All posts by jd

Real estate broker, civil engineer and general contractor.
Real Estate

The Russians Are Coming, To Buy Real Estate That Is.

1 Comment
Residence is 80,000 square feet with nine-bedrooms, a ballroom, a conservatory and a 48-car (yes, you read that right) garage, bought by Russian fertilizer billionaire Dmitry Rybolovlev for $95 million.
Residence is 80,000 square feet with nine-bedrooms, a ballroom, a conservatory and a 48-car (yes, you read that right) garage, bought by Russian fertilizer billionaire Dmitry Rybolovlev for $95 million.

I wrote in an earlier blog about the Chinese buying property in the United States because of the bargain prices of our real estate. Along with the Chinese the Russians are also buying American real estate. During the crash in the real estate market in the 1980’s the Japanese came in and bought a tremendous amount of real estate. The crash in the 80’s was due to the failure of the Savings and Loans Institutions.  Now we have a repeat of the 1980’s, with banks failing just like it was predicted when the banks were deregulated. Just like then, now some people feel that the real estate market will never be the same, but it seems people from other countries appreciate the long term value of American real estate. Consequently they are taking advantage of the real estate market while it’s at current bargain prices. .

In addition to luxury cars, vacations, branded clothing, high-end footwear, and race horses, Russia’s elite is also passionate about buying international properties. This can be illustrated by a few recent noteworthy real estate transactions such as the purchase of Donald Trump’s beachfront mansion in Palm Beach, Florida by a Russian fertilizer oligarch, Dmitry Rybolovlevy for $95 million (supposedly the most expensive residential sale recorded in U.S.) The purchase of a Manhattan townhouse by investor Len Blavatnic for $50 million, just a few blocks away from his $31.5 million townhouse he bought a few years ago, The purchase of a condo on Central Park West by former Kremlin insider Boris Berezovsky, The purchase of a ranch in Colorado by the Chelsea football club owner Roman Abramovich for $36.4 million, and the purchase a beautiful multi-million condo by Aleksey Morozov, Captain of the IIHF World Champion Russian Hockey Team.

 Moscow’s real estate is among the world’s costliest. So property in the politically stable U.S. environment is a boon for well-to-do Russians. According to Hall Willkie, president of real estate firm Brown Harris Stevens, foreign buyers now make up about 15% of the New York City real estate market and Russians are the largest contingent. The Miami area in particular, with its upscale shopping and hip nightlife, is attracting Russians and is increasingly viewed as a fashionable escape from Moscow’s harsh winters.

By the way, I see an uptick in real estate sales. As of yesterday, in Nevada County, there was 176 pending sales compared to about 120 sales pending around the first of the year. .

Real Estate

Buy a New Home, Get Income Tax Credit From State of California

tax

In order to help the construction industry and sales of newly constructed homes in California, a $10,000 tax credit is now available for reducing California State income tax. The home, either attached or detached, must be a principal residence and have never been occupied. As of March 18, 2009, 1,189 applications have been received. This represents, if all the applications are approved, $11,599,825 in tax credits. There is $100,000,000 available, so if you are going to buy a brand new house that’s never been in lived in, hurry and get your application in. Once the $100,000,000 is claimed, there will be no further tax credits.

Here is part of the text from the Franchise Tax Board:
.
“This tax credit is available for qualified buyers  who on or after March 1, 2009, and before March 1, 2010, purchase a qualified principal residence  that has never been occupied. The buyer must reside in the new home for a minimum of two years immediately following the purchase date.

California allocated $100,000,000 for this tax credit. Buyers must apply for credit allocation from us. Applications will be reviewed and credit allocations will be made on a first-come, first-served basis. Once $100,000,000 has been allocated, the tax credit will no longer be available. Please check this page for updates on the allocated and remaining credits available.

