Texas Land Trusts About

TPWD:About Texas Land Trusts Maincontent Local Navigation Show navigation search Regulations Publications Outdoor Learning Kids Game Warden Grants Get Involved Shop FAQ Calendar Español Experience Texas Fishing & Boating State Parks & Destinations Hunting & Wildlife Land & Water Doing Business Home Land & Water Land Private Tltc Texas Land Trusts About Texas Land Trusts Starting a Land Trust Texas Land Trust Directory Foreword Listing Regional Index About the Texas Land Trust Council ( TLTC ) TLTC Board of Directors and Honorary Council News 2004 TLTC Conference Speech Bulletin Board TLTC Publications Land Trust Resources Texas Land Trusts Top 1-Million Mark in Acres Conserved Texas Land Trusts What is a land trust? A land trust is a local, state or regional nonprofit organization directly involved in protecting land for its natural, recreational, scenic, historical or productive value. How do I find a land trust in my area? There are currently 39 land trusts in Texas. Let the Texas Land Trust Directory be your guide in locating a land trust close to you. How do you start a land trust? Setting up a land trust requires careful research and planning. The Texas Land Trust Council has compiled many of the resources you need to answer your questions and establish a successful land trust. About the Texas Land Trust Council The Texas Land Trust Council is committed to promoting and sustaining the conservation efforts of Texas's land trusts. Learn more about the growing number of Texans protecting our distinct heritage . What's a conservation easement? A conservation easement ( PDF 1.6 MB ) is a restriction landowners voluntarily place on specified uses of their property to protect natural, productive or cultural features. It is recorded as a written legal agreement between the landowner and the "holder" of the easement, which may be either a nonprofit conservation organization or government agency. Contact Us | Help | Accessibility | Media | Site Policies | Complaints | Intranet | State of Texas | TRAILS Search | TexasOnline | Compact with Texans Texas Parks and Wildlife Department , 4200 Smith School Road, Austin, TX 78744 Toll Free: (800) 792-1112, Austin: (512) 389-4800 Content of this site © Texas Parks and Wildlife Department unless otherwise noted. Last modified: October 12, 2005, 12:46 pm

Texas Land for Sale

Texas Real Estate, Texas Luxury Homes, and Texas Land for Sale Texas Real Estate Search Results Texas Luxury Homes and Texas Land for Sale HOME | SITE MAP | SEARCH | LUXURY HOMES | WHAT'S NEW | EMAIL THIS PAGE | UPDATE ME BY EMAIL | SIGN IN | PRINT Your search returned 3 Texas Properties Find More Luxury Real Estate and Land for Sale | Show All Texas Private Communities Properties 1 through 3 of 3 1 Mountain Springs Homesites Canyon Lake, Texas $40,000 To $100,000 Mountain Springs Ranch Newly opened hilltop neighborhood with jaw-dropping views-- many extending over 20 miles. Approximately half of the homesites overlook the adjacent 85-acre nature preserve so views will never change. The community is offering exceptional promotions during the early development phase. Read More about this Texas Land for Sale 2 Robert S. Thornton Great Homes Model San Antonio, Texas $959,000 4 Bedrooms 4 Full Baths 1 Half Bath Cordillera Ranch Spectacular Robert S. Thornton Great Homes model. Featured in the May issue of Country Lifestyle Magazine. 4 bedrooms (master down), 4.5 baths on 4+ acres. The separate Master Suite and gourmet kitchen must be seen to be appreciated. Wet weather creek and 43 acre neighbor enhance the privacy for... Read More about this Texas Real Estate 3 The Peninsula Spring Branch, Texas Mystic Shores at Canyon Lake Recently opened neighborhood in the exclusive gated section of The Peninsula. Neighborhood is surrounded by water on three sides and located on Canyon Lake where the Guadalupe River feeds into it. These homesites are among the best in the community offering both lake and river frontage as well as... Read More about this Texas Land for Sale Properties 1 through 3 of 3 Pick One - They're ALL Great! Albemarle