Texas Land

Bush and the Texas Land Grab Bush and the Texas Land Grab July 16, 2002 By Nicholas D. Kristof Editorial Op-Ed To submit a Letter to the Editor: letters@nytimes.com Democrats and media hounds are baying under the wrong tree. The point in President Bush's business career where he took outrageous shortcuts was not at Harken Energy, but rather when he was grabbing land for a new baseball stadium in Arlington for his Texas Rangers baseball team. Mr. Bush broke no laws. Neither do the overwhelming majority of corporate executives. The cloud over the business world comes not so much from lawbreaking as from avaricious bruising of the public interest. The challenge is not catching criminals but injecting public scrutiny into a culture of cronyism in which executives, accountants, regulators and "independent" board members all ooze empathy for each other. When Asia had its economic crisis in 1997-98, Americans properly trashed its "crony capitalism." But we suffer from the same affliction ourselves, and President Bush will not address the issue seriously because cronyism has been his way of life -- the Bushes call it loyalty. I have a stack of court documents from Arlington that portray the "sordid and shocking tale" of the Rangers stadium, as one lawsuit puts it. Essentially, Mr. Bush and the owners' group he led bullied and misled the city into raising taxes to build a $200 million stadium that in effect would be handed over to the Rangers. As part of the deal, the city would even confiscate land from private owners so that the Rangers owners could engage in real estate speculation. "It was a $200 million transfer to Bush and Rangers owners," complains Jim Runzheimer, an anti-tax campaigner in Arlington. William Eastland, a leading Republican in Arlington, is also outraged, and puts it this way: "You're using public money for a private purpose." Mr. Eastland was a Bush delegate to the Republican National Convention in 2000 but still believes that the Bush group behaved shadily and against the public interest. Local voters overwhelmingly approved the deal, so maybe we shouldn't get so exercised by star-struck local officials giving $200 million to rich baseball owners. But the most unseemly part of the deal was that Mr. Bush and the Rangers' owners conspired with city officials to seize private property that would be handed over to the Bush group. "A group of wealthy and influential people threatened and traded their way into an unprecedented takeover of government power and private property in an awesome display of greed and avarice," charges a lawsuit by the landowners, in what strikes me as a fair recitation of events. Another suit charges that the deal "can only be described as astounding, unprecedented and blatantly illegal." A copy of the secret agreement among Mr. Bush and the other Rangers owners shows that they intended to make money not just by running a baseball club but also by land speculation. For example, one owner found a nice chunk of land and sent a memo suggesting that it "sounds like another condemnation candidate if you want to work the site into your master plan," according to the court documents. Another of the owners' internal memos casts a proprietary gaze on a property and declares: "We plan to condemn this land." For a group of financiers to go around town admiring properties and deciding which to seize through the government power of condemnation so that they can acquire free land and speculate on it is appalling. Even Kazakhstan would blush at such practices. Horace Kelton, for example, owned land that the Rangers wanted. The owners got Arlington to seize it, with the city paying less than $1.50 per square foot even though it had previously paid $10 a square foot for other land nearby. "It was an extremely low price, and that's why we had a court case that lasted seven years," Mr. Kelton recalled. Eventually, his family got $11 a square foot. In fairness, Mr. Bush was simply being a hard-nosed businessman. He did a great job leading the owners' group, and it's hard to take seriously the caricature of him as unintelligent when he led the Rangers so lucratively. Indeed, his $14 million profit on the Rangers financed his entry into politics. But it's also a sordid tale of cronyism, of misuse of power, of cozy backroom money-grubbing -- a more pressing threat to American business than outright criminality. LINK to source

Buy Home

