Tips Blog

Re-printed from The Milken Institute September 10, 2008

Powered by a cluster of high-tech employers, Provo, Utah, has seized the number-one spot in the latest edition of the Best-Performing Cities index. It is joined at the top of the 2008 rankings by other growing metro areas in Utah, Texas, Washington, Alabama and the Carolinas.

This year’s rankings of where America’s jobs are being created and sustained shows the impact of a broad rebound in the technology sector, along with strong activity in exports and energy production.

Several metros that once dominated the rankings fell due to a sharp downturn in their housing and construction markets; locations in Florida and California took particularly sharp hits. Cities that depend on industry and manufacturing also continue to show a steady long-term decline. The lowest performers on this year’s index once again come from the industrial Midwest, with nine of the lowest-ranked cities found in Michigan or Ohio.

Among the nation’s 200 largest metros, these are the top 10 performers of 2008 (with their 2007 rankings in parentheses):

1. Provo-Orem, Utah (8)
2. Raleigh-Cary, North Carolina (10)
3. Salt Lake City, Utah (18)
4. Austin-Round Rock, Texas (20)
5. Huntsville, Alabama (16)
6. Wilmington, North Carolina (2)
7. McAllen-Edinburg-Mission, Texas (7)
8. Tacoma, Washington (50)
9. Olympia, Washington (37 in the 2007 ranking of small metros)
10. Charleston-North Charleston, South Carolina (12)

Among America’s 20 largest cities, Houston-Sugar Land-Baytown, Texas, posted the best performance of 2008. Previous standouts Riverside-San Bernardino-Ontario, California, and Phoenix-Mesa-Scottsdale, Arizona, both experienced significant declines, largely due to their housing markets.

In a separate ranking of 124 small metros, Midland, Texas, came out on top, besting last year’s number-one performer, Bend, Oregon. Like other booming Texas towns, Midland is enjoying a strong boost from oil and gas production.

Each year, the Best-Performing Cities index ranks U.S. metros based on economic growth. It includes both long-term and short-term measurements of employment and salary growth, plus indicators of high-tech output.
There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

Special Edition: Fannie/Freddie Takeover

Over the weekend, the government announced that Fannie Mae and Freddie Mac were placed in conservatorship. This means that the two companies will temporarily be run by their regulator, the Federal Housing Finance Agency. The Fannie and Freddie Boards and Executive Officers were replaced, but employees were encouraged to stay. The stated objectives of this action were to stabilize the mortgage market, insure the availability of funding for new mortgage loans, and insure that new mortgages are affordable.

While a conservator will have control over Fannie Mae and Freddie Mac, product availability and day to day operations for the origination of mortgages are expected to continue uninterrupted and essentially unchanged. Fannie and Freddie are expected to increase the number of mortgages they own this year and next year, before reducing their portfolios beginning in 2010. Fannie and Freddie together own or guarantee roughly half of the $12 trillion in outstanding mortgage debt, and they are currently responsible for about 75% of all new mortgage originations, so the viability of the two companies is essential for an efficient mortgage market.

As a result of the takeover, the government now explicitly guarantees the obligations of Fannie and Freddie securities. This has removed uncertainty and increased the demand for mortgage securites. Both domestic and foreign investors had recently reduced their purchases of mortgage securities, and they are now expected to be comfortable stepping up their purchases again. Mortgage rates reacted favorably
to the news on Monday.

Also Notable:
*   The government will provide up to $200 billion in capital to Fannie and Freddie
*   The government will own 80% of Fannie and Freddie
*   The US Treasury will begin purchasing mortgage securities issued by Fannie and Freddie
*   Foreign investors own more than $5 trillion of Fannie/Freddie debt and mortgage securities
There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

State Farm Insurance offers the following tips for avoiding water damage inside your home. Visit their home safety page for more details.

Water damage can often be avoided with routine maintenance and assistance from qualified contractors.

