As brokers we are encouraged to see last years sales momentum continue into 2012, but how does low home inventory, low home prices and shorter days on the market affect you? What does this mean if you are considering buying or selling in 2012?  How will this data affect you decisions making process?

• January 2012 Statistics

   

  • 1,051 – Single-family homes sold, 10 % more than January 2011.

   

  • $176,550 – Median price for single-family homes, 7% less than January 2011

   

  • 85 – Average number of days that single-family homes spent on the market, 8 days less than January 2011.

   

  • 2,266 – New single-family home listings on the market, 6% less than January 2011.

   

  • 6,557 – Active single-family home listings on the market, 19 % less than January 2011.

   

  • 1,638 – Pending sales for single-family homes, 16 % more than January 2011.

   

  • 4.1 – Months of inventory of single-family homes, 1.4 months less than January 2011.

   

  • $236,043,039 – Total dollar volume of single-family properties sold, 1% less than January 2011

  Call us!  We are always thrilled to chat real estate and happy to discuss the market data impact on your real estate planning.

However condo purchasing is can be tricky. Below are some of the areas you should be educated on as a condo buyer.

HOA Dues

Most condo developments operate with a Homeowners Association (HOA), a group of residents who enforce community rules and collect monthly or annual dues. We advise our buyers to always find out how much the dues are and what they cover.  In addition it is smart for buyers to research the HOA to see if there are any pending legal issues or current disputes.

Association fees usually cover insurance on the exterior of the building, but coverage can differ from complex to complex. Sometimes some utilities are covered in HOA dues, but there is no stead fast rule on utilities so buyers should ask their agent to dig deep.

Find out if there are any pending assessments and the last time the HOA dues were raised. If it has been awhile you might budget for future increases.

FHA Approval

Even if you're paying all cash or getting a conventional mortgage to buy your condo, you'll want to buy in a development that's approved by the Federal Housing Administration (FHA) for FHA financing.

An FHA-approved condo will have a stable community and HOA that operates on a budget with healthy cash reserves. FHA-approved condos generally have a lower “rental-to-occupant” ratio and less dues delinquencies.  FHA-approved condos are usually easier to resell as your buyer market is broader.

You or your agent can research these issues. If an HOA is not forthcoming with answers, you might seriously consider this is not the purchase for you.

Assessments

Condo residents are required periodically to share the costs for assessments—development-wide improvements like new roofing, new gates or generally complex maintenance

We strive to make sure all our condo buyers are heavily educated and over informed in all facets of their condo purchase.  

More than 16,500 homes were sold, data showed. The median home price was $150,700, about the same as a year ago, and the state's overall inventory was at six months.

Below is December 2011 MLS data as of January 30, 2012. Six months inventory is considered by most industry standards to be a balance market.

1. LPG tanks should be far enough away from buildings for valves to be shut off in case of fire. Keep area around the tank clear of flammable vegetation.

2. Store gasoline in an approved safety can away from occupied buildings.

3. All combustibles such as firewood, wooden picnic tables, boats, stacked lumber, etc. should be kept away from structures.

4. Clear roof surfaces and gutters regularly to avoid build-up of flammable materials such as leaves and other debris.

5. Remove branches from trees to a height of 15 feet or more.

6. In rural areas, clear a fuel break of at least 3 times the fuel length around all structures.

7. Have fire tools handy such as: ladder long enough to reach your roof, shovel, rake, and a bucket or two for water.

8. Place connected garden hoses at all sides of your home for emergency use.

9. Assure that you and your family know all emergency exits from your home.

10. Assure that you and your family know all emergency exits from your neighborhood.

Be safe and cautious as we protect our homes and the Texas we all love.

According to Ted Jones, Chief Economist for Stewart Title, in his recent 2012 economic forecast presentations one of the mega themes is that people that graduated from a technical school, college or university in the past three years or the coming three years have indicated they will be more pre-disposed to be renters than home owners.  So as congress continues to disincentive homeownership it is possible we are literally creating a generation of renters. 