Plantation - Hertford, North Carolina Bald Head Island - Southport, North Carolina Balsam Mountain Preserve - Sylva, North Carolina Barefoot Resort and Golf - North Myrtle Beach, South Carolina Bay Creek - Cape Charles, Virginia Bay Harbor - Bay Harbor, Michigan Bear Lake Reserve - Cashiers, North Carolina Bear River Lodge - Hot Springs, North Carolina Bedford at Falls River - Raleigh, North Carolina Berkshire Forest - Myrtle Beach, South Carolina Biltmore Lake - Biltmore Lake, North Carolina Brays Island Plantation - Sheldon, South Carolina Canyon Ridge - Lookout Mountain, Georgia Carriage Park - Hendersonville, North Carolina Champion Hills - Hendersonville, North Carolina Chapel Ridge - Chapel Hill, North Carolina Colleton River Plantation - Hilton Head Island, South Carolina Colonial Heritage - Williamsburg, Virginia Cordillera Ranch - San Antonio, Texas Cotton Bay - Rock Sound, Eleuthera Creston - Black Mountain, North Carolina Daniel Island - Charleston, South Carolina Dataw Island - Dataw Island, South Carolina DeBordieu Colony - Georgetown, South Carolina East Haven - Covington, Georgia Fairvue Plantation - Gallatin, Tennessee Fawn Lake - Fredericksburg, Virginia Ford's Colony - Williamsburg, Virginia Fox Acres Country Club - Red Feather Lakes, Colorado Glenmore - Charlottesville, Virginia GlenRiddle - Berlin, Maryland Governors Club - Chapel Hill, North Carolina Grand Harbor - Vero Beach, Florida Grand Haven - Palm Coast, Florida Grande Dunes - Myrtle Beach, South Carolina Grande Vista Bay - Rockwood, Tennessee Greenbrier Sporting Club - White Sulphur Springs, West Virginia Haig Point - Hilton Head Island/Daufuskie Island, South Carolina Hammock Beach - Palm Coast, Florida Hammock Dunes Private Community - Palm Coast, Florida Hampton Hall - Bluffton, South Carolina Harbour Ridge YCC/HR Properties - Palm City, Florida Heritage Hunt Golf and Country Club - Gainesville, Virginia Heritage Shores - Bridgeville, Delaware Indian River Club - Vero Beach, Florida Indian River Colony Club - Viera (Melbourne), Florida Jefferson Landing on the New River - Jefferson, North Carolina Kiawah Island - Kiawah Island, South Carolina Kicking Horse Mountain Resort - Golden, British Columbia Kingsmill on the James - Williamsburg, Virginia Lake Jovita - Dade City, Florida Longleaf at Callaway - Pine Mountain, Georgia MiraBay - Apollo Beach, Florida Mission Inn's Las Colinas - Howey-in-the-Hills, Florida Montreux - Reno, Nevada Mount Vintage Plantation - North Augusta, South Carolina Mountain Air - Burnsville, North Carolina Mountain Springs Ranch - Canyon Lake, Texas Mystic Forest at Queens Lake - Nantahala, North Carolina Mystic Shores at Canyon Lake - Spring Branch, Texas North Hampton - Fernandina Beach, Florida Oakbridge - Lakeland, Florida Oldfield - Okatie, South Carolina Oleta Falls - Hendersonville, North Carolina Osprey Cove - St. Marys, Georgia Pinnacle Falls - Hendersonville, North Carolina Piper's Landing Yacht & Country Club - Palm City, Florida Private Escapes Platinum Destination Club PUNTACANA Resort & Club - Punta Cana, Higuey, Dominican Republic Quail Ridge Country Club - Boynton Beach, Florida Quail West - Naples, Florida Quechee Lakes - Quechee, Vermont Rarity Pointe - Lenoir City, Tennessee Renaissance - Fort Myers, Florida Reunion Resort & Club - Reunion, Florida Reynolds Plantation - Greensboro, Georgia River Dunes - Oriental, North Carolina River Hall - Fort Myers, Florida River Landing - Wallace, North Carolina River Oaks - Savannah, Georgia Roaring Fork Club - Basalt, Colorado Rock Barn Golf & Spa - Conover, North Carolina Roosevelt Ridge Private Reserve - Boulder, Colorado Rose Hall - Montego Bay, Jamaica Santeetlah Lakeside - Lake Santeetlah, North Carolina Savannah Lakes Village - McCormick, South Carolina Savannah Quarters - Savannah, Georgia Seabrook Island - Seabrook Island, South Carolina Seawatch at Sunset Harbor - Southport, North Carolina Sharp Mountain Preserve - Jasper, Georgia Somersby Park - Hendersonville, North Carolina Southbridge - Savannah, Georgia Southern Hills Plantation Club - Brooksville, Florida Southern Woods - Homosassa, Florida Spring Island - Spring Island, South Carolina Spruce Creek Country Club by Del Webb - Summerfield, Florida St. James Plantation - Southport, North Carolina Sugarloaf Country Club - Duluth, Georgia Superstition Mountain Golf and Country Club - Superstition Mountain, Arizona Symphony Village - Centreville, Maryland Tellico Village - Loudon, Tennessee Tesoro - Port St. Lucie, Florida Teton Springs - Teton Valley, Idaho The Abaco Club on Winding Bay - Marsh Harbour, Bahamas The Cliffs at Walnut Cove - Asheville, North Carolina The Cliffs Communities - Travelers Rest, South Carolina The Enclave - Savannah, Georgia The Ford Plantation - Richmond Hill, Georgia The Landings on Skidaway Island - Savannah, Georgia The Peninsula on The Indian River Bay - Millsboro, Delaware The Powder Horn - Sheridan, Wyoming The Ramble - Asheville, North Carolina The Reserve at Lake Keowee - Sunset, South Carolina The Reserve at Litchfield - Pawleys Island, South Carolina The Retreat - Lewisburg, West Virginia The Ridges at Mountain Harbour - Hayesville, North Carolina The Settings of Black Mountain - Black Mountain, North Carolina The Settings of Mackay Point - Jasper County, South Carolina Tidelands - Palm Coast, Florida Trillium - Cashiers, North Carolina Tucan Country Club & Resort - Balboa, Panama Turks & Caicos Sporting Club - Providenciales, Turks And Caicos Islands Verrado - Buckeye, Arizona Virginia Heritage at Lee's Parke - Fredericksburg, Virginia Vista at Bill's Mountain - Lake Lure, North Carolina Vista at The Riverbank - Tryon, North Carolina Wakefield Plantation - Raleigh, North Carolina WaterColor - Seagrove Beach, Florida Waterfall at Lake Burton - Clayton, Georgia Waterford of the Carolinas - Leland, North Carolina West Bay Club - Estero, Florida Winchester Country Club - Meadow Vista, California Windswept - Morristown, Tennessee Woodside Plantation - Aiken, South Carolina Wyboo Plantation - Manning, South Carolina Arizona California Colorado Delaware Florida Georgia Idaho Maryland Michigan Nevada North Carolina South Carolina Tennessee Texas Vermont Virginia West Virginia Wyoming Bahamas Canada Dominican Republic Jamaica Panama Turks And Caicos Islands Destination Clubs and Luxury Travel New! List by City Private Communities by Lifestyle Private Golf Communities Retirement Communities Oceanfront Private Communities Vacation Home Rentals Private Communities with Marinas Mountain View Private Communities Private Communities with Tennis Facilities Private Communities with Fishing Private Active Adult Communities Private Communities with Fitness Centers Equestrian Private Communities Lakefront Homes Communities Golf Course Real Estate Oceanfront Real Estate Mountain View Real Estate Home | Site Map | Search | Luxury Homes | Discovery Packages | What's New | Sign In Found a Community? Tell Us | Send This Site to a Friend | Update Me By Email Advertising Opportunities | Press Coverage | Developer Resources | Email | Disclaimer | Privacy Policy | Contact PrivateCommunities.com, a division of Private Communities Registry, Inc. Voice (772) 234-0434 | Toll Free (800) 875-3072 | FAX (772) 231-8443 © Private Communities Registry, Inc. 1996 - 2005. All rights reserved. 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Home Equity

Avoiding Home Equity Scams Avoiding Home Equity Scams Y ou could lose your home and your money if you borrow from unscrupulous lenders who offer you a high-cost loan based on the equity you have in your home. Certain lenders target homeowners who are elderly or who have low incomes or credit problems—and then try to take advantage of them by using deceptive practices. The Federal Trade Commission cautions all homeowners to be on the lookout for: Equity Stripping: The lender gives you a loan, based on the equity in your home, not on your ability to repay based on your income. If you can’t make the payments, you could end up losing your home. Loan Flipping: The lender encourages you to repeatedly refinance the loan and often, to borrow more money. Each time you refinance, you pay additional fees and interest points. That only