUSANDS of dollars on Realtor.com banner and tower ads. Realtor.com is America’s #1 Real Estate web site, with hundreds of thousands of visitors per day. We have strategically placed advertisements on Realtor.com because we know that to sell a home for TOP DOLLAR, in the shortest amount of time, your home needs EXPOSURE, and lots of it. F.S.B.O’s (For Sale By Owners) don’t attract the serious buyers. People who are pre-qualified and ready to buy, are generally working with a Realtor. Especially buyers who are not from the area. Out of town buyers (transferees) account for a large part of our “buyer pool”, because N.W. Indiana is home to many corporations. Another large pool of buyers are the people who live in, and around the Chicago area. Most, again are working with a Realtor who will guide them on what areas are experiencing growth, etc. That is why we place each and every listing on the MLS, Realtor.com and in Homes and Lifestyles Magazine. We wouldn’t offer our sellers anything less than the best!

Signage Every listing gets a Home Advantage sign in the front yard, as well as directional signs for Open Houses. Our vibrant and colorful signs will have our office phone number on it and our web site address! Potential buyers will get professional, quality service when they call to inquire about any of our listings. Sellers can be assured that we will work diligently to follow up with buyers and schedule an appointment to show the home at a time that is convenient to both the buyer and the seller. Another thing that we want to emphasize, is that we don’t just show homes, we SELL them! If you want an agent who has sales experience and is determined to get get your home SOLD, call us today! We look forward to showing you the HomeAdvantage difference!

Lockbox All HomeAdvantage listings get a lockbox so that the home can be conveniently shown after an appointment is scheduled. These are electronic lockboxes that are programmed to work only during 8:00 a.m. to 8:00 p.m. No home will ever be shown without our office calling first, to schedule an appointment with the seller. We will usually have 24 hour advanced notice, before any showing, unless the property is vacant and we have the sellers’ expressed, written permission to show with no notice. Since our listings are on the MLS, any licensed Realtor may show the home after scheduling an appointment.

Mailings HomeAdvantage customers will benefit from our aggressive mailing program. With each home that we list, we will do a mailing to a targeted market, based on our independent MLS research. For instance, if the home we are selling is in the $250,000.00 range, we may choose neighborhoods that are in the $150,000.00- $185,000.00 range. This marketing concept is based largely on past sales in the area. Not all sellers buy in a higher price range on their next purchase, but a large majority do. Thus, doing direct mailings to targeted areas is a much more effective marketing technique.

Magazine and Newspaper Ads All HomeAdvantagelistings are featured monthly in Homes & Lifestyles Magazine, Northwest Indiana’s premier homes publication. Maximum exposure for each home is what we strive for. We also advertise in the Times Newspaper and the Post Tribune. Our newspaper advertising points potential buyers to theweb site.

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Billboard Advertising To promote our company, HomeAdvantage will be utilizing billboard advertising throughout the Northwest Indiana area, as well as Chicago Southland. Again, exposure is key and what better way to direct buyers and sellers to our web site than with eye-catching BILLBOARDS! Our billboard advertising will be promoting the web site, where buyers search for homes in N.W. Indiana!
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If you are thinking about buying or selling a home in the Indianapolis area or relocating to our wonderful city, then you have arrived at a site that will provide you with quality real estate information for the northside of Indianapolis including Washington Township, Carmel, Fishers, Noblesville, Westfield, Zionsville, and Geist / Lawrence Township.

We are here to serve you by offering you the latest listings, current market information, tips on the home buying and selling processes, how best to prepare for relocating to and from Indianapolis, and the special services offered by Morris Group Realty.

“They”, you know the infamous “experts”, tell us that people look on the internet for an average of 60 days before they’re actually ready to meet with or talk to an Realtor. The internet is such a powerful tool and we understand the value it affords. We also understand why you don’t want to talk to an agent too soon….we’re “salespeople” and no one wants to deal with a salesperson until they absolutely have to – – – especially a Realtor. We’re no different…we don’t want to deal with salespeople either until we’re ready!!

However, when the time comes, we’d like to have the opportunity to interview with you and tell you what we can do for you as your Realtor. Morris Group Realty is an independent, boutique company that specializes in a high level of service….we just can’t help ourselves! Our team leader, Debbie Morris, has been selling real estate for 15 years. She left a large real estate company after 9 years to start an independent company that would reflect her high values and standards and be able to adapt to a needed change in the real estate model of the past. She understands that you may buy in 1 week, 1 month, 1 year or never. But….when the time comes, we hope that we have earned your business. Our mission is to make every client feel as if they are our only one!

We do it all, but we specialize in:

So, how does this all work? We understand that you don’t need us to “find” a home…. that’s what the internet allows you to do. However, we can do a better job negotiating all the terms of the sale and ensure that you’re making a wise investment by anticipating and eliminating many of the pitfalls that occur with unrepresented buyers. If a home is listed, the seller has an agent looking out for the seller’s best interest. You too, should have an agent looking out for your best interests.

Over 80% of our business is from past clients and referrals. I only tell you this because I need you to understand that we are different from the average Realtor. We’re not looking for a quick sale…..we’re looking for a long-term relationship with you!

Peruse our site. Hopefully you will find it helpful. If there’s something that we haven’t covered, please “>email, text or call us with any questions. At some point, you’ll be asked to register. We want to assure you that our intentions are not to bombard you with useless information, but rather to help you with no strings attached. We want ensure that you don’t forget about us when the time comes for you to make a real estate move. At no cost to you, we can help you:

Search for homes from the convenience of your home based on your specific criteria
Have listings posted on your own personal website
Real estate market updates
Tips, checklists, and area information
Personal consultation
Financial advice, and more
We would appreciate the opportunity to interview with you when the time comes for you to make a move. Our mission is to educate you and empower you with the information you need to make a good investment decision while keeping the process as smooth and enjoyable as it should be!

Thank you for your time and consideration.
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The Best Mortgage Calculators On the Web!

Please try our Java loan and mortgage calculators. They take a minute to load, but they are worth it! Each calculator has dynamic graphs and charts that change – right before your eyes – as you enter different information. Each financial calculator also includes a View Report option. The mortgage repayment schedule and other reports are fully customizable. These reports are designed for you to print out and keep…

How Much Can You Afford?

The first step in buying a house is determining your budget. This calculator steps you through the process of finding out how much you can borrow. Fill in the entry fields and click on the “View Report” button to see a complete amortization schedule of your mortgage payments.

