tag:blogger.com,1999:blog-58743012603167266012024-03-13T02:53:12.031-07:00Jaime Ulmer Austin Texas Luxury Real EstateThis blog will provide news and updates regarding the Austin Luxury Real Estate Market and Jaime Ulmer.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.comBlogger22125tag:blogger.com,1999:blog-5874301260316726601.post-72114549027430778022010-02-04T06:36:00.000-08:002010-02-04T06:38:08.141-08:00What will successfull builders and developers have to do differently in the coming years?<span style="color: rgb(0, 0, 0);"><br />I recently read an article about what makes a successful builder and developer. The article stated that builders and developers will have to get better at what they do in the coming years. Only about one out of ten builders/developers I have spoken with actually made money building houses between 2002 and 2006. The other 90 percent only made money because their lots appreciated while they were preparing to build on them. Since all appreciation accrues to the land, this factor masked the losses that the builders were experiencing when constructing the improvements. House prices will be constrained by more conservative underwriting by lenders. This means that builders and developers will have to look to productivity increases for their profits, not increasing prices. I don't mean squeezing trade contractors and suppliers - I mean smarter products, more efficiently designed, delivered quickly and competently. The good news is that there is tremendous waste in both the land-development and homebuilding processes. I know this is true because some builders consistently make net margins of 15 percent and above on their homebuilding operations (excluding their profits on land), while the majority think it's normal to make two percent to five percent net margins. Successful operators in this industry will start every project with a reasonable projected market value, subtract their profit, and then build the project out of what's left. This process will be repeated and refined over time, resulting in increasing efficiencies in both direct cost and cycle times, with the end result of increased profits and increased customer satisfaction.<br /><br />The other major change: <span style="font-weight: bold;">ALL</span> forms of capital are going to be more expensive. Bank lending will eventually come back, but it will be much more conservative and require a great deal more collateral than before. I'm already seeing investor equity coming back into the market, but investors will want to see more equity provided by the builders and developers they invest with. This means that company growth will be limited by company equity.<br /><br />It also means that the successful operators of the future will pay close attention to their operations, since their ability to grow will be enhanced by increases in both their <span style="font-weight: bold;">profitability</span> and their ability to <span style="font-weight: bold;">turn their inventory more rapidly</span>. So, the choice to be a successful operator in the industry is up to you. You have gone through the exercise of downsizing your operations, so how do you increase efficiencies in both direct-cost and cycle times to bring increased profits and increased customer satisfaction? One company that has been successful in assisting with such increases in <span style="font-weight: bold;">profitability and increased cycle times is CB Quantifications </span>(<a style="color: blue ! important; text-decoration: underline ! important;" track="on" href="http://www.charlesanbetty.com/" linktype="link">www.charlesanbetty.com</a>). After viewing their website you may want to schedule a phone conference or face-to-face appointment to see just how you can increase profitability and cycle time without the cost of overhead. Are you ready to make some changes to make yourself and your business more successful?<br /><br />The Time to take Action is NOW!!!</span>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com1tag:blogger.com,1999:blog-5874301260316726601.post-16602671318617737592009-10-30T07:55:00.000-07:002009-10-30T07:58:10.526-07:00Austin American Statesman - Austin Home Sales: Area home sales jump, fueled by tax credit<p>Existing home sales in Central Texas rose 6.4 percent in September, the first year-over-year increase in more than two years, and the median sales price also was up, rising 2 percent to $185,250, the Austin Board of Realtors reported Tuesday. </p> <p>Sales were buoyed by factors including a federal tax credit of up to $8,000 for eligible first-time homebuyers and mortgage interest rates that are hovering around 5 percent. </p> <p>The 1,780 sales last month were up from 1,748 in August and up from 1,673 in September 2008. The number of sales due to close in October was up 24 percent from a year ago, an indication that the tax credit is continuing to spur sales, real estate agents and experts say. </p> <p>With pending sales up and prices stabilizing, it seems "to indicate a market that is beginning to recover," said Charles Heimsath, an Austin real estate consultant, although he predicts "a slow ascent into recovery over the next 12 to 18 months." </p> <p>Heimsath and other experts have cautioned that the housing market, locally and nationally, could lose steam if the tax credit is not renewed, although there are proposals in Congress to extend or broaden it. </p> <p>"Still, it does appear the worst of the housing downturn is behind us, although it may be some time before we see a marked turn upward," said D'Ann Petersen, an economist with the Federal Reserve Bank of Dallas, adding that she expects "a slow, prolonged recovery." </p> <p>Nearly half the sales in September were for homes costing between $100,000 and $199,999 — a typical price range for a first-time home. </p> <p>Nick Teplitz moved to Austin from Los Angeles in late May, drawn by the city's reputation as a "hip, fun city" and lower housing costs than in California. </p> <p>He said the tax credit was a factor in his purchase of a unit at 2020 Congress, an apartment building that was converted to condominiums on South Congress Avenue. </p> <p>Teplitz, a writer, closed on his condo June 30, paying under $100,000 for a one-bedroom unit. </p> <p>Instead of "flushing $2,000 a month down the toilet" on rent in Los Angeles, Teplitz, 32, found he could own his home in Austin for one-third that much. </p> <p>He said he thinks the tax credit should be extended, because it's "definitely going to keep the market afloat right now ... and keep people buying." </p> <p>Jay Gohil, chairman of the real estate board, said the tax credit is likely to feed sales into November as buyers scramble to make the deadline. </p> <p>The credit was passed earlier this year as part of the federal stimulus package. It provides a 10 percent credit, up to $8,000, for first-time buyers and those who have not owned a home in the previous three years. It is available to single buyers who make less than $75,000 a year and couples who make $150,000 or less. </p> <p>Through September, the 14,286 home sales were down 14 percent from the same nine months of 2008, and the median price was unchanged, at $190,000. </p> <p>But home sales have been slowly improving this year along with the economy, spurred by the tax credit and low mortgage rates. </p> <p>Nell Hanson, a real estate agent with JB Goodwin Co., said the company "has had a huge influx of buyers who want to use the tax credit." Although an extension of the credit would be beneficial, "the low interest rates and the potential rise in the median price in Austin for 2010 will keep sales going up," Hanson said. </p> <p>Greg Cooper, CEO of Goldwasser Real Estate in Austin, said "it would be suicide for the (housing) market" if the tax credit isn't renewed. </p> <p>"I can't see them (Congress) taking it away right now," Cooper said, at least not until job growth comes back and unemployment eases. </p> <p>Cooper said sales at his firm were up 51 percent in September over a year earlier, and "if we close what we have pending," October's sales will be triple that of last October's. </p> <p>"Obviously, the stimulus is clearly helping," Cooper said. </p> <p>Steve Cochrane, managing director at Moody's Economy.com, an economic forecasting and consulting firm, said he thinks that there is "a better than even chance" the credit will be renewed. He noted that there are positive ripple effects, as owners sell their entry-level homes to first-time buyers and are able to move to another home. </p> <p>Asked whether the credit is artificially propping up the market, Cochrane said: "One can argue that any kind of government stimulus is artificial. But if it acts as the spark to get the market going, that can be fine. The government doesn't have to stay in the business of providing the spark forever."