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Updated:2006-08-10 11:42:51
Is It Time to Cut Your Price?
Recent Features

Call to Action in Property tax laws

The Legislature adjourned Sine Die at 6:28 pm bringing the 2007 Special Session on Property Tax Reform to a close. Both the House and Senate passed all three bills making up the property tax reform package. The package includes a statutory rollback and cap of property tax rates, a proposed constitutional amendment creating a "super homestead exemption" and a bill designating the upcoming January 29, 2008 presidential preference primary as the date for Floridians to vote on the "super homestead exemption" amendment. FAR is very excited about the work that the Florida Legislature was able to complete in 3 short days!

Below is some additional detail on what is included in the final deal. Also, attached is an updated chart (side by side) that you will find useful. We had an amazing response to our call-to-action and Legislators assured us that this is only the beginning. They will continue to work on reforms that we consider the top priorities such as "highest and best use."

The agreement consists of a two-tiered approach to achieve immediate relief and long-term reform. The combined elements of the plan offer $31.6 billion in tax relief over the next five years. This is touted by House and Senate leaders as by far the largest tax cut in the history of Florida.

1. The Statutory Component - Immediate Tax Relief

Cities and counties must lower their tax rates a certain percentage based on their past taxing conduct. This component of the plan offers $15.6 billion of tax relief over five years, with savings beginning this year. The statutory component affects all properties in a positive way (homestead, non homestead, commercial).

. First, all cities and counties must adopt the rolled-back rate for the coming fiscal year. In other words, tax levies for FY 2007-08 must be equal to tax levies for FY 2006-07, excluding taxes levied from new construction. Then...

. After adopting the rolled-back rate, the bill requires each city and county to further reduce taxes based on their recent taxing history (from 2001 to 2006, the period in which property values rapidly increased). To delve into this further, there will be five tiers. Between 2001 and 2006, if a County had an average annual tax levy increase of a certain percentage then they'd have to roll back a certain percentage more. So, if their tax increase was below 5% the cut is 0; over 5 to 7% tax increase the cut is additional 3%; over 7 to 9% tax increase the cut is 5%; over 9% to 11% the cut is 7%; and over 11% tax increase the cut is an additional 9%. The City cuts are similar. The bottom line is that those counties and cities that increased taxes at a faster rate than the statewide average must offer larger tax cuts. Those that modestly increased tax levies will in turn sustain smaller tax cuts.

. Beginning in 2008-2009 and every year thereafter, the bill requires all local ad valorem taxing authorities except school districts to set millage rates in accordance with the rolled-back rate, adjusted by the annual growth of Florida personal income. A local governing authority may override this cap requirement as set forth in Section 5 on page 13.

2. The Constitutional Component - Long-term Reform

The constitutional amendment cures the inequities in the property tax system by transforming Save Our Homes through a new "super" homestead exemption. The new exemption covers 75% of the first $200,000 of homestead value and 15% of the next $300,000, with all homesteads receiving at least a $50,000 exemption. Current homestead owners will be given a choice as to whether to keep their benefits and assessment cap under Save Our Homes or to use the new super exemption. The bill also authorizes a $25,000 Tangible Personal Property exemption and allows targeted relief for affordable housing, low-income seniors, and working waterfronts. This component offers $16 billion of tax relief.

3. The Special Election

This bill authorizes a special election for #2 above. Voters will have the opportunity to adopt the proposed constitutional amendment during the presidential preference primary on January 29, 2008. If voters approve the amendment, it will lower property tax bills in 2008. If the vote on the constitutional amendment is delayed until the general election in 2008, the reforms will not take effect until tax bills are calculated in 2009.

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Real Estate Bargain Bin Undeveloped Lots Drawing Buyers Condo Craze Coming to a Close Fabulous Pre-Fabs More Real Estate Articles

With the summer home-buying season fast ending, panic is setting in among sellers in slowing markets nationwide forced to consider price cuts to unload their properties.

The U.S. inventory of unsold homes hit a record 566,000 units in June. In some of last year’s hottest regional markets, inventories are five times higher than a year ago.

"Buyers are taking a wait-and-see attitude," says Blanche Evans, editor of Realty Times, a trade publication. "It’s the nature of buyers to seek a bargain, and if they think prices are going to go lower, they will wait as long as it takes."