This Financial Calculator requires a Browser with Java Support
Definitions

Annual income
Your annual income before taxes. For married couples this is your total combined annual income before taxes.
Purchase price
The price of the home you wish to purchase. This is the actual price you’ll pay, not including any closing costs.
Total monthly payment
Total monthly payment that you can qualify for. This is the total of principal, interest, taxes and insurance paid each month. Often called PITI.
Cash on hand
Cash you have for the down payment and all closing costs.
Interest rate
The current annual interest rate you can receive on your mortgage.
Term in years
The number of years over which you will repay this loan. The most common mortgage terms are 15 years and 30 years.
Property tax rate
Your property tax rate. 1% for a $100,000 home equals $1,000 per year in property taxes.
Home insurance rate
Your homeowner’s insurance rate. 0.5% for a $100,000 home equals $500 per year for homeowner’s insurance.
Monthly car payment(s)
Total monthly payment for your car loan(s).
Credit card payments
Total monthly minimum payments for your credit cards.
Other loan payments
Any other installment loan payments, such as student loans or unsecured loans.
Total closing costs
Total upfront costs to close your loan. This is the total of your loan origination fee, points paid and other closing costs.
Loan origination rate
The percentage the lending institution charges for its origination fee. 1% for a $100,000 home equals $1,000.
Number of points paid
The total number of points paid to reduce the interest rate of your mortgage. Each point costs 1% of your mortgage balance.
Other closing costs
Estimate of all other closing costs for this loan. This should include filing fees, appraiser fees and any other miscellaneous fees paid.
Monthly PMI payment
Monthly cost of Principal Mortgage Insurance (PMI). For loans secured with less than 20% down, PMI is estimated at 0.5% of your loan balance each year. Monthly PMI is calculated by multiplying your starting loan balance by this percent and dividing by 12. When the equity in your home exceeds the percentage required for PMI, your PMI payment drops to zero. Please note that this is only an estimate of your actual PMI. The amount you may be required to pay may be higher or lower than our estimate.
Monthly PI payment
Monthly principal and interest payment.
Total for down payment
Total funds remaining, after closing costs, for down payment.
Limit down payment
Limit your down payment to percentage required to eliminate the need for PMI payments. Even if you have more cash on hand than required for closing costs checking this box will limit your down payment to the minimum amount required to forego PMI.
Show schedule by month
Display the payment schedule by month when you press the “View Report” button.
Show schedule by year
Display the payment schedule by year when you press the “View Report” button.
Total annual income debt percentage
Not shown. This is the percentage of your annual income your financial institution allows you to use for debt installment payments. This includes car payments, credit card payments, other loan payments and your “Principal, Interest, Tax and Insurance” payment for your home. The default rate is 36%.
PITI annual income percentage
Not shown. This is the percentage of your annual income your financial institution allows you to use for your “Principal, Interest, Tax and Insurance” payment for your home. The default rate is 28%.
Qualify amount
Shown as “Total monthly payment.” This is the total amount you qualify for per month. This amount is the total of “Principal, Interest, Tax and Insurance” for your home.
The mortgage calculators are provided by KJE Computer Solutions, LLC and made available to NUMBER1EXPERT as self-help tools for your independent use and are not intended to provide investment advice. We can’t guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.
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The Best Mortgage Calculators On the Web!

Please try my Java loan and mortgage calculators. They take a minute to load, but they are worth it! Each calculator has dynamic graphs and charts that change – right before your eyes – as you enter different information. Each financial calculator also includes a View Report option. The mortgage repayment schedule and other reports are fully customizable. These reports are designed for you to print out and keep…

Should You Rent or Buy?

Should you rent or should you buy your home? It takes more than looking at your mortgage payment to answer this question. This calculator helps you weed through the fees, taxes, and monthly payments to help you make a good financial decision. Click the “View Report” button for a detailed look at the results.

This Financial Calculator requires a Browser with Java Support
Definitions

Price of home
Purchase price of the home you wish to buy.
Cash on hand
Cash you have for the down payment and closing costs.
Interest rate
The current interest rate you can receive on your mortgage.
Term in years
The number of years over which you will repay this loan.
Property tax rate
Your property tax rate. 1% for a $100,000 home equals $1,000 per year in property taxes.
Home insurance rate
Your homeowner’s insurance rate. 0.5% for a $100,000 home equals $500 per year for homeowner’s insurance.
Loan origination rate
The percentage the lending institution charges for its origination fee. 1% for a $100,000 home equals $1,000.
Points paid
The total number of points paid to reduce the interest rate of your mortgage. Each point costs 1% of your mortgage balance.
Other closing costs
Estimate of all other closing costs for this loan. This should include filing fees, appraiser fees and any other miscellaneous fees paid.
Total closing costs
Total upfront costs to close your loan. This is the sum of the loan origination fee, amount paid for points and other closing costs.
Total for down payment
Total funds remaining for down payment.
Mortgage amount
Total amount of loan.
Investment return
The rate of return you could receive if you invested your closing costs and down payment instead of purchasing a home.
The actual rate of return is largely dependant on the type of investments you select. From January 1970 to December 2003, the average compounded rate of return for the S&P; 500, including reinvestment of dividends, was approximately 11.7% per year. During this period, the highest 12-month return was 64%, and the lowest was -39%. Savings accounts at a bank pay as little as 1% or less. It is important to remember that future rates of return can’t be predicted with certainty and that investments that pay higher rates of return are subject to higher risk and volatility. The actual rate of return on investments can vary widely over time, especially for long-term investments. This includes the potential loss of principal on your investment.

Monthly rent payment
Amount you currently pay for rent per month.
Income tax rate
Your current marginal income tax rate.
Expected inflation rate
Inflation rate used to adjust amounts subject to annual increases. These amounts include rent, insurance and tax payments.
Home appreciates at
Annual appreciation you expect in the home you are purchasing.
Future sales commission
The percent of your home’s selling price you expect to pay to a broker or real estate agent when you sell your home.
House payment
Total of principal, interest, taxes and insurance (PITI) paid per month for your home. Insurance includes Principal Mortgage Insurance (PMI) and homeowner’s insurance.
Principal payment
Total of principal paid per month on your mortgage.
Tax savings
The value of the tax deduction you receive on your mortgage’s interest and home’s property taxes. For example, if you have $900 in interest and $100 property taxes per month, the value of the tax deduction would be $280. (At a tax rate of 28%).
Net house payment
Your house payment minus the value of the tax deduction and principal payment.
Net home price
Net selling price of your home after subtracting any sales commissions.
Monthly PI
Monthly principal and interest payment.
Monthly PMI
Monthly cost of Private Mortgage Insurance (PMI). For loans secured with less than 20% down, PMI is estimated at 0.5% of your loan balance each year.
The mortgage calculators are provided by KJE Computer Solutions, LLC and made available to NUMBER1EXPERT as self-help tools for your independent use and are not intended to provide investment advice. We can’t guarantee their applicability or accuracy in regards to your individual circumstances. All examples are hypothetical and are for illustrative purposes. We encourage you to seek personalized advice from qualified professionals regarding all personal finance issues.
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“Until we extend the circle of our compassion to all living things, we will not ourselves find peace.”–Albert Schweitzer.

