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You found a fixer-upper. You are considering making an offer to purchase it. There are several factors that will make the difference between winning and losing. Many buyer’s totally miscalculate both the cost and the time involved to transform a diamond in the rough to a home sweet home. Unless you fully realize the reality, you can severely impact, if not destroy, any potential profit.

The only people who think that finding, buying, fixing and selling a home is easy, are people who have never done it. In general, assume the repairs will cost twice as much, take double the time and the house will sell for less than you expected. Face the realities and you lessen your chances of getting burned.

Success Rule #1: Don’t Be Surprised!!!

Nasty little (or big) surprises can jump out and scare you. The least expected things are always the most expensive. You can avoid many surprises by taking 3 little steps BEFORE you buy.

Thorough Inspections: Ask for a narrative inspection report instead of the checklist type. Be present at the inspection. Follow the inspector, as they go through the house. Ask for a blow by blow description. Take notes, pictures, ask questions, point things out. Ask the inspector to detail all obvious and potential defects. Read the report carefully. Provide a copy to your contractor. Buy a Home Warranty, if Available. Have special inspections for termites, roofs, fireplaces, seismic, radon, water damage, etc., if required.
Run The Numbers: Run the numbers backward to see how much profit is in the deal. Know the prices of homes in the neighborhood that don’t need work. Begin with what the home will sell for, after all repairs are done. Subtract selling expenses, the full cost of repairs, any carrying costs until the home is sold and the amount of profit you need.
Make your Offer Contingent upon obtaining satisfactory bids for improvements. If the bid’s are too high, you can back out. Do keep in mind that a contingency may make it harder to negotiate a lower price or may kick you out of the deal in a hot market.
Example: 123 Little House Lane

Expected Sales Price when Repaired: $250,000

Selling Expenses (Commission, closing): -18,000

Repair Expenses: -20,000

Desired Profit -25,000

Maximum Property Purchase Price $187,000

Go in with your eyes wide open. As a general rule, fixer-uppers sell for 20% less than homes that don’t need repairs. Don’t be deluded into thinking you will be able to sell for more than the market or that the repairs will be less than estimated. Leave some wiggle room for more expense and carrying costs. If the potential for a realistic gain is there…BUY. If the numbers don’t work…WALK!!!

4 Key Reasons Houses Become Fixer-Uppers:

1. “AS IS” Houses. The seller either can’t afford to pay for repairs or doesn’t want the inconvenience. The “As Is” seller must disclose any known defects, but will not pay for any repairs.

2. Tired or Dated Houses. They are basically sound, but have not been updated to current standards. These homes often have the original bathrooms and kitchens. Everything works, but a lot has changed in terms of ammenities since this home was built.

3. Probate or Foreclosure Sales: These properties are sold through the court system. Dealing with heirs or foreclosures can be difficult and time consuming. Be prepared for additional paperwork, little in the way of seller known disclosures, cash only terms, sealed bidding processes and a lenghty closing period.

4. Serious Structural Problems: Structural problems are usually cured by major cash outlay. Many types of structural repairs, such as foundations, require disclosure upon resale, which can scare your future buyer. These properties should be approached with extreme caution. As a rule, they should sell 50%-60% below the market. This type of fix-up should be avoided entirely, if the corrective measures won’t add more market value than their cost.

Where do you look for these 4 types of Fixer-Uppers?

1. A run-down house in well-maintained, middle-class neighborhood. These homes don’t draw a lot of attention, so you have to hunt. Drive through desirable neighborhoods and spot “For Sale” signs. Take digital pictures to make recall easy when calling for information.

2. Look in the classifieds and home advertisments for words like “Needs TLC”, “Fixer-Upper”, “Diamond in the Rough”. Those are magic words. Drive by and check them out.

3. Review local listings of foreclosed properties. When banks or cities have to take ownership, they are usually motivated to sell it. They advertise and post information in a variety of places. Sometimes, they list them with Realtors, too.

4. Watch for Vacant properties, as you drive neighborhoods. Forgotten homes often have motivated owner’s. Search your local tax records, most are online now, to identify the owner. Send a letter to the homeowner and ask them to contact you if they intend to sell the property.

5. Look at properities that have been on the market for a long time. It is not unusual for fixer-uppers to be on the market for a year or more.