Realtors are advising clients eager to sell to drop their price before the fall/winter sales slowdown. One leading, Washington, D.C.-area broker is telling those who want a quick sale now to cut their asking price to late 2004 levels.

Many sellers are ignoring such advice, suspecting agents are just trying to win easier sales for themselves. Yet a growing number of listings are languishing as buyers and their agents perceive them to be too overpriced to even waste time making an offer on.

"Some sellers think agents just want easy sales, but there are no easy sales these days," said Boofie O’Gorman, a top-producing agent in Reston, Va., for Long & Foster, a Mid-Atlantic realty firm. "I’m encouraging clients to make price reductions as quickly and deeply as possible. My advice on new listings is to price where it’s painful now, to avoid it being more painful later.”

So how do you determine if your property is overpriced, and how much should you shave off if it is? Here are recommendations from several real-estate experts:

Perish the thought

First, forget about the pie-in-the-sky figure you felt your house was worth. Just like with tech stocks before their 2000 collapse, paper gains aren’t worth crying over -- or holding out hope you’ll regain anytime soon.

To make reducing your asking price easier to stomach, consider instead how much you’ve made on your home. Calculate your annualized investment return based on your downpayment, not your purchase price. You may be pleasantly astounded.

Take a head count

How much interest has there been in your property? If 10 qualified buyers have been through and it remains unsold, it’s time to look hard at a price drop.

Evans offers this simple gauge: “If you’re getting showings but not offers, the buyers think your home is overpriced. If you’re not getting showings at all, the professionals think you’re overpriced.” In the latter case, you may be way overpriced, because the pros aren’t even recommending buyers take a look.

What’s your motivation?

If you don’t need to move, you can sit tight on your price. If you’ve bought another home can’t afford to indefinitely pay two mortgages, and don’t want to be a landlord, the question is how much lower should you go? In that case, cut your price at least by the amount of “carrying costs” you’ll pay on the vacant house until next spring’s selling season, including taxes, insurance and maintenance. To be safe, consider a full year’s worth.

Check the clock

How long has it taken to sell homes in your price range in your area recently? If yours has been on the market nearly half that time or longer, a price cut’s likely in order.

The reason: Buyers are suspicious about homes up for sale more than a couple of months – even if the only thing wrong with them is they were overpriced to start.

A lot to consider

How many listings are there in your area compared with a year ago? The larger the inventory, the more choices buyers have and the more price-competitive you need to be.

If your area’s supply is double that a year ago, it may not be cause for concern, especially in formerly hot markets where inventories were lean last year. If the number of unsold homes rose four times or more, you may want to cut your price sharply now to attract attention in an increasingly crowded field.

Go shopping yourself

On the next Open House day, ask your agent to accompany you on a tour of all comparable homes for sale in your area. Take the measure of each – in terms of pluses and minuses vs. your home – and then set your price low enough that it beats them all.

The advantage here: By scrutinizing the comps with your agent, you can have an open discussion with him or her that should relieve any suspicion about their price-cutting motives.

So what’s new?

If there’s significant residential construction in your area, you may want to make a pre-emptive price cut. Otherwise, you could soon find a nearby, brand-new home priced less than your similarly-sized, aging model.

Reason being: Developers and builders can’t afford to sit on vacant units, or financing costs will devour their profit. They’ll generally cut prices far quicker than existing home owners for that reason.

Especially bad timing

If you’re selling a condominium that’s drawn little interest, you may want to take decisive action. Unlike single-family home prices that have held up despite declining sales volume, condo prices already are falling – off 2.7% nationwide in June from a year earlier – and are likely to drop even further.

The reason: Condominiums historically appreciate fastest in value in the latter part of a rising home-price cycle, as buyers get priced out of single-family homes. Conversely, condo prices fall hardest in the first part of a declining market as single-fame homes become more affordable.

A reasoned half-measure

If you don’t want to cut your price yet, but want to attract buyers' attention, consider contributing to the buyer’s closing costs -- $5,000, $10,000 or whatever the maximum your state allows.

By minimizing the cash your buyer needs to bring to the table, you’re essentially helping them get into your home. You still may have to come off your asking price by a fair amount, but you may entice more buyers to take a look with the closing-cost offer.