Freddie Mac: Freddie Mac Corporate Homepage Search [ En Español ] Doing Business With Freddie Mac Single-Family Multifamily Debt Securities Mortgage Securities Vendors and Suppliers About Freddie Mac About Us Public Policy News and Information Investor Relations Careers Buying and Owning a Home Preparing for Homeownership All About Mortgages Purchasing a Home Owning and Keeping a Home Calculators and Tools Properties for Sale 30 year 15 year Average Rate Fees / Points Next rate update: Current Weekly Survey Compilation of Weekly Surveys America Builds on the National Mall Special Relief Information and Resources Freddie Mac's mission is to provide liquidity, stability and affordability to the housing market. Learn how . Go to LoanProspector.com , our online suite of mortgage underwriting and processing tools. Freddie Mac Helps Revitalize Historical Neighborhood In Gainesville Senator Martinez and Representative Stearns applaud a new effort to rebuild a historical neighborhood near downtown Gainesville. Freddie Mac, the Gainesville Community Redevelopment Agency, and mortgage lender Taylor, Bean & Whitaker plan to revive the neighborhood by building new homes; rehabilitating empty homes; offering low-down payment mortgages; homeownership workshops and counseling; and up to $7,000 in assistance to qualified, mainly first-time, low-to moderate-income homebuyers. Freddie Mac Report Looks at Asian Homebuyers in the U.S. Many Asians in the U.S. state that their lack of knowledge about the homebuying process could delay or prevent them from purchasing a home, and that they need to feel financially ready, stable and secure before they can consider buying a home, according to focus group participants. Freddie Mac compiled the focus group results into a new report, Homeward Bound: An In-depth Look at Asian Homebuyers in the United States. Dec 29 Weekly Primary Mortgage Market Survey Released Dec 22 One-Stop Execution Offered for Multifamily High-Leverage Loans Dec 22 Freddie Mac's November 2005 Monthly Volume Summary Now Available Dec 20 Groups Work to Revitalize Neighborhood Near Downtown Gainesville View All News Releases © 2005 Freddie Mac Terms and Conditions | Privacy Policy | Contact Us | Sitemap

Foreclosure Property Below Market

Buying a Foreclosure Property Below Market Value: Five Tips from the Pros Select USA State -- Alaska Alabama Arkansas Arizona California Colorado Connecticut Dist Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Puerto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming Mortgage Broker Data -- Develop Loan Leads Loan Products Property Services Insurance Services International Lending Mortgage News News Miscellaneous Government Web Links Publications & Magazines Buying a Foreclosure Property Below Market Va Loans! | Advertise | FREE LINK! | Forum | Search | Help | EMail | News | Home    Home Loans | Media | Brokers | Mortgage Bank | Employment | Real Estate | Legal | Finance | Banking | Technology    Loan Officers   MORTGAGE LOAN OFFICER/BRO   ACCOUNT EXECUTIVES   Loan Officer   LOAN OFFICERS - INDEPENDE   I am seeking for a mort   Financial Services Dire   I am looking for a comp   Commercial Realty leasi   I am looking for contra   Liberty American Mortgage   New Account Executive Boo   CitiFirst Mortgage Servic   US Bank Introduces ``Fees   American Residential Fund   INDYMAC BANK ANNOUNCES N   What Does it Take to be a   Commercial Capital Bancor   Consortium Announces Laun   Meritage Homes Corporatio   Its All About PeopleAll   ABN AMRO Mortgage Group O   AMERIQUEST MORTGAGE LAUNC Visit the Veteran Loan Center to apply for a VA Mortgage or a VA Refinance Buying a Foreclosure Property Below Market Value: Five Tips from the Pros Buying a Foreclosure Property Below Market Value: Five Tips from the Pros House hunting can be a very daunting experience, especially in today s real estate market. Both investors and home buyers have been priced out of the market by escalating costs, and good real estate deals are increasingly difficult to find. But there are bargains out there, for people who know where to look. For people willing to do some homework, the foreclosure market offers some of the best opportunities in real estate today, explains James J. Saccacio, chief executive officer at RealtyTrac, the leading online foreclosure marketplace. Web-based services such as RealtyTrac give consumers access to foreclosure and pre-foreclosure information that was previously available only to professional real estate brokers and investors. Today, homebuyers can use these services to identify and research potential home purchases, as well as to find the tools and professional resources they need to help them close the deal. With interest rates ticking up and ARMs adjusting upward, experts predict an increase in the number of foreclosure properties on the market. RealtyTrac, which provides all the foreclosure data for both MSN House and Home and Yahoo! Real Estate, has already compiled a list of over 550,000 foreclosure properties across the country. Foreclosure properties can be a terrific investment, or give home buyers a much more affordable option than traditional properties, notes Saccacio. But they re not a way to get rich quick, and a foreclosure purchase needs to be approached in an educated, intelligent manner. Saccacio offers five tips to help you close a deal on a foreclosure property: 1. Learn about the different types of foreclosure properties, and the foreclosure process. There are three