<br /></p><p><a href="http://www.statesman.com/search/content/business/stories/realestate/2009/10/21/1021homesales.html">View article in Austin American Stateman</a><br /></p>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com1tag:blogger.com,1999:blog-5874301260316726601.post-28464599361236474742009-07-01T15:22:00.000-07:002009-07-01T15:32:01.651-07:00Forth of July Recipes!<span style="font-size: 14pt;">Fire it up and then cool it off this Forth of July with my favorite recipes!</span><br /><span style="font-weight: bold; color: rgb(0, 0, 153);"><br />4th of July Cherry Bombs Recipe</span><br /><br />Ingredients:<br /><ul><li>12 fresh habenero peppers</li><li>4 ounces softened cream cheese</li><li>2 tablespoons sour cream</li><li>1/2 package dry onion soup mix</li><li>1 teaspoon Worcestershire sauce</li><li>1 teaspoon dried red bell pepper flakes</li><li>1 large egg, beaten</li><li>10 Ritz crackers, pulverized to very fine consistency</li></ul>Directions:<br /><ul><li>Combine the cream cheese, sour cream, soup mix, Worcestershire sauce, and pepper flakes thoroughly. Allow to sit at room temp until you are ready to use.</li><li>Wearing rubber gloves, slice almost through the top of each pepper, leaving the top as a flap. With a small melon scoop, remove the seeds and white pulp from each pepper. Place cream cheese mixture in a small decorating bag and with a medium 'o' tip pipe mixture into each pepper, mounding slightly at the top. Brush pepper flap with some of the egg and close flap to seal.</li><li>Refrigerate peppers for 30 minutes. Dip chilled peppers in egg wash and roll in cracker crumbs. Next step is to place peppers in the freezer until hard frozen, about 3 hours.</li><li>Just before serving, remove peppers from freezer and drop into hot 375 degree oil and fry until golden. Pipe three dollops of cream cheese mixture decoratively on each plate and place one fried pepper in the center of each dollop. Decorate with sliced pickled cherry peppers, and leaf lettuce. Serve hot with a warning and fire extinguisher handy. Top of Form</li></ul><span style="font-weight: bold; color: rgb(0, 0, 153);"> Cantaloupe Fruit Salad</span><br /><br />Ingredients:<br /><ul><li>2 ea Med. Cantaloupes *</li><li>1 ea Large Pineapple **</li><li>1 c Raisins</li><li>1 c Fresh Shredded Coconut</li><li>1 c Finely Chopped Walnuts</li><li>1 ea Large Apple ***</li><li>1 x Low-fat Yogurt</li></ul>Directions:<br /><ul><li>*Remove rind and seeds from cantaloupe.</li><li>**Cored, Peeled, and cut into small chunks.</li><li>***Cored and cut into small chunks.</li><li>Cut the cantaloupes into small chunks and mix with the pineapple, raisins, conconut, and walnuts in a large salad bowl.</li><li>Scoop yogurt into individual serving bowls and pass the fruit salad. Stir to coat and enjoy. This dessert is wonderful on a hot day.<br /></li></ul><span style="font-weight: bold; color: rgb(0, 0, 153);">4th of July Red, White, and Blue Pizza</span><br /><ul><li>1 pt Strawberries, hulled and halved</li><li>1 pt Blueberries</li><li>1T plus 1 t Sugar, divided</li><li>1 T Brandy</li><li>4 6" Pizza Crusts, homemade or store bought</li><li>1 1/2 c Whipped topping, thawed</li></ul>Directions:<br /><ul><li>Preheat oven to 450 degrees F.</li><li>Combine strawberries, blueberries, 1 teaspoon. of the sugar and the brandy.</li><li>Sprinkle pizza crust with the remaining sugar.</li><li>Bake 6-8 minutes on baking sheet; cool slightly.</li><li>Fill with crust with strawberries and raspberries.</li><li>Serve with a big dollop of whipped topping.</li></ul><span style="font-style: italic; font-weight: bold; color: rgb(255, 0, 0);">Alcoholic Beverages</span><br /><br /><span style="color: rgb(0, 0, 153); font-weight: bold;">4th of July Lemonade</span><br /><br />Ingredients:<br /><ul><li>1 part Jack Daniel's bourbon</li><li>1 part triple sec</li><li>1 part sweet-and-sour mix</li><li>4 parts lemon-lime soda</li></ul>Directions:<br /><br /> Combine all ingredients and serve this refreshing drink over ice.<br /><br /><span style="font-weight: bold; color: rgb(255, 0, 0); font-style: italic;">Non-Alcoholic Beverage</span><br /><br /><span style="color: rgb(0, 0, 153); font-weight: bold;"> Summer Delight Punch </span><br /><br />Ingredients:<br /><ul><li>6 oz Can frozen orange juice</li><li>2 1/2 c Pineapple juice</li><li>12 oz Can apricot or peach nectar</li><li>1 ea Bottle ginger ale, (2 litre)</li><li>1 ea Lemon, sliced</li></ul>Directions:<br /><ul><li>Mix together the lemonade, orange juice, pineapple juice, and nectar and chill.</li><li>When ready to serve drinks, add the ginger ale. Garnish with lemon slices.</li></ul><span style="font-weight: bold; color: rgb(0, 0, 153);">Red, White, and Blueberry Freezee</span><br /><br />Ingredients:<br /><ul><li>1 c Whipping cream</li><li>1/2 c Frozen blueberries</li><li>1 ds Lemon juice</li><li>1 x Sugar to taste</li><li>Small Strawberries for garnish</li></ul>Directions:<br /><ul><li>Mix together the whipping cream, blueberries, lemon juice, and sugar in a blender.</li><li>Top with a few strawberries. This refreshing drink is great on a hot day.</li></ul>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-41739486723536467532009-06-04T07:53:00.000-07:002009-06-04T07:59:42.305-07:00Lake of the Hills Regional Medical Center Another Step CloserAfter nearly a year of negotiations Scott & White will soon add 22 acres of land to the 19 acres already donated by developers for construction of the future 40-acre Lake of the Hills Regional Medical Center in Marble Falls. “We’re another step forward,” says Scott & White President and CEO Alfred Knight, M.D. This latest development opens the way for the City of Marble Falls to begin connecting utilities to the site. Here’s what you can expect in the months to come:<br /><ul><li>In 6 to 12 months. Utility lines to be completed, ground breaking for a medical office complex offering OB/GYN, orthopedics, pediatrics, geriatrics, neurology, and urology services.</li></ul><ul><li>Nine months later: Construction of the medical office complex complete construction of the 80-120 bed level – two trauma center to begin.</li></ul><ul><li>18 to 24 months later: Construction complete on comprehensive care center and cardiac care facilities and advanced surgical laboratory, and imaging centers.</li></ul><ul><li>The new medical campus will sit on 75 acres which developers will open for assisted car facilities, private medical practices, and other commercial enterprises.