When searching for the ideal fixer-upper, know specifically what area or neighborhood you are targeting. Be patient. Only buy a house that has the right things wrong with it. If you do your due diligence, profit potential awaits.

Friday, Part III of our Fixer-Upper Series: What’s Your Offer Price?

Fixer-Upper. Handyman Special. Sweat Equity. Flipper. Original Condition. Diamond in the Rough. Tired. Whatever you call these houses, they can be incredible bargains, if you don’t mind doing some work.

Rising home prices and interest rates have buyers scrambling to find homes they can afford. Thus, many buyers begin searching for homes that need work. Profitable fixer-uppers can be a great investment, if you know what to look for.

The only valid reason to buy a fixer-upper is to buy a bargain. The fact that most buyers want a home in move-in condition means you can take your time. You will face less competition from other buyers. The lack of competition drives the price down and allows you time to be careful about which home you buy, whether you are buying it to live in or for resell for a profit.

The availability of “tired” houses varies by region of the country, but you will likely find an abundance of homes that need work and updating. The only exception is in over-done markets like South Florida and parts of California, where we find more buyers than homes.

A fixer-upper is defined as a residence below neighborhood standards. Fixer-uppers with profit potential do not need major rehab work. The most profitable only need a thorough cleaning, minor repairs and a fresh coat of paint inside and out. Unprofitable fix up houses are in need of structural repairs, which add little or no market value when reselling.

Most importantly, look for a fix up home in a desirable neighborhood and school district. Money can be made on homes in less popular neighborhoods, but only if you see solid signs of neighborhood improvement.

Look for homes that fit into their neighborhood. Avoid buying a 2 or 1 bedroom house in a neighborhood of 3 and 4 bedroom homes. Pass on that lonely ranch in the midst of a neighborhood of 1920’s bungalow’s.

In this series, “Pro’s and Con’s of Buying Fixer-Uppers”, we give you the facts, before you leap. We identify why houses become fixer-uppers; How much to offer for a handyperson special; What are the profitable fixes and the unprofitable; Which Situations to avoid at all costs; The Best Way to finance the repairs; Repairs which should be done by Professionals Only; How to Play the Tax Game when you Sell.

Next Up Thursday: 4 Reasons Homes become Fixer-Uppers. Which Have the Highest Profit Potential?

Who wants to purchase a lemon? No one. Before you contract for a home or hire a licensed contractor, do yourself a favor with a little pre-inspection work.

When you find the right house, forget the price and location for a moment. Think Property Condition. Treat your second visit more like an inspection, when you walk thru. Ask that the homeowner not be present during this visit. Ignore the staging, furnishings and hand painted walls. Look beyond the obvious.

Many anxious homebuyers contract for a home, then spend $350 for an inspection that reveal problems they could have easily seen themselves. Buyers and sellers must then begin the process of negotiating all over again, because the condition of the home was not acceptable or as disclosed.

To avoid wasting time, opportunity and money by contracting for a home that is not in an acceptable condition, do some scratching below the surface, before taking a home off the market. Put on your denim and take a look beneath the hood.

Take a couple of tools– a flashlight and receptable tester (phone charger, radio, or anything that easily plugs in), at the least. As you to through the house, start testing a few things, like you would do if you were buying a car.
Using your flashlight, look in crevises, nooks, crannies. Watch for slops or cracks in the walls and ceilings. Watch for signs of Waterdamage. Inspect the attic, garage, basement and crawl spaces. Look for anything that should or should not be there, such as Termites or Mold. Look for signs of recent repairs or coverups. Write down any questionable items you notice.
Don’t forget your nose. Sniff for mold, pet odors, or the seller favorite…strong scents used as a cover up.
Flush every toilet. Run water in each sink, tub and shower, then check the drain time and the water color.
Open every cabinet. Turn on every light switch. Pull out all drawers and test all doors. Open and close every window. Look around the base of hot water heaters and furnaces for leakage, rust, oil, etc.
Test every appliance that stays with the home.
Lift up Rugs, look under beds and check the condition of the floors underneath them. Notice any soft or squeaky area’s in the floors when you walk around, this can indicate a problem with the floor joists or foundation.
Walk the entire perimeter of the home. Check the foundation and gutters. Make sure the foundation is above ground and drainage is away from the home. Note any areas where the earth looks like it was recently disturbed. Watch for signs of waterdamage, insects, bows or cracks in siding or brick. Note any area’s of the roof that buckle or sag. Test sprinkler systems. Notice sunken area’s in the lawn. Check the integrity of decks, steps or porches
Basically, know what you are getting into before writing the offer to purchase. In hot housing markets, buyers need to take matters very seriously and inspect for themselves. It is the only way to insure you are contracting for what you expect from this home. Provide a copy of your findings to your home inspector. Ask for an explaination of your observations, in addition to the ones they find.

