Covington Living Today

It All Comes Down To Price!

Tue, 12 Apr 2011 15:01:16 -0400

It All Comes Down To Price…

so make sure your home is priced right at the beginning!

Is you home in poor condition? Fix it… or lower the price! Is your home in a bad location? Move it… or lower the price! Has you home not sold because of poor exposure and marketing? Look, there are 2 million real estate agents in the U.S.; 1 million members of the National Association of Realtors (NAR); 40,000 licensed agents in Georgia. So simply getting your home in the MLS and having a yard sign will ensure that it sells…IF it’s priced correctly!

That may sound a bit cynical – or silly, even. But it’s true that, if your home is priced correctly when you initially list it, it will sell. It all comes back to price… listing your home at fair market value

The prime marketing time occurs during the first few weeks your home is on the market. A brand new listing is exciting, it’s shown more, and generally, it sells for a higher price than older listings.

The longer your home is on the market – fair or not – agents and prospective buyers begin to wonder why it hasn’t already sold. It’s a fact! Properly priced homes sell faster and for money during the first few weeks of the listing.. So don’t miss the prime marketing period by setting a price higher than is justified by current market conditions and a Competitive Market Analysis (CMA). You risk the possibility of selling for even less later!

Experience in local markets varies widely. However, in a national study by NAR, the difference between Asking Priceand Selling Price over time varied like this: A home on the market over 1 month might sell for 3% less than the asking price; 2-3 months, 5.1% less; 4-6 months, 6.7% less; and over 6 months, 15.2% less! That’s why it all comes down to price!

Be sure to visit my website at www.CovingtonLivingHomes.com

To keep up to date on community news, events and real estate in Covington, Georgia and the surrounding area, subscribe to my blog, CovingtonLivingToday.com

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Home For Sale in Covington, Georgia

Wed, 16 Mar 2011 12:55:06 -0400

Home For Sale in Covington, Georgia - GAMLS# 03020120 $89,900

For more information, call my mobile phone (770) 337-5262, or visit my website www.BlairOnTheSquare.com

Home For Sale in Covington, Georgia - 3 Bedrooms, 2 Full Baths

This lovely Home For Sale in Covington is beautifully maintained and move-in ready. There's no repair or renovation required on this cute traditional ranch-style cottage Home For Sale. Just bring your furniture and groceries and move in.

Located in a quiet neighborhood convenient to Covington, this cute Home For Sale sits on a large, level cul-de-sac lot. The large, secluded backyard is perfect for kids and pets.

This single-level Home For Sale features a nice fireside Great Room adjacent to the large, open kitchen and dining area. You'll love the loads of counter and cabinet space and the convenient breakfast bar spearating the areas. Down the hall is the large Master Suite featuring the large, comfortable bedroom with walk-in closet and Master Bath with it's garden tub and separate shower.

Two other spacious bedrooms and a convenient hall bath and laundry area complete the interior of this cute Home For Sale. But don't miss the lovely deck overlooking the large, secluded backyard. It's perfect for entertaining or just relaxing and enjoying the outdoors.

Fresh paint, new fixtures, designer colors, total electric central heat and air, dual-pane windows, storm doors, carpet, double attached garage, fireplace in the Great Room, .8 acre lot, beautifully landscaped and maintained... this home has all that and more.

But the best thing about this Home For Sale in Covington is the great value for the buyer. This Home For Sale is not a foreclosure. It's just priced like one! Offered at only $89,900, you'll have to search long and hard to find another Home For Sale in Covington that offers so much at such a reasonable price.

View the location of this Covington Home For Sale on the map below. And be sure to watch the virtual tour located just below the map.

View Larger Map

For more information regarding this property, call my mobile phone at (770) 337-5262. For information on other Homes For Sale in Covington and the surrounding areas, visit my website at www.BlairOnTheSquare.com. And to keep up with what's happening in Covington community news, events and real estate market, visit my blog at www.CovingtonLivingToday.com.