However a recent January 5, 2012 survey by the National Association of Homebuilders of 1,500 voters (including renters and owners) three out of every four likely voters find it appropriate to keep tax incentives for fostering home ownership. You can review the survey at this link- http://www.nahb.org/fileUpload_details.aspx?ContentID=173605.  Agreeing with the concept that tax incentives for homeownership is positive and appropriate in the survey were 84 percent of Democrats and 71 percent of Independents and Republicans. 

Survey Highlights:

• 72 percent believe it is a good time to buy a home (while only 46 percent agree it is a good time to buy a new car)
• While 37 percent believe that an IRA or 401K is their best investment, 33 percent believe their home is the best (contrasted to 9 percent on savings accounts and 7 percent on stock market investments)
• 74 percent Agee or Strongly Agree that owing a home is worth the ups and downs of the housing market
• 96 percent of homeowners are either Happy or Very Happy with their decision to own a home (85 percent being Very Happy) while just 3 percent are Unhappy (and recall that 23 percent of current homeowners are underwater—so that is a very powerful statistics)
• 79 percent (8 out of 10) homeowners would advise a close friend or family member just starting out to buy a home.
• Only 27 percent of renters rent as a matter of choice yet 68 percent of renters say it is a goal to own a home
• 60 percent either Agree or Strongly Agree that dealing with the mortgage and foreclosure crisis is the key to stabilizing the economy (once again confirming that housing typically brings the economy out of a recession)
• The dissatisfaction of politicians is seen in the findings that 58 percent believe that neither Democrats or Republicans are doing a good job of stabilizing and restoring the housing market
• 75 percent agree that the mortgage interest deduction is appropriate and reasonable (while just 20 percent deem it Not a Good Idea)
• 73 percent oppose eliminating the mortgage interest deduction
• 68 percent of the respondents indicated they would be less likely to vote for a Congressional candidate that proposed eliminating the mortgage interest deduction
• 66 percent favor lowering Federal income tax rates for individuals

We feel strongly that congress should keep tax incentives for homeownership.

Stay active. Stay involved.

Exterior Home Preparation Tips

Outdoor preparations should include a walk around your property with an eye for cracks in foundations, the mortar in brick structures, and caulking or weather stripping that has failed. Other things to look for include: evidence of uninvited guests in the form of rodents or birds living or nesting in unsafe or unwanted locations, exposed wood that may need some type of protective treatment applied, and items that are too close to heat sources that could become fire hazards. In addition to this general evaluation, here is a list of specific items to consider:

• Hoses/hose bibs - in regions where temperatures drop below freezing, it is important to disconnect and drain your garden hoses, and either wrap hose bibs or cover them with insulating covers to prevent freezing pipes. A quick inspection for other exposed pipes that may need insulating will prevent the headache of dealing with broken pipes later.
• Sprinkler systems - in colder climates, sprinkler systems will need to be drained to prevent water from freezing and causing cracked or broken pipes. You may be able to drain the water yourself, or you may hire a professional to winterize it by blowing the water out of your system with an air compressor.
• Roof - inspect your roof for any loose, missing, worn or damaged shingles, tiles or other roofing material and have any needed repairs made to prevent unwanted water damage.
• Clean your gutters and downspouts - after leaves and other tree debris has fallen and collected in your gutters, it will be important to clean the gutters and downspouts to prevent water from backing up and causing water damage or overflowing during winter storms.
• Clean landscaping tools - when storing your landscaping tools for winter, take the opportunity to clean them well, apply a light coat of lubricant on tools such as pruning shears to keep them operational and to extend their lifespan, and replace tools that are in poor condition so you'll be prepared next spring when your landscaping begins to come to life once again.
• Prepare winter equipment - now is the time to test winter equipment that you may need in the coming months and make any necessary repairs ahead of time. Knowing that the snow blower or back-up generator will work and are in good repair and that you are prepared for inclement weather will provide peace of mind. It is also a good time to place this equipment along with shovels and salt in an accessible location so it is readily available when it is needed.
• Winter fertilizer - an application of winter fertilizer to lawns will promote stronger roots and help produce a healthier lawn in the spring.
• Plants - take a look at your landscaping and determine if there are plants that may be sensitive to cooler weather and require special preparation. While some plants may need to be trimmed, others may require additional composting materials around their roots to protect them during freezing temperatures, and others will need to be moved to a sheltered area or indoors. This is also a good time to lift bulbs that won't survive the colder temperatures such as dahlias and to consider planting spring bulbs like tulips and daffodils