basic types of foreclosure properties, representing different stages in the foreclosure process: notice-of-default (NOD) and notice of trustee sale (NTS), which are both pre-foreclosure properties; and real-estate-owned (REO), a foreclosure property which has been re-purchased by the bank. For most consumers, buying a pre-foreclosure property from a private homeowner is the best option. It s important that both the buyer and the seller see the situation as a win-win situation, in order to ensure a smooth process. In this case, the seller is able to get out from under a mortgage without destroying their credit rating, the lender is saved the time and expense of foreclosing on the property, and the buyer gets a below-market price on a home. Foreclosure auction sales are typically the domain of the professional investor. These properties are formally in default, and sold to the highest bidder at an auction. Buyers are required to be physically present at the auction, and must pay 100% of the sale price in cash, on the spot. Though foreclosure auctions can offer significant savings, they are not for the feint of heart or the uninformed. Unless the buyer is already familiar with a particular property, there is usually little time to examine it. And the buyer will be competing against professional investors and sometimes even the lender at the auction. Once the lender officially reclaims a home, it becomes a real-estate-owned property (REO). While REO properties typically offer more time for evaluation and a more standard bank-managed transaction, their prices are usually very close to full retail market value. 2. Secure financing early It s important for a buyer to be pre-qualified before engaging in discussions with a seller. This ensures that the buyer is in a financial position to purchase the property, and is in the strongest possible position to negotiate. It s best to work with a lender who understands the foreclosure process, and can guide the buyer through certain steps, such as ensuring that a property is FHA-compliant. Another reason to consider pre-qualification is that not all lenders finance foreclosure properties. Having approved financing in-hand makes negotiations with both the seller and the lender easier, and may even make it possible for the buyer to simply cure the default and take over the existing loan to reduce loan processing fees. 3. Engage a real estate agent as a buyer s representative Most people hire a real estate agent to sell their home. These seller s representatives are charged with making the sale and negotiating the best deal for their clients. Buyer s representatives have the home buyer s interests at heart, and are charged with finding the right property and negotiating the best price for their clients. Picking the right real estate agent will make a buyer s life much easier. There are agents who specialize in the foreclosure market, with specific experience in REO properties. Look for an agent with foreclosure transaction experience, as well as knowledge of local, regional and state laws. But it s also important to consider the agent s knowledge of the area; their ability to close a deal; and their access to other professionals (attorneys, lenders, mortgage and title professionals) to ensure that the buyer is in good hands. 4. Do your homework Stocks offer higher potential returns for investors than traditional savings programs, but are also riskier. Similarly, purchasing foreclosure properties is somewhat more risky than buying traditional real estate properties, but offers much higher potential savings. With the right examination and due diligence, buyers can significantly reduce the risks. It makes sense to give any property under consideration a thorough examination. Here are eight steps for doing a professional-level exam. 5. Make a realistic offer Despite what you may see on late-night cable TV, investing in foreclosure properties isn t a sure fire get rich quick formula. Lenders aren t likely to give properties away, particularly in a real estate market where prices continue to rise. And homeowners in financial distress may be difficult to deal with, particularly early in the foreclosure process. The keys to a successful foreclosure property purchase are diligence and patience. As a rule of thumb, the best savings can be made at the pre-foreclosure stage, where home owners can avoid a foreclosure and lenders can save the time and cost involved in going through the process. Another critical point in the process is immediately prior to the auction date, when all parties might be most open to a last-minute solution. It s not unusual to save from 10-30% of the market value on a foreclosure property, and certain properties offer savings of 50% or even more. An educated buyer one who knows how much is owed on the property and what its market value is can usually come up with a realistic offer; one that offers significant savings, while meeting the requirements of the lender. Source: 10/06/2000 10/6/2000 410_024 Company: RealtyTrac Contact: jennifer white, jennifer@atomicpr.com Loans! | Advertise | FREE LINK! | Forum | Search | Help | EMail | News | Home   Mortgage Mag San Antonio, Texas 78255 Webmaster Email WebSite Map & Help

