At the recent 2010 NAHB International Builders' Show builders were given a list of 40 features and asked which ones they were likely to include in new homes this year. Here's what's hot and what's not.

Items most likely to be found in new homes for 2010:

1. Walk-in closet in master bedroom
2. Separate laundry room
3. Insulated front door
4. Great room
5. Low-E windows
6. Linen closet
7. Programmable thermostat
8. Energy-efficient appliances and lighting
9. Separate shower and tub in master bedroom
10. Nine-foot ceilings on first floor

The least likely items homebuyers will find in new homes this year include:

1. Outdoor kitchen
2. Outdoor fireplace
3. Sun room
4. Butler's pantry
5. Media room
6. Desk in kitchen
7. Two-story foyer
8. Eight-foot ceiling on first floor
9. Multiple shower heads in master bath
10. Smaller kitchen area than in recent years

We have notice that buyers are focusing their wants heavily on energy-saving. Things we thought were consumer necessities — such as granite countertops in the kitchen or home offices — are no longer on the list.

Also not as popular in 2009 were energy-guzzlers like the high-ceiling entryways. Builders are leaning more in 2010 to nine-foot ceilings hoping to give the buyer a feeling of more square footage, which has been reduced.

Buyers continue to look for products that save money. Did you know, water-saving toilets use an average of 39,000 fewer gallons of water annually for a family of four. That's enough for a lifetime of drinking water for three people according to Kohler a leading manufacturer of faucets and fixtures.

NAHB conducted a consumer survey to compare the wants of older buyers with others. They found that those age 55 and older have a slightly different "want" list in a new home:

1. Washer-dryer in the unit
2. Storage space
3. Windows that open easily
4. Garage door opener
5. Easy-to-use thermostat
6. Master bedroom on first floor
7. Private patio
8. Porch
9. Attached garage
10. Bigger bathrooms

1. Price-aphobia:
The fear that a property will sell for less than a premium price. Price and greed combine to form a drug like addiction to unrealistic expectations. Only buyers determine true market value.  When selling sellers should use all resources and analysis to make the best attempt to list at a price that will receive the most favorable attention by buyers and then review and adjust their pricing every few weeks with the goal for reaching the buyer sweet spot for maximum seller return on investment in the shortest period of time.  For sellers often times the enemy of good…is better.

2. Shag-itis
Sellers must understand that certain home decorating trends are not coming back  Despite that they love that sea shell wallpaper in the master bath or that shag carpet in the game room has been barely walked on. These areas need to be evaluated and redone.

3. Pet Addictions:
Not everyone loves seller’s pets as much as they do. No matter how adorable “Precious” is, pets almost always have a negative affect on showings and value.  This can equate often to 3-5% of value.  Often times “Precious” becomes a $10-$15K+ kitten.

4. Photo-mania:
Dozens of family photos can distract a buyer’s attention from the property. While it is nice to show how “homey” a house can be, the buyer needs to imagine their life in this house, not the sellers. Sellers need to understand they are not “selling a home”, but now marketing a commodity to the broadest range of buyers.  Oftentimes buyers curiosity is draw to a small family photo with comments like, “Look how cute those little kids are!” While missing the Brazilian hardwoods and canyon views.

5. Pack Rat Plague
The Little Angel doll collections and shrine to World War II paraphernalia need to be packed away. While they may be sentimental to the seller, they are yet another distraction to the buyer. In addition, buyer and buyers children will often pick-up, handle and damage items.

6. “As-Is” ism
The seller thought process of “The Buyer can take it or leave it” in regards to stained carpet, defects or repairs is flawed.  90% of the times that is exactly what buyers do….”leave it”. Buyers often construe the smallest defects as heralds of huge problems, i.e. a broken door bell is a sign of giant electrical problems or worse a reflection on the sellers poor ongoing maintenance of the home.

7. Audio Selectivism:
Sometimes, the Seller just hears what they want to hear. “The buyer must be confused.” “The appraiser was in a bad mood, or he just didn’t like us.” “My neighbor said I wasn’t asking enough.” The most important data the seller has at their dispose is comparative market analysis of recently sold similar homes from a competent real estate professional.