Interior Home Preparation Tips

The most obvious items to address as the winter months approach center largely around ensuring that your home remains warm. Regardless of your heat source there are preventative measures that should be taken to ensure that you remain warm and safe inside your home. Some of the most important areas to assess include:

• Furnaces - regular annual furnace inspections will help keep your furnace in good repair. Cleaning or replacing furnace filters monthly during the operating months will also keep your furnace operating efficiently.
• Oil Heaters - like furnaces, oil heaters require annual inspections and maintenance. Annual inspections should include: inspecting the chimney, cleaning the pipes to remove soot build up, replacing the air filter, checking oil pressure and cleaning the oil filter bowl. Oil supplies will need to be replenished.
• Fireplaces - periodic cleanings should be performed by a chimney sweep to remove soot and creosote buildup to prevent chimney fires. It is also a good time to ensure that woodpiles are sufficiently stocked for the winter months with well-seasoned wood. Woodpiles should be located in a dry location and in an area away from structures to prevent granting wood-eating insects, such as termites, easy access to your home.
• Inspect windows and door for leaks - replacing cracked windows, or sealing air leaks around doors and windows will not only make the winter months more comfortable, but will also lower the costs of heating your home. One method of sealing leaks around windows is by using a removable caulking product which allows for easy removal and restoration of functionality for windows with the return of warmer weather in the spring.
• Evaluate smoke detectors and related safety equipment - the ending of daylight savings time is an ideal time to replace batteries in smoke detectors and any other battery-powered safety or emergency equipment. It is also a good time to evaluate existing smoke detectors, carbon monoxide detectors and fire extinguishers in terms of lifespan and whether they provide an adequate level of coverage. Smoke detectors and fire extinguishers are generally considered to have a lifespan of 10 years, whereas carbon monoxide detectors have a lifespan generally ranging from 2 to 5 years. Beware that batteries in the carbon monoxide detectors may still function after the actual carbon monoxide sensor has ceased being operational. For more information in regards to carbon monoxide you can visit http://www.epa.gov/iaq/co.html 

I strongly believe that one becomes successful by taking consistent action to move toward a goal; even on the days when it is not fun or glamorous or you simply don’t feel like it. It is easy to give 100% when you’re on top of the world; the challenge for most of us is giving 100% on day 11 or when you simply don’t feel like it.

Persistence & consistency wins the race every time.

Most everyone is familiar with Aesop’s Fable of “The Hare and the Tortoise”. It’s an age old lesson read a multitude of times by parents and teachers alike to children who at the time were really too young to embrace the life lessons throughout the story. The story goes something like this…

There once was a speedy hare who bragged about how fast he could run. Tired of hearing him boast, Slow and Steady, the tortoise, challenged him to a race. All the animals in the forest gathered to watch. Hare ran down the road for a while and then and paused to rest. He looked back at Slow and Steady and cried out, “How do you expect to win this race when you are walking along at your slow, slow pace?” Hare stretched himself out alongside the road and fell asleep, thinking, “There is plenty of time to relax.” Slow and Steady walked and walked. He never, ever stopped until he came to the finish line. The animals who were watching cheered so loudly for Tortoise, they woke up Hare. Hare stretched and yawned and began to run again, but it was too late. Tortoise was over the line. After that, Hare always reminded himself, “Don’t brag about your lightning pace, for Slow and Steady won the race!”