General Tips
Check for hidden leaks by turning off faucets, all water-using appliances, and not flushing toilets for one hour. Record the water meter reading. If the flow indicator (triangular or diamond-shaped rotating button) is spinning or the meter reading has changed while no water is being used, a leaking pipe may exist.

Know where the main water shut off valve is located in your home and check it frequently to make sure it is operational.
Inside Your Home
Water leaks can happen anywhere in the house, but they occur most frequently in the kitchen, bathroom and laundry rooms.

Kitchen
Dishwasher - Periodically check under the sink to see if the hose connection to the water supply line is secure and is not leaking. Check around the base of the dishwasher for evidence of leaks. Look for discolored, warped, or soft flooring materials or water damage to nearby cabinets.

Refrigerator - If your refrigerator has an icemaker, check the hose connection to make sure it is securely attached to the water supply line. The wet spot you see on the floor near the refrigerator may be melted ice cubes or it may be a crimped icemaker line about to burst.

Sink - Recaulk around sinks and pay attention to slow-draining pipes. This may indicate a partially blocked drain. Check the pipes under the sink for signs of water leaks.
Bathroom
Showers and bathtubs - Discoloration or soft areas around floors and walls near showers or bathtubs may be your first indication there is a leak. Check caulking at joints where the walls meet the floor or the bathtub, looking for cracks or mold. If either is found, clean and remove loose material and apply new sealant. If the shower walls or floor are tiled, a leak may develop if there are cracks or missing areas of grout.

Sinks - Check under the sink for signs of leaks from water supply lines or drainpipes.

Toilets - Placing inappropriate objects or too much toilet paper in the bowl can accidentally clog toilets, especially low-flow toilets now required in homes. Hanging bowl deodorants are frequently the culprits. These objects can lodge deep in the plumbing system, and can block the line or create an obstruction that grease and other materials can cling to - eventually causing blockage. In addition, some chlorine tablet cleaners may corrode some of the internal components, eventually leading to a leak.
Laundry/Utility Room
Washing Machine - Inspect washing machine hoses regularly for wetness around hose ends and signs of bulging, cracking or fraying. Replace the hose if a problem is found or every three to five years as part of a proactive maintenance program.

Water heater - Most water heaters last 10 to 15 years. Wet spots on the floor or a rusted tank may signal a problem. Hot water heaters should be installed on the lowest level of the home and always located next to a floor drain. If installed above or adjacent to finished spaces, the hot water heater should be placed inside a drain pan with the drain pan piped to the floor drain.

Air conditioning - At the start of the cooling season, have the A/C system serviced by a qualified contractor. Make sure their service includes inspecting and cleaning the air conditioner condensation pan drain line to keep it free of obstructions. Change the air filters on a regular basis.

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

DJCC Rezoning Effort Shifts to City Council
The City of Austin Zoning and Platting Commission (ZAPCO) unanimously approved new zoning for the Dell Jewish Community Campus (DJCC) on August 19. The new zoning would change the DJCC from a single family residence (SF-3) district to a planned unit development (PUD) district. The PUD contains a number of negotiated terms and conditions acceptable to the DJCC. The rezoning process now moves on to the Austin City Council where opponents may continue to delay or oppose the agreement.
More than 200 people–primarily from Northwest Austin– attended the ZAPCO hearing on a rainy Tuesday night. Ninety-five percent identified themselves as supporters of the DJCC. Jewish Community Association of Austin (JCAA) President Robert Krumholz presented the Commissioners with petitions containing over 1,000 signatures in support of the PUD.
Our DJCC PUD is scheduled to be on the August 28th City Council agenda at 4:00 p.m. However, our opponents may request and receive a one-time postponement. We will keep you informed of any and all changes via email and the JCAA website at www.shalomaustin.org.
We need your active support throughout the zoning process and will need an even bigger turnout at City Council.
We are grateful to everyone who signed petitions, emailed comment forms, telephoned public officials and attended City Hall hearings. We are grateful to our congregation and organization partners for their support and assistance. We are grateful to friends of all faiths, such as former Mayor Bruce Todd, who have spoken out publicly in support of the JCAA. However, we must stay informed and continue to advocate responsibly until the final votes are in.
Nothing less than the future of our crown jewel and visionary community campus is at stake.
Below are the e-mail addresses for our Mayor and City Council members. Please take the time to drop them a note expressing your support of DJCC rezoning.
will.wynn@ci.austin.tx.us
lee.leffingwell@ci.austin.tx.us
laura.morrison@ci.austin.tx.us