On January 1, 2010 new rules went into effect, which mandate that all home loan applicants be given a new version of the Department of Housing and Urban Development’s “Good Faith Estimate” (GFE) form.

The new form is HUD's latest development in the Real Estate Settlement Procedures Act, RESPA, (12 U.S.C. 2601) which, regulates real estate transfers involving a "federally related mortgage loan" by requiring, among other things, certain disclosures to borrowers and is designed to clarify what home loans will actually cost, which should make it easier for borrowers to compare home loans. All lenders must disclose their fees and put them in the same places on the form.

In addition to interest rates, there are other costs associated with loans that should be compared. These are what are typically known as “origination costs,” which are the fees a lender charges, and there are “settlement fees” – such as appraisal fees, title insurance, etc. – that are part of the costs.

The new regulations require that lenders disclose these fees uniformly and then stick to them. For example, if you are quoted a $450 appraisal fee on a Good Faith Estimate form, you cannot be charged more than 10 percent of the price quoted.

According to HUD "The intent of the standardized GFE and HUD-1 is to provide borrowers an easier means of comparing loan offers, and to determine that they are getting the loan at settlement that they were offered in the GFE." Thus making it easier for consumers to do an apples-to-apples comparison of different loan products.

On the third page of the three-page form, there is a place to do a side-by-side comparison of up to four different loans and recognize what is the best deal. Sometimes, borrowers get so caught up in what the interest rate or monthly payment is that they lose track of other costs associated with a loan, and it becomes more expensive than they thought.

Proponents claim HUD’s new efforts will improve transparency and uniformity and in turn assist consumers with finding the best loan deal more easily.

Critics claim the new HUD mandated GFE makes it easier to hide the yield spread compensation because it actually misrepresents the yield spread as a credit back to the borrower. At the very least the new HUD GFE takes focus off of complete transparency - and does not squarely break numbers down for borrowers. The lack of line-items leaves mortgage brokers holding the bag when it comes to explaining fees without being able to direct them to the specific line item.

The view from this desk is that consumers should know upfront in plain simple language exactly how much fees are for originating loans. The new muddled GFE often provides the consumer with only one lump sum amount which is the summation of different fees going to different people.

I believe brokers should be compelled to provide an additional form with a simple line by line breakdown of all their costs on one easy to understand page.

Now, Forbes and Moody’s Economy.com projects Austin's economy will grow by 32% over the five year period from 2007 to 2012. Not only is Austin’s economy growing, but it's growth rate is nearly 50% higher than #2 ranked Fort Myers, Florida. Equally important to Austin’s economic growth is Austin's population growth which is expected to grow by an amazing 15%.

 “To compile our list, we looked at all of the country's 363 metropolitan areas, defined by the U.S. Census Bureau as a geographic region with a "core urban area" of at least 50,000 people. Because many small metro areas are high growth--and because we wanted to show growth in large cities as well--we split the group into two classes: the largest 100 metro areas (with at least 528,000 people) and everyone else. We use projections run for us by Moody's Economy.com to show growth in GMP between 2007-2012.

Of course, if one looks at economic growth in the country's largest 100 metros, the usual suspects jump to the top of the list. With an estimated 32% GMP growth from 2007-2012, Austin, Texas, is the winner for big metros. Atlanta, Seattle, Orlando, Houston and San Jose, Calif., also appear high on the list. What do they all have in common? They're tech hubs with proximity to universities and a healthy increase in population. Austin's population, for example, is expected to increase by nearly 15% by 2012, according to Moody's Economy.com forecasts.”

Go Austin. Go.

Full Article: http://www.forbes.com/2008/01/30/economy-cities-alabama-biz-cx_bw_0130econcities.html

In todays January 8, 2010 morning edition of USA Today they list the types of jobs that will experience the most growth over the next 10 years.

Good news for Austin that Biomedical, Healthcare and Education fields are projected to create the most job opportunities which is a great fit the Central Texas area.