serves to increase your debt. Credit Insurance Packing: The lender adds credit insurance to your loan, which you may not need. Bait and Switch: The lender offers one set of loan terms when you apply, then pressures you to accept higher charges when you sign to complete the transaction. Deceptive Loan Servicing: The lender doesn’t provide you with accurate or complete account statements and payoff figures. That makes it almost impossible for you to determine how much you have paid or how much you owe. You may pay more than you owe. Some of these practices violate federal credit laws dealing with disclosures about loan terms, discrimination based on age, gender, marital status, race, or national origin; and debt collection. You also may have additional rights under state law that would allow you to bring a law suit. The FTC suggests if you’re thinking about using your home as collateral for a loan, be careful. Unless you can make the loan payments out of current income, you could lose your home as well as the equity you’ve already built up. Some additional tips to remember: The lure of extra money or the chance to reduce monthly credit payments can be very costly in the long run. High interest rates and other credit costs could get you in over your head. Credit insurance may not be a good deal from a lender. If you want the added security of credit insurance, shop around. Don’t sign a loan agreement if the terms are not what you were given when you applied. Ask for an explanation of any dollar amount, term, or condition that you don’t understand. Federal law is very clear about what credit and loan term information must be provided in writing when you apply for a loan and before you sign any agreement. In addition, shop around for the best loan terms and interest rates. Contact lending institutions, such as banks and credit unions, and consult a legal or financial advisor, or someone you can trust before you make any loan decisions. Or contact your local Fair Housing Office, legal aid, or senior services organization for information and help. The FTC works for the consumer to prevent fraudulent, deceptive and unfair business practices in the marketplace and to provide information to help consumers spot, stop and avoid them. To file a complaint or to get free information on consumer issues , visit www.ftc.gov or call toll-free, 1-877-FTC-HELP (1-877-382-4357); TTY: 1-866-653-4261. The FTC enters Internet, telemarketing, identity theft and other fraud-related complaints into Consumer Sentinel , a secure, online database available to hundreds of civil and criminal law enforcement agencies in the U.S. and abroad. FEDERAL TRADE COMMISSION FOR THE CONSUMER 1-877-FTC-HELP www.ftc.gov Jan. 1998

Florida Real Estate

Real Estate, ERA Real Estate - Properties for Sale Always There For You Just as you pride yourself on doing the little things that make your house a home, focusing on the fine details is what distinguishes the ERA® professional. The ERA.com site is enhanced using JavaScript, and we recommend enabling it in your browser. Mobile browser users may view our mobile browser optimized site at 3g.era.com , or browse homes for sale by state . © ERA Franchise Systems, Inc. All rights reserved. Each ERA ® Office is Independently Owned and Operated. View our Privacy Policy and Terms and Conditions . Buy a Home Property Search Search by Map Find a Sales Associate Find an Office Join MyERA.com International Collection Open Houses Select Consumer Services International Office Search Calculators Resource Center Looking to Rent Military Specialist Commercial Specialist Resort.ERA.com Mature Market ERA.com Mobile Historic Specialist Homepage Edition Sell a Home Find a Sales Associate Find an Office Join MyERA.com ERA Answers Find a Relocation Specialist Sellers Security Plan Select Consumer Services ERA Home Protection Plan International Office Search Calculators Resource Center Tips - Selling by Owner Looking to Rent Military Specialist Commercial Specialist Resort.ERA.com Mature Market ERA.com Mobile Historic Specialist Homepage Edition ERA Mortgage Home Financing Get