California allows qualified new home buyers a total tax credit amount equal to either five percent of the purchase price or $10,000, whichever is less. Taxpayers must apply the total tax credit in equal amounts over three successive taxable years (maximum of $3,333 per year) beginning with the taxable year (2009 or 2010) in which the new home is purchased.

Qualified Principal Residence/New Home:

A qualified principal residence means a single-family residence, whether detached or attached, that has never been occupied and is purchased to be the principal residence of the taxpayer for a minimum of two years and is eligible for the property tax homeowner’s exemption.

Types of residence: Any of the following can qualify if it is your principal residence and is subject to property tax, whether real or personal property: a single family residence, a condominium, a unit in a cooperative project, a houseboat, a manufactured home, or a mobile home.

Owner-built property: A home constructed by an owner -taxpayer is not eligible for the New Home Credit because the home has not been “purchased.”

To apply and for further information go to Franchise Tax Board”

Lakes in nevada county, Recreation

Bullards Bar Lake, Dobbins, California

12 Comments
Emerald Cove Marina - photo courtesy of Emerald Cove Marina
Emerald Cove Marina - photo courtesy of Emerald Cove Marina

While Bullards Bar Lake is not in Nevada County, it is close enough to Nevada City and Grass Valley as to make it a designation for water skiing, house boating and fishing. It’s only 21 miles north of Nevada City off of Highway 49 in the historic gold country. The two closest cities are Nevada City, Grass Valley and Marysville.

The lake surface is at 2,000 foot elevation, 16 miles loan with about 60 miles of shoreline. The boating surface is 4,700 acres, which is a lot of area to boat in. There are only two launch ramps and once you are in the water, you are surrounded by a greenbelt covered with pine, oak, fir, madrone, dogwood and other species of trees native to the area. As you cruise up into the North Yuba Canyon, sheer cliffs of granite come down to greet the crystal clear water.

The North Yuba River is backed up by Bullards Bar Dam which is an awesome sight all by itself. Standing 645′ above the canyon floor, it holds back 960,000 acre feet of water. It’s the second tallest dam in California, 5th tallest in the United States. A hydro-electric dam, Bollards’ Bar Dam is operated and controlled by the Yuba County Water Agency. They are able to manage the water so that recreation access to the reservoir is never restricted.

Bullards Bar offers boat access campgrounds, land based sites, and shoreline camping permits. There are a total of only 160 sites, which limits the amount of people the area can accommodate. Emerald Cove takes site specific reservations for all camping.

For the fisherman, there are kokanee salmon, rainbow trout, german browns, largemouth, smallmouth and black bass, crappie, catfish, and bluegill. Bullards Bar has a reputation as having the best kokanee salmon fishing in California.

CAMPING
39 Boat access campgrounds – Call for reservations & fees
Pets, Full Hookups, RV & Trailer Storage, Disposal Station, Flush Toilets

BOATING
Power, Row, Jet ski, Windsurf, Canoe, Sail, Water-ski, and Inflatables are allowed.
There is a full service marina with gas and propane available
Rentals: Fishing Boats with Motors, House Boats

RECREATION
Fishing
Swimming, Picnicking, & Hiking
Snack Bar, Groceries, Bait & Tackle

For further information and reservations contact   Emerald Cove Resort and Marina (530) 692-3200


View Larger Map

 

Related articles
Enhanced by Zemanta
Real Estate

Countrywide Sues AIG, AIG Sues Countrywide

gavel

American International Group also well known as AIG, and Countrywide Financial Corporation have sued each other. Countrywide sued AIG’s United Guaranty Indemnity Company for breach of contract in a dispute over insurance losses for subprime mortgage loans now in default.

In turn, AIG sued Countrywide last week in a California federal court, contending the lender had misrepresented risks tied to more than one billion dollars of mortgage loans that United Guaranty insured.

According to Reuters  ”United Guaranty said in its court papers that unlike the traditional use of mortgage insurance, used to facilitate home purchases by responsible borrowers, Countrywide wanted coverage to increase the credit rating of its mortgage-backed securities offerings.