Forecast for the fastest-growing occupations by percentage, 2008-2018

Occupation, May 2008

New jobs

% chg.

Median wage

Biomedical engineer

11,600

72%

$77,400

Network/data system analysts

155,800

53%

$71,100

Home health aides

460,900

50%

$20,460

Personal and home care aides

375,800

46%

$19,180

Financial examiners

11,100

41%

$70,930

Medical scientists¹

44,200

40%

$72,590

Physician assistants

29,200

39%

$81,230

Skin-care specialists

14,700

38%

$28,730

Biochemists/ biophysicists

8,700

37%

$82,840

Athletic trainers

6,000

37%

$39,640

Fastest-growing occupations for 2008-2010 period, by number of new jobs

Registered nurse

582,000

22%

$62,450

Home health aides

460,900

50%

$20,460

Customer service representatives

400,000

18%

$29,860

Food service and preparation²

394,000

15%

$16,430

Personal and home care

375,800

46%

$19,180

Retail sales

375,000

8%

$20,510

Office clerks

359,000

12%

$25,320

Accountants

279,000

22%

$59,430

Nursing aides

276,000

19%

$23,850

College teachers

257,000

15%

$58,830

Source: Bureau of Labor Statistics

Full Article: http://www.usatoday.com/money/economy/employment/2010-01-07-future-job-prospects_N.htm

A significant number of commercial mortgage loans are underwater because real estate property values have dropped significantly. Even for loans that are performing on a cash-flow basis, when they hit maturity, it is going to be difficult to refinance them without additional equity.  In today’s market that additional equity is often difficult to find and fund.

A key factor affecting the commercial real estate market will be the depth of any credit meltdown over the next 4-5 years and how quickly does a recovery take place. When you have high levels of unemployment, you're probably also going to see higher vacancy rates. This is going to put pressure on rents. 

Unlike the residential mark that is beginning to dog paddle, the commercial markets have treacherous waters ahead.

Step #1: Start with your bedding. We recommend you start with bedding, is not only because the bed is the core focus of the master retreat, but also because the bedding will set the tone, style and color palette for the rest of the space. It is much easier to design a space around focal point as you can take all of your cues right from the bedding. Attractive fabrics which make up a lovely bedding set will provide a delightful source of color inspiration.

When choosing your bedding, it's important to consider functionality and style. Make sure the weight of your blankets, comforters or duvets are suitable for your body temperature and sleeping preferences. Ease of making the bed on a daily basis is another important factor to consider. An organized and restful space is key to creating a relaxing retreat. If you're running short on time in the mornings, but still want that hotel-like feel, consider choosing bedding that is easy and simple to toss and make while on your morning run out the door.

Step # 2:  Coloring your Cocoon. Paint is the least expensive way to change the look of a room. Hues for a bedroom escape should be natural, relaxing and sophisticated. We recommend avoiding overly stimulating or saturated colors in this space, for obvious reasons. When selecting color palette, take cues from your bedding. Don't forget to have fun painting the ceiling. Since the ceiling may be the first thing you see at the beginning of the day, and the last thing you see at night, pay special attention to your ceiling color. Forget any “rules” of design you may have heard in the past – the ceiling doesn’t have to be white, or even a lighter shade of the wall color. You can use a darker shade of the wall color or even a completely different hue.

Step #3 When furnishing the master retreat, remember that you can and should create a space within a space.  A bedroom doesn’t only have to be for sleep – which is why it’s called a master retreat. For example, do you need a writing desk?  A dressing table? A comfy reading nook?  A place to sit and enjoy your coffee and newspaper in the morning?  Examine - What’s YOUR form of escape?

Step #4  Lighting is an important feature in any room,  especially the bedroom, where the mood can so easily be set with proper illumination.  Wall lamps or nightstand lamps on each side of the bed are a must for bedtime reading. Creating a “lighting triangle” by adding a 3^rd lamp on a side table, dresser or desk in another area of the room and add dimmer switches for ambience and functional purposes.