</li></ul>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-49603513719773654712009-06-03T13:24:00.000-07:002009-06-03T13:26:58.966-07:00Cimarron Hills Newsletter<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEihVgEGCtQSrNxwERRzpzFQHuPl-5y3Qn2bjoPaiDhMC3Z8Vvaj9b5JGZ-c56bUz5eMZeZsNMQ4kQsp2G9jUeuR_sZ0hIh6_bRDleUaTPqALxYwgTQE47KmlDWOWCTCbFgUYgMASv7BlH4n/s1600-h/June+Newsletter+-+Courier.jpg"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 243px; height: 400px;" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEihVgEGCtQSrNxwERRzpzFQHuPl-5y3Qn2bjoPaiDhMC3Z8Vvaj9b5JGZ-c56bUz5eMZeZsNMQ4kQsp2G9jUeuR_sZ0hIh6_bRDleUaTPqALxYwgTQE47KmlDWOWCTCbFgUYgMASv7BlH4n/s400/June+Newsletter+-+Courier.jpg" alt="" id="BLOGGER_PHOTO_ID_5343200498745115522" border="0" /></a>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-71029410405589176812009-04-06T17:11:00.001-07:002009-04-07T07:20:33.540-07:00Our New Colt: Bailey's Poco Buz<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj06eA-WI30d03_ZDpQFj-Qq28V60Ctv3YbSrP_tPDRmDc7Hh5h0TqIV0W5vv1ZItizST1cG03_GQL3N6EI4qfx6hAam-XeeGsYLW7L5lyZqsVKovLTyaF1ZFGAM9bwtLvcL0X6Yqo3wex0/s1600-h/100_1555.JPG"><img id="BLOGGER_PHOTO_ID_5321735627144432082" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 320px; CURSOR: hand; HEIGHT: 252px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj06eA-WI30d03_ZDpQFj-Qq28V60Ctv3YbSrP_tPDRmDc7Hh5h0TqIV0W5vv1ZItizST1cG03_GQL3N6EI4qfx6hAam-XeeGsYLW7L5lyZqsVKovLTyaF1ZFGAM9bwtLvcL0X6Yqo3wex0/s320/100_1555.JPG" border="0" /></a><br /><div></div>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-47987698220751061382009-04-06T16:51:00.001-07:002009-04-06T17:11:00.262-07:00My Garden: Photos<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiePmMkVaSVwvPdxxQ5qseCz3mvOPkP6dgC4LB-00yakMFMHj08x_QK6dhrRy1XFho8sBuQUSdW_OM_rdQTDYc1W7g-Fr8oZzMyX00rOeIeIr8C6-BP9TTXW5sBfbmdY9eeztmFJyw3OkTj/s1600-h/115.JPG"><img id="BLOGGER_PHOTO_ID_5321734258077242162" style="FLOAT: left; 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MARGIN: 0px 10px 10px 0px; WIDTH: 320px; CURSOR: hand; HEIGHT: 240px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg6vlXXvyCb6mS6aGoy-SjcSf3SiMrObsynZeQ2S15IbKpaFJel1sMTBd2Fxyrdko78vA7gUosGL8b4JPs4pfkXgB5c28g_mFU37TsgpflRT665_3EMVNiNvPMpm_qeNRSeF8yUzl-flNoZ/s320/100_1348.JPG" border="0" /></a><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgqwlmC6iebCE6WBwFsOr2JpY8K9cNnje7nEpZHCf0zgLFjTh7cywRbmcg1Q30EopN7sdG2fVhz-uDa58aeQoXR3aZr8P4eEqCtK2GoRdD3JtfOi8Ub679KpTcNShcwa7DMTV_66hUExIQs/s1600-h/100_1249.JPG"></a><br /><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg65BYy8CJN7n7EeSQ6-_pRBeiXT5loz8c6p7RbQjTNreAOyiTmEB7Bx3uTXY5NyxPkEKTomAp5XOnbgVYgwmI5Ja6hy7EG_b0ur4wGbKJXcNvBXwhvHsMCqvMRAdJ81HVSh519q-VVLtmY/s1600-h/100_1250.JPG"></a><br /><br /><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEidnePM4GaCBjMn9ls32wzp0n0UKv7bT7BJj2ftAihLVK0rifgoCM-0RM9Jw441yGsH4Ua_PjhCmmcVCz6e7wByhVLALijyB2qdmrLmrIX-RtR1bvA4ygVxOGY5eBjdnSovuEAZC4k-98aK/s1600-h/100_1249.JPG"><img id="BLOGGER_PHOTO_ID_5321732939692768418" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 320px; CURSOR: hand; HEIGHT: 240px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEidnePM4GaCBjMn9ls32wzp0n0UKv7bT7BJj2ftAihLVK0rifgoCM-0RM9Jw441yGsH4Ua_PjhCmmcVCz6e7wByhVLALijyB2qdmrLmrIX-RtR1bvA4ygVxOGY5eBjdnSovuEAZC4k-98aK/s320/100_1249.JPG" border="0" /></a><br /><br /><br /><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh1K-7uYFVGTc5hR1P_5D-_l9bwppGX4U6AWzs15qvtmrYUBvLbMmFWPm_e36Uwb_NTo7f2Hceh-vhhZkC1PMhh5kpXcapzmi3M0-sqKx4APFECn1fyNr-EA6xOdaX55DXghfAyxYTkVB-2/s1600-h/100_1247.JPG"><img id="BLOGGER_PHOTO_ID_5321732801476690194" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 320px; CURSOR: hand; HEIGHT: 240px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh1K-7uYFVGTc5hR1P_5D-_l9bwppGX4U6AWzs15qvtmrYUBvLbMmFWPm_e36Uwb_NTo7f2Hceh-vhhZkC1PMhh5kpXcapzmi3M0-sqKx4APFECn1fyNr-EA6xOdaX55DXghfAyxYTkVB-2/s320/100_1247.JPG" border="0" /></a><br /><br /><br /><br /><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi50Lbnktlu9EwcbAlA6P0EHZAOWXDu9Zae2DHi6l3OZ5pZTtrannvkY4qXvsiYJZ9vCjatM4x3kRb-5t9JkT3ytBxZXoGUAowcDfLyQwQkJ47AloweWgVwu8qQHHdVBpPtZyRIvlJMslMw/s1600-h/100_1245.JPG"><img id="BLOGGER_PHOTO_ID_5321732654885232738" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 320px; CURSOR: hand; HEIGHT: 240px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi50Lbnktlu9EwcbAlA6P0EHZAOWXDu9Zae2DHi6l3OZ5pZTtrannvkY4qXvsiYJZ9vCjatM4x3kRb-5t9JkT3ytBxZXoGUAowcDfLyQwQkJ47AloweWgVwu8qQHHdVBpPtZyRIvlJMslMw/s320/100_1245.JPG" border="0" /></a><br /><br /><br /><br /><br /><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiz882JcF0vAscS5jrP8moQSKp0h6r8ZkLJfd2jUSIl7pizgxrONUENBQGbG-uPcFTg6J4hPoB5CH4Evq7vbCiUPbQz7qYBy6UNWsqh2BGECyhbXGgu0c4GnphCaDOp9ci_Vz9WkAWkFWXF/s1600-h/100_1243.JPG"><img id="BLOGGER_PHOTO_ID_5321732339879182834" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 320px; CURSOR: hand; HEIGHT: 240px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiz882JcF0vAscS5jrP8moQSKp0h6r8ZkLJfd2jUSIl7pizgxrONUENBQGbG-uPcFTg6J4hPoB5CH4Evq7vbCiUPbQz7qYBy6UNWsqh2BGECyhbXGgu0c4GnphCaDOp9ci_Vz9WkAWkFWXF/s320/100_1243.JPG" border="0" /></a><br /><br /><br /><br /><br /><br /><br /><br /><br /><div><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgwg4QQNVYLj4YrSbJuHzflMLPf5Knt9mhwSvzxiLVSnkPYRFUQJqidpyGivfVBQx1DoUgp6eGs6GaKKE5hnCHSaz-v_zVazhhBEtI-12XvW91cn-ivje5zEffxkxQkbPrdRKn4C2mY6XJS/s1600-h/All.jpg"></a><br /><br /><br /><br /><div> </div></div></div></div></div></div></div></div></div></div>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-14289619105558976302009-04-06T16:50:00.001-07:002009-04-06T16:50:53.501-07:00All time easy and favorite recipe for Blackberry Cobbler<strong>The recipe ingredients consists of 1-1/2 sticks butter or margarine, 2 cups all purpose flour, 2 cups sugar, 4 teaspoons baking powder, 1 teaspoon salt, 2 cups milk, 2 teaspoons vanilla extract and 4- ½ cups frozen blackberries.</strong><br /><br />Preheat oven to 375 degrees . While the oven is pre-heating add sticks of butter to a 13x9x2 baking pan and place into the oven to allow butter to melt. Remove pan from oven when butter has melted. Sift together flour, sugar, baking powder and salt into a large mixing bowl, add milk and vanilla extract the dry mixture and mix well. <br /><br />Once butter has melted evenly distribute the blackberries into the bottom of your baking dish. Pour cobbler batter evenly over the blackberries. Place baking dish in oven and bake for 45 minutes to 1 hour until done. When done crust will become golden brown. Serve warm or with a scoop of Vanilla Ice Cream.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-57224756197429558512009-04-06T16:48:00.000-07:002009-04-06T16:50:00.962-07:00Recipe: Blackberry Liqueur Sauce<p><br /><strong>4 Cups Black Berries 1 tablespoon lemon zest<br />½ cup Chambord 1 tablespoon lemon juice<br />¾ cup sugar 1 pouch liquid pectin</strong></p><p><br />Wash blackberries, drain. Combine blackberries, Chambord and sugar in a saucepan; let stand 2 hours, stirring occasionally. Add lemon zest and lemon juice. Bring to a boil. Stir in liquid pectin. Return mixture to a rolling boil. Boil hard 1 minute, stirring constantly. Remove from heat. Skim foam if necessary. Ladle hot sauce into hot jars , leaving ¼ inch head space. Adjust two- piece caps. Processing 10 minutes in a boiling water canner.<br />If you can’t wait to sample, like my husband, great on cheesecake as a topping and also as a sauce for Blue Bell’s Home Made Vanilla Ice Cream. This way you illuminate the need to can or process, just let it sit to absorb all the flavors. And then use as a topping. </p>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-5070980069930622532009-04-03T17:21:00.000-07:002009-04-06T17:23:48.728-07:00Cimarron Hills Newsletter<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhYMj4zK0-G1AJyOI0Cf2KSFGtf2a_jH6MI9SqLdo_R_xeRalaqpLawGzR24xvCX3KnsOb5cGcRenwXvhfk4oHoaDh4m9wdeMYvflS04B46EMImnRRWQOtMPszpxVyAfOzhLcpwU0ZShl86/s1600-h/image001.jpg"><img id="BLOGGER_PHOTO_ID_5321738233411265026" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 243px; CURSOR: hand; HEIGHT: 400px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhYMj4zK0-G1AJyOI0Cf2KSFGtf2a_jH6MI9SqLdo_R_xeRalaqpLawGzR24xvCX3KnsOb5cGcRenwXvhfk4oHoaDh4m9wdeMYvflS04B46EMImnRRWQOtMPszpxVyAfOzhLcpwU0ZShl86/s400/image001.jpg" border="0" /></a><br /><div></div>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-47686904029246388942009-02-12T15:23:00.000-08:002009-02-12T15:28:03.813-08:0010 Steps To Sell More Quickly In Stalled Markets<strong>10 Steps To Sell More Quickly In Stalled Markets</strong><br /><br />by Peter G. Miller<br /><br />We're well into the prime real estate selling season for much of the country, a marketplace less certain in many areas than in the past few years.