Sell House

Boston.com / Real estate Buying Renting Recent sales Place an ad Luxury Living Community data Financing Commercial Moving Guides THE RIGHT LISTING AGENT Tips for home sellers to find a listing agent -- Interview at least three or four agents before making a choice. Sometimes a good agent can be found through recommendations from friends or relatives who have recently sold property. Many burrow their way through the Yellow Pages. Some pick up a name at the office water cooler or a health club. It's fine to happen onto names this way, as long as you follow up by screening candidates. Ask the right questions: • What is my home worth? The broker should prepare a market analysis recommending a selling price for your house. You should insist that the agents you interview provide detailed market information supporting whatever price they propose. You want to see "comparable sales" – that is, the selling prices of properties similar to yours, located in the same or similar neighborhoods, that have sold recently. You also want the agents to provide detailed information about current conditions in your market area. That information should include the average time properties are on the market before they sell, and a listing of homes similar to yours that are for sale. How are those homes priced and how does the broker explain the speed – or lack of speed – with which they are selling? You are not going to select the broker who recommends the highest selling price, tempting though that may be; you're going to select the one who seems most knowledgeable about your market, who gives you the most realistic assessment of how much you should ask for your house, and who can articulate the factors that are likely to enhance or impede its sale prospects. • What is your marketing plan for my home? Insist that the brokers you interview submit a comprehensive marketing plan, explaining precisely what steps they plan to take to sell your home. The plan should specify, among other details: - How, where, and how often the broker will advertise your property. Bear in mind that the major daily newspapers are not the only, or necessarily the best, advertising media. Depending on the property, the location and the market, community newspaper, direct mail and even handbills may be equally appropriate. - Will your broker list your house in the Multiple Listing Service, and if so, when? (The answers should be, "yes," and immediately after the agreement is signed.) - Will the broker hold one or more open houses for other brokers to introduce them to the property? (Definitely a good idea.) - How many buyer open houses will the broker host and how will those be advertised? - What repairs or improvements, if any, does the broker think will be needed? You should be concerned if the broker recommends a gut rehab, but listen carefully to suggestions that you do some repainting, trim the hedges, and repair broken railings. • What are the terms of the contract? Once you've selected your broker, pay careful attention to the terms of the listing contract. Make sure it obligates the broker to implement the key components of the marketing plan and allows you to terminate the agreement if the broker fails to do what the plan specifies. You also want to require the broker to report periodically, preferably in writing. Don't agree to an unnecessarily long listing term. TYPES OF CONTRACTS Exclusive right to sell. Most sellers use this. One agent is assigned your property to sell; if that listing broker sells the property, he or she gets the whole commission. If another agent sells, the commission is shared, usually equally. Exclusive agency listing. One agency gets the contract, but if you sell the property, you don't pay a commission. The disadvantage is that brokers may lose some incentive to sell, since you are competing with them. Open listing. Anyone can sell, including the owner, with only the selling broker getting a commission. Some brokers may want you to commit to a six-month listing, but you shouldn't accept a term any longer than 90 days. You always can renew a listing if you're satisfied with the broker's efforts. Also make sure you understand the listing terms. Most brokers will require what is known as an "exclusive agency" agreement. That means the broker will be entitled to a commission if the house is sold any time during the listing period (and for a specified period of time after it expires), even if the broker is not directly responsible for the sale. You should expect to pay a commission of around 6 percent. Although the fee is negotiable, as a practical matter, you won't find too much variation. • What are your references? Rarely do