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Your comments and questions are always welcome

New Taxes on Home Sales

Fri, 14 Jan 2011 17:47:56 -0500

For several months, since ObamaCare was approved, there has been a lot of information spinning around online about the legislation, most of which is -at least - partially wrong. I got another such email from a friend today, so I wanted to let him and all the others who read my blog know the true information as I understand it concerning future taxation of earnings from the sale of a private residence - your home in Covington.

The email my friend was distributing said that as of January 1, 2013, if you sold your home, there would be a 3.8% tax on the amount you sold for to support Medicare. If you sold your home for $420,000, you would owe $15,960 in taxes on the sale. Partially true.... the date is correct, the 3.8% is correct... the rest is crap! (Of course not many of us would have to worry because by 2013, there won't be many homes around here worth $420,000!) But here's how the National Association of Realtors has determined that the new tax really works:

The new Medicare tax applies only to a gain you realize from the sale of your home that is more than the $250K / $500K existing primary home exclusion (known as the "taxable gain"), and only if you, as the seller, have an Adjusted Gross Income (AGI) above the $200K / $250K (single / married) AGI threshold.

For example, if you sell your home and make $30,000 on the sale, and your a married couple with an AGI (including the $30,000 taxable gain) of %180,000, the 3.8% tax would not even apply because your AGI is less than $250,000. However, if your AGI was $290,000, then the application of the 3.8% tax would be subject to a formula that specifies that you pay on the lesser of the capital gain or the difference between your AGI and the standard exclusion. Thus, the $30,000 capital gain on the sale is less than the $40,000 excess above $250,000 AGI, so the $30,000 gain would be subject to the 3.8% tax.

Of course all this is moot point if ObamaCare is repealed or goes unfunded. One can only hope.....

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November Market Report

Tue, 14 Dec 2010 16:18:36 -0500

Real Estate Market Report for November 2010

Although this is historically the slowest time of the year, as far as real estate sales, market statistics nevertheless seemed to get even worse in this down market during the past month. Here are the results:

NEWTON COUNTY

145 days on market - this is 16 days longer than in October
Sellers received, on average, 91.1% of their list price when the home sold - down from 92.3% in October
There is 11.1 months of inventory currently on the market (6 months inventory is considered "normal")
83 homes sold in November 2010 - this is 27 fewer than sold in October
The most popular price range was $0 - $100,000 (59 of the 83 sales)
The average sale price was $70,513 - compared to $84,812 in October
There were 72 new foreclosures -17 more than November 2009

ROCKDALE COUNTY

158 days on market - this is 28 days longer than in October
Sellers received 92.0% of their list price when the home sold - down from 95.2% in October
There is a 12 month inventory of homes currently on the market (6 months is considered "normal")
54 homes sold in October - 7 fewer than in October
The most popular price range was $0 - $100,000 (29 of 54 sales)
The average sale price was $102,611- compared to $114,950 in October
There were 32 new foreclosures - 7 less than October 2009

If you have questions or comments about the real estate market in Newton or Rockdale Counties, please leave me a message or give me a call... 770-337-5262

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October Market Report

Thu, 18 Nov 2010 10:12:58 -0500

Real Estate Market Report for October 2010

NEWTON COUNTY

129 days on market - this is 3 days longer than in September
Sellers received, on average, 92.3% of their list price when the home sold - down from 94.0% in September
There is 8.7 months of inventory currently on the market (6 months inventory is considered "normal")
110 homes sold in October 2010 - this is 1 fewer than sold in September
The most popular price range was $0 - $100,000
The average sale price was $84,812 - compared to $94,789 in September
There were 46 new foreclosures - 28 fewer than October 2009

ROCKDALE COUNTY

130 days on market - this is 25 fewer than in September
Sellers received 95.2% of their list price when the home sold - up from 93.5% in September
There is a 10.7 month inventory of homes currently on the market (6 months is considered "normal")
61 homes sold in October - 6 more than in September
The most popular price range was $0 - $100,000
The average sale price was $114,950 - compared to $126,333 in September
There were 37 new foreclosures - 23 less than October 2009

If you have questions or comments about the real estate market in Newton or Rockdale Counties, please leave me a message or give me a call... 770-337-5262

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Your comments and questions are always welcome