Walk a mile in their shoes

Ultimately, the best indicator of whether your home is overpriced is to ask yourself: “What would I pay for my house today?” Put aside sentimental attachments and instead take note of all the home-improvement projects you never got around to.

After years of home sellers making out like bandits, buyers will soon be scoring deals. So at what price do you think your house would be a great deal these days? Add on two or three percent for negotiating room and that may be an attractive asking price – at least for the moment.

2006-08-09 15:30:56

RISMEDIA, Jan. 31 — (KRT) — If you're buying a single-family home or condominium, plan to live in it long term because the days of making fast cash in real estate are over, industry experts said.

"Everybody can't be Donald Trump," said Henry Fishkind, an Orlando economist who spoke at an Urban Land Institute seminar at the Seminole Hard Rock Hotel & Casino in Hollywood. "I'd be cautious right now."

Fishkind and other analysts agree that the housing sector has peaked and predicted problems for the condominium markets in West Palm Beach and Miami, where thousands of units are expected in the next few years.

The condo market in Fort Lauderdale is in better shape, mostly because of restrictions on supply imposed by the city, analysts said.

In Miami-Dade, more than 71,500 units are built or planned, Miami real estate consultant Jack Winston said, adding that only 9,100 units were completed countywide in the past 10 years. He did not release figures for Broward or Palm Beach counties.

Some small banks will be in trouble because they've loaned money to condo developers who won't follow through on building plans as the market softens, analysts said Friday. They think falling land prices are inevitable during the next year.

Likewise, real estate speculators will take hits if supply continues to outpace demand, hurting their ability to resell or rent units. Already, agents are reporting price reductions in some condo resales.

"Miami is ground zero for the housing bubble," Winston said. "It's going to be severe in Miami, and it's going to be problematic in West Palm. We've built too many units compared to the projections for real users."

More than 6,000 units are coming to West Palm Beach, mostly in the downtown corridor, officials have said. But unlike Miami, West Palm can't count on a large contingent of international buyers to scoop up condos, Winston said.

Developers point to the growing numbers of young professionals who want to live in downtown condos, Winston said. "The problem is, while they are an emerging market ... they can't afford the product," he said.

Mortgage rates could climb above 7 percent this year -- which would be enough to slow housing growth but not enough to cause markets to crash, Fishkind said.

Converting apartments to condos was one of the industry's hottest trends in 2005, but it will slow somewhat throughout South Florida this year, Deerfield Beach consultant Jack McCabe said. As a result, condo converters will head to other areas, such as Tampa, Orlando and Jacksonville.

The cost and scarcity of building supplies, particularly cement, will continue to affect development for a third consecutive year in 2006, said Ken Simonson, chief economist for the Associated General Contractors of America.

Simonson is more optimistic about the national housing market than other experts, saying he expects no more than a minor decline of 1 to 3 percent in 2006.

Copyright © 2006, South Florida Sun-Sentinel
Distributed by Knight Ridder/Tribune Business News.

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Time To look at Title, Escrow Fees

by Proderick Berkins

Advocates suggest demanding a receipt for each and every charge on the settlement statement, but be prepared for resistance and be prepared to delay closing to get them. If you choose to go the receipt route, ask for a waiver of any fee not accompanied by a receipt.

Authorities are investigating title and escrow companies again and that's a signal for you to also take a look at the firms you hire and the charges you pay for the Title work.

Five of California's largest title companies are under investigation for charging too much following allegations by Consumers Union that refinancing homeowners are getting hit hard.

In New York, eight class-action suits against large title insurance companies allege that they intentionally overcharged homeowners refinancing their loans.

Two years ago, California went after the title and escrow industry and collected millions of dollars in the nation's largest ever suit against the industry, for allegedly bilking the state's consumers out of a half billion dollars.

Maryland's insurance commissioner obtained a court order to take control of a title company and suspend the company's and two agents' licenses in an investigation of more than $1 million in missing escrow funds and insurance premiums owed to home buyers, sellers, insurers and others.

Also during the same crack down era, Colorado fined seven title insurance agencies for violating state insurance laws and regulations, among them, charging the wrong rates to customers and applying unregulated rates.

"We urge the (California) Insurance Commissioner to investigate whether insurers are charging excessive rates and to help consumers save money by fostering greater competition in the marketplace. And if the Commissioner determines that companies have been charging excessive rates, he should order them to make refunds to consumers," said Norma Garcia, senior attorney for Consumers Union's West Coast Regional Office regarding the latest case against title and escrow companies.