The same lessons shown here are present in our every day lives. Think about it… have you ever taken off quickly in hopes of reaching your goal, only to become distracted or knocked off course prior to reaching your goal? Or come back from a motivation event, only to fizzle after a weeks or days. Or started a diet or athletic training only to lose your interest because your results were slow in materializing. Of course you have… ALL of us have.

Most of us don’t take the path of the tortoise because it’s a slower path that may not be as exciting or adventurous. It’s much sexier to be the hare that is faster, sleeker, and more gregarious.  I challenge you to slow down, be the tortoise and win your race.

Tortoise Tips

• Write your goals down. 
• On paper.
• On purpose. 
• Review them daily.
• Measure them weekly.
• Get an accountability partner. 
• Be flexible.

No matter how many times I have read Aesop’s Fable over the years….the Tortoise ALWAYS wins.

Recently I was surprised to read an article in Newsweek that child identity theft is now one of the fastest-growing segments of ID theft! Children are born without a credit report, so if a child has personally received any of the following then there's a very good chance their ID could easily already have been compromised:

• Credit card offers
• Debt repayment notices
• Letters from the IRS that the Social Security number is a duplicate
• Notification from your health insurer that your child was declined coverage of a procedure because it's already been covered

So how can we protect them?

• Don't give out their birth certificate - even if one is requested by coaches or teachers, make a copy, show it to them, and then put that copy into a sealed envelope for their files.
• Don't let your child have their own Social Security card until they're old enough to understand what it means.
• Keep the amount of information you share about your kids on your social networking sites to a minimum, especially their complete DOB.
• If they have started using social networking themselves, talk to them about the dangers involved in responding to or friending people they don't know.

Every child's credit report should be checked each year when you check your own. It's free, go to www.annualcreditreport.com. In their case, you hope to find nothing!

I final walk thru prior to closing is super important to confirm the buyer truly is receiving the home in the condition agreed.  It is quite a surprise to walk in on moving day all of those things are gone. In addition, the locks on the back door are broken, there is a huge stain on the living room carpet, and the garage opener doesn’t work.

Although this may be extreme, it does happen, which is why it is important to have a final walk thru of the home you are purchasing before the closing. A pre-closing walk thru gives the buyer one last opportunity to verify that they are getting all that was promised in the sales contract. Although buyers still have legal recourse if they discover—even after closing—that the condition of the home is not as it should be, the best time to identify problems is before closing when the seller will be motivated to correct any deficiencies in order to close the transaction.

Typically, a buyer takes possession of a property one to three months after signing the sales agreement. But, a lot can happen before the actual move-in. Appliances and fixtures can break down, and walls, carpets and doors can be damaged during the seller’s move-out. Sometimes the seller will simply have forgotten that he or she has agreed to leave the refrigerator or window coverings with the house. Whatever the reason, problems identified before the closing have the best chance of being remedied.

If possible, schedule the walk thru right before the closing, such as the day before. Ask your real estate professional to attend the inspection with you. What should you be looking for? Using a copy of the sales contract as a checklist, first make sure that all items that should be in place (appliances, built-in furniture, window coverings, fixtures, etc.) are there.

Test each appliance to make sure they work properly. Bring along an electrical clock or radio to test electrical outlets if warranted. Test all electrical switches and the garage door opener, if there is one. Run the garbage disposal and turn on every water faucet, checking under the sinks for leaks. Flush the toilets. Inspect the floors, carpets, walls and doors for recent damage.

If you discover that something is damaged or missing, make a note of it and inform so you and your real estate professional can address the isseu immediately. The seller is usually able to take care of small problems quickly, either by making a needed repair or offering compensation to handle it. And, if there are major problems, the seller can even sign a statement acknowledging the deficiency and agree to correct it. Although preclosing inspections take time and may be inconvenient, they are important and well worth the buyer’s time.

Below are some tips to help you prepare for your tax protest.