September Market Report

Tue, 12 Oct 2010 11:46:58 -0400

Real Estate Market Report for September 2010

NEWTON COUNTY

126 days on market - this is 2 days longer than in August
Sellers received, on average, 94.0% of their list price when the home sold - down from 95.7% in August
There is 8.0 months of inventory currently on the market (6 months inventory is considered "normal")
83 homes sold in September 2010 - this is 28 fewer than sold in August
The most popular price range was $0 - $100,000
The average sale price was $94,789 - compared to $102,962 in August
There were 65 new foreclosures - 18 more than September 2009

ROCKDALE COUNTY

155 days on market - this is 42 more than in August
Sellers received 93.5% of their list price when the home sold - down from 96.5% in August
There is an 11.3 month inventory of homes currently on the market (6 months is considered "normal")
55 homes sold in September - 5 less than in August
The most popular price range was $0 - $100,000
The average sale price was $126,333 - compared to $106,843 in August
There were 30 new foreclosures - 4 less than September 2009

If you have questions or comments about the real estate market in Newton or Rockdale Counties, please leave me a message or give me a call... 770-337-5262

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August Market Report

Thu, 02 Sep 2010 11:06:13 -0400

Real Estate Market Report for August, 2010

NEWTON COUNTY:

124 days on market – this is 14 days less than in August 2009
Sellers received, on average, 95.7% of their list price when the home sold
There is 8.8 months of inventory currently on the market (6 months inventory is considered “normal”)
111 homes sold in August 2010 – this is 6 less that August 2009
The most popular price range was $0 – $100,000
The average sales price was $102,962, compared to $108,580 in August 2009
There were 51 foreclosures – this is 3 less than August 2009

ROCKDALE COUNTY:

113 days on market – this is 24 days less than in August 2009
Sellers received, on average, 96.5% of their list price when the home sold
There is an 11.5 months inventory on the market (6 months inventory is considered “normal”)
60 homes sold in August 2010 – this is 15 less than in August 2009
The most popular price range was $0 – $100,000
The average sales price was $106,843, compared to $142,271 in August 2009
There were 34 foreclosures – this is 9 more than August 2009

If you have questions or comments about the real estate market in Newton or Rockdale Counties, please leave me a message or give me a call… 770-337-5262

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Your comments and questions are always welcome

Real Estate Terrorists

Mon, 30 Aug 2010 16:29:25 -0400

Al Qaida... Hamas... Taliban... Hezbollah... No, it's none of those, but there is a real estate terrorists cell operating in Newton County and several other counties in Georgia, according to the "Atlanta Journal-Constitution."

Cells of the domestic terrorist group "sovereign citizens" (listed on the FBI's domestic terrorist list) are "stealing" homes across the U.S. Locally, investigators have tied them to at least 19 property thefts in Newton, DeKalb, Fulton, Gwinnett, Henry, Spalding and Richmond counties.

The "sovereign citizens" group believe they are immune to state and federal laws, and assert -among other things - that banks can't own land and that any home owned by a bank - including hundreds in Newton County, and thousands across Georgia - is free for the taking. So they simply forge a bogus quitclaim deed, have a locksmith change locks on the foreclosed home of their choice, and move in.

Banks that own the foreclosed homes being usurped by the "sovereign citizens" are unaware of the deed changes. Generally, they have so many foreclosed properties, it's hard to keep track of all of them.

The FBI says the "sovereign citizens" is a sect of anti-government extremists involved in various criminal behavior, but whose crime of choice is paper terrorism and attempting to disrupt the U.S. economy. They create their own drivers' licenses, have multiple identities, don't pay taxes, file lawsuits and liens against police, government officials, and anyone else who questions them. They don't believe in the U.S. or our laws... until they're arrested. "Then they want a lawyer," says Lt. Joe Fagan, commander of DeKalb Police's North Precinct.

According to the "AJC," the FBI says the national "sovereign citizens" movement has been around for decades, and has ties to the Nuwaubians, a black supremacist group that started near Augusta. Nationally, "sovereign citizens," which originated as a white supremacist group, have been connected to multiple insurance fraud and tax evasions scams, and some violent crimes, including the shooting deaths of two police officers this past May in Arkansas.