Approved Loan Programs My Loan Status Mortgage Tools Learning Center How We Do It Our Process Who We Are Your Privacy Contact Mortgage ERA Worldwide International Office Search Worldwide Offices About ERA A Technology Brand Acerca de ERA en Espaol Buy & Sell the ERA Way A World of Opportunities ERA Vision Statement Technology Advantage ERA Commitment to Service Advertising Niche Marketing Opportunities Joining the ERA Family Customer Service Newsroom & Corporate Information ERA History Corporate Sponsorship: Muscular Dystrophy Association Resource Center Contact ERA Find a Sales Associate Find an Office Find a Relocation Specialist Become an ERA Sales Associate Become an ERA Franchise Contact ERA.com Join MyERA.com Resource Center ERA.com Survey Member's Area - Login to TeamERA.com

Land Loan , In

LoanUniverse Community - Commercial Land Loan loanuniverse.com Help Search Members Calendar Welcome Guest ( Log In | Register ) LoanUniverse Community Community Forums Loanuniverse Forums Outline ·[ Standard ] · Linear+ Commercial Land Loan , In Miami Florida Track this topic | Email this topic | Print this topic Marnie1065 Dec 6 2005, 08:37 PM Post #1 Summer Intern Group: Members Posts: 1 Joined: 6-December 05 Member No.: 1,029 Hi everybody. I just found this website. I am looking for commercial loans. I have a client that owns 42 acres , it is zoned agriculture. It is a great location , next to a school and subdivision. He is looking to refi at the highest LTV possible. He does plan on building homes in the future or possible selling off individual lots. The land currently has a 2 million loan on it. The value is 6.5 million. He has owned it for 1 yr. It is actually a corporation of 4 and they all have great credit and tons of assets, their worth is in the millions They also want to purchase another piece of land for 12 million. Any ideas? Thanks -- loanuniverse Dec 7 2005, 09:27 AM Post #2 Administrator Group: Admin Posts: 1,089 Joined: 23-September 02 Member No.: 1 Is the $152M per acre value an as is value as agricultural land? Or an speculative value assuming a rezoning? Is it supported by actual sales? If the value can be supported, I am sure someone can be found to lend at least 50%. Depending on the adjusted net worth of the individuals, maybe significantly more. Many lenders are avoiding land right now in my market unless there is an existing relationship with the developer. I know that I would feel uncomfortable recommending a land loan unless the investors are experienced. -- lelting Dec 14 2005, 10:48 PM Post #3 Full-Time Teller Group: Members Posts: 13 Joined: 13-November 05 Member No.: 971 I can help you with the 12 million dollar purchase>I have private investors that will fund at 100 LTV -- LenderBuddy Dec 15 2005, 10:55 AM Post #4 Head-Teller Group: Members Posts: 23 Joined: 11-November 05 From: San Francisco Member No.: 968 If there are crops growing on the land or the land is zoned agricultural then we are talking agricultural land loan and that is a different beast. I haven't worked on one of them in a while but you need to speak with someone who specializes in ag loans. FarmerMac is involved in those transactions and I believe the LTV can go as high as 70%. Good credit and strong financial position are required. Drop me a personal message and I'll forward you the contact information of a guy who specializes in agricultural loans. He can give you all the information you need. -- « Next Oldest · Loanuniverse Forums · Next Newest » 2 User(s) are reading this topic (2 Guests and 0 Anonymous Users) 0 Members: Close Topic Options Track this topic Receive email notification when a reply has been made to this topic and you are not active on the board. Subscribe to this forum Receive email notification when a new topic is posted in this forum and you are not active on the board. Download / Print this Topic Download this topic in different formats or view a printer friendly version. Forum Home Search Help Community Forums |-- Loanuniverse Forums Lo-Fi Version Time is now: 29th December 2005 - 03:39 PM Invision Power Board v2.0.4 © 2005 IPS, Inc.