<br /><br />We don't fully know what will happen in 2007, but to date many markets have stalled if not declined. For most long-term owners selling in such a marketplace, appreciation from past years assures profitable sales, but perhaps not as profitable would have been the case in 2006.<br /><br />But still, owners in all cases would like to maximize their profits. What to do? If you're a seller, there are 10 negotiating steps you can take to make sure your home has the best chance for a top price and a quick sale.<br /><br />Step 1: Get a local broker. In a slow market there are relatively fewer buyers. It follows that to generate the most demand you want your property exposed to as many purchasers as possible. Who do buyers contact when they want a house? Brokers. Figures from the <a href="http://www.realtor.org/" target="_blank">National Association of Realtors</a> show that 85 percent off all buyers rely on real estate brokers when buying a home while 80 percent rely on the Internet. Who posts real estate information on the Internet? <a href="http://realtytimes.com/rtmcrtop/home.htm" target="_blank">Local brokers</a>.<br /><br />Step 2: Read the sale agreement. Virtually all jurisdictions have a standardized real estate contract which over the years have become lengthy and complex. If you use one then you're automatically agreeing to all unmodified terms and conditions, so read the entire agreement so you know what is being said.<br /><br />But is there something in the proposed agreement that should be changed, removed or added? Brokers should provide a copy of the sale agreement they expect to use at listing presentations and this document should be read to avoid surprises and misunderstandings. Since these are form agreements, anything not required by law can be changed with a suitable cross-out or addenda. For details, speak with your broker or attorney.<br /><br />Step 3: Know the marketplace. In terms of negotiation it's not good enough to know recorded sale prices because they frequently don't tell the whole story. For instance, two homes may both have recorded sale prices of $500,000. One may actually have sold for $500,000 while the other sold for $500,000 but the owner gave a 3 percent seller credit to the buyer for a new roof and appliances -- that's $15,000 off the top. Local brokers who actually make sales know the innards of recent transactions are thus are in the best position to provide negotiating advice.<br /><br />Step 4: Know your terms. You know your property will sell at some price point, but rather than a given price it's best to think of a home as a package of price and terms. For instance, in a slow market it may be better to pay a "seller contribution" to help buyers off-set closing costs than to lower the sale price. In many cases, the seller contribution may be smaller than a price reduction and much more attractive to buyers who need cash to close.<br /><br />Step 5: Reduce deposit requirements. To make a contract work there's a need for a buyer deposit, the "consideration" necessary to bind a deal. If you're a seller you want the largest possible deposit, but in a slow market you may have to settle for less. Buyers, for their part, want to make the smallest possible deposit if only because a big deposit represents a huge psychological commitment -- and a financial one.<br /><br />Less consideration may be appropriate if the buyer is pre-approved for a loan, the purchasers have a strong interest in the property and no better offer is in the picture.<br /><br />Step 6: Throw in stuff. Do you really want to move a swing set or a washer/dryer? In some cases it may be best to "reluctantly" part with such items if only a buyer will make an offer.<br /><br />Step 7: Update MLS photos. If it's August and your MLS photo shows a home with four feet of snow in the front yard then buyers can guess that the home has been for sale for a long, long time -- meaning the price and terms are, um, flexible. Perhaps more "flexible" than you would like. Have your broker post newer photos.<br /><br />Step 8: Review the marketing plan. The marketing plan developed by your broker should be reviewed as often as necessary to assure that; one, it is being followed and; two, it is changed as necessary.<br /><br />Step 9: Visit open houses. It's always good to visit open houses or, as they're otherwise called, the competition. It's not easy to be objective, but is there something other owners are offering which might work for your property? Something you can make into a bargaining point? Maybe an offer to re-paint the living room in a color of the buyer's choice is not a bad idea.<br /><br />Step 10: Have context. It's silly to worry about small costs and concessions when your core goal is to sell the home.<br /><br />In one situation, a buyer demanded an extra $500 to resolve some alleged concern just before closing. We thought this was simply an example of buyer's remorse and said yes, got an otherwise terrific price, and closed. Soon thereafter the local market slowed and prices softened. It was far cheaper to "lose" $500 then to locate another buyer a few weeks or months later when the market was harsher and our final sale price might have been many thousands of dollars less.<br /><br />Would we have rather not paid the $500? Sure. But $500 was a small cost in the context of a rapidly changing market, one where delay could have meant a serious price reduction.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-40504234103871693312009-02-12T15:12:00.000-08:002009-02-12T15:15:02.147-08:00Know the Facts: MortgagesCheck out this great article, written by my friend Suzanne Mayer (click the image below to read it):<br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjWpXV6LfFlFbUIli8CSR85K-dhbT-OsXhhhJjDbGjNGJYGn6i5ArywABLCQv_NRE5FvYQ4ifrGXF1SMDO78TByI1d87hQ5QEXYsgcdSr68Uc2fUoNLkUmotbwZYOhyq56CS8OXe7Q0sdJg/s1600-h/IMAGE+(168).jpg"><img id="BLOGGER_PHOTO_ID_5302053017943054034" style="FLOAT: left; MARGIN: 0px 10px 10px 0px; WIDTH: 240px; CURSOR: hand; HEIGHT: 320px" alt="" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjWpXV6LfFlFbUIli8CSR85K-dhbT-OsXhhhJjDbGjNGJYGn6i5ArywABLCQv_NRE5FvYQ4ifrGXF1SMDO78TByI1d87hQ5QEXYsgcdSr68Uc2fUoNLkUmotbwZYOhyq56CS8OXe7Q0sdJg/s320/IMAGE+(168).jpg" border="0" /></a><br /><div></div>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-64729192404544008582009-02-12T15:07:00.000-08:002009-02-12T15:09:19.513-08:00For Some, It's Finally Time to Dive Into Housing MarketWall Street Journal<br /><br />February 11, 2009<br /><br /><strong>For Some, It's Finally Time to Dive Into Housing Market</strong><br /><br />By MARY PILON<br /><br />For years, even as her friends bought huge houses in the expensive Phoenix market, ElizabethChild remained a renter.But in January, the airline customer-service agent and her boyfriend closed on their first home.<br /><br />The three-bedroom, two-bath house, complete with granite countertops and a pool, had been listedfor $340,000 in late 2007, but the couple bought it for $220,500. "Six months ago I didn't thinkI would own a home," says Ms. Child, 27 years old.<br /><br />"And now I do. It's so perfect."Elizabeth Child and William McGeary were able to buy their first home after prices in Phoenixdropped sharply.The housing bust is creating a new group of winners: first-time home buyers.