The investigation of the "sovereign citizen" terrorist group stealing homes started in May when a DeKalb County real estate agent called local police to report that someone was having the locks changed on a $1 million home he was selling on Windsor Parkway in Atlanta.

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Motivated Seller and a Great Reduction!

Fri, 27 Aug 2010 15:33:14 -0400

Motivated Seller - Big Reduction!

2805 Owens Road, Conyers, GA 30094 View Map

If you're looking for convenience, quiet, comfort, ease of maintenance, great value, and the perfect home for your family, this lovely home offers all that and much more! AND... it's just been reduced by $37,000! This custom-built all-brick ranch is situated on a quiet, wooded cul-de-sac convenient to Heritage High School and Conyers' shopping. Enjoy your wooded 2-acre lot while entertaining on your private, rear, covered patio, or relax with your family in the fireside Great Room. The open floor plan flows from the Great room into the Kitchen with its breakfast bar and island with corian counter-tops. Dine in the Breakfast area or separate formal Dining Room. The lovely Master Suite and two other Bedrooms are on the main level, with a huge Rec Room / Studio just up the back stairs which might also serve as the fourth Bedroom. The home is completed with 3 1/2 Baths, dual hot water heaters, hardwood floors, ceramic tile, wall-to-wall carpet, lovely crown moldings and extra trim and touches throughout. Don't miss out on this perfect property for your family. Call about it today!

Details

Asking Price:

$195,000

MLS:

02911487

Sq. Feet:

2283

Lot Size:

2 Acres

Bedrooms:

Bathrooms:

3 1/2

# of Floors:

1 1/2

Garage Size:

2-Car

Subdivision:

none

Year Built:

1997

Property Amenities

Contact Info

Bill Blair
GRI, ePro

Main 770-787-7777 Ext. 455
Dir 770-337-5262
Email | Website

All information is deemed reliable but is not guaranteed.

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Foreclosure Creek Is Rising

Mon, 23 Aug 2010 17:26:42 -0400

Newton County, Georgia, about 30 miles southeast of Atlanta, has more foreclosures than any other county in the State. But, after several months of the foreclosure flood subsiding in the county, the waters are on the rise again.

For the first seven months of this year, foreclosures in Covington and Newton County were down by 29.3% over the same period in 2009. The number of pages of foreclosure notices in "The Covington News" each week were consistently running around 25 to 30 pages. But last week, there were over 50 pages of notices, and indication that our real estate market crisis is far from over.

Other indicators of the soft market here include:

An 8.1-month supply of homes currently on the market
Average time to sell is 143 days on the market
Average Sales Price down 14.8% in July, and
Of 775 homes sold in the county during the past six months, 528 (or 68%) sold for under $100,000.

If you're in the market for a home, it's a great time to buy. If you want to sell your present home... not so good.

Our market will improve, but it's not likely until unemployment rates go down and the national economy improves substantially. By my latest estimation, we're likely to continue with current market conditions for the next 1.5 to 2 years.

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Home For Sale in Oxford, Georgia - Historic District

Fri, 21 May 2010 15:29:25 -0400

Home for Sale in Oxford, Georgia - Historic District GAMLS# 02856488 $249,000

For more information, call my mobile phone (770) 337-5262, or visit my website www.CovingtonLivingHomes.com

Home for Sale in Oxford, Georgia - Historic District - 3 Bedrooms. 3 Full Baths

I've never had a home that offers as much value as this lovely craftsman-style Home for Sale in historic Oxford. Situated on a private, wooded 2-acre lot, you can walk from this Home for Sale to the elementary school, the new Town Hall, and Oxford College of Emory University.

Custom built in 2007, the home has only been lived in for three months. And virtually everything in this Home for Sale is upgraded. The exterior is Hardi-plank siding for low maintenance, and the wooded yard features a picnic patio area with fire pit. Dual-pane thermo windows, extra insulation and dual-zoned natural gas heating and central air keep the home cozy in winter and cool in summer heat. The over-sized attached two-car garage leads to the interior and a covered side porch.