Keeping an Animal Friendly Home

Keeping an animal friendly home is important if you have pets or just love animals. Making your home safe for children is the first step to making it pet safe. In addition to making your home child safe, use the tips below to further ensure that it is pet safe.

Check your home for hazards in areas your pet can reach or knock over.� Some house plants and foods are poisonous to many animals. One of the most common hazards is candy dishes with chocolate or other harmful- to-animal candies. Keep these in high places or away in cabinets where your pet cannot get to them. Place all plants above your pets� reaching or leaping level.
Use animal friendly cleaning products including those labeled cruelty free. Many cleaning products leave a residue or fumes harmful to both you and your pet. However your pet is usually smaller than you and may be affected even if you aren�t.
Give your pet(s) warm, dry bedding areas where they may sleep peacefully away from the hubbub of company.
Place feeding bowls filled with fresh food and water in an area in which your pet has 24 hour access.
If possible, use pet doors so your pet can access the outdoors when needed. Many patio doors and exterior doors have optional pet door�� add-ons. Be sure the pet door leads to a fenced safe yard.
If you must contain your pet in a smaller area in your home while you are working or away from home, please consider using child gates across the doorway to a kitchen, laundry room or bedroom.� Pet carriers are made for short travel trips and should not be used toconfine pets throughout a workday or for long periodsof time.

Other Animal Friendly Tips:

*Spaying or neutering your pet will help control the unwanted animal population.

*Using cruelty free and animal free products – Many large name brand companies today are making a conscientious effort to promote animal welfare by making vegetable and herb based products, which are not tested on animals. For a partial list of these companies, please contact us.

*When considering the purchase of a pet, call or visit your local humane society or animal shelter.

*If you find a hurt/lost domestic or wild animal, call a local veterinarian, animal rescuer or your humane society for aid in helping the animal. If you are not an animal professional, do not approach or attempt to help a hurt animal without professional aid and advice.

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If there is one thing that every Aussie loves to do, it is cooling off in style and comfort in pools! It will not only keep you fit, but also allow you to enjoy a great lifestyle. A swimming pool, be it outdoor or in-ground is an investment and if built with exceptionally high standards of safety, it can become an asset for years to come. A lot of people prefer in-ground swimming pools when living in a hot climate.

Benefits of In-Ground Swimming Pool

Anoutdoor swimming poolis an ideal addition to house andoffers an amazing place for social hub for both visitors and family, but an in-ground pool is also a great choice.It has been medically proved that half-an hour of exercise every day can keep anyone healthy and there can be no better wayto do the same than to dive into your private swimming pool, and have a nice time.

Swimming doesn’t cause any pressure on your body joints, and hence it is considered an ideal form of exercise for those are on the road to recovery. Building a pool in an open yard is a costly affair and requires a deep thought. Hence, selecting the right style of outdoor pool that suits your lifestyle will make your purchase worthwhile.

Here are 4 helpful tips to select a new outdoor swimming pool.

Type Size and Style

The type of pool that would suit your lifestyle, home design, and current available space should be your first concern. You can choose from either above-ground or in-ground, fiberglass or vinyl pools. Your contractor may help you better in carefully evaluating your house topography.

You can select basic freeform or geometric shapes, depending upon the space that eventually influences its size. The style can be chosen as per your personal taste, like infinity pool for unique appearance, tile-lined pool for modern feel, or may be wood pool for the rustic look. You may also consider adding vanishing edges or pool decks, and including wading pools and swim-up bars to further enhance the look with decorative features, like lighting, fountains, waterfall, and sculptures.

Finding a Reliable Building Contractor

You’ll have to find a reliable building contractor to construct your outdoor pool; certainly it isn’t as easy as it sounds, but if you pay some attention, you can find a reliable and reputedcontractor. Discuss with your local council for any regulations and bylaws to be followed, before starting the project. Be cautious if the contractor doesn’t come to a written agreement, or hesitates to provide warranty for the work done.

Landscaping Themes

Take your pool to a new level with beautiful landscaping themes; you can as well add safety features, like fencing around the pool, especially if you’ve kids. The right fencing offers you privacy, while contrast colored flower arrangement will make your pool look gorgeously beautiful. The green foliage and flowers can help soften the harsh lines of pool tools.

Safety Concerns and Maintenance

With the right pool in your open yard, there will always be some problems or risks associated; make sure that safety tools are made easily accessible at all times and warning signs or alarms can also be installed at the right places, though it is in your house. You should also ensure that an outdoor swimming pool is kept clean and chemical balance of the water is consistent. Though maintenance is a boring task, it shouldn’t be avoided from the health point of view.

Keeping these tips in mind, you can invest in an in-ground swimming pool for your beautiful home, and pick the one that precisely meets your needs.

About the Author – Jeff Stewart is an independent advisor on installation of inground swimming pools. He recommends home owners to try out the latest equipment to add functionality to their house, and enjoy the benefits of the modern home security systems too.

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So let’s discuss kitchen floor mediums and see how we get on, you see many people have a different opinion about what makes a great one. The beauty of the kitchen is the fact that it can be used for so many functions. It is single most popular room in any family home and we all know why this is the case. As well as being the place where all of that magical food is conjured up, what better place to sit and natter away over a warm cup of something nice? Many of us shun the dining room for a breakfast or supper plate in the kitchen and this is why we love it so much. But have you ever looked at the kitchen floor and hankered for something a little more special? The good news is that there are about 10 different flooring mediums that will suit most kitchens, and this article is concentrating on 3 of those bad boys. Please see what you think and maybe you’ll see one that suits your purpose nicely – Thanks for reading!