Step #5 Window Treatments should complement the overall design of the room.  Think of your window treatments as the belt or earrings which pull together a fabulous clothing ensemble.  To create that sophisticated hotel suite look, avoid bold patterns and overly ornate and “fussy” designs.  Simple custom drapery panels, lined with a room darkening fabric over a layer of sheers will be sure to create the hotel-suite look . If you’d like more light control, try layering decorative panels over a hard window treatment (such as blinds, woven woods or shutters).

Step # 6  Flooring: If you’re the type who likes the feel of soft flooring  underfoot, think plush, soft and inviting. Use accent rugs over hard surfaces (and yes, you can even add rugs over carpet if you desire.) If allergies, ease of cleaning & pets are a factor, wood is a wonderful choice for a hard surface – it is warm in appearance and much warmer in temperature than tile. In this year's flooring trends we are seeing lots of texture - sculpted carpets in contemporary patterns and shaggy shags with multi color threads.

Step #7  When accessorizing a master retreat, keep it simple and not too cluttered.  Art and accessories in your bedroom escape should inspire you, instill feelings of relaxation and serenity, or serve as reminders of moments you don’t want to forget.  Keep in mind that less is more, and that clutter is far from restful!

Money Saving Nugget: If you don’t have money in the budget for a new bed frame or headboard, place a rug, upholstered boards or large pieces of art at the head of the bed. For more ideas on how to create your own headboards, visit HGTV.com.

On the one hand, HUD relaxed its previously controversial requirement that at least fifty percent of the units in a project be sold before FHA could insure loans for new buyers on individual units.

Under the amended rule, FHA financing will be available in projects where at least 30 percent of the existing units have been sold. This change is important to developers and investors because many newly-constructed projects have had trouble pre-selling units in the current tough real estate market.

A large number of new developments and conversion projects would have been knocked out of eligibility for FHA financing on their remaining units under the 50 percent presale rule.

HUD also relaxed its controversial policy that no more than 30 percent of the units in a condo project could be financed with FHA-insured mortgages. The new standard maximum will be 50 percent. Under certain circumstances, however, HUD said it would be willing to consider situations where the percentage of FHA financing on individual units is even higher, provided the project has been completed for at least a year, and the condo association's operating budget provides significant reserves for capital improvements and deferred maintenance.

In its revised regulations, HUD stuck with a number of previously announced requirements that have drawn criticism from investors and developers, including that fifty percent of the units be owner-occupied. However, HUD says it will not count vacant or tenant-occupied bank-owned REO as non-owner occupied units in the computation.

HUD will continue to require that no more than ten percent of the total units in a condo project be owned by a single investor - and that the 10 percent limit will include unsold units that developers are renting out.

That policy has sparked renewed controversy within the building and investment communities. Including unsold units rented out by developers or project investors will threaten the viability of many condo communities. Developers routinely rent unsold inventory to generate cash flow so they can keep paying their construction loans.

If HUD prevents them from selling units to buyers using FHA financing, builders may simply "hand the keys back to banks and walk away".

One footnote to all this: HUD labeled its latest condominium changes "temporary." They take effect December 7 and can only be counted on by investors and developers through December of 2010.

We have been using the "Click-N-Ship" service for about 5 years now and love the easy access and the gas saved by not hitting the road to the Post Office.

Mail Deadlines - If you want your letters and packages to arrive on time, be sure to check out the United States Postal Service's mailing deadlines as well as their special Holiday Mailing Center webpage.  If you want to avoid post office lines all together, read about their Click-N-Ship postage and Free package pick-up.

Merry Christmas!

That's right....Merry CHRISTMAS.  We said it and we mean it. :)

Here is a rough timeline to consider:

Eight weeks: Choose the type of move. Decide whether to hire professional movers to pack and transport your belongings, do a combination where you pack yourself and hire a service to move things, or do it all yourself.

Calculate all the different costs. Professional movers might charge more if you live on an upper floor of a walk-up building. An interstate do-it-yourself move likely requires paying for gas, hotel stays and food.