Consumer rule #1 is Buyer Beware! Use your brain, eyes, ears and nose before buying a house. You owe it to yourself to determine if the basics are in working order, before writing that check.

Can changing the colors in your kitchen change the emotional well-being of your family?

Scientists, psychologists, ancient Greeks and Romans have studied the concept of color therapy for thousands of years. They found that certain colors evoke emotions and moods within us, aid in memory recall, and can possible have healing effects on our bodies.

According to WholeHealthMD.com, “The different colors we see in the world around us are the result of the eye perceiving light vibrating at different frequencies.” Those varying vibrations have varied effects on our bodies.

There are some standard colors that have a certain effect on the majority of the population:

Color Emotion Effects on Health

RED Passion and Energy Helps w/ amnesia

Yellow Joy and Concentration Heals digestive ailments

Green Security and Nature Heals the Heart

Blue Peace and Organization Re-Energizes

Violets Transformation and Creativity Emotional Healing

Pink Affection Increased Sensitivity

Brown Determination and financial awareness

Tourquoise Open Communication Allergies and Immune System

Paint is the most obvious way to change the color of a room, but you can incorporate your chosen color scheme into your life very easily. Change up your environment by adding live plants, cushions, dishes, placemats, pillows, artwork or borders.

If you don’t buy into the idea of “healing colors”, that’s OK, too. Maybe changing the colors in your kitchen would just be nice, for a change.

When home buyers were ask to choose between a bigger house with fewer ammenities and a smaller house with high-quality ammenities, buyers left little doubt as to what they want. A remarkable 63% prefer the smaller home with high end products.

In terms of the floorplan and layout of the home, buyers want nine-foot ceilings and 2430 square feet of living space. They like windows, openness and lots of light. 69% want Large master bedroom suites. Younger buyers want the laundry room near the bedrooms and older buyers want it near the kitchen, but all buyers want a laundry room. A 2 car garage is OK, but 3 is what they really like. The majority of buyers want only a half wall or no wall separating the cook from the family room.

In terms of high end features and finishes, upscale buyers know what they want:

In the kitchen, granite countertops, hardwood cabinets and stainless steel appliances are the mark of a quality home. 84% want a walk-in pantry. 77% want an island work area. 62% want specialized storage areas for appliances, work desk and computer area. 62% prefer a built-in microwave, separate cooktop (gas, if you are asking) and built-in ovens.

In the Bathrooms, 91% of buyers want a linen closet and 78% want a separate shower enclosure and oversize tub (jetted, if possible).

When it comes to flooring, hardwood floors are still number one. Tile, marble and deep, plush carpeting are holding their own. New flooring surfaces like bamboo and cork are catching buyer’s eyes. These new surfaces are quiet, forgiving, dramatic and often environmentally friendly.

Upscale ammenities, Lust for Luxury and historical highs in house prices make it increasingly more expensive to keep up with the Joneses, but at least the Joneses these days have more style.

94027, the zipcode for Atherton, CA, is the most expensive in the entire United States. Located between San Franciso and San Jose, it is one of Silicon Valleys most elite addresses.

Atherton, CA a town of approximately 7000 citizens, counts Charles Schwab, Steve Jobs (Apple), Larry Ellison (Oracle), Meg Whitman (Ebay), Eric Schmidt (Google CEO) among its many famous residents.

Googler Homesteaders. Since the lock up expiration on Google shares, Atherton has seen a run up in its skyhigh prices. More than a dozen Googlers, flush with cash, have bought houses in Atherton for between $3.5 million and $17.8 million. Realtors report that 35% of recent home sales over $7 million have been to Google employees.