Concrete

Okay, you’re probably thinking about those dank and dusty basements with freezing cold basement floors, and we can’t blame you. But fast forward to 2014 and you’ll see that they have come a real long way since those days.Concrete is all about industrial chic and designers are able to stamp their own personal shades or patterns as they wish. A concrete floor will remain cool even in the warmest of seasons and it is pretty indestructible compared to other flooring mediums. If you get fed up of the concrete, you can simply lay a different flooring medium over it. On the minus aspects, you’ll need a professional to lay the floor and it can be hard work in your bare feet, especially early in the morning. It will need sealing to stop any staining and concrete is simply not to everyone’s tastes.

Vinyl

Vinyl was always considered to be the least expensive flooring medium and as such, it has suffered from image issues. But those days have gone and a new lease of life has been experienced by vinyl designers. It can be altered to mimic almost any type of flooring medium and some of them look very realistic indeed. The material is still a very cost conscious option and extremely easy to clean and maintain. Vinyl is comfortable underfoot as very easy to install. But this soft material is fairly easy to damage and will only look its best for a maximum of 5 years on average.

Linoleum

Many people mistake linoleum with vinyl but they are completely different substances. Linoleum is a natural material made from a myriad of interesting substances including linseed oil and wood flour. The retro green look of linoleum is back in vogue and kitchens are ideal for this cool material to be laid down in. It’s very versatile and affordable as well as being very easy to install. But linoleum will fade after a few years and is very hard to clean properly.

3 Ways To Kitchen Heaven

Well, perhaps these 3 are not to your taste, check out the other options and read up on their pros and cons before making your choice – Good Luck!

Nancy Baker is a freelance blogger and an ace creative write with many years of experience writing for top blogs. Nancy has written on a myriad of topics and has written several posts for us.

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Buying a house for whatever reason should be a fun and exciting time. Open houses are an enjoyable event. You may even visit three or four different homes in one day. There are special things to look for when going to see these houses. An open house is used to check the market and let potential buyers window-shop. There are certain criteria you have in mind when searching for the perfect home. Jot those ideas down and compare them to the homes you view.

Take a notepad with you to each house and make a note of the address of the homes you visit. Jot down things you like and dislike about each house. This will help you keep track of which house is which. Make note of nearby schools, the general neighborhood, how close is freeway access, where are the shopping malls, and any other information that will help you decide on your choice of home. The commute to work is a vital piece of information. Many forget to consider how far away the job is. The last thing a person wants to do is spend too much time on the road instead of with the family. When attending an open house, remember that the neighborhood surroundings are an important aspect to purchasing a house.

Check the condition of the house, the road and the yard. Is it suitable of children or pets? Who will take care of the yard or can you hire a gardener? Whatever you desire, be sure to think of everything and take plenty of notes. A Polaroid camera is well worth taking. Clip instant snapshots to your notebook to help you remember specific houses. Buying a house is an important step, so make sure you know what to look for. Check everything. Notice cabinets, appliances, doors and even views out of the windows. Listen to noises that could be bothersome, such as a train that passes near by or a freeway. Make sure there is plenty of living space or room to add more if you desire. Most people forget to ensure there is enough closet and storage room. Write down vital pieces of information which should include anything that will help you with your decision.

At the open house, an owner or broker is likely to be present. If there is one in attendance, ask questions. Find out all the little secrets about the house. Granted they will not always be straightforward. Have a memo of each inquiry. Put in writing all the answers. When you make the choice on a house you can add these questions into the sales contact and re-ask the query. If these replies differ in the writing stage you may not want to do business with these people after all. All homes have concealed facts. Some are not real terrible but others can be horrendous. Interrogating the owner or broker is an ideal way to find out things that are not visible. Do not be shy about wanting to know how your dream home is really shaped.

Many times, several brokers, lenders or agents frequent open houses. They want your business as soon as you step foot onto the property. Do not sign anything. Even if this were the house you would like to purchase. On sight people have one agenda, to sell you something. Usually the brokers who visit many different open houses will try and get you to view other properties. Which is fine, however they do not know anything about your wishes of the home you want. The mortgage lenders may try to sell you a different house at a better rate. However, in the end it is more likely you will end up paying more. At the stage of an open house it is most probable you are playing the field.

Going to an open house is a time-honored tradition. Open houses are for looking and sometimes even buying. With an important and expensive decision to make, it is better to research and look at all of your options. When venturing upon an open house, understand all the choices offered. Try not to be persuaded in making rash decisions. You have the option of looking, taking those important notes, returning to look some more, and even moving on if this house is not for you.

Reprinted from www.FreeReprintArticles.com
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We simplify the sometimes complicated process of buying a new home! Our step-by-step guidelines make it easy.

The next step is to get your financing in order. This is vital to a smooth transaction. Please read our report on the difference between “pre-qualification” and “pre-approval”. This gives us the “ammunition” we need to negotiate on your behalf for the best possible price and terms. Not only will this help, but check out our “Bundle” service for great savings. Having the right mortgage broker is as important as having the right Realtor. They are both vital in your home buying transaction. Accent Properties is a “family” company. …and my son, Michael, is our “in-house” mortgage broker. He is highly qualified to find you the best mortgage rate possible. Obviously you are free to choose any mortgage broker, but we do make our discount service available to you.

At this point, we will enter a detailed description of the home you’re looking for into our MLS service. You will receive every listing within your search criteria and then receive brand new listings as soon as they “hit” the market. We want to put as much detail as possible so you aren’t overloaded with too many homes to look through. It doesn’t make sense to us to keep sending you home listings that won’t meet your needs. We will deposit homes into your shopping cart……and you tell us which ones you like.

Once we find a home that interests you, we will set an appointment to look at the property. If you live out of town, we will preview the home for you. In this case, we usually call you while we’re there and tell you about the home as we walk through. This way, you can ask any questions that you might have at that point. If the seller is agreeable, we will also take additional photos and e-mail them to you. We are careful to tell you both the good and bad points of the home. Sometimes I feel that we go overboard in pointing out negative issues…..but we want you to be advised of anything that will affect your decision.

When we have found the home that is right for you, we will prepare a detailed market analysis to determine the best “offer price”. We consider how long the home has been on the market, the trends within the neighborhood showing what other homes have sold for, how soon you need to move, etc.