If you go the professional route, get at least three in-home estimates. The moving industry while mostly professional does have it share of fraud.  Getting an in-home inventory quote is a key component rather than simply getting a phone quote. If you give your inventory over the phone, and then on moving day and the moves say this is different than what you said over the phone you can be charged more and at that point there isn't much you can do about it.

Make sure your moving company is licensed and insured, and that the estimate you receive is binding, or "not-to-exceed." Also, watch out for companies that charge by the cubic foot because they could pack the truck loosely to take up more space. For interstate moves, you should be billed by the weight of your items; local moves should be billed by the hour and number of movers.

The Federal Motor Carrier Safety Administration, www.protectyourmove.gov , offers tips on protecting yourself from moving fraud.

Five to six weeks: Inventory belongings and change address. You should start deciding which belongings you want to move, give away and throw out. Also, start notifying others about your change of address, including banks, credit-card companies and insurers.

The U.S. Postal Service allows you to set up a forwarding service online at www.usps.com . www.Moving.com also offers a free change-of-address service under its Tools & Services section.

Three to four weeks: Start packing. You can buy boxes at local storage facilities, home-improvement stores and even online. www.Usedcardboardboxes.com resells used boxes at a discount and ships them to you free. But be sure to inspect all boxes carefully. Even if you save a few bucks on boxes, if they fall apart you lose more than any savings.

One to two weeks: Make final calls. Everything but a few daily necessities should be packed and you should be living out of a suitcase.

Make calls to your landlord to reconfirm your move-in date and to utilities to confirm that you'll have electricity and water when you move in. You then have that last week to handle anything unexpected.

We have a wealth of relocation information and advice. Please feel free to contact us anytime.

                                                               Hmmm……..Which one are you?

1. The great make a mistake and say, "I'm sorry, I made a mistake," Then they fix it. The good make a mistake and say, "It wasn't my fault" then proceed to make the same mistake again.

1. The great say, "We can do this better" while the good often say, "This is the way it's always been done."

1. The great tell us what they are going to and get to work to get it done. The good spend the first half of their life telling us what they are going to do and the second half explaining why they didn't do it.

1. The great say, "I'm doing okay but I can do better." The good say, "I'm doing better than many others."

1. The great respect, admire and want to learn from those who are doing better. The good are jealous of those who are doing better leaving no space for learning and growth.

1. The great would rather be respected and admired than liked, although they would like to have both. The good would rather be liked than respected and admired.

1. The great, when faced with adversity, always get better. The good, when faced with adversity, usually get bitter and ask, why me?

1. The great are focused on solutions. The good are focused on the problems.

1. The great are striving to get the most from their day when the good are just trying to get through the day.

1. The great are always trying to get on with it while the good are always trying to get away with it.

Closing take-away nuggets:
 
Our personal philosophy is based on the way we think.

Sow a thought, reap an action
Sow an action, reap a habit
Sow a habit, reap a character
Sow a character, reap a destiny

                            - Samuel Smiles

All significant breakthroughs were breaks with the old ways of thinking."
                                                      - Thomas Kuhn

• Internet: 84%
• Real estate agent: 89%
• Yard sign: 62%
• Open house: 48%
• Newspaper ad: 47%
• Home book or magazine: 30%

Source: 2008 National Association of REALTORS® Profile of Home Buyers and Sellers

The extension is part of a $24 billion economic stimulus bill that will extend the $8,000 tax credit for homebuyers who are purchasing their first home from the current November 30 deadline and expands the program to offer a credit of $6,500 to homeowners who have lived in their current home for at least five years and are seeking to relocate.

The following details apply to the homebuyer tax credit expansion:

Who is Eligible
First-time homebuyers, who are defined by the law as buyers who have not owned a principal residence during the three-year period prior to the purchase, may be eligible for up to an $8,000 tax credit.

Existing homeowners who have been residing in their principal residence for five consecutive years out of the last eight and are purchasing a home to be their principal residence (“repeat buyer”), may be eligible for up to a $6,500 tax credit.

All U.S. citizens who file taxes are eligible to participate in the program.