Given the title and escrow industry over the past few years has remained as rife with complaints about the fees it charges as the subprime mortgage market has been with complaints about predatory lending, it behooves consumers to be just as diligent scrutinzing title and escrow fees as they should be when examining loan papers.

Title and escrow fees, among others, come into play when the seller accepts a buyer's offer and the two "open escrow" with a title or escrow company or, in some cases, an escrow attorney.

The escrow account holder is supposed to be a neutral third party that holds onto, and then exchanges, disburses and transfers deeds and other documents and money. With disbursements it pays off existing loans and it records deeds, prorates property tax payments and interest and it helps with the transaction's other transfer details.

Most of the monies associated with the home purchase are funneled through the escrow account including the buyer's deposit, money for the escrow account itself and related services, title insurance and title search fees, the mortgage money and associated fees, the real estate agent's commission, recording fees, filing fees, transfer fees, notary fees, courier fees and a host of others.

All these costs become "settlement costs" recorded on the U.S. Department of Housing and Urban Development's HUD-1 "Settlement Statement" or a reasonable facsimile, which discloses all of a housing transaction's costs for both the buyer and the seller.

If you want too keep title and escrow companies out of your wallet, follow these guidelines.

Educate yourself. Consider investing $20 in Sandy Gadow's "Your Real Estate Closing" (McGraw Hill $19.95), an investment that can save you hundreds of dollars. The book is a model guide to title, escrow and other closing issues. Gadow's web site EscrowHelp.com, is also an invaluable resource on the subject.

Before hiring a title or escrow company or escrow attorney, obtain several referrals from those you trust, family, friends, co-workers, real estate agents and others who've recently closed a satisfactory escrow.

Ask for a referral to the title or escrow officer, not the company. The officer should be familiar with the type of home you are selling, especially if it's a condo or other multiplex home.

The escrow office should be conveniently located or able to tap branches near you. Saving time saves money.

Consider a professional who is patient, exacting and willing to give you the time and information you need to understand escrow.

Compare the costs of different escrow and title companies before agreeing to use one. Fees can vary widely. Ask for all escrow costs from title insurance and search and escrow service fees to all the little so-called "garbage fees" that crop up in escrow.

Be aware that refinance-related title discounts, for example, may be available when the loan being refinanced is less than 10 years old. State regulations vary on allowing the discount, but the recent Consumers Union survey of California companies reported that the average rate quote on a $250,000 refinancing made by six of the largest title companies was $750 -- well above $275, one the lowest refi prices available in the market.

Be sure when you complete an application for a loan you get settlement costs and good faith estimate information. RESPA requires the lender or mortgage broker deliver these documents to you within three days of receiving the application.

Remember, the good faith estimate is only an estimate or range of charges. For example, the lender may not know the costs for a escrow agent or title company that you use, or the exact amount that will be collected for title insurance and other costs not levied by the lender.

To avoid surprises, let the lender and settlement agent (escrow or title company) know that you will want to see the settlement statement one day in advance and that you won't be rushed on closing day.

Compare the good faith estimate with the settlement statement, contact the lender as well as the title/escrow company, demand that they explain any differences. Ask the lender, title or escrow companies to waive any fees that were not listed in the good-faith estimate.

On closing day, come prepared with plenty of time, pencil, paper, a calculator, and an inquisitive, demanding mind. You are allowed to have your representative -- a real estate agent, mortgage counseler or other professional -- attend closing with you.

Do not hesitate to question any amount that you do not understand and sign nothing until you understand each charge.

Hard nosed consumer advocates suggest demanding a receipt for each and every charge on the settlement statement, but be prepared for resistance and be prepared to delay closing to get them. If you choose to go the receipt route, ask for a waiver of any fee not accompanied by a receipt.
Published: April 18, 2003


WHAT IS A HOME BUYER'S AGENT? A true home buyer's agent represents only the buyer in the transaction. Another agent, called the listing agent, usually represents the seller. Or, in about 20 percent of home sales, the home seller might not have any agent, such as a do-it-yourself, for-sale-by-owner seller. These sellers are called "fizzbos.