Why is tax-assessed value different than market value?
The tax-assessed value is what your county believes your home or condo is worth. The county attempts to set their values at a market value. However, they do not evaluate comparables nor do they perform individual market analysis on every home. The county simply values your home according to the area, not the house. Meaning, the value may be too high or too low, depending on the size, location, amenities and condition of the specific home.

How do you determine your market value? You can: contact your Realtor who can provide you with market information, collect information from neighbors who have recently purchased their homes, or contract a company who specializes in assisting with tax assessor valuation protests.

Should you appeal your property valuation?
If the market value on your home is lower than your tax-assessed value, then you should appeal. If the market value is higher, then you should not appeal.

When should you receive your property valuation and how long do you have to appeal?
The County Appraisal Districts began mailing property valuations sometime after April 15th. Most homeowners should have received their valuation on or before May 1st. Homeowners have until May 31st, or 30 days from the date they receive their valuation (whichever is later), to appeal.

How to Appeal Your Property Taxes
If you believe your property valuation is higher than the current market value, you should appeal your taxes. When people don’t appeal, the taxing authority accepts that their value is correct which affects all homeowners in a given area. By appealing the assessed value, we all help keep our real estate taxing authority valuations in line with market value.

1. File your protest using the protest form available from the County Appraisal District. After you have filed, it can take several months for the Travis County Appraisal District to schedule your informal hearing.
2. At the hearing: The purpose of the informal hearing is for you to present your evidence and facts to support your claim that they have over-valued your Austin home or condo.

Present Your Evidence The following information can be helpful to present at the hearing:

• Comparable Market Analysis: A comparable market analysis looks at Market Value and shows recent sales for homes that are similar to yours in size, age, location and type of construction.
• Documentation Regarding Your Home’s Condition: Do you have foundation issues? Plumbing problems? Anything that would adversely affect the Market Value of your home should be documented. Take photographs and bring them with you to your hearing.
• Documentation Regarding Your Home’s Location: Once again, anything that would adversely affect the Market Value of your home is evidence that you can use in your appeal. (ie: if home backs up to a busy street - consider printing off a Google map to document your location.)
• Recently Purchased Homes: If you purchased your home in the last several months, and the purchase price was lower than your appraised value, bring a copy of your settlement statement.

Here are a couple of things to keep in mind for the day of your hearing:

1. The Appraisal District is responsible for setting the appraised value, they have nothing to do with the tax rate.
You are not going to the hearing to protest your tax rate or how much you are paying in taxes, you are only appealing the county’s assessed value of your home.
2. Be polite and courteous.
3. Bring an extra copy of your supporting documentation to leave with the county.

To find out more information about protesting your tax appraisal visit:
Hays County: www.hayscad.com • Travis County: www.traviscad.org • Williamson County: www.wcad.org

“Property Tax - Notice of Protest” Form (can be used for any Texas county)
http://www.window.state.tx.us/taxinfo/taxforms/50-132.pdf

source: Gracy Title 

According to termite inspector Gary Pruett, a swarm happens during the reproductive stage of the insect as they are bursting out of the ground to find a mate and establish a new colony.

When viewing properties as potential buyers we suggest you be aware if you see:

• Dead termites or wings around windows, doors, heating vents, or in bathtubs and sinks - these are certain signs of termite activity.
• Specks or trails of dirt on sheetrock or wall boards, typically on an outside wall, unless the termite infestation is coming from a bath-trap.
• Termite mud tubes on walls located outside or inside the structure. The tubes are either round or flat and usually measure at least 3/16" to 1/4 inch or wider. They look like their name - a tube of mud.

Below are some examples to watch for.

But are you truly ready to settle down and take on the financial responsibilities and lifestyle changes that come with homeownership? Or might you be better off renting? We are happy to spend some with you evaluating your near-term goals. Might a better job opportunity send you packing to another city or state? Is your income likely to remain the same, increase or could it decrease and jeopardize your ability to meet your monthly housing costs?