Income Limits

• Homebuyers who file as single or head-of-household taxpayers can claim the full credit ($8,000 for first-time buyers and $6,500 for repeat buyers) if their modified adjusted gross income (MAGI) is less than $125,000.
• For married couples filing a joint return, the combined income limit is $225,000.
  Single or head-of-household taxpayers who earn between $125,000 and $145,000, and married couples who earn between $225,000 and $245,000 are eligible to receive a partial credit.
• The credit is not available for single taxpayers whose MAGI is greater than $145,000 and married couples with a MAGI that exceeds $245,000.

Effective Dates
The eligibility period for the tax credit is for homes purchased after Nov. 6, 2009, and before May 1, 2010. However, home purchases subject to a binding sales contract signed by April 30, 2010, will qualify for the tax credit provided closing occurs prior to July 1, 2010.

Types of Homes that Qualify
All homes with a purchase price of less than $800,000 qualify, including newly-constructed or resale, and single-family detached, townhomes or condominiums, provided that the home will be used as their principal residence. Vacation home and rental property purchases do NOT qualify.

Tax Credit is Refundable
A refundable credit means that if the amount of income taxes you owe is less than the credit amount you qualify for, the government will send you a check for the difference.

For example:

• A first-time buyer who qualifies for the full $8,000 credit who owes $5,000 in federal income taxes would pay nothing to the IRS and receive a $3,000 payment from the government. If you are due to receive a $1,000 refund, you would receive $9,000 ($1,000 plus the $8,000 first-time homebuyer tax credit).
• A repeat buyer who owes $5,000 would pay nothing to the IRS and receive $1,500 back from the government. If you are due to get a $1,000 refund, you would get $7,500 ($1,000 plus the $6,500 repeat buyer tax credit).
• All qualified homebuyers can take the tax credit on their 2009 or 2010 income tax return.

Payback Provisions
The tax credit is a true credit. It does not have to be repaid unless the home owner sells or stops using the home as their principal residence within three years after the purchase.

1. Increase the length of your credit history. It accounts for 15% of your score.  Canceling an old card or getting a lot of new credit within a short time span can hurt your score because it lowers the average age of your accounts.

1. Keep credit card balances low.  Credit utilization makes up 30% of your credit score. Try t keep the amount you borrow below 25% of your available credit.  Even if you pay off your credit cards every month, the average balance will still impact your score.

1. Minimize new credit requests.  They account for 10% of your credit score. Every time a potential lender asks for a copy of your credit report, an inquiry is recorded.  If you are applying for a mortgage loan in the near future, don’t apply for any new credit cards beforehand.

1. Maintain different types of installment and revolving debt. About 10% of your score depends on the type of credit used. How you handle the revolving credit (like credit cards) carries more weight than how you deal with installment debt (such as car loans)

Summer Vacation is over, Fall is here and now it's time to tend to the tasks that prepare us for the fall. Here are 5 tips to get you started

Be sure to replace your furnace and fridge filters.
For heating and cooling systems to operate properly the filters need to be changed frequently. If you have an automatic ice maker and cold-water dispenser, now is the time to replace the filter in your refrigerator to ensure fresh tasting ice and water.

Keep your washer working at it's best and smelling fresh.
Odor-causing residues and mould and mildew stains have the potential to accumulate anywhere moisture is present - including your washing machine. To reduce this build up use a washer cleaning kit every time the seasons change.

Run all gas-powered lawn equipment outside until the fuel tank is empty.
This will ensure that your lawn mower is not a fire hazard if you store it in the garage over the winter.

Change batteries in fire detectors and review your fire escape plan.
Batteries weaken with age and must be checked regularly, while smoke alarms become less sensitive over time and should be changed every ten years.

Have a certified chimney sweep inspect and clean the flues and check your fireplace damper.
Also remember to remove bird nests from chimney flues and outdoor electrical fixtures. A chimney with soot and creosol build-up or birds' nests can be a fire hazard

1. Lower the thermostat.
Turning it down by a degree or two can reduce heating bills by 4 percent or more.

2. Use ceiling fans in winter.
Changing the direction of the blade to counterclockwise pushes hot air down and helps keep rooms warm.