It’s time now to write the offer. We want to be sure that it is written with your best interests in mind. Offer price… home inspection….pest inspection…..disclosures, any items that you ask to remain with the home…..earnest money……title insurance…..home warranty…..closing date……any or special stipulations……any environmental tests, including mold inspection and radon gas testing, you wish to have conducted…..and all state required documents. We also attend to any issues regarding zoning, easements or other restrictions that might apply to the property. We always want to ask the seller to provide a CLUE report, which would tell us about any insurance claims that have been made on the property. Note* We actually provide radon gas testing for you as part of our comprehensive service to you.

Negotiation time! We present the offer along with a copy of the market analysis, your earnest money check and your pre-approval letter. This lets the sellers know that we have done our homework and are prepared for a swift closing. We are careful to protect your confidentiality…..never divulging any of your personal information to the listing agent. And they do ask because they work for the seller and want to give them every advantage.

Once we have finished negotiations, we are then ready to send a copy of the executed contract to the mortgage department for processing. At this point, the appraisal is ordered. While the paperwork is being processed, we will be conducting our home inspection and environmental testing. We strive for a smooth, trouble-free transaction.

We will be working with the closing department…. handling all the closing details during this time of mortgage finalization…..making sure that all paperwork is in order. Your responsibility during this time is to provide any required documentation and also to provide the name and phone number of your homeowners insurance agent.

We schedule a final walk-through the day of closing to make sure that the home is in the same condition as it was the day of purchase. At this time, you will need to carefully check the home and sign an agreement that you are accepting the home in its present condition.

Closing time! Once everything is ready, we set a time for closing that is convenient to you. In the State of Tennessee, closings are handled through a title company or attorney working directly with the lender. If you cannot be present for closing, it can be handled through FedEx. All funds for closing must be in the form of certified funds. We always attend the closing with you to insure that everything is in order…..and all your questions are answered. Our job is finished only when you are satisfied. Click for an overview of the Good Funds Law.

We truly appreciate your business and know that without you, we wouldn’t have a business. Please contact me about anything we can do to help make your homebuying process or move easier.

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Financing a new home is smooth and easy when you have the right mortgage company. How do we find the right company….. and what questions do we ask? This is even more important now, in light of the recent mortgage meltdown. With so many mortgage companies folding, it’s wise to choose carefully!

The Basics:

A mortgage is simply a long-term loan in which your lender uses your real estate as collateral. There are several types of mortgages……the fixed rate being the most simple and easy to understand. This mortgage will be amortized…..usually over a 15-year or 30-year term. The rate of interest will remain the same until the loan is paid off. The only change in your payment would be in the event of a change in your homeowner’s insurance premium or property tax rates.

Another popular type of mortgage is an Adjustable Rate Mortgage (ARM). This mortgage can have a term of 1-7 years before the rate changes…….or it can change monthly. It all depends on the program you choose. It should all be spelled out when you obtain the ARM. There are many adjustable rate mortgage programs available, and you should always investigate all your options before making a decision.

When you’re shopping for a home, you should always obtain a pre-approval letter from your lender. This gives us more negotiating power when you find the right home.

Mortgage Broker or Mortgage Banker?

A mortgage brokers are independent agents or corporations that have access to 30-40 lenders. The lenders in their “tool box” are both conforming (good credit….W-2 income, etc.) and non-conforming (poor credit, self-employed, etc.). The loan originator should always counsel with you to determine the program that best meets your needs.

A mortgage banker, on the other hand, works for one specific company. They will have different programs to choose from, but in my experience they don’t have a huge pool to choose from.

The big difference: MORTGAGE BANKERS ARE ON SALARY …..MORTGAGE BROKERS USUALLY WORK ON COMMISSION.

This means that the mortgage banker will get paid whether your loan closes or not……whereas the Mortgage Broker will not. Again my experience has been that the brokers work harder to get your loan approved and closed, because they want to be paid. I have worked with some very good mortgage bankers in the Nashville Tennessee area for financing a new home…..but these loans have been made to people with A+ credit.

A few lenders keep your loan “in-house”, but most of them will sell it on the open market. This is very common, so your loan could be sold several times if you live in the home very long. The terms cannot change…..just the company you send your payment to.

***ALWAYS REMEMBER***
Anytime your loan is sold, make sure you get WRITTEN notification before you send your payment to a new company. There have been scam artists that will call and tell people that their loan has been sold to them and they will now be receiving the payments. Don’t do it! Make sure the notification is in writing……and mailed to the address your lender has on file for you!

HOW ABOUT SHOPPING FOR A LOAN ON-LINE? OR CALLING FROM A TV COMMERCIAL?

THEY CAN SOUND REALLY GOOD……BUT BE CAREFUL!!

I have seen many hidden costs or “junk fees” involved with these lenders….and they can add up to hundreds of dollars that you shouldn’t have to spend.

I have seen many homeowners not be able to close on time, which leaves people with moving vans full of furniture with nowhere to go. And leaves sellers very upset! Many times they are ready to close on their new home…..and everything comes to a stop.

I have witnessed people that have already closed on one of these loans……only to find that the lender recalled the loan. Apparently there was a 3-day period in which they had the right to do the recall. Talk about problems!!!

Many of these lenders are not accountable to anyone but themselves,
and accountability and co-operation is vital when you are purchasing a home. It’s much easier when you actually know the people you are dealing with…..but more than this……they actually know you!

We like to do business with lenders that we have worked with before…..and know that we can trust what they say. Whenever a lender tells me something that I find not to be true, or misrepresents anything…..I no longer have faith in them. I get very upset when I ask a lender if this document or that document is back in their file….and they tell me “yes”……only to find out that they haven’t even sent it out yet. Our clients are far too important to leave this to chance. There are hundreds of loan originators out there, but only a few are really good ones.

You are always free to use the lender of your choice and should always do your homework and investigate the company. But I do recommend our in-house lender, who is actually my son, Michael Rumley. He has 12 years experience as a mortgage broker and I hold him accountable for every statement and promise that he makes. You will find him very thorough and helpful to you throughout your loan process. Another good feature of doing your loan “in-house” is that we have your file right here. We have total access to what has been done and what still needs to be finalized. And you can be assured that we keep a close watch on it for you…..making sure you get the rate and terms you are promised and also being able to close on time.

Another thing you might want to be aware of is the fact that whenever someone “pulls your credit report”…..it lowers your score a bit. So you don’t want to have too many inquiries from numerous mortgage companies. Talk to them and ask all the questions you want, but don’t let them inquire into your credit report until you are fairly certain that you want to use them.