brewster.mccracken@ci.austin.tx.us

mike.martinez@ci.austin.tx.us

randi.shade@ci.austin.tx.us

sheryl.cole@ci.austin.tx.us

Homeownership has wonderful benefits.  One of the downsides though is that at some point in time, an appliance or system will need to be replaced.  Below is a general guideline as to the lifespan of the more common appliances and systems that one finds in a house.  It’s important to budget for repairs and replacement, but it’s also good to know that as technology improves, many of these items can actually save you money once they’re replaced based on their increased efficiency.

                                Avg. Yrs     Min. Price

Trash Compactor - 6 Yrs——-$200

Dishwasher ——- 6 Yrs——-$250

Microwave ——– 6 Yrs——-$200

Clotheswasher — 10 Yrs ——$375

Dryer————–15———-$350 

Freezer ———–11 Yrs——$250

Water Heater——11 Yrs——$250

(Tankless) ——– 15 Yrs——$475

Garbage Disposal–12 Yrs——$65

Garage Opener—–12 Yrs—– $240

Air Conditioner—–12 Yrs——$4000

Range/oven——–20———$450

Again, these are general guidelines and general prices, but I’ve found them to be fairly accurate.  Keeping this in mind will help you plan and budget in advance for the inevitable problems that will one day come up.

Number of homes sold
2008 - 2,211
2007 - 2,772

Active listings
2008 - 10,886
2007 - 9,159

Average Sales Price
2008 - $261,181
2007 - $259,310

Median sales price
2008 - $200,000
2007 - $191,800

Average days on market
2008 - 65
2007 - 53

Reports shows continued rise in central texas homes sales, both single-family homes and leased properties reached their highest point this year, according the June MLS reports.

Plentiful jobs, excellent schools, affordable housing - America’s best small cities have all that and more. See the top 100 best places to live - including detailed city profiles, homes for sale and million-dollar homes. More
1. Plymouth, MN
2. Fort Collins, CO
3. Naperville, IL
4. Irvine, CA
5. Franklin Township, NJ
• See the top 100
6. Norman, OK
7. Round Rock, TX
8. Columbia/Ellicott City, MD
9. Overland Park, KS
10. Fishers, IN

If you are a first time home buyer or have not owned a home within the last three years, the First Time Home Buyer Tax Credit included in the Housing and Economic Recovery Act of 2008, may be good news for you. Although, this is really more of a non-interest loan than a typical tax credit it may provide some much needed cash in your first year of home ownership. The “credit” is 10% of the cost of the home, up to a maximum amount of $7500. To qualify, you have to make no more than $75,000 (individual) or $150,000 on a joint return. There is a phase-out for amounts up to $95,000 (individual) and $170,000 (joint). The loan is to be paid back over 15 years, beginning 2 years after the credit is claimed. If the property is sold before the 15 year pay-back ends the amount remaining must be paid back upon sale of the property. The credit only applies to property closed between April 9, 2008 and July 1, 2009. With those dates in mind, if you are thinking about purchasing your first dream home, this might be a great time to get started!