<br /><br />People who sat onthe sidelines -- often watching wistfully as their friends became homeowners -- are suddenly ina position to grab some great deals. Indeed, first-time home buyers made up 41% of all buyers atthe end of 2008, up from 36% in 2006, according to a recent survey from the National Associationof Realtors.<br /><br />The new buyers are being lured in by home prices that are down about 25% from their peak levelsin mid-2006, according to the S&P/Case-Schiller Index. In some markets, prices have dropped evenfurther -- slumping around 40% in Phoenix, Miami and Las Vegas. Lower mortgage rates have alsohelped make real estate more affordable, and as houses languish on the market longer, morehomeowners are willing to negotiate.<br /><br />With Congress considering plans to sweeten a tax credit forfirst-time home buyers, the picture could get even brighter.<br /><br />"Buyers are now coming back into those hard-hit markets to take advantage," says Lawrence Yun,chief economist for the Realtors' association. "It's a buyer's market."Ululani and Scott Larson looked for a house in the Seattle area several years ago, but held offfrom buying, deterred by the high prices.<br /><br /> "I felt like we were missing out, because everyoneknows it's the American dream to buy a home and build equity," Mrs. Larson says.The couple was shocked to discover recently that they could afford a four-bedroom home inFederal Way, Wash.<br /><br />The assessed value of the home in January was $400,000, Mrs. Larson says.Their offer of $315,000, with a down payment of $15,000 was quickly accepted by the relocationcompany, which had had the property on the market for six months.<br /><br />"Honestly, I didn't think we'dget as nice of a house as we did," Mrs. Larson says.Of course, would-be buyers need decent credit scores and the money for a decent down payment.Also, finding the right property can be a challenge for first-time buyers, who tend to beseeking less-expensive homes.<br /><br />The typical first-time buyer purchased a home costing $165,000last year, according to the National Association of Realtors. Yet some of the best bargainsright now are in luxury condos and sprawling single-family houses.<br /><br />"The disproportionate McMansion inventory doesn't work," says Shari Olefson, a real-estatelawyer who works in southern Florida. "Even if you qualify for the loan, there are huge overheadcosts to buying a larger home."<br /><br />Still, real-estate agents and mortgage lenders are banking on first-time buyers to helpstimulate the otherwise dreary housing market. Many are holding workshops and informationsessions designed specifically for first-time buyers, addressing federal and state taxincentives for homeowners, local prices and ways to take advantage of low mortgage interestrates.<br /><br />Tim Epps, a mortgage adviser in Tulsa, Okla., runs rent-vs.-buying simulations forwould-be buyers and recommends that other prospective buyers do the same long-term calculations.Mr. Epps and many mortgage lenders recommend that buyers come up with as big a down payment aspossible, even though Federal Housing Administration loans will allow some first-time buyers toenter the market with as little as 3% down. (Hud.gov has more information about FHA loanprograms designed for first-time buyers.)<br /><br />"Even if [a home owner] loses some paper equity, in the long run, there are some tax benefits,"says Mr. Epps, referring to the deduction for interest paid on mortgages and the credit forfirst-time home buyers.Elizabeth Child bought a home once listed at $340,000 for $220,500.<br /><br />The $7,500 tax credit for first-time buyers, which Congress passed last year, has had littleeffect on the market so far. Because the credit has to be repaid, buyers are viewing it asanother loan, industry experts say.<br /><br />But the stimulus package that Congress is working on islikely to repeal the provision that requires buyers to pay the credit back and possibly enlargethe tax credit as well.For many buyers, the biggest question is whether to hold out for even better conditions.Historically, recoveries in the housing market are slow, and most experts expect the prices tostay low for some time.<br /><br />That means people can take their time shopping for the right property,real-estate experts say.John Stratton, an agricultural engineer in Lisle, Ill., was serious about buying last summer butheld off from making a bid.<br /><br />Some of the money he planned to use for a down payment sufferedlosses from mutual-fund investments. He's also waiting for prices in his area to go downfurther. "I can do better investing in things other than real estate," he says. "Right now, I'mnot diving in."Patience can pay off. Jen and Drew Rocky spent over a year tracking their prey before the pricewas right.<br /><br />In the summer of 2006, they saw the four-bedroom, 2½-bathroom home of their dreams inSherman, Conn. The asking price was $565,000, "completely out of our price range," Mrs. Rockysays.But they didn't give up.<br /><br />The Rockys kept driving by the vacant house. They had online alerts tonotify them of changes in the property's listings. They went to town hall to research the home'spublic records. As they suspected, the home was in foreclosure.<br /><br />"There were liens all over theplace," Mrs. Rocky says.They bought the home in December 2007 for $410,000. "I felt so vindicated," Mrs. Rocky says. "Wegot a good deal, but I'm sure there are even better deals out there."Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-72118840938922020012009-01-05T08:57:00.000-08:002009-01-05T08:59:33.901-08:00Other states fueling most Texas growth: Fellow citizens move here seeking jobs at same time immigration from outside U.S. fallsBy MIKE SNYDER Copyright 2008 Houston Chroniclel; Dec. 22, 2008, 11:43PM <br />More people are moving to Texas from other states than from other countries as the state'srelatively strong employment base attracts families struggling with foreclosures and layoffs elsewhere, the Census Bureau reported Monday.<br /><br />Between July 2007 and July 1, 2008, nearly 141,000 people moved to Texas from other states, compared with about 92,000 international migrants, the bureau said.<br /><br />The data provide a fresh indicator of how longstanding immigration patterns into Texas are changing.<br /><br />In the early years of this decade, international migration into Texas was two to three times asgreat as domestic, but the trend reversed starting in 2006.<br /><br />Much of Texas' international migration historically hails from Mexico and Central America, whereimmigrants fled poor conditions. But the surging domestic migration into the Lone Star State isnow likely to come from economically depressed states such as Michigan, which lost about 46,000 residents between July 2007 and July 1, 2008.<br /><br />Texas gained 484,000 residents last year, more than any other state. In percentage growth,Texas' 2 percent tied for third with North Carolina and Colorado behind Utah, 2.5 percent, and Arizona, 2.3 percent.<br /><br />Domestic migration in Texas last year was almost three times what it was in 2005. It peaked in2006, when an influx of Louisiana residents displaced by Hurricane Katrina contributed to about 220,000 Texas domestic migrants.<br /><br />Karl Eschbach, the state demographer, said Texas has continued to produce jobs while employment declined in many other states. He said this was the key factor driving the increased domestic migration.<br /><br />"For the past several years, job growth in the United States means Texas," Eschbach said. "The Texas economy has so much outperformed the rest of the country."Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-89723382946487799782008-12-23T14:55:00.000-08:002008-12-23T14:58:36.074-08:00Jaime Ulmer Real Estate Blog: Great Article about Texas Real Estate, The Federal Tax Credit, & Why to Use a Texas Realtor<strong><span style="font-size:130%;">First-time buyers can get a no-interest $7,500 loan</span></strong><br /><br />By MARTY KRAMER<br /><br />Those either/or deals you sometimes see on car commercials have always bugged me. They offer you a discount on the price of the car or an interest-free loan. To me, it’s not an interest-free loan when the car costs $3,000 more if I don’t pay cash.