Homeownership is best viewed as a long-term commitment because selling a house can be costly and time-consuming endeavor. The serious homebuyer plans on staying in the house for at least two years – though that's a minimum and a better rule of thumb is at least five-seven years. It's simply not profitable and it could be costly to buy and then sell a home within less than two years. Even if a red-hot housing market allowed you to turn a nice profit, the proceeds could be subject to capital gains taxes.

Making the transition from renting to homeownership is both exciting and challenging. The homeowner is the landlord and that means when a repair is in order, it’s up to you, the homeowner, to either personally fix the problem or hire and oversee a contractor who will remedy the situation. The same goes for maintenance and overall property upkeep.

But for those who’re willing to take on the challenge, the benefits are many. Homeownership is a form of forced savings; mortgage interest and property taxes can be deducted from income taxes. Homeowners can rest easy knowing their housing costs will remain relatively stable (depending on the type of mortgage loan), and long-term owners build valuable equity.

Real estate, even through the market downturn, has long been considered a conservative, long-term strategy to growing wealth. In fact, this very downturn has created a historic buying opportunity for potential homebuyers and investors alike. The combination of lower home prices across American and historically low mortgage rates, two essential factors that usually don't trend in the same direction, have triggered a buyer's market in Austin and many other areas of the country.

For real estate investors who want to rent their properties, this can make the difference in achieving positive cash flow sooner or right off the bat. While some seasoned real estate investors make it look easy, to be successful, we suggest beginners should follow some basic principles.

Learn all you can. Before committing your cash, you should have a fundamental understanding of real estate. For example, be aware that, in general, investment properties are not liquid investments. Barring exceptional circumstances, real estate does not sell at a moment's notice. It could take days or months to sell a property, depending on the strength of the market in a particular region. We are happy to share our market information and analysis to get and keep you informed.

Consider cash flow. You'll need to have enough capital on hand to cover any short-term losses due to vacancies between tenants.  Investment real estate is not an emotional purchase.  It is a spread sheet purchase. In addition budget and be ready to make fixes quickly and respond to the renter's needs. If you’re not prepared to be a hands-on landlord, consider hiring a property management firm.

Start small. Look into buying a condominium, single-family home or a duplex. Leave large apartment buildings and commercial properties to the pros.

Inquire at the Austin (or your local) Chamber of Commerce about companies relocating into or out of the area. Company movement is one indicator of demand for rental and/or office space. Read and follow local news online.

Find a property that will be in demand. Look for a moderately priced home with three or four bedrooms, two bathrooms, and a garage that sits on a quiet street. Look closely at schools and easy access to major transportation.

Research the property. The most common way first-time investors lose is by failing to investigate a property thoroughly. Look beyond the front door. Investigate the reputation of the school district, the crime rate, and plans for expanding a nearby highway or developing vacant land. Ask us about the area, its history, and how fast (or slow) properties are moving.

Inspect the home you're considering for signs of water damage, such as stains on the ceiling and crinkling or gathering wallpaper; open and close every door and window; and check all electrical sockets by plugging in an appliance. Get an independent home inspection, roof inspection and termite inspection. Unexpected repair costs can eat away your cash flow. Because even the best inspection can't always predict problems, try to set aside some of the rental income reserves for unexpected repairs.

Spend time driving the streets of the neighborhood noting the condition of other properties. Are lawns maintained? Are roofs in good shape? Are homes kept up? Walk the neighborhood at different times of the day and on the weekend.  Chat with neighbors.

See your tax advisor for related planning and laws that can affect your investment decisions. Remember, investing in a property is much different than living in one, and while emotion and attachment can be prime motivators when it comes to homes, it is return on investment that counts when investing in real estate.

Call us.  We are happy to share our views and advance in regards to Real Estate Investing. There is never an obligation.  It is our privilege to serve. 