Before beginning the home purchase search, smart home buyers get pre-approved in writing by an actual mortgage lender. This step is known as mortgage pre-approval.Realty agents can often advise as to which local lenders offer the best terms and easiest borrower qualifications.

However, beware of any lender who merely says you're "pre-qualified" for a mortgage. A pre-qualification letter from a mortgage broker or other lender stating the prospective home buyer appears qualified to obtain a home loan means absolutely nothing.

Especially when doing business with a mortgage broker, be sure the broker obtains your pre-approval letter or certificate from an actual lender.

Can you keep a little secret, just between us? Any licensed real estate agent can be your exclusive buyer's agent.

Most states now require realty agents to provide written disclosures as to who they represent in the home sale, such as buyer only, seller only or both, which is called "dual agency."

WORKING WITH A BUYER'S AGENT USUALLY COSTS HOME BUYERS NOTHING EXTRA. In a typical home sale, the listing agent splits the sales commission equally with the selling agent who obtained the buyer. That means a buyer's agent usually costs a home buyer nothing extra.

However, a possible situation where a buyer's agent might cost the home buyer extra is when the buyer's agent arranges the sale of a for-sale-by-owner residence.

Most do-it-yourself sellers realize they must pay at least half of a customary sales commission to gain access to home buyers represented by buyer's agents. In such a situation, where the seller pays the buyer's agent half of a normal sales commission, hiring a buyer's agent costs the buyer nothing extra.

The unlikely situation where working with a buyer's agent will cost the buyer extra occurs when the buyer's agent shows the buyer a FSBO home but the seller refuses to pay the buyer's agent even half of a customary realty sales commission, typically 3 percent of the sales price. In that rare situation, the buyer is obligated to pay the buyer's agent the agreed-upon amount, usually half of the normal sales commission in the area.

WHEN BUYER'S AGENTS HAVE A CONFLICT OF INTEREST. As explained earlier, any licensed real estate agent can be your buyer's agent representing your best interests in your home purchase.

However, when a buyer's agent works at a realty brokerage where another agent obtained the listing on the home the buyer wants to buy, there's a conflict of interest problem.

Legally, it's called a "dual agency." That means one agent obtained the listing and another agent obtained the buyer, but both agents work for the same brokerage. Another dual agency situation can arise when the home's listing agent finds a buyer for that home. In the brokerage business, it's called "double ending" the sale by representing both seller and buyer.

A few states have enacted laws for that situation allowing one agent in the brokerage to represent the home seller while another agent with the same firm represents the buyer.

Although dual agency is perfectly legal in all states when it is disclosed to the buyer and seller, it is potentially a conflict of interest with the same brokerage representing both buyer and seller.

However, this problem won't arise when a home buyer purchases a home listed for sale by another brokerage. Then the buyer's agent works for one firm and the seller's listing agent works for another firm.

ASK WHO REPRESENTS WHOM? It is very easy to get confused when buying a home about who represents whom. For example, suppose you wander into a Sunday afternoon open house. You fall in love with the home.

You're ready to buy because you're already pre-approved for a mortgage. The friendly realty agent holding the open house will gladly accommodate you and prepare your purchase offer.

However, be sure to ask, "Who do you represent in this home sale?" The agent will probably disclose she represents the seller. Or, with the seller's permission, she can act as a dual agent representing both seller and buyer. But that's an inherent conflict of interest.

Better yet, maybe you should pick up a phone, call your own buyer's agent and say, "Get over here fast to prepare my purchase offer on my dream home." Then you will have your own buyer's agent looking out for your best interests.

SUMMARY. Most home buyers need their own buyer's agent to look out for their best interests. But buyers should be aware of the potential conflicts of interest, especially when a buyer's agent shows a home listed by the same brokerage by a seller's agent. Be sure your agent provides a written agency disclosure so you know who represents whom in the home sale.

(For more information on Bob Bruss publications, visit his

McLEAN, Va. (CBS.MW) -- ( march 13 2003) The benchmark 30-year, fixed-rate mortgage fell again to a new low this week, averaging 5.61 percent nationwide, Freddie Mac said Thursday. That puts the average at its lowest since the mortgage agency began tracking loans in 1972 and matches the FHA rates dating to the early 1960s. The 15-year mortgage, a popular refinancing alternative, fell below 5 percent to 4.93 percent, also a record low


How Your REALTOR Keeps You And Your Home Safer
Sellers, one of the best reasons to hire a REALTOR(r) to represent your home in the marketplace is for security reasons.
FEB 25, 2003
Realty Times
Sellers, one of the best reasons to hire a REALTOR(r) to represent your home in the marketplace is for security reasons. Realtors are trained to help protect your safety while promoting your home to buyers in a wide variety of mediums from the Internet to the sign in your yard.