<br /><br />Thankfully, the U.S. government’s offer of an interest-free $7,500 loan for first-time homebuyers is straightforward. Actually, they call it a tax credit. And it is. If you’re a first-time buyer, you can get an income-tax credit of 10% of the purchase price of the home up to a maximum credit of $7,500.<br /><br />What does a tax credit do for you? If you have an income-tax bill of $10,000 and qualify for $7,500 tax credit, you would be required to pay only $2,500 in taxes. If you had a $5,000 income-tax liability, you would actually receive a $2,500 tax refund for the year.<br /><br />I mentioned that the credit is for first-time homebuyers. The government considers you a first-time buyer if you (and your spouse, if married) haven’t owned a principal residence in the last three years. The credit begins to phase out for individuals with gross income higher than $75,000 and joint filers with incomes above $150,000. Once you get to incomes of $95,000 (single filer) and $170,000 (joint filer), the credit is completely phased out. <br /><br />Although this is called a tax credit, I said it was an interest-free loan. That’s because you must pay the credit amount back over a period of 15 years. If you qualified for the full $7,500 credit, you would pay back $502.50 per year.<br /><br />If you sell your home before the 15-year repayment period, you must pay back the remaining amount from your home-sale proceeds. If there’s no gain on the sale of the property, the remaining balance does not have to be repaid.<br /><br />There is a bit of a catch, I suppose. This buyer incentive is only available until June 30, 2009. So if you’re considering making that leap to homeownership, there’s a real incentive to act in the next few months. Even if you purchase a home in 2009 (before June 30), you may be able to take advantage of the credit on your 2008 tax return that you file in 2009. As with any decisions you make that have tax implications, be sure to discuss this with your tax professional. And when you want assistance in making good real estate decisions, you’ll want to rely on the expertise of a Texas REALTOR®.<br /><br /><em>Article can be found <a href="http://www.texasrealestate.com/web/2/21/index.cfm">HERE</a>.</em>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-2302060711543842912008-12-03T15:26:00.000-08:002008-12-03T15:27:56.286-08:00Reuters News Story: US mortgage applications post largest gain ever<p>By Julie Haviv</p><p><br />NEW YORK, Dec 3 (Reuters) - U.S. mortgage applications surged by the largest amount on record last week as a new Federal Reserve program pushed interest rates down to their lowest level in more than 3 years, data from an industry group showed on Wednesday.</p><p><br />The U.S. housing market is suffering the worst downturn since the Great Depression as a huge supply of unsold homes, tighter lending standards and record foreclosures push down home prices.</p><p><br />But, the latest weekly data from the Mortgage Bankers Association showed potential borrowers were lured by enticing mortgage rates, which dropped dramatically after the Federal Reserve unveiled a plan last week to buy up to $500 billion of mortgage securities backed by government-sponsored enterprises, Fannie Mae (FNM.P: <a href="http://www.reuters.com/stocks/quote?symbol=FNM.P">Quote</a>, <a href="http://www.reuters.com/stocks/companyProfile?symbol=FNM.P">Profile</a>, <a href="http://www.reuters.com/stocks/researchReports?symbol=FNM.P">Research</a>, <a href="http://reuters.socialpicks.com/stock/r/FNM">Stock Buzz</a>), Freddie Mac (FRE.P: <a href="http://www.reuters.com/stocks/quote?symbol=FRE.P">Quote</a>, <a href="http://www.reuters.com/stocks/companyProfile?symbol=FRE.P">Profile</a>, <a href="http://www.reuters.com/stocks/researchReports?symbol=FRE.P">Research</a>, <a href="http://reuters.socialpicks.com/stock/r/FRE">Stock Buzz</a>), and Ginnie Mae.</p><p><br />"This clearly was an early holiday gift from the Federal Reserve to mortgage holders and home shoppers," said Mike Larson, a real estate and interest rate analyst at investment firm Weiss Research in Jupiter, Florida.</p><p><br />"But, the MBA's data is only for submitted applications, not closed loans, so a good amount may get rejected because qualifying standards are tighter and many applicants will probably find they do not have the equity to refinance given the decline in home prices," he said.<br />As long as unemployment is climbing and the economy is weakening, the impact on the home purchase market should be much more muted than the refinance market, he said.</p><br /><a href="http://www.reuters.com/article/economicNews/idUSN0333008520081203">READ MORE</a>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-32506093513854123562008-11-07T11:27:00.000-08:002008-11-07T11:31:04.017-08:00Texas’ Real Estate Markets Healthier Than MostHey! Here's a great article by David Jones, a senior editor with the Real Estate Center at Texas A&M University.<br />_____________________________<br /><br />Texas’ real estate markets never caught the housing bust bug that spread like the flu across most of the United States. But now the doctors tell me that the Lone Star State is showing some of the symptoms that flattened residential sales nationwide.<br /><br />Jim Gaines, Ph.D., an economist for the Real Estate Center at Texas A&M University, keeps his finger on the pulse of the state’s major housing markets. If one market misses a beat, he knows it.<br /><br />First, the bad news. Because Texas housing markets were at a peak in 2007, it should come as no surprise that Gaines’ latest housing market checkup shows widespread weak home sales.<br />Statewide, existing home sales in May 2008 were down 15.4% from a year ago. Again, that was to be expected as the Texas building and sales bubbles had to subside eventually.<br /><br />Lubbock and McAllen received the best reports. Home sales in the High Plains market declined only 0.5%, the least of any examined. McAllen’s fell 1.7%. By comparison, sales of existing homes were down 20.6% in Austin, 14% in Dallas, 33% in El Paso, 13.8% in Fort Worth, 15.7% in Houston, and 23% in San Antonio.<br /><br />Texas home prices holding steadyThe good news for Texas homesellers is that prices are holding. That’s in stark contrast to what’s happening in other parts of the country. The national median home price fell by 1.8% in 2007, which was the first time a negative change had been recorded since the 1960s. By May 2008, U.S. home prices were already down another 6.8%.<br /><br />In contrast, the statewide median price for an existing home in Texas is $151,300, up 1.4% from May 2007.<br /> <br />Lubbock had the state’s highest price increase during the year – up 11.1% – with a median of $113,100. Amarillo’s median of $122,200 was 7.4% higher than a year ago. Austin’s 6.1% increase pushed its median to $194,700. El Paso’s median was $137,800, up 5.8% in 12 months.<br />Home prices in some areas of Texas did fall in the last year. Beaumont’s median of $127,600 is 7% lower. McAllen is down 5.5% to $100,400.<br /><br />Statewide inventory higher than normalOne of the vital signs Gaines keeps an eye on is months of inventory on the market. That is, how many months would it take to sell all the existing homes in an area at the current sales pace? About six months is considered normal. In general, the bigger the inventory, the sicker the patient.<br /><br />Texas has an overall inventory of 6.9 months. Nationally, the existing home inventory is 10.4 months (and the new home inventory is 11 months).