If you are seeking a home in Atherton, be prepared to out bid the 15 to 20 Googlers still in the market for a home. As of mid-September, there were 55 homes on the market with an average list price of $4.79 million, equating to an average price per square foot of $677. If you are Googler interested in impressing your boss, consider purchasing the home of Larry Ellison, CEO of Oracle Systems. He recently listed his Japanese inspired beauty for a mere $25 million, not a lot of cash in Google terms.

There is always a huge JUMP in median home prices in the middle of the year compared with sales made at the end of the year.

Why?

Because families move during the summer. Singles and childless couples can move anytime of the year. Families buy bigger houses with more rooms, larger lots and more square footage. Bigger houses cost more. Summer home prices are always higher, simply, because we are comparing bigger houses to smaller houses.

When the real estate pundits slant statistics to gain ratings, the headlines can fool you. To gain a true picture of median price increases/decreases in your area, compare July 2004 sales prices against July 2005 prices, December to December.

Brad Inman, publisher and founder of Inman News, and CEO of HomeGain is also a funny guy. Brad, after visting South Florida, reported that “S. Florida has more realty flippers, than dolphins.”

Brad said that everywhere he turned, from taxi drivers to hotel clerks, Floridians were talking about the dirty little secret that they all seem to be in on…Crazy buyers, bubbles and BUST. Yet, with all the insider chatter about the coming Bust, no one is holding back from trying to get the last few dollars off the top.

Statics back up Brad’s findings. The real estate market in South Florida is completely out of control. Condo developers report that they have 50 people on waiting lists for every one condo under construction. Local Realtors report that 40% of all house sales are to investors, who never intended to occupy the property. Even marginal hotels are being coverted into condo’s.

When the market in South Florida corrects itself, buildings will remain half sold. The inventory will glut the market for years to come. Home prices start to slowly drop, then accelerate as the panic sets in. The last man in will lose, and, he will lose lots.

Your house is finally Under Contract. Your hard work paid off. You don’t have to “stage” for that sterile model home look each morning before you go to work. No more strangers snooping through your closets and drawers. It’s all down hill from here. You have nothing more to worry about…right?

Wrong. House contracts fall through on a routine basis. The reasons people contract for a property, but do not close on it vary, but the result for the seller is the same…Your House and Life are Back on the Market.

Today, we look at the biggest mistakes sellers make that can blow the deal apart.

Misunderstanding the Buyer’s Offer. Carefully review and understand the contract to purchase. How high is the buyer’s deposit? What part of the buyer’s closing costs are you responsible for? Is the offer contingent upon some event? Is the buyer qualified for the financing to purchase your home? What happens if they take your home off the market and do not close? When does the buyer get possession of your home?
Inspection Repair Requests. Homes are not perfect. They all need a few touch ups here and there, but nothing causes sellers and buyers more grief and hard feelings. Know what repair allowance and time specifications are in the contract? What type of repairs should the seller pay for? If the inspection doesn’t go well, what is maximum amount of money you must spend? Are any repair items listed in the special conditions section of the contract? What types of repairs qualify as necessary versus cosmetic?
Withholding Information from the Buyer. While it is tempting to fail to mention a downside of living in your home, it is always best to give the buyer a full disclosure. Perhaps your home is located in an area prone to floods or earthquakes. Maybe you had a fire in the kitchen at one time. Or, the canal behind the house is home for crocodiles. It is always best to give buyers full disclosure. Some types of information can greatly affect the value or desirability of your property, and thus, the buyers desire to close. If you withhold pertinent information and the buyer closes without finding out, you can still be sued at a later date for any failure to disclose material facts. Be straight up. It will benefit you in the long run.
Poor Communication with your Agent. Sellers should take a pro-active approach to selling their home. Do not rely solely on the agent. Insist upon regular updates about the house, status of the buyers loan process, dates of appraisals and inspections, and, any changes to the original offer to purchase. Never assume your agent has taken care of everything. Ultimately, it is your house and your responsibility to ensure that everything is running smoothly and all representations are truthful ones.
Not Reading the Closing Statement Beforehand. To avoid last minute errors or surprises, carefully review the closing statement before the day of closing. Look for details on your loan balance payoff, repairs, closing expenses, including proration of taxes and insurance. If you can, get a copy of an estimated closing statement a couple of weeks prior to closing and compare it to your final statement.
Blowing the Buyer’s Final Walk Through. The Buyer and their agent will inspect the property prior to closing. Make certain all seller required repairs are complete and provide receipts for materials and workmanship. Cut the lawn and broom clean the interior before the buyer arrives. Remove all of your trash and belongings. It is not the responsibility of the new homeowner to clean up after you and leaving them a mess is a breach of your contract. Double check that all “real estate” items are intact and are left with the property. As a general rule, if its attached and would leave a hole when removed, it’s real estate. Thousands of buyers walk each year because a light fixture has been switched out or a basketball goal has been removed. Don’t lose your sale over a item that would only cost a little to replace.