There are always lots of opportunities in the Austin housing market. We are always pleased to talk with you about selling or buying homes. We want you to buy or sell only when it is right for you. Call or email us if we may be of service Info@CarolDochenRealtors.com

Maurna Desmond, 07.14.08, 6:00 PM ET
Houston, we don’t have a housing problem.
The city’s $152,500 median home sale price is up 6.6% from 2005. It boasts a low vacancy rate and an oil-rich economy. Throw in a bubbling entrepreneurial tech scene, and you’ve got four factors that put Houston on the top of our list of best places to buy a home.
San Francisco, Charlotte, N.C., Jacksonville, Fla., and St. Louis, Mo., are other areas buyers can feel safe investing in.
In Depth: Best Cities To Buy A Home

We examined the country’s 40 largest metropolitan areas and looked at where home prices have appreciated over the last two years. We also measured tightening vacancy rates. These metrics indicate places where buyers are investing in homes in order to live, not just make a quick buck, and where the housing market is relatively solid. We culled our vacancy and home price information from the U.S. Census Bureau and the National Association of Realtors.
The average vacancy rate across the major metro areas was 2.88%, and the average percent appreciation was just .07% over the last two years.

With lending tight, we also factored in the spread between a monthly rent check and a mortgage payment at the median level (assuming that the down payment was 10% and the fixed interest rate is 6.25%). Encino, Calif.-based real estate brokerage firm Marcus & Millichap provided stats on median monthly rents.
Cities where a mortgage payment was close to, or less than, the average rent were given a higher score. For instance, in Cleveland the average rent is $702, and the average mortgage is $565.78. With a lower monthly payment, tax incentives and the opportunity to build equity, it makes sense to buy here.
In stark contrast, San Jose, Calif., has an average monthly mortgage payment of $4,322.33, versus an average rent of $1,612.
Lots To Like In The Lone-Star State
Texas dominated our lineup of mortgage-worthy areas. Thanks to a business-friendly tax environment, many large corporations call the Lone Star State home, which creates jobs and tax revenue.
The University of Texas campus provides young blood and research-related jobs to No. 2 city Austin. This state capitol is a hip area on the rise. The vacancy rate has fallen by 37.5% in the last 24 months to just 1.5%, despite a lot of building in recent years. And buying isn’t much more expensive than renting. An average mortgage payment is $1,022.40, and average rent hits $767.
San Antonio, No. 5, and Dallas, No. 6, made the list thanks to affordable housing, which continues to appreciate. In both cities, the median home price hovers around $150,000, and a monthly mortgage payment of around $800 is pretty close to what one pays in rent. If you can pony up the down payment, these are great areas to live.
Coast-to-Coast Sweet Spots
Philadelphia landed at No. 4, with homes appreciating by 9.1% in the last two years and vacancy rates staying low at 1.9%. This university town, which plays host to the University of Pennsylvania, certainly has its charm. A city on the rise with a tempting cost of living, Philly is a great place to buy a new home.
What’s housing like in your area? Weigh in. Post your thoughts in the Reader Comment section below.
The South made a nice showing with Charlotte, N.C., Jacksonville, Flo., and Atlanta, Ga., making our list. Charlotte and Jacksonville have surged in price by 12.9% and 8%, respectively. Atlanta has seen huge amounts of growth and remains reasonable with a median home price of $172,000.
San Francisco, this year’s best city for young professionals, came in at a respectable No. 8. While housing certainly isn’t cheap in the City by the Bay, it is definitely in demand and continues to appreciate. For a buyer, San Francisco offers a culturally rich and beautiful city that is chock full of opportunity.

Austin Business Journal

The business climate in Texas is the best in the nation, according to a study by marketing company Development Counsellors International.
In the poll of 281 corporate executives across the country, 40.8 percent of participants say Texas had the most favorable business climate — an accolade the Lone Star State has held since 1999.
Executives cited a strong labor market, low operating costs and a pro-business climate as factors in their decision.
North Carolina ranked second, while Georgia was third, followed by Tennessee and Florida, which tied for fourth place.
For the third consecutive year, California was viewed as the state with the least favorable business climate. New York, Michigan, New Jersey and Massachusetts rounded out the bottom five.
“With the battle for business more intense than ever, states and their economic development organizations need to pay close attention to the results of this survey,” DCI President Andrew Levine says in a statement. “Whether accurate or misguided, perceptions about a location’s business climate often play a crucial role in site selection decisions and where companies invest money and create jobs.”
DCI says its survey was sent to a random selection of 3,591 U.S. companies with annual revenue of at least $25 million. The study is conducted every three years.