The main level of this Home for Sale features an open floor plan with a fireside Great Room leading to a formal dining area and bright open kitchen with inlaid tile floor, corian counter tops and back splashes, built-in appliances, and custom cabinets with lazy susans, slide-out and fold-out shelves. All appliances remain in this Home for Sale, including smooth cook-top electric range, built-in microwave, dishwasher, double-door refrigerator, and washer and dryer in the separate laundry room with deep sink. Flooring throughout this Home for Sale is ceramic tile, upgraded plush carpeting and Berber carpeting on the second level.

Upstairs is a huge Rec Room and additional bedroom space with full bath. And the regulation-size slate pool table also remains with this comfortable Home for Sale.

Among the many custom features of this Oxford Home for Sale are 10-foot ceilings throughout, custom blinds, mud room with deep sink, stacked-stone remote-controlled gas fireplace, tiled showers with shower seats, upgraded light fixtures and ceiling fans, furniture-grade bathroom cabinets, office with built-in shelving and tile floor, energy-efficient tank-less hot water system, central vacuum, and fire / security alarm system.

You may find other custom-built homes on beautiful lots, but you'll not find one that offers more value than this exceptional Home for Sale in historic Oxford, priced at only $249,000. The home may be purchased with cash, conventional, FHA, or VA programs, and the owner will even consider owner-financing. This is not a short sale or distressed property. Contact me today to view this move-in-ready Home for Sale property.

View the location of this historic Oxford Home for Sale on the map below. And be sure to watch the virtual tour located just below the map.

View Larger Map

For more information regarding this property, call my mobile phone at 770.337.5262. For more information on other Homes for Sale in Oxford, Covington and the surrounding areas, visit my website at www.CovingtonLivingHomes.com. And to keep up with what's happening in Covington community news, events and real estate market, visit my blog at www.CovingtonLivingToday.com.

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Your comments and questions are always welcome

Home For Sale in Covington, Georgia - Myrtle Grove

Tue, 16 Feb 2010 09:02:44 -0500

Home for Sale in Covington, Georgia - Myrtle Grove GAMLS# 02816267 $69,900

For more information, call my mobile phone 770-337-5262, or visit my website www.CovingtonLivingHomes.com

Home for Sale in Covington, Georgia - Myrtle Grove - 3 Bedrooms, 2 Full Baths

What a price! What a value! For this solid 3-bedroom, 2-bath ranch Home for Sale on a large 1.17-acre lot.
This Home for Sale offers comfort and the convenience of having all your living space on one floor! A fireside Great Room, open Kitchen, lovely bay-windowed Dining area anchor the home. And a huge Rec Room to the side of this Home for Sale is a great place for kids to play. Or let the kids outside into the private backyard via the access door from the Kitchen dining area.

Currently being renovated with fresh paint and new carpet throughout, this great little Home for Sale in the quiet neighborhood of Myrtle Grove will go quickly at this great price. You won't find a better value than this Home for Sale in Covington, so you'd better see it today!

Myrtle Grove is located off GA. Hwy 36, southwest of the city square. View the location of this Myrtle Grove Home for Sale on the map below. And be sure to watch the virtual tour located just below the map.

View Larger Map

For more information regarding this property, call my mobile phone at 770-337-5262. For information on other Homes for Sale in Covington and the surrounding areas, visit my website at www.CovingtonLivingHomes.com. And to keep up with what's happening in Covington community news, events and real estate market, visit my blog at www.CovingtonLivingToday.com

And, feel free to connect with me on these great Social Networks:

Your comments and questions are always welcome

Home For Sale in Covington, Georgia - Lakeside

Mon, 15 Feb 2010 16:12:47 -0500

Home for Sale in Covington, Georgia - Lakeside GAMLS# 02816280 $99,000

For more information, call my mobile phone 770-337-5262, or visit my website www.CovingtonLivingHomes.com

Home for Sale in Covington, Georgia - Lakeside - 3 Bedrooms, 2 Baths

If you're looking for a Home for Sale in one of Covington's wooded, quiet neighborhoods as a first-time buyer, to downsize, or as an investor, this Home for Sale is a great value! Set on a beautiful lake-view lot of almost an acre, this Ranch-style Home for Sale has everything you need for comfortable living, including a fenced backyard for kids, extra storage space in youe outside building, and huge two-level deck for entertaining family and friends.