It is the dream of most parents to send their child to college. But, the reality of rising tuition costs, housing, books, activities, etc. are a nightmare for hard working families. There is not much you can do to make the expenses less painful. But, a real estate investment can soften the blow to your wallet.

The cost of housing your college kid keeps going up. Average prices for room and board expenses hovered around $7500 a year in 2005. Instead of paying for pricey dorms or scary apartments, you can opt to write a monthly check to yourself.

College-area real estate can be less vulnerable to declining prices. College’s do not “go under” and in general increase the number of students enrolled each year. This provides a growing demand for college real estate. Also, campus towns tend to offer more cultural activities, which create additional demand based on quality of life issues. Investor returns on college students can be very profitable, especially if your child is one of the tenants.

Forbes Magazine looked at more than 300 metro areas and ranked them by their abundance of colleges and home price appreciation. They combined the rankings into a list of possible Grade A+ college town investments. We highlight the top 10 here, but you can see where your college town ranks at www.forbes.com.

City 5 Year Housing Price Appreciation

Los Angeles, CA 115%
Washington DC 101%
San Diego, CA 118%
New York, NY 80%
Nassau-Suffolk, NY 92%
Boston, MA 75%
Baltimore, MD 83%
Oakland, CA 88%
Riverside/San Bernardino, CA 124%
Philadelphia, PA 68%

Here is a list of all proposed and existing Gay and Lesbian Retirement Communities that are known to us. We have included a brief description of ammenties, prices and links. If you didn’t see your community listed, please blog or write to us at tommi@infotube.net .
**Palms of Manasota** Palmetto, FL: Villa’s for sale with 2 Bedrooms, 2 Baths, 2 Car Garages. Priced from $259,900 with association dues at $275/month. http://www.palmsofmanasota.com/

**Carefree Cove** Zionville, NC: Tucked into 165 acres of the Blue Ridge mountains of North Carolina. Near Boone, NC and about 45 minutes from gay friendly Asheville, NC. 90, one acre lots are priced from the $40’s. Build to suit. Facilities include: Telephone, gated entry; Club house with a mountain view; Outdoor Hot Tub; Indoor Pool; Dance Floor; Exercise Room; Hobby Room; a terrace with outdoor barbeque area; trout ponds; hiking; gardening; wildlife viewing. http://www.carefreecove.com/

**Stonewall Communities** Boston, MA: A wellness-oriented vision with 75-100, fully equipped, one bedroom apartments. A monthly fee includes 30 meals; Fitness and Business Center; Weekly Cleaning; Ground Transportation; Commercial businesses on the street level of the building selected with the residents needs in mind, such as a Pharmacy, Hair Salon, Dry Cleaner, Childcare Facility, Deli, Medical Practice, all operated by gays and lesbians. http://www.stonewallcommunities.com

**Birds of a Feather** Pecos, NM: An environmentally conscious gay and lesbian community. Lots priced from $53,000-$125,000. Homes priced from $287,000-$313,500 www.birdsofafeather.com

**Rainbow Visions** Santa Fe, NM: Full service resort/retirement community set in the beautiful mountains of Santa Fe. Large, upscale project with well thought out ammentities. Spa; Fitness Center; Cafe’; Bank; Post Office; Art Studio; Cleaning Services; Guest Houses; Organic Gardening; Dining; Assisted Living Quarters; Membership in R Family Vacations; Unit prices from $220,000 with dues starting at $300/month. www.rainbowvisionprop.com