3. Look for appliances with Energy Star ratings.
Compared to a refrigerator built in 1990, a new Energy Star model saves enough electricity to light an average home for more than 4 1/2 months.

4. Fix drips.
One drop per second from a leaky faucet can waste as much as 10 gallons of water each week.

5. Install low-flow shower heads, faucets and toilets.
Low-flow faucets reduce water consumption and heating by as much as 50 percent. Low-flow toilets could save Americans 2.1 trillion gallons of water and $11.3 million daily.

6. Choose green flooring
made from renewable resources like bamboo.

7. Look for furnishings
that are made from biodegradable or recyclable materials, so when they wear out, they don't create waste.

8. Check local guidelines for disposing of paint cans
and other toxic and hazardous materials. Recycle packing and shipping materials.

As part of the disclosure process and once you have an accepted offer you should have the opportunity to review the HOA restrictions, covenants and conditions. These sound complicated, but they generally are not…although they can be lengthy with lots of legalese. You will find them most commonly in subdivisions and condo complexes. They are generally recorded documents.

Simply put, the restrictions and covenants are a description of the things you can and cannot do with your property or the area in which the property resides. For example you might not be able tot turn your property into a farm to assure that the property use is consistent with land use in the general area.  You might be prohibited from parking your RV on the street or in the driveway.

Some associations have very simple rules such as no abandoned, non-working motor vehicles and no grass above ten inches tall are allowed. Others have architectural review boards that must approve your paint scheme before you can repaint your house.

The Home Owner’s Association (HOA) usually have the authority to enforce these rules and penalties are usually monetary damages or an injunction (a court order to stop what you are doing). Rarely do issues go to this level and most conflicts can be mediated to a satisfactory solution for all parties.

The HOA rules, guidelines, restrictions and covenants are generally not negotiable, and you will be expected to review and approve these as part of the contractual process. You, of course, will have a copy for your files. If you should decide you cannot abide by the rules, then your best course of action often is to withdraw your offer before the end of the contingency period (see your contract and consult agent representative).

Through July 2009 according to data compiled by the Austin Chamber of Commerce and Beverly Kerr, Chamber Vice President of Research Austin continues to maintain a  "best performing" position in major metros ranking based on percent change in nonfarm payroll jobs.

Houston's 3.1% job loss rate has put it at 18th in this ranking for July, but Dallas, Fort Worth, and San Antonio continue to place in the top 10.

If this ranking was expanded to the 100 largest metros, instead of the 50 largest, there would only be three metros outperforming Austin. Two of those metros added jobs over the last 12 months: El Paso (0.9%) and Baton Rouge (0.2%).

The median rate of loss among the 50 largest metros is -4.1%. Nationally, the difference between July 2008 and July 2009 is -4.2%, and for Texas it is -2.1%. Eleven states outperform Texas on job growth.

New York is the best performing large state with job losses amounting to only -1.9% and three divisions of the New York MSA also make the best performing metros top 10 list. California's losses (-5.0%) put it at 43rd and the state's large metros have seen losses ranging from -4.2% to -6.0%. Two of California's metros, Sacramento and Riverside, fall into the bottom quintile of the 50 largest metros. The very bottom of the ranking includes Detroit and Warren, with well known job market issues, but also Phoenix and Las Vegas, metros that, previous to this recession, had been among the fastest growing.

In recent data released by the Texas Workforce Commission for Austin and other Texas metros, two sectors set Austin apart. Austin saw growth in private service providing jobs (3,200 jobs or 0.6%), where the other large Texas metros saw losses; and in goods producing industries, Austin's losses (10,000 jobs or 9.4%) were more dramatic than those seen elsewhere.

Breaking out private service providing employment for the nation's top 50 metros also shows Austin to be the only metro with positive job growth.

The dominant sector buoying Austin's performance is continued growth in government jobs (5,400 or 3.5%). Other Texas metros and the nation generally are seeing those jobs grow, however Austin benefits from the relative share that the sector represents here. Among the top 10 performing metros, only Washington and Virginia Beach also have a government sector accounting for more than 20% of total employment. The average government share in the other top performing metros is about 15%.