those signing on with a real estate agent check references the way they would when hiring an office employee. Any prospective agent should provide references readily. Goyeau said you should ask any reference you call, "Would you hire this agent again?" To gather accurate information on an agent, limit the references you use to those who have worked with the agent within the previous two years. "The agent could have been great five years ago, but slacked off lately for a variety of reasons," said Joan McLellan Tayler, the author of two real estate books. • Show me the statistics. Brokers should be able to present prospective clients with a computer printout that shows the number of sales they had in the last 12 months, the listing price, the selling price, and the length the homes stayed on the market, said Carol Brenner of Carol Brenner Realty in Newton Highlands. The difference between the initial listing price and the final selling price should be no more than five or 10 percent, she said. Also, an average home should not be on the market for more than three months, she said. What to look for in an agent: • A good reputation. Verify the reputation as well as the competence of any agent with whom you deal, so check with both the Board of Registration for Real Estate Brokers and Salesmen and the Better Business Bureau to see if there is a history of complaints against the broker or the broker's firm. Also contact friends, acquaintances and references the broker provides. "Sellers should look at the reputation of the firm and the integrity of the agent to be sure they are represented ethically and professionally," said Nora F. Moran, former president of the Greater Boston Real Estate Board. • Certification from a professional organization. There are a lot of real estate agents in the field, but not all of them are "Realtors," and you want to deal only with agents who have that (R) designation. That indicates the agent belongs to the National Association of Realtors, which implies a level of professional training and commitment, and adherence to ethical standards that you can't otherwise assume. Ask brokers if they have "board designations," or certification from professional organizations. For example, CRS stands for certified residential specialist, and is the toughest level to achieve in residential sales. It's awarded by the Residential Sales Council, a group with the National Association of Realtors, and requires the completion of course and a certain level of experience. The National Association of Realtors also certifies brokers as having completed the GRI – graduate realtor institute – a less-arduous set of courses, brokers say. • Someone you feel comfortable with. When choosing a broker to list a home with, you need someone you feel comfortable with, said John Neale, a broker with Sprogis Real Estate in the South End. "If you get a good feeling from a broker, a buyer is going to get that same good feeling, too. That's going to help you sell your house," he said. • An agent who specializes in your community. You could hire a perfectly good agent from across town. But unless that agent is well-known in your area, he may fail to fulfill the potential of your home sale. Why? Because real estate is a cooperative profession, and the odds are good it will be a local agent who brings you the right buyer for the best price and terms. More tips: • Try to work in concert with the agent you choose. Homeowners are sometimes resistant to the suggestions of their listing agents on matters as basic as keeping their property clean and their beds made. A capable, committed agent is worthy of your respect and cooperation. As Tayler explained, "The relationship between an agent and a client is supposed to be a partnership. That's how you sell your property fast and for top dollar." • Consider asking for an agent who meets your specific needs. Are you a young mother compelled to sell your home due to a divorce? Then perhaps you'd be most comfortable working with an agent who has a similar background. Likewise, a senior might wish to seek an older agent who understands the art of downsizing. One way to locate an agent whose background mirrors your needs is to call the owner, broker or sales manager of a realty office in your area. Be candid about your situation and ask for several names, said Tayler, who operated her own real estate company for 17 years. • Don't give your business to someone as a favor. With more than a half-million Americans involved in real estate sales, chances are you have a friend or relative in the field. Don't engage an agent solely on the basis of friendship or to do a favor. There's too much at stake. This article was compiled from the Boston Globe archives. feedback | help | site map | advertising | globe archives | rss © 2006 The New York Times Company Real Estate Guide - Massachusetts Home Builder - New Home Construction

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