The article below notes that:

• Household Income: $57,109 for Austin vs. $48,199 for Texas and $51,425 for the US.  24% of Austin area residents earn above $100,000 a year.
• Education: 39% of Austin residents hold a Bachelor’s degree or higher, compared to 25% in Texas and 28% nationally
• In-migration of Educated Workers: High income and education levels in the Austin region and attracting new businesses have been drive by the influx of educated workers from across the state, nation, and world
• Mobility Patterns: Mobility patterns show that only an estimated 77% of residents lived in the same house one year previously, with 13% moving locally within their county, 6% moving from within Texas, 3% coming from out of state, and 1% coming from abroad
• Housing Vacancy: The residential real estate market had only an estimated 8% housing vacancy rate over the 5-year period
• Median Home Value: Heat maps are provided showing the median home value and change in median home value since 2000
• Median Rents: Heat maps are also provided showing the same information for Rents

 Link to article: http://austinchamber.com/LiveWork/Economic/report.html

• Austin, the 42^nd largest job market, consistently outperforms all other metros.

• Based on state and national numbers, Austin grew 2.3% year-over-year by creating 17,300 jobs in the last 12 months (or 5% of all jobs created in the U.S.)

• For the fifth month in a row, Austin takes first place in a ranking of the 50 largest metros based on the percent increase in payroll jobs over the preceding 12 months.

• Total Austin non-farm jobs peaked in November 2008 with 783,400.  September 2010 total jobs of 771,200 are only 12,200 off of our peak. 

• At our current trend rate, Austin could be back to its peak employment by May 2011

• 22 of the 50 largest Metros are now experiencing positive job growth

• Austin’s 2.3% growth rate compares to 1.0% for Dallas, 0.9% for Fort Worth, 0.7%  for San Antonio and 0.1% for Houston

• Texas jobs have grown 4 months in a row. The state added 166,600 jobs or 1.6% increase. 

• On a seasonally adjusted basis, Austin’s September unemployment rate is also 6.8%, down from 7.0% in August.  Texas’ other major metros seasonally adjusted rates are also each down by two to three points from August. The state’s rate is 8.1%, down from August’s 8.3%.

• Nationally, 321,000 jobs (0.2%) have been added over the last 12 months.  This is the third month of year-over-year growth, following 26 straight months of negative growth.

Sources: Texas Workforce Commission / U.S. Bureau of Labor Statistics

1. Check your heating system including filters, pilot lights and burners. Have the system serviced by a qualified professional. Cleaning and servicing now can save you money later. Learn steps to boost your furnace's efficiency and how to replace your furnace filter.

2. Clean and vacuum dust from vents, baseboard heaters and cold-air returns. Dust build-up in ducts is a major cause of indoor pollutants and can increase incidences of cold-weather illnesses. Consider hiring a pro to clean hard-to-reach ductwork.

3. Paint interior rooms while it's still warm enough to leave windows open. Ditto for shampooing or replacing carpets. Give a fresh start to your interiors just in time for fall and winter parties and family gatherings. Learn painting steps to success -- how to choose the right paint, how to solve paint problems and more.

4. Caulk exterior joints around windows and doors. Caulking helps keep your house weather-tight and lowers heating and cooling bills. It can also help keep insects and other "critters" out of your house. When you caulk before painting, it eliminates edges where the paint may start to peel.

5. Protect your home from uninvited critters. As urban limits expand, more and more homeowners have to contend with wildlife in their yards and houses. Installing grates, securing trash containers, even humane traps may help.

6. Start to put away tools and equipment left outdoors during the summer such as play equipment, lawn mowers, barbecues, gardening tools and hoses. It may be time to winterize your pool, too.

7. It's time to think about the condition of your roof. Be proactive and prevent emergency -- and expensive --repairs. Find out about common trouble spots and how to locate a leak from inside.

8. Next to checking your roof, insulating your home is one of the most important tasks to accomplish before the onslaught of winter. Insulation goes beyond simple weather-stripping and caulking (see #4) and may be a job for professionals. The money and energy you'll save will make the job worth it

9. You insulate and weather-strip and think that you have your home all sealed up for winter. But there are some inconspicuous spots through which heat can escape. Learn how to seal these gaps too.