Located conveniently just outside Covington and Porterdale off Hwy 81, this Home for Sale has been totally renovated with new appliances and fresh paint and carpet throughout. Even the double, side-entry garage floor in this Lakeside Home for Sale has been sealed and painted for your comfort and convenience.

This Home for Sale interior features include Great Room with stacked-stone fireplace, bright, open Kitchen with Breakfast Area, separate formal Dining Room with chair-rail trim, and large Master Bedroom all on a single level.

Value like this is hard to find! This beautiful Home for Sale is ready for you now. Just bring the family and move right in to enjoy the Spring on your lovely Deck. Contact me today to view this move-in-ready Home for Sale property.

View the location of this Lakeside Home for Sale on the map below. And be sure to watch the virtual tour located just below the map.

View 110 Lakeside Drive in a larger map

For more information regarding this property, call my mobile phone at 770-337-5262. For information on other Homes for Sale in Covington and the surrounding areas, visit my website at www.CovingtonLivingHomes.com. And to keep up with what's happening in Covington community news, events and real estate market, visit my blog at www.CovingtonLivingToday.com.

You can also find me and more information about this lovely home on Localism.com.

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Bite Into Your "15 Minutes of Fame!"

Thu, 21 Jan 2010 12:33:35 -0500

Now you can bite into your 15 minutes of fame!

The CW Network's "Vampire Diaries" TV show has put out a call for paid extras as they continue to film the popular series in Covington. The show held an open casting call last July in Covington, but is still looking for extras of all types and ages.

To bite into this opportunity, all you have to do is send an email to the extras casting director at vampirediariescasting@gmail.com. Send along a recent photo, along with your name, age, height, weight, clothing size, and phone number

The pay?... $7.25 per hour, plus overtime if you work more than eight hours. And I've noticed that the crew films all hours of the day and night. I guess that's what it takes to be a good vampire.

The show's website says that "Vampire Diaries" was the best premiere ever for The CW network, and averages 4.5 million viewers, making it the network's most-watched show.

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Roll Me Over In The Clover

Tue, 19 Jan 2010 12:06:40 -0500

Roll Me Over In The Clover... words to an old ditty I was reminded of when I read the latest FHA rules waiver.

On January 15, the Federal Housing Commissioner signed a waiver of Section 203-37a(b)(2) of FHA regulations which essentially state that you cannot get an FHA loan for a property which has been purchased by the seller within the past 90 days. The waiver takes effect on February 1, and will be in effect for one year from that date.

What does this mean?

The FHA decided that waiving the 90-day sale rule will offer a multitude of advantages to both the agency and the US housing market:

It will help address the foreclosure crisis;
Give FHA a "greater opportunity to dispose of its single family REO properties in a way that maximizes return to the FHA;
Permit buyers to use FHA loans to purchase other bank-owned property;
Create market conditions allowing homes to resell as quickly as possible;
Help stabilize resale prices; and
Help stabilize neighborhoods and communities where foreclosures have been high.

So, let the "flipping" begin!

There's Always A Catch...

Naturally, there are a few restrictions to applying the waiver. But they're not so bad for transactions on the up-and-up.

All transactions must be "arms-length" between the buyer and seller;
Seller must hold title to the property;
No pattern of previous flipping associated with the property;
Property must be marketed "openly and fairly" via MLS, FSBO, auction, etc.

And in cases where the sales price of the property is 20 percent or more over the seller's purchase cost, the lender must justify and document the reason for the increase in value with the seller or through an appraiser, and must have an inspection done and provide a copy to the purchaser.

Will It Help?...

In part of the waiver order, the FHA says, "As a result of the currently tightened credit market, FHA-insured mortgage financing is often the only means of financing available to potential homebuyers. FHA has an unprecedented opportunity to fulfill its mission by helping many homebuyers find affordable housing while contributing to the stabilization or neighborhoods and communities."

This could actually be as good or better an effort as the homebuyer tax credits which expire this April. We'll have to wait ans see. But, let's hope so!

Roll me over...
In the clover...
Roll me over in the clover,
And do it again!

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