50 YEARS COMBINED EXPERIENCE US GIVES MUCH INSIGHT INTO THE MORTGAGE AND REAL ESTATE BUSINESS!

WE WORK TOGETHER TO MAKE SURE YOUR NEW HOME PURCHASE IS AS TROUBLE-FREE AS POSSIBLE!

Contact us now with any questions. You can also apply online for quick and easy pre-approval.

We look forward to hearing from you. Let us prove how working together can save you a lot of money when financing your new home in Nashville Tennessee!

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We Work Hard to Represent your Interests

By Tennessee Law, We Must Have An Agency Agreement And It Must Be In Writing!

Tennessee Real Estate Commission 62-13-401

“A real estate licensee may provide real estate services to any party in a prospective transaction with or without an agency relationship to one (1) or more parties to the transaction. Until such time as a licensee enters into a specific written agreement to establish an agency relationship with one (1) or more parties to a transaction, such licensee shall be considered a facilitator and shall not be considered an agent or advocate of any party to the transaction. An agency agreement shall not be assumed, implied, or created without a written bilateral agreement that establishes the terms and conditions of such agency or subagency relationship”

What do all these terms mean?

Designated Agency
Whenever the agents for the seller and buyer work for the same firm, the both become “Dual Agents”. Neither you nor the seller are fully represented. “Designated Agency” is a form of dual agency. Consider if you were going to court to settle a legal matter…….Would you want the same attorney or attorney firm that’s representing the other party to also represent you? Tennessee law says that when you, the homebuyer, purchase a home from the agent that has it listed……that agent must revert to a “facilitator” status. This means that they are not representing either side. Only handling the paperwork. This can be a dangerous situation. Both the buyer and seller can easily become “customers”.

Buyer’s Agent
This is an agent retained by the buyer to represent their interests. This can be an agent that also lists property. And it’s fine unless you, the homebuyer, decides to purchase a home that this agent has listed. Then the conflict of interest is staring you in the face. You will either have to sign an agreement that the agent will be a “facilitator” as described above……or the company broker can “designate” another agent to work with you. But in this case, the files are in the same office……and there is always the possibility of “talk during the coffee breaks. This can dramatically erode your negotiating power! This is a gray area where again you can easily become a “customer”.

Exclusive Buyer’s Agent
An agent that does not take listings…..nor works for a firm that takes listings. There is no conflict of interest because they only represent the homebuyer. Since they don’t have any listings, there is no possibility that they will try to only show you their or their company’s listings, which is common because they receive both sides of the commission if they sell their own listing, and usually a bonus if they sell a company listing. This is the only form of agency that guarantees 100% representation and loyalty to the buyer. You are always a “client” in this relationship.

It’s up to you to decide which Realtor you want to use!

An agent that represents the seller?

An agent that tries to represent both you and the seller?

An Exclusive Buyer’s Agent that represents ONLY YOU?

Click here for a copy of our agency agreement. Every real estate office has one, but we choose to post ours online for you to read at your convenience. Please read carefully and be sure to let us know about any questions you might have.
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Exclusive Buyer’s Agent. Don’t Buy a Home Without One!

All Realtors Are Not Alike!
I absolutely love the Middle Tennessee area. My family came here on vacation about 30 years ago……and we’re still here! My parents also moved here…..then my sister, Annette…..then my other sister, Angel and her husband Bill moved here as soon as she retired from her job. The entire area is a wonderful and beautiful place to live.

I have raised my family here. My daughter, Lisa and her husband Chad have two boys, Drew and Christian. They are very active in church activities, soccer and karate. My son Nick and his wife Lori have three beautiful little girls, Jordan, Addison and Elly. My other son, Michael lives in Florida with his wife Jessica and their children, Erin and Isaac, who I miss very much!

My mission is to help you find the Right Home!
At the right price…..and with the right financing! Any investment in real estate here is an investment in the future and in a dream. Whether your goals include buying a new home for your family, your first home, an investment home……or if you’re relocating to the area, I am here to help you.

I always go the extra mile for my clients. I have become an Exclusive Buyer’s Agent because I believe that you can’t represent both the buyer and the seller in a transaction. I want my entire focus on you…..THE BUYER!

With working ONLY for you, I can point out any negative features of the property that you might want to consider in your choice. I can better negotiate to help you get the best price and terms. This is really important to me because I know that this is most likely the largest single purchase of your life.

My Credentials
In 1983, I obtained my Affiliate Broker’s license from the State of Tennessee. I went on to receive the following designations:

GRI – Graduate – Realtor Institute CRS – Certified Residential Specialist SRES – Senior Real Estate Specialist ABR – Accredited Buyer Representative

I then went on to obtain a Real Estate Broker’s license. I am present the Principal Broker of my firm. I am also a Lifetime Member of the Million Dollar Sales Club. All the time and study involved in these designations enable me to serve you better.

Interior Design
My two year interior design course at O’More College of Design in Franklin, TN enables me to help when you purchase a property that needs some updating or remodeling. This is a service that I am happy to offer to you at no cost. I give you any ideas that I can to make your home a more comfortable place to live. I am also very interested and involved with Natural Healing. I firmly believe that if we give the body the nutrients that it needs…..it will reward us with good health.

Whether you are ‘newlyweds’ or ‘empty nesters’, serving your needs is my #1 goal!

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Posted by Admin on October 9, 2010 | Subscribe
in Other Stuff
Hello.
Should you be looking for info about various bathroom designs and designs, nowadays can be your lucky day. You have at present stumbled upon articles filled up with information regarding the different options in bathroom design ideas you could carry out or you might pick from. In case you could be looking for ideas, everything you should light which light will be here on this write-up.

Bathrooms happen to be here for some time right now. From the humble beginning being a simply setup associated with bathtubs in front of a living room hearth and using buckets to be able to fill it with normal water, today it has become advanced and also excessive : technology for some houses. Way back when, bathrooms are only able to always be provided from the prosperous and people have been a little honored, today, it may be a necessity which extremely individual must have inside their homes, no matter how huge or tiny it can be, so long as there is a bathroom. Different houses have got different Bathroom Cabinet also. Ranging from classic styles or over towards the modernized design associated with some modern residences. Designs are talking for her and that means you must make time to design that correctly and also program it prudently in order to avoid the particular ugly and also awful seeking bathrooms which might be uninviting and also revolting to be able to step feet upon.