10. Inspect and clean your storm windows to get them ready for installation. Storm windows can help you save energy during the cold months and are significantly less expensive than putting in new double- or triple-glazed windows.

We have a list of qualified professionals that we trust who can handle super small handyman projects to complete to the studs remodeling.  Email us and we are happy to share our recommendations. Kent@CallKent.com

Here are some of their tips for fall buyers and sellers:

Fall Sellers:

• Replace faded summer plants with fall-blooming flowers and add autumn decorations to the home.
• Expect low-ball offers, but don't be offended.  Buyers know the market is in their favor.  Keep the buyer/seller conversation open and be prepared to counter with a reasonable offer based on market values.
• Freshen up listing photos by shooting pictures that make it less obvious that the seasons have changed. Spring foliage looks dated at during the holidays as does holiday decorations in the spring.
• Price the home to sell. A price that is a little lower than the competition may be a winning move.  In today's market buyers do not have much that motivates them to purchase.  Price always does.
• Be willing to show the property and hold open houses whenever potential buyers are ready. Work to their schedule, not yours. 

Fall Buyers:

• Look for motivated sellers who have a reason to move on by the end of the year.  Look for high DOM (days on market) and investigate why so long without a buyer.
• Explore new constructions. Builders are often interested in selling before the new tax year.
• Beware of fall maintenance issues. Consider overflowing gutters and leaf-covered lawns.  Look for dampiness issues and deferred maintenance covered up by fall leaves.  
• Shape offers carefully. Even in this market it is possible to turn sellers off with a too-low bid. Selling can be emotional for a seller.  Appeal to that emotion by letting sellers know you love their home.

The 2010 top performers (with 2009 rankings) among the 200 largest metros are:

1. Killeen-Temple-Fort Hood, TX (2)
2. Austin-Round Rock, TX (1)
3. Huntsville, AL (8)
4. McAllen-Edinburg-Mission, TX (4)
5. Kennewick-Richland-Pasco, WA (n.a.)
6. Washington-Arlington-Alexandria, DC-VA-MD-WV (25)
7. Raleigh-Cary, NC (10)
8. Anchorage, AK (40)
9. El Paso, TX (14)
10. Houston-Sugar Land-Baytown, TX (5)

Excerpt from the Milken report regarding Austin: “Although employment fell in 2009, Austin’s unemployment rate peaked at 7.3 percent, roughly 3 percentage points less than the national figure. Austin’s relatively low cost of doing business for a leading knowledge-based economy hub, combined with a favorable business climate and access to an educated workforce, makes it a very attractive location to start or expand a business. Austin’s net population increased by 32,000 in 2009, according to the Census Bureau, compared with a peak of 48,000 in 2006. Austin hopes to encourage more high-tech services, recognizing that hardware and chip makers will create fewer jobs in the future.

That said, Samsung intends to add a production line in Austin that will employ 500 workers to make logic chips, demonstrating that Austin remains a key center of U.S. chip manufacturing and will attract new incremental capacity in the future.  On the high-tech service side, one recent success is Apple’s acquisition of Intrinsity Inc., which designed key parts of a chip for Apple’s iPad. Intrinsity had around 100 employees at the time of the acquisition, but it is likely that Apple will make additional investments and add more employees.  Apple already has around 2,500 employees in central Texas. Many other high-tech service firms such as Google and Facebook are adding employees in Austin.”

The Milken Institute is a nonpartisan, independent economic think tank whose mission is to improve the lives and economic conditions of diverse populations in the United States and around the world by helping business and public policy leaders identify and implement innovative ideas for creating broad-based prosperity.

As a 501©(3) public charity for more than 15 years the Milken Institute has done research work with the goal of revitalizing regions and finding new ways to generate capital for people with original ideas.