<br /><br />El Paso and McAllen are two Texas cities with bulging inventories. McAllen has the biggest stock of unsold homes – 15.2 months. El Paso is close behind at 12.1 months.<br /><br />Cities with notably small inventories include Amarillo (5.5 months), Austin (5.7 months), and Lubbock (5.5 months).<br /><br /> “Getting back to normal” is how many real estate people describe today’s Texas market. The doctors at the Real Estate Center agree with that diagnosis.<br />___________________________________________<br /><br />This article - and others - can be found by <a href="http://www.texasrealestate.com/web/2/22/">clicking this link</a>.<br /><br />Have a great day!<br />Jaime<br /><a href="http://jaimeulmer.com/">Click here to visit my website!</a>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-62404522415001197842008-10-09T08:01:00.000-07:002008-10-09T08:03:55.306-07:00Amidst the Turmoil, Perry says Texas economy is strongCheck out the article below! The Texas economy is strong - buying Texas Real Estate is a choice that will really pay off for many smart investors...<br /><br />By Kate Alexander, Robert Elder<br />AMERICAN-STATESMAN STAFF<br /><br />Tuesday, October 07, 2008<br /><br />As the stock market shed 3.6 percent of its value Monday, Gov. Rick Perry talked up the Texas economy before sitting down with some agency chiefs for a "frank discussion" about the implications of the national economic turmoil for the state.<br /><br />"I'm very pleased to say that our state's economy is better suited than just about any other state to weather this financial crisis," Perry said Monday during the meeting at the Capitol.<br /><br />It is a message that state officials have often proffered since the economy took a turn for the worse a year ago.<br /><br />Perry, however, added a note of caution. "As strong as our economy is, it is still interlaced with the economies of other states that are in substantially worse condition than we are," Perry said.<br /><br />The Texas economy is growing but at a slower pace than in recent years, the Federal Reserve Bank of Dallas reported last month. Culprits include high commodity prices and the ongoing credit crisis. Employment in Texas grew at a modest 1.4 percent annualized rate in August, and residential real estate and construction continue to flounder. Exports remained strong, however, thanks to the decline of the dollar, and oil and natural gas prices remained high enough to keep the energy business humming.<br /><br />Dick Lavine, senior fiscal analyst for the Center for Public Policy Priorities in Austin, said no one can be certain how the Texas budget next year might be affected by national conditions. For instance, the state might have to put more money toward children's health insurance and Medicaid because the federal budget is being stretched thin, he said.<br /><br />"Looking backward, things were going great," Lavine said. "But going forward, we're driving into the fog." Ronnie Jung, the executive director of the $105 billion Teacher Retirement System pension fund, was one of the agency chiefs who met with Perry.<br /><br />Other leaders who attended the meeting were Ann Fuelberg, executive director of the Employees Retirement System of Texas, the $22 billion pension fund for state workers; and Holland Timmins, chief investment officer of the Permanent School Fund, the state's $24 billion endowment for public education. Jung later held a previously scheduled conference call for TRS members and told them that benefits "are not directly impacted by the day-to-day market swings" that garner the headlines.<br /><br />Jung said the system, which serves 1.2 million active and retired members, is a defined benefit plan whose benefits are determined by age, years of service and salary.<br /><br />"In the long run, investment returns are critical to a sound retirement system," Jung said. He said he thinks that the Teacher Retirement System's investments are broadly diversified and won't be too damaged by the current market turmoil.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-86266315037497836902008-09-16T10:55:00.000-07:002008-09-16T11:00:42.332-07:00Want a fancier-looking room? Try wainscoting: Do-it-yourself design and installation tips<p><em>By Paul Bianchina, Inman News</em> </p><p>One way to really dress up a room and try your hand at some different decorating techniques is to consider wainscoting. There are a number of ways to combine materials to create some very attractive wainscoting effects, and the cost doesn't need to be prohibitive.</p><p>Traditionally, wainscoting is tongue and groove boards or raised or flat paneling sections that are applied to the lower part of a wall. The wainscoting extends from the top of the baseboard up to a height of usually between 3 and 5 feet off the floor, and is topped off with a horizontal molding. In addition to its decorative appeal, wainscoting had the very practical advantage of protecting the lower portion of the wall from wear and tear.</p><p>Today, however, wainscoting has taken on a somewhat less specific definition. It can be just about any combination of materials, including paint, wood, wallpaper and even fabric.</p><p>A wainscoting application consists of three elements: the lower portion of the wall, the upper portion of the wall, and the dividing line between the two. How you mix and match those three elements is up to your individual taste and budget.</p><p><strong>Splitting Up The Wall</strong></p><p>One of the first things to decide for any wainscoting project is where the dividing line will be between the two different materials. For a room with an 8-foot-high ceiling, a division of approximately 3 feet on the lower half and 5 feet on the upper half tends to give the best balance. Many Craftsman-style homes used the reverse of that, with about 5 feet of paneling on the lower half, capped with a wider molding that was suitable for shallow storage. For best appearance, the dividing line should not be exactly half way up the wall.</p><p>To get a better idea of how different proportions will work, tape some newspaper or other material on the wall at a couple of different heights. This will give you a better representation of how the two halves will balance out, and you can adjust them accordingly.</p><p><strong>Installing Traditional Wainscoting</strong></p><p>To achieve the look of a board wainscoting, you can install individual narrow, tongue and groove boards; you can install wider boards that are milled on the face to look like two or three narrower boards, which simplifies installation; or you can install 4-foot-wide beaded paneling, which again replicates the look of individual boards but installs faster. With any of these methods, finish off the top of the boards with a horizontal molding such as a wainscot cap or a chair rail.</p><p>For a paneled look, there are kits available that include a routed base molding, a routed top molding, routed vertical strips, and the panels themselves. The pieces all interlock with one another, and as long as you take some time with the layout to ensure that the panels are balanced to the width of the wall, you can achieve a beautiful, traditional paneled wainscoting in a relatively short time. If you are an avid woodworker, there are specialized router bits that help you cut the individual pieces yourself and save some money.</p><p>With wood, you have the choice of painting or staining the material to get the look you want. For painting, the boards and paneling are available in medium-density fiberboard (MDF), which paints nicely and is less expensive than solid wood. For stained wainscoting, you can select from pine, fir, oak, cherry, maple and other woods.</p><p>Wood strips, paneling and moldings can all be found at most home centers and lumberyards, along with all the installation materials you need. Some larger stores also carry the paneling kits, or they can order them for you. You will also find a wide selection of wainscoting paneling kits online.