Greater Michigan Realty

Mixed-use building properties make for great commercial real estate investing opportunities these days. “Naperville, Illinois, is a good example of urban-type development in a suburban setting,” says Robert Bach, senior VP of research and client services for Grubb & Ellis Co in Chicago. “Mixed use has a profound impact on the way cities are growing,” he adds. “It represents more intelligent use of land, and traffic is worsening, so there’s more acceptance by households and businesses to be located in mixed use.” The predominant preference is to live, work and play all within a short radius to cut back on unfavorable commutes and driver frustration.

One group of people drawn to new urbanism properties are well-to-do baby boomers. They like the idea of comfortably aging in a resort-like setting, where they can do all their shopping, working and living in the same building. In Palm Beach, Florida, some luxury communities even incorporate fitness centers and Aveda spas into their beachfront condos. “We believe there is going to be a great demand right now for these properties,” says Creative Choice Group President Dilip Barot, who is working on just such a real estate investment property. “More affluent people are getting interested in wellness and there are more people willing to live this lifestyle.”

In many pockets of downtown, mixed-use building properties are replacing old factories, dated apartment complexes, senior living centers and abandoned shopping malls. Experts from the Urban Land Institute posit that nearly all modern urban renewal projects involve a combination of different amenities all in one convenient venue. “It represents an efficient use of space and attractive development if you’re trying to bring people back to older parts of the city,” explains John McIlwain of the Urban Land Institute. City planners like these projects because they reduce the need for fuel consumption and encourage walking, which is something many Americans are conscientious about these days. As a result, many investors are snapping up old factories in property auctions and converting them into mixed-use spaces.

When you’re looking for building properties for your new urbanism project, consider old factories, warehouses, abandoned strip malls and beaten up apartments/condos. All these places can be purchased for low prices and transformed into an upscale community center. Choosing the right location is essential, so be sure you’re near transit hubs and other amenities. Attracting the right businesses into leasing with you will also be important, so you may want to meet with some prospective clients before you begin building to assess their needs and desires too. Creative real estate investing involves bringing all parties to the table — architects, urban planners, retail managers and community leaders, included.

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You may have heard of Madeira the majestically beautiful Portuguese island which has been an appealing destination for the discerning holidaymakers looking for a warm Mediterranean alternative with sunny climate and an idyllically surroundings

The airport in Madeira was opened in 1963, full of eager passengers from Germany, Scandinavia and the UK looking for winter sun.

The island is also right on the cruise ship route, the capital being a favoured port on the Atlantic cruise routes.

Madeira has much to offer, restaurant nightlife and dining is a very appealing as Madeira wine is