It said Countrywide traded on a long-standing relationship between the two companies to induce it to insure loans it says were too risky and not issued according to proper underwriting standards. It says it has already paid out insurance claims of more than $30 million tied to the Countrywide loans and is exposed to additional claims of “several hundred million dollars more.”

A Bank of America spokeswoman declined to comment on the litigation on Friday. The bank bought Countrywide, once the largest U.S. mortgage lender, for about $4 billion in stock last July as the lender’s risky subprime mortgage loan business began to fail.

An AIG spokesman said Countrywide made misrepresentations and did not follow appropriate underwriting standards, and as a result “exposed us to claims we would not have had to pay out. Now we want the court to order them to make us whole.”

If I had to bet who is going to win this lawsuit, I would place my money with AIG. Having heard much about Countrywide lending practices while we were in a heated real estate and mortgage lending market, I don’t think AIG is going to have much trouble finding problems with the way Countrywide made their subprime loans before the company went belly up. But anyhow, that’s just my opinion based on hearsay.

By the way, can Congress get over the bonus that AIG gave out and get on with the important business of getting this Country back up and running? I think the news media and Congress have spent enough time on this that the CEO’s of large corporations “get it”.

Real Estate

Mortgage Rates Drops to Near-Record Lows

moneyhouse

Mortgage rates are dropping to near record lows – below 5%. This is in the wake of the Federal Reserve’s decision to buy up Treasury bonds and mortgage securities. Lower rates may help spur home sales, but analysts expect much of the action to come from homeowners seeking to refinance.

If you are in the category of refinancing, expect tighter rules and regulations, meaning you have to have a good credit score, equity in your home and there will be tighter debt to income ratio requirements. Keith Gumbinger of HSH Associates, a publisher of mortgage information, said good interest rates were available to all kinds of borrowers in all kinds of credit circumstances when the market was running flat out five years ago. That’s not the case today. “You must be a much better borrower than you had to be before,” he said. “For some borrowers, you might have to get used to hearing ‘no.’”

Be careful when you apply for your refinancing. I have a client who is in the process of refinancing her home. She applied at Countrywide and had me look at what they were going to charge her to refinance. They started out with 2 points or 2 percent of her loan to as part of the cost for refinancing. In addition, they had enough garbage fees that the total refinancing would have cost her $11,000 for a $417,000 loan. I had her shop at two other loan companies, and her costs dropped to about $6,000. Countrywide, when they were made aware of the pricing from the other two mortgage brokers, dropped their cost to refinance to match the other two brokers.

Home buyers and owners who want to refinance should be prepared for a longer process, and for different rates or costs, depending on their credit scores and loan-to-value ratios. Now, there might be three or four different levels for transactions that previously would have been priced equally.

By the way, after April 27, 2009 Countrywide will shed its name that it had since 1969 and will be morph into Bank of America Home Loans. Bank of American acquired Countrywide, once one of the biggest subprime lenders last year. More on Countrywide tomorrow

Lakes in nevada county, Recreation

Scotts Flat Lake, Nevada City, CA

19 Comments
Scotts Flat Lake picture from my deck March 21, 2009
Scotts Flat Lake picture from my deck March 21, 2009

My house overlooks Scotts Flat Lake and as you can see in the picture above, I get a really beautiful view of the lake . It’s a wonderful experience living above such a body of water, which is constantly changing appearance, either due to wind or other forces of nature. At times I can look out and see fog completely covering the lake, at other times; wind plays with the water and makes designs that are captivating to the eye and imagination. The lake is large enough for fairly large sail boats (my daughter had a 25 foot long sail boat that she sailed on the lake and there are  larger sail boats that use the lake), along with ski boats, canoes and small boats for fishing.

Scotts Flat Lake is at 3,100 feet in elevation and has a surface area of 850 acres with 7.5 miles of shoreline lined with a forest of pine trees. There are two launch ramps, a marina, campsites, a picnic area, sandy beaches and a general store. (My house is at 3,700 foot elevation.)