A Bathroom Design may are available in different kinds and now we are here to go over one of the most popular designs that are current today and that means you would have a concept on the in order to design your bathroom to really make it bode well.

1.Classic – it could be a great Edwardian or perhaps a Victorian design or even just the regular white tinted bathroom. This kind of bathroom appears fantastic on rentals as well as cottage kind bathrooms. When you the traditional kind, this a person’s perfect in your case.

two.Region – this Bathroom Design is most likely the simplest to produce and may blend well with the correct form of home. That is best in conjunction with flower wallpaper designs, higher supports as well as basin extras bath tub canopy. To add to the particular overall feel of this kind of design sort, make use of cast iron bath as well as heavy ridged sanitary. It could furthermore look nice together with old-fashioned – colored tiles or even wooden floors in addition to cap all of it upward, place a higher and degree cistern together with pull restaurants to accomplish the collection.

3.Cheap Elegant – this is a unusual blend of overlook and style and is probably the designs which might be difficult to create since things are correctly erroneous. Cheap Elegant designs are usually perfect regarding Mark vii Residences, French Chateaus and Speaking spanish Accommodations. Overall, that totally appears like huge mismatch associated with style and also bathroom things. The actual plumbing and domestic plumbing tend to be desired to be subjected. If the bathroom is really a palm – myself and down from a previous operator of the house, here is the finest design for this. Basic shades with a few dark colors are usually best with this design.

4.Contemporary – right now this particular Bathroom Accessories is actually the best. It can be best to get this done about bathrooms that are limited within room. The idea would be to increase the area accessible, that is perfect for condos as well as apartments. Fitted bathroom suites, fitted mirror models, self storage as well as cupboards are exactly what it’s actually all about. Home furniture is actually favored to become put up for the wall structure and also stainless and metal tend to be best with regard to shoes as well as bath towel side rails.

Essentially, these are the obtainable designs regarding bathroom that is common with people. Thus, now you get the chance to select what is healthy for you as well as just what suits your bathroom.

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Housing Counsel: Starker Exchanges Can Defer Your Tax Payment
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FEB 06, 2006
Realty Times
The rules are complex, and the time limitations are strict, but if you plan to sell investment property, the Starker (like-kind) exchange will allow you to defer the profit you make.

Let’s take this example. In the 1970’s, you and your new spouse bought your first house for $30,000. You raised three children and in the early 1980’s, that house was just too small for your growing family.

You bought a larger house, but decided to keep the old residence and rent it out. It is now worth approximately $700,000.

If you sell, you will have to pay capital gains tax on the profit. For this discussion, we will ignore any improvements which you have made, although when you calculate your profit, these improvements will increase your tax basis and thus lower your tax obligations.

You have made a gross profit of $670,000 ($700,000 – 30,000). There are other costs and expenses which will reduce your profit, such as real estate commissions, legal fees, and closing costs, but for our example, these items will not be considered. The current federal tax rate is 15 percent, and thus you will owe the IRS $100,500. You may also have to pay State tax on this profit. There is a way of deferring payment of this tax, and it is known as a Like-Kind Exchange under Section 1031 of the Internal Revenue Code.

This is not a “tax-free” exchange, although that is what it is often called. It is also called a “Starker exchange” or a “deferred exchange.” It will not relieve you from the ultimate obligation to pay the capital gains tax. It will, however, allow you to defer paying that tax until you sell your last investment property.

The ideal exchange is a direct exchange. I own investment property A and you own property B (also investment). Both are of equal value. On February 1, 2006, you convey B to me and on that same day I convey property A to you. If there is a written agreement between us that this is to be a 1031 exchange, neither of us will have to immediately pay any capital gains tax on any profit we have made.

However, such a transaction is rarely possible. The logistics of finding the replacement property to be exchanged simultaneously with the relinquished property is very difficult, if not impossible to coordinate.

Many years ago, a man by the name of T.J. Starker sold property in Oregon, pursuant to a “land exchange agreement,” but did not receive any money for the sale. Instead, the seller — a couple of years later — transferred replacement property to Mr. Starker. The Internal Revenue Service considered this a taxable sale, but the 9th Circuit Court of Appeals held that this was a deferred exchange which was permitted under Section 1031 of the Tax Code. In other words, the exchange did not have to take place simultaneously.

There are two kinds of deferred (Starker) exchanges:.

a forward exchange: you sell the relinquished property, and within the time limitations spelled out in Section 1031, you obtain the replacement property; and
a reverse exchange: you obtain title to the replacement first, and then sell the relinquished property.
The rules are complex, but here is a general overview of the process. With some important exceptions (discussed below) the rules apply equally whether the exchange is forward or reverse:

Section 1031 permits a delay (non-recognition) of gain only if the following conditions are met:

First, the property transferred (called by the IRS the “relinquished property”) and the exchange property (“replacement property”) must be “property held for productive use in trade, in business or for investment.” Neither property in this exchange can be your principal residence, unless you have abandoned it as your personal house. Your vacation home would also not qualify as investment property, unless you actually start to rent it out more or less full time.

Second, there must be an exchange. The IRS wants to ensure that a transaction that is called an exchange is not really a sale and a subsequent purchase.

Third, the replacement property must be of “like kind.” The courts have given a very broad definition to this concept. As a general rule, all real estate is considered “like kind” with all other real estate.

Thus, a single family house can be exchanged for a condominium (or cooperative) unit; raw land can be swapped for an office building, and a farm can be exchanged for commercial or industrial property.

Before you decide to do an exchange, it is important that you determine the tax consequences. If you do a like-kind exchange, your profit will be deferred until you sell the replacement property. However, it must be noted that the cost basis of the new property in most cases will be the basis of the old property. Discuss this with your accountant to determine whether the savings by using the like-kind exchange will make up for the lower cost basis on your new property. Additionally, if your capital gains tax will be relatively small, you may decide just to pay the tax and not be a landlord anymore.

Here is a general overview of the requirements:

Identification of the replacement property within 45 days. Congress did not like the fact that the Starker opinion imposed no time limitations on when the exchange could take place. Accordingly, the law was amended to require that the taxpayer identify the replacement property no later than 45 days after the relinquished property has been sold.
A taxpayer may identify more than one property as replacement property. However, the maximum number of replacement properties that the taxpayer may identify is either three properties of any fair market value, or any number of properties as long as their aggregate fair market value does not exceed 200 percent of the aggregate fair market value of all of the relinquished properties.