**The Oaks at Fountaingrove** Santa Rosa, CA: $75 million project by Aegis Senior Living. Exclusive upscale development with 150 town houses, cottages and apartments set on 10 acres near a private golf course. Health care component including 72 units offering meals and nursing; Alzheimer’s housing. Aegis Senior LivingSharon Wright 220 Concourse Blvd, Santa Rosa CA, 95403 Phone: 707-535-3221 Fax: 707-535-3244 sharon.wright@oakmontsl.com

**Apache Junction, AZ** Oldest RV retirement community founded by women. www.rvingwomen,org

**Open House** San Francisco, CA: Affordable retirement development in the planning stages.

**GL Eldercare** Los Angeles, CA: Focus is on affordable retirement housing. In planning stage.

Gay and Gray Baby Boomers. The number of gays and lesbians in their 50’s is expected to swell from approximately 2 million individuals today to 5.7 million by 2020. A handful of retirement communities market themselves to gays and lesbians, but don’t currently offer a wide range of options. This spells development opportunity.

Gray gays have no intention of going back into the closet or facing any type of bigotry in their senior years. A proposal for a posh, gay-only, retirement community goes before the Santa Rosa, CA planning commission this fall. The proposed Oaks at Fountaingrove would offer gay and lesbian couples and singles over 65, a “gracious, accepting and secure environment” to live out their senior years with varying levels of medical support, according to Bill Mabry, a partner in the $75 million project by Aegis Senior Living of Santa Rosa.

The growing, gay retiree demographic is seriously underserved. Like the rest of the population, gays and lesbians tend to become more isolated as they get older. Unlike their hetrosexual counterparts, most gays do not have children. Senior gays need a safe place to go where they can rely on others in their communities as the age.

Growing old with people who have the same lifestyle is a great thing. Gay Americans want a place developed and run by other gays and lesbians, with all the services and ammenities available to hetrosexual retiree’s.

Thankfully, gay, baby boomers are in the right place at the right time to address their own retirement needs and wishes. It will be interesting to watch what changes the educated and well-heeled, gay and lesbian community bring to light. Queer Eye for the Retired Guy… If the history of this community is any indication, we may all enjoy our golden years with a lot more style.

Tommorow, get the low down on the gay retirement communities that currently exist, along with the communities in the planning stage. Please blog in or email tommi@infotube.net, if you have news to contribute about gay retirement.

God bless those devasted by Hurricane Katrina. Disasters, man or God-made, are something we should all prepare to face. We’ve sadly seen that our government is ill equipped to protect us. News teams report our miseries, as they fly over our heads, never pausing to toss a bottle of water. It all boils down to what your Grandfather told you, no one will take care of you, except you.

Insurance is not enough. Insurance will help you replace things like your home or your car, but you alone must safeguard records and personal belongings that are crucial to regaining your life. To avoid losses that are irreplaceable, please put the following plan in place for your family. Today.

Store key documents in a bank safety deposit box. These items require the most secure care. They are also the things that you can do without for up to two weeks. Wills, deeds, appraisals, securities, a list of passwords, PIN numbers and access codes. Spare house and car keys. Trusts, health care directives, powers of attorney, passports. Birth, marriage and death certificates. Inventory of house contents. Photograph negatives or backups.
Have ready boxes (plastic w/ tight fitting lids) for things that need to be moved in a moments notice. Jewerly, original items that can not be copied, your babies bronzed cowboy boots and baby book. Digital Backups of all your important documents and contact information. Sets of keys and combinations to everything you own. Insurance policies. Contact names, addresses and phone numbers. Copies of your drug prescription. Love letters from your spouse or your kid’s report cards. Sentimental holiday decor.
Make an inventory of your possessions. Walk room to room. List, photograph or video tape your things. Don’t forget your garage, attic or basement. Record, makes, models, serial numbers, dates of purchase. This information will be necessary in dealing with your insurnace company. Take this box to your sisters house or place it in your safety deposit box. Update your inventory once a year.
Make good use of all the technology that can help you when you most need it. Use a scanner to make digital copies of all key documents. Even old photo’s can be duplicated this way. Copy your valuable information to disc, CD, DVD, memory stick or flash drives. Store one copy at the bank, give one to your sister for safe keeping.
Protect your valuables from fire, robbery, natural and man-made disasters. Keep them in a place you can load them in your car in just five minutes. You can’t stop a calamity, but you can stop a lot of the suffering.