</p><p><strong>Other Wainscoting Materials</strong></p><p>In addition to traditional wood, there are lots of other material combinations that will work very well together. You can experiment with different combinations of materials to achieve the exact look that works for your décor. In general, heavier materials such as wood and fabric look best on the lower half of the wall. Also, darker paint colors and darker, more heavily patterned wallpapers look best on the bottom.</p><p>Your wainscoting choice may be something as simple as two different colors of paint. You can also use a solid paint on one section of the wall, and some type of textured paint effect on the other section.</p><p>Another easy wainscoting can be achieved with two different wallpapers. Select a lighter paper with a more open pattern for the upper half of the wall, and a darker paper or one with a vertical stripe or heavy pattern for the bottom. You can also combine the two materials by using paint on one section of the wall and wallpaper on the other.</p><p>With any of these combinations, separate the two sections of wall with a painted or stained wood molding. To really accent the installation, finish everything off with a crown molding as well.</p>Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-55361427961796593322008-05-14T14:17:00.000-07:002008-05-14T14:19:21.619-07:00Sellers, don't be difficult when showing home -- Tips on decluttering, accommodating buyers, staying sane<span style="font-size:78%;">By Dian Hymer, Inman News</span><br /><br />Selling a home while you're living in it can be trying during any market. Today's sellers are generally looking at a longer marketing time than was the case a few years ago. Appropriate pricing for this changing market can shorten the misery. So can taking a few precautions.<br /><br />The houses that look the best are the ones that get serious attention from buyers. Preparing a house for sale is more important than ever. Keeping it in pristine condition can be a challenge, particularly for sellers with small children and pets.<br /><br />One benefit of decluttering your home before you try to sell it is that you'll have less to clean up before a showing. Some sellers find it helpful to keep everyday essentials like toothbrushes and children's favorite toys in plastic tubs. These can be hidden in a closet, under a sink or under a bed and brought out when the public is not around. Before showings, the tubs can be quickly filled and stashed away.<br /><br />Your house should look its best when a prospective buyer comes through, so set up a showing procedure that requires agents to call in advance to let you know when they're coming. This way, you'll have time to straighten up the house before it's shown.<br /><br />HOUSE HUNTING TIP: Don't be too restrictive with showings. It's difficult to sell a house that can't be shown. You need to strike a balance between accommodating buyers and saving your sanity. If a buyer wants to come on short notice, at a time that's inconvenient, ask if it's possible to reschedule. But keep in mind that some of the best buyers are relocating from elsewhere and may not have much flexibility in their schedule.<br /><br />Most experienced real estate agents advise sellers to leave their home when it's being shown to prospective buyers. Sellers should also be absent during open houses. The reason for this is that a seller's presence can stifle a showing.<br /><br />Buyers need to critically examine a property before they can decide to buy it or not. This is an important part of the sale process. It's difficult for most buyers to talk frankly with their agent about a listing if the seller is home.<br /><br />There will be times when leaving the house is out of the question. In such cases, make yourself scarce. Take a walk in the neighborhood; take the dog with you; or work in your home office. Don't follow the buyers around your house pointing out attractive features. Leave this work to the agents.<br /><br />Even though you may enjoy entertaining, try to keep home life simple while your house is on the market. Don't plan big events and children's sleepovers at your home. Taking the family out for dinner can provide a nice break, especially if buyers want to see your house after work.<br /><br />Agents should not show up unannounced if the showing instructions in the Multiple Listing Service (MLS) indicate that agents are to call the sellers before showing the house. However, if this happens more than once or twice, one option is to ask your agent to remove the lock box and leave it with you to put out when an agent makes an appointment. You don't need to let an agent in who hasn't followed the MLS instructions.<br /><br />THE CLOSING: For some properties, and in some areas, it's appropriate for the listing agent to show the property to buyers and their agents. However, this can restrict showings. The buyers will not only need to coordinate their schedules with their agents' schedules, they also need to find a time that works for the listing agent.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-6497082580639349592008-02-12T08:55:00.000-08:002008-02-12T08:57:54.014-08:00New Featured Listing: 209 Watersong at Cimarron Hills4 bed/4.5 bath 3,908 sq.ft. $1,095,000<br /><br />This custom home is located in the heart of the Texas Hill Country at Cimarron Hills in Georgetown, about 20 minutes north of Austin. A true artisan’s creation, this home offers almost 4,000 square feet of Venetian style architecture and is located in an award-winning Jack Nicklaus Signature Golf Course community featuring a newly opened Clubhouse and Spa. Membership is available to one of the area’s most coveted country club lifestyles.<br /><br />Upon entering this Texas estate, a formal dining room and engaging living area with wet bar and fireplace carved from natural stone greets each guest. A sizable study and extraordinary great room highlight the passionate attention to detail for which this homebuilder is known.<br />Volume ceilings, rope lighting and hand-chiseled marble floors grace the first floor.<br /><br />The epicurean kitchen features pecan custom cabinets, professional stainless steel appliances and well-thought details throughout. The master suite opens to grand views of the century-old oaks and rolling Hill Country. The highlight of this room is the old-world style master bath with Venetian bronze faucets, granite countertops and a 6’ Jacuzzi tub.<br /><br />Three additional bedrooms and 3.5 additional bathrooms complete this exquisite estate, located in a quiet and pristine area of this renowned community poised by majestic oaks and breath-taking views.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0tag:blogger.com,1999:blog-5874301260316726601.post-72733879861581036162008-01-08T13:03:00.001-08:002008-01-08T13:05:12.548-08:00Austin, Texas Real EstateWelcome! I invite you to learn how my unique understanding of the Austin and Central Texas luxury real estate markets can serve your needs.<br /><br />I offer buyers complete dedication, an understanding that each buyer has different needs, and the diligent use of an extensive network to find the best available options that meet their real estate needs.<br /><br />Sellers can rely on my unique and multi-faceted approach to luxury real estate marketing. High-end properties deserve the very best listing strategies. From print advertising to aggressive web marketing to High Defintion videos, my methods are unique, cutting-edge, and proven.<br /><br />As a Certified Luxury Marketing Specialist, I understand Austin, and I understand Austin real estate. <a href="http://www.jaimeulmer.com/">Visit my website</a> and contact me for professional service, unwavering integrity, and a deep understanding of the Austin luxury real estate market.Jaime Ulmerhttp://www.blogger.com/profile/07421089892901809145noreply@blogger.com0