Because they work closely with the public in unique ways, Realtors are considered by law enforcement officials to be in a high risk profession. Realtors are mobile, work in a variety of locations, and are often in the company of consumers whom they may not know well. To protect their own personal safety, as well as your property, Realtors have evolved a number of safety guidelines that might be helpful for you as a consumer to know.

Qualifying buyers

One advantage of working with a Realtor is that buyers won't come to your home without being accompanied by a professional. Realtors make themselves the point of contact so that you don't have to open your door to just anyone who comes along. They also share information about your home in a broker cooperative called the multiple listing service (MLS), so that other brokers may bring their buyers.

The buyers that your Realtor and others bring are also likely to be better qualified to purchase your home. Realtors work with buyers to make sure they are capable of making a sound offer on your home, but they also do some qualifying for their own personal safety. As they accompany buyers to your home, they know they can be victimized as well as you if they aren't careful and know who they are dealing with.

Promoting your home with virtual tours and multiple photos

Realtors promote your home on Internet sites such as Realtor.com, where homes are showcased with virtual tours and multiple photos. According to Realtor.com, homes with virtual tours are viewed 40 percent more often by consumers than those without. Internet consumers have been proven to choose a home, buy more expensive homes and close more quickly than offline buyers, according to the California Association of Realtors.

Your Realtor may suggest a virtual tour or multiple photos, but for your personal safety and the protection of your valuables, she or he may insist that precious items, such as collectibles or rare paintings, not be displayed. In fact, your Realtor may suggest that you store valuables while your home is being marketed.

Open houses

Most Realtors who offer open houses do so with increased security. Either they will ask another Realtor or a lender to accompany them, or they will notify their offices and other persons of their whereabouts. Realtors request visitors to sign in and many are starting to request drivers' licenses of buyers before allowing them to view the home.

Because open houses are so public, rarely do buyers attend with the intention of pilfering anything, but you can foil people who want small items such as high-cost prescription medicines by cleaning out your medicine cabinets for the duration of the open house. Also, clear off any bric-a-brac and collectibles, and keep jewelry under lock and key.

Your personal safety

Don't ever open your door to anyone who says he or she is interested in seeing your home. If the buyer is genuine, he or she will be accompanied by a Realtor, but keep in mind, that no Realtor would stop and knock on your door without going through a proper procedure to consult the MLS for showing instructions. So if you get a knock on the door, direct the buyer to contact your agent, and let the agent qualify the buyer and determine if the buyer is represented by a Realtor or not.
Copyright © 2003 Realty Times. All Rights Reserved.

Long Term Mortgage Rates Fall Even Lower
In Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed-rate mortgage (FRM) averaged 5.79 percent, with an
FEB 28, 2003
Realty Times

McLEAN, VA -- In Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed-rate mortgage (FRM) averaged 5.79 percent, with an average 0.6 point, for the week ending February 28, 2003, down slightly from 5.84 percent last week, and setting still another record low. Last year at this time, the 30-year FRM averaged 6.80 percent.

The average for the 15-year FRM this week is 5.14 percent, with an average 0.6 point, down from last week's average of 5.21 percent, also the lowest ever recorded since Freddie Mac started tracking it in 1991. A year ago, the 15-year FRM averaged 6.28 percent.

One-year Treasury-indexed adjustable-rate mortgages (ARMs) averaged 3.83 percent this week, with an average 0.6 point, up slightly from 3.81 percent last week. At the same time last year, the one-year ARM averaged 4.94 percent.

"Debilitating forces, such as looming war clouds in the Mideast, declining consumer confidence and other issues, are making an economic rebound difficult," said Frank Nothaft, Freddie Mac chief economist. "And when the economy is weak, interest rates tend to follow suit.

"Low rates will continue to keep the housing industry busy this year, and indications are that there is a good chance home sales may set yet another record in 2003."
Copyright © 2003 Realty Times. All Rights Reserved.



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