Looking at far side of Scotts Flat Lake, boat ramp and camp ground area. Notice the wind patterns
Looking at far side of Scotts Flat Lake, boat ramp and camp ground area. Notice the wind patterns

The fish in the lake are German Brown Trout, Massachusetts Brown Trout, Rainbow Trout, Kokanee, Large Mouth Bass, Small Mouth Bass, Bullhead Catfish and Channel Catfish. There are sites that are available for camping at Gate 1 with nightly single sites, and (1) one hundred person group site, Gate 2 has seventy five single sites and three group sites, one hosts twenty, one hosts thirty and  the third one hosts forty people.

Showers and flush toilets are available, along with multiple RV sites, but no RV hookupsare available. However, they do have dumping facilities for RV’s. You can bring pets, however they must be leashed at all times and they are not allowed along the beach or swim areas.

Below Scotts Flat Lake is Lower Scotts Flat, also called Deer Creek Reservoir which is much smaller than the upper lake. The only water craft I’ve seen here are mainly canoes and a few small boats for fishing.

For more information and to make reservations for camping follow this link Scotts Flat Lake Reservations

For a map of the lake follow this link Map of Scotts Flat Lake

History

The Historic Holbrooke Hotel, Grass Valley, CA

Photo courtesy of the Grass Valley Downtown Association
Photo courtesy of the Grass Valley Downtown Association

A gem in the beautiful City of Grass Valley is the Holbrooke Hotel. Perhaps better said, the Holbrooke Hotel is a nugget of gold, since Grass Valley is a City born of the gold rush of the 1800’s.

The history of the building of the Holbrooke Hotel started with Stephen and Clara Smith being among the first to invest in the then boom town of Grass Valley. They built the Adams Express Office and the Golden Gate Saloon which sadly, were destroyed by fire in 1855 along with most of Grass Valley. The Smiths rebuilt the popular saloon as a one story fieldstone building with a brick façade, making it safer from the threat of another fire. The Golden Gate Saloon, an integral part of the Holbrooke Hotel, is the oldest, continuously operated saloon west of the Mississippi River.

In 1862 a relative, Charles Smith, built the current structure and named it the Exchange Hotel. It was noted for its convenience to the local Gold Exchange. When the Gold Exchange was closed, 18 ounces of pure gold was found. In 1879 the hotel was purchased by Ellen and Daniel Holbrooke who gave the hotel its present name.

Over the years, the Hotel has hosted many famous guests that included Presidents Ulysses S. Grant, Grover Cleveland, Benjamin Harrison, James Garfield and prize fighters, “Gentleman Jim” Corbett and Bob Fitzismmons. Famous authors Mark Twain and Bret Harte were also guests of the Holbrooke Hotel. The hotel was also frequented by entertainers Lola Montez, Lotta Crabtre and Emma Nevada. Some say that the infamous highwayman, Black Bart was also a guest of the hotel.

In 1974 the Holbrooke Hotel was declared a California State Landmark and proudly displays a plaque at the entrance to hotel commemorating that declaration.

The hotel is now under new management and will continue to provide top notch service. They have a splendid dining room; the Golden Gate Saloon is there much like it was in the 1800’s. You have a choice of staying in Victorian appointed rooms or suites. If you would like to relive a little of the past, with fine food and service, I recommend the Holbrooke Hotel to you.
For reservations, go to this link  Holbrooke Hotel

Real Estate

Fannie Mae Eases Credit To Aid Mortgage Lending

foreclosuresign
Fannie Mae announced that in order to help ownership rates among minorities and low-income consumers, they are going to ease the credit requirements on loans it purchases from banks and other lenders.