Furthermore, the replacement property or properties must be unambiguously described in a written document. According to the IRS, real property must be described by a legal description, street address or distinguishable name (e.g., The Excalibur Apartment Building).

Who is the neutral party? Perhaps the most important requirement of a successful 1031 exchange is that the taxpayer cannot receive (or control) even one penny of the net sales proceeds from the relinquished property. All such proceeds must be held in escrow by a neutral party, and go directly into the purchase of the replacement property. Generally, an intermediary or escrow agent is involved in the transaction.
In order to make absolutely sure that the taxpayer does not have control or access to these funds during this interim period, the IRS requires that this agent cannot be the taxpayer or a related party. The holder of the escrow account can be an attorney or a broker engaged primarily to facilitate the exchange.

Take title within 180 days: The replacement property must be obtained no later than 180 days after the relinquished property is transferred or the due date of the taxpayer’s income tax return for the year in which the transfer is made. If, for example, you transferred the relinquished property on December 15, 2005, your tax return is due on April 15, 2006. That is only 121 days. You either have to take title to the replacement property by that date or get an extension from the IRS so that you can extend out to the full 180 days. It should be noted that as of this year, instead of the four month automatic extension, you can now opt for a six month automatic extension by filing IRS form 4868.
Interest on the exchange proceeds. The interest which is earned while the sales proceeds are held in escrow is called the “growth factor,” and any such interest to the taxpayer has to be reported as earned income. Once the replacement property is obtained by the exchanger, the interest can either be used for the purchase of that property, or paid directly to the exchanger.
Reverse exchanges: As many taxpayers have discovered, it is sometimes difficult to meet the 45/180 day requirements. You have found the replacement property, but do not yet have a buyer for the relinquished property. And the owner of the new property is not willing to wait until you are able to go to closing on your current property.

Thus, you may have to go the reverse Starker route. Here, in very general form, are some of the important rules:

The taxpayer must arrange for the replacement property to be held in a “qualified exchange accommodation arrangement.” In government language, this will now be called “QEAA.”
Qualified indicia of ownership of the property by the QEAA is required. This means that the QEAA must either have legal title to the replacement property or other some other arrangement which is acceptable to the IRS to demonstrate ownership. A land sales contract (also called “contract for deed”) may suffice.
Under this latter arrangement, the QEAA will not have actual legal title, but will have certain obligations under a contract. This may — depending on state or local law — avoid having to pay a double recordation-transfer tax. Otherwise, this tax must be paid when the property is first transferred to the QEAA and then again when it is transferred to the ultimate taxpayer.

No later than five business days after the property is transferred to the QEAA, the taxpayer and the exchange accommodation titleholder (called the QEAT) must enter into a written agreement which provides that the latter is holding the property for the benefit of the taxpayer in order to facilitate an exchange under section 1031. Generally, this can be accomplished by a lease of the property from the QEAT to the taxpayer.
Both the taxpayer and the exchange accommodation titleholder (the QEAA) must file separate federal income tax returns, so as to advise the IRS of any income and expense incurred while the QEAT had ownership of the property.
No later than 45 days after the replacement property is transferred, the taxpayer must identify the relinquished property. The IRS allows the taxpayer to identify alternative and multiple properties, and if the taxpayer owns several investment properties, this provides some flexibility as to which property will be sold.
No later than 180 days after the replacement property is transferred to the QEAT, it must be conveyed to the taxpayer.
Perhaps the most important aspect of a reverse Starker is the requirement that the taxpayer have a bona fide intent to engage in a 1031 exchange. According to the IRS regulations:
At the time the qualified indicia of ownership of the property is transferred to the exchange accommodation titleholder, it is the taxpayer’s bona fide intent that the property held by the property … in an exchange that is intended to qualify for non-recognition of gain (in whole or in part) or loss under �1031.
In other words, you cannot buy the replacement property and then — as an afterthought — decide to treat the transaction as a 1031 exchange.

The rules are extremely complex. You must seek both legal and tax accounting advice before you enter into any like-kind exchange transaction — whether forward or reverse.
Copyright � 2006 Realty Times. All Rights Reserved.

Teeth that look dingy and yellow

Teeth that look dingy and yellow

A number of people have teeth that look dingy and yellow. Some search for treatments meant to improve the whiteness. Laser teeth whitening is a major technique used to whiten teeth. It is advisable to consult your nearby Montreal dental clinic for the right method for you. Most dentists use this method to whiten or bleach the teeth. It is important to note that healthy teeth play a great in maintaining your overall health. The method has gained popularity simply because it is painless, quick and efficient. If you want to whiten your for the very first attempt, this is the method that will get you quick results.orhtodontists office

This teeth whitening procedure has a lot of benefits to the patient. It is an elective cosmetic procedure, which uses laser technology combined with an agent, which is activated by laser light to remove the stains from your teeth. The result is bright, clean and white teeth. This is a method suitable after basic toothpaste and various teeth whitening products have failed. It is the method for those who want dramatic results. The following are some of the benefits offered by this method:

· Quick and painless. The procedure can be done in the office of your dentist or at a local dental clinic. This just takes a single visit and it will be done in less than an hour to complete. On the other hand, the teeth whitening kits you take home, no matter whether they are from a dentist, will be worn for some weeks to note positive results.

· The cost of this procedure is low. However, this depends on type of treatment you choose. It is advisable to consult your doctor to get the exact cost and whether there are before and after charges.

· The procedure is less damaging. Weakening or softening of gum line and teeth do results from teeth bleaching. This is greatly attributed to improper use of bleaching products sold over-the-counter.

· Protection against sensitivity. During the procedure, a rubber shield or neutralizing gel is placed on gums in order to protect the gum against sensitivity.white teeth

Before you undergo the procedure, it is important to understand the side effects as a result of laser teeth whitening procedure. Fortunately, these side effects are minor and commonly regarded as undesired side effects. Usually, the undesired side effect is increased sensitivity of the teeth or the surrounding tissue. After the procedure, you will feel some extra sensitivity and irritation. This can increase when drinking cold or hot beverages. However this will dissipate quite quickly. To avoid this, the dentist covers your gums to avoid being in contact with laser light or whitening agent.

Your smile can mean a lot of things. It is one of the things people notice about you. Consequently, your smile should be white and bright as possible. Laser whitening is the best method to provide you with these benefits to help you show off beauty of smile. This will not be possible without making your teeth sparkle. If you are living in Montreal, laser teeth whitening will provide you with extra edge needed to stand out in a crowd.

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