Being on the front line, I've heard plenty and seen many positive signs. Here is a selection of recent facts, quotes and insights from respected sources that reflect optimism and hope backed by facts.

• First-time home buyers who qualify for the $8,000 tax credit, but don't have the money for a down payment or closing fees, may now be able to get a loan to help cover those upfront costs / Source: federalhousingtaxcredit.com

• The National Association of Home Builders housing market index rose two points to 16 - its highest reading since September. "The report reflects a survey of 733 residential developers nationwide, tracking builders' perceptions of market conditions. And the index readings for current sales conditions and expectations for sales over the next six months each increased in May" / Source: cnbc.com, July 2009

• Very attractive housing affordability factors - particularly the tax credits being offered by states for purchases of newly constructed homes - are helping drive potential buyers back into the market / Source: National Assoc. of Home Builders (NAHB) chief economist David Crowe

• Builders are responding to what they perceive to be some of the best home buying conditions of a lifetime. You're not likely to get a better deal in terms of mortgage rates than what's available right now. / Source: NAHB chairman Joe Robson, homebuilder from Tulsa, Okla.

• "The fact that the July housing market index continued to tick up from June's five-point increase provides confirming evidence that the improved confidence level was no fluke. This continued increase indicates that home builders feel we're at or near the bottom of the market and that positive signs lie ahead for builders and potential home buyers, provided that builder access to production credit significantly improves." / Source: NAHB chief economist David Crowe

• The Federal Housing Administration (FHA) will allow state housing finance agencies and certain non-profits to monetize the tax credit so that borrowers can use the funds toward their down payments for the purchase of homes with FHA-insured mortgages. /  Source: U.S. Department of Housing and Urban Development, July 11, 2009

• Other housing indicators have recently shown a sharp reduction in the pace of the market's decline, raising optimism that a bottom is not too far away. "The good news is that we likely have the worst of the housing crisis behind us." /  Source: Deutsche Bank in New York's Torsten Slok, senior economist,  news.moneycentral.msn.com

• "The median sales price in July was $175,200, a plunge of 12.4 percent from a year ago, but higher than February's median price of $168,200. While median sales prices typically rise slightly in early spring, the 4 percent monthly increase was larger than expected." / Source: cnsnews.com

• "Sales, while plummeting compared with last year in most of the country, were up by 23 percent in the West from a year ago, without adjusting for seasonal factors. 'For distressed Western cities, this a sharp recovery.'" / Source: National Association of Realtors' (NAR's) Lawrence Yun, chief economist; CBS/Associated Press

• The number of unsold homes on the market at the end of March fell 1.6 percent from a month earlier to 3.7 million. /  Source: NAR. coldwellbanker.com

What can you do to simplify your life, gain some control, lessen the chaos and create organization peace? 

• Make a list of your "complications" - bills, projects, toxic people, activities -  and decide on at l east one you're going to remove from your life or at least approach in a more efficient manner

•  Excuse yourself from a commitment that takes up a lot of time. 

• Schedule less. I know, easier said than done. But when I personally look at my monthly calendar and see myself saying yes to too many things or too many plans. Sometime you just have to say STOP

• Spend time with loves ones. Spending time isn't just sitting in front of the TV. If you have smaller children, listen to their noises or what's being said when they play with others. Watch their facial expressions. If you have teens, plays games, cards or dominos.  Sure it is foreign to them at first, but you will be surprised at their desire to just hang with you. 

• Organize a carpool so that you don't have to spend so much time in your car. 

• Sit still. It sounds odd, of course, because we don’t do it. Everyone needs personal time and inner quiet. Try journal writing, mediation or maybe yoga. Whatever works for you to be quiet, still and achieve more focused intention.

Organizational peace is a skill that can be learned. The most difficult part is breaking your lifelong bad habits (like letting your paperwork pile up). The key to getting better organized is to start with one small step and then take others one at a time. You may find that what you've put off for years takes only an hour to do. And once you see the benefits in one part of your life, you'll be motivated to go on.