The action, which will begin as a pilot program involving 24 banks in 15 markets — including the New York metropolitan region — will encourage those banks to extend home mortgages to individuals whose credit is generally not good enough to qualify for conventional loans. Fannie Mae officials say they hope to make it a nationwide program by next spring.

Quoting the New York Times:

“In addition, banks, thrift institutions and mortgage companies have been pressing Fannie Mae to help them make more loans to so-called subprime borrowers. These borrowers whose incomes, credit ratings and savings are not good enough to qualify for conventional loans, can only get loans from finance companies that charge much higher interest rates — anywhere from three to four percentage points higher than conventional loans.

”Fannie Mae has expanded home ownership for millions of families in the 1990’s by reducing down payment requirements,” said Franklin D. Raines, Fannie Mae’s chairman and chief executive officer. ”Yet there remain too many borrowers whose credit is just a notch below what our underwriting has required who have been relegated to paying significantly higher mortgage rates in the so-called subprime market.”

In moving, even tentatively, into this new area of lending, Fannie Mae is taking on significantly more risk, which may not pose any difficulties during flush economic times. But the government-subsidized corporation may run into trouble in an economic downturn, prompting a government rescue similar to that of the savings and loan industry in the 1980’s.

”From the perspective of many people, including me, this is another thrift industry growing up around us,” said Peter Wallison a resident fellow at the American Enterprise Institute. ”If they fail, the government will have to step up and bail them out the way it stepped up and bailed out the thrift industry.”

OH, BY THE WAY, THE DATE OF THIS PUBLICATION WAS SEPTEMBER 30, 1999 
Read the article at New York Times

Real Estate

AIG, Bad Management Gets Rewarded

company
So what do you think of AIG receiving $160 million dollars in bonuses?  AIG (American International Group) is an international insurance and financial services organization. You may know that’s only part of a larger package of $450 million of bonuses that are due by contractual agreement with upper management. Who is running AIG anyway?  How can a company that was facing bankruptcy ever come up with a contract that awards money to executives that can’t manage?

AIG received $170 billion in bailout funds and may need more. Some pundits are saying so what, that the bonus payout only amounts to .0097 of one percent of the total bailout monies given to AIG. Are we missing the point here? You reward bad management because it’s only a pittance of the company’s bailout or earnings?

I think that executives that receive large salaries and bonuses lose touch with what’s going on in their company.  Receiving large amounts of money, private jets, all kinds of perks, places the CEO’s and managers in their own separate world, far removed from day to day operations. You only have to look at Merrill Lynch’s CEO, John Thain, remodeling his office in the amount of $1.2 million dollars along with giving a couple of billion dollars in bonus as the company failed and had to be taken over by Bank of America.  Hey, if you’re going to get that kind of money win or lose, what’s the incentive to make sure your company is going to make money? Whatever happened to the concept that your earnings are tied to the earnings of the company you’re running?

Here’s a comment from Jessie M. Fried:

 “If the government were to go in now and try to renege on these contracts, people would just leave the company and the company would collapse,” said Jesse M. Fried, a University of California, Berkeley law professor and co-director of the Berkeley Center Law, Business and the Economy.

Excuse me, in this job market, if the managers don’t get a bonus, where are they going to go? In fact, I understand that some have gotten their bonus and then quit. Finally, here’s a little more detail of what American International Group bonus payouts were.

Fox News reports “New York Attorney General Andrew Cuomo says 73 employees at American International Group received bonuses of $1 million or more, with one receiving more than $6 million. 

In a breakdown of the figures, Cuomo reported that the top recipient at AIG got more than $6.4 million and the top seven received more than $4 million each. 

“These payments were all made to individuals in the subsidiary whose performance led to crushing losses and the near failure of AIG. Thus, last week, AIG made more than 73 millionaires in the unit which lost so much money that it brought the firm to its knees, forcing a taxpayer bailout,” Cuomo wrote. “Something is deeply wrong with this outcome.” 

Yes, there is something wrong with this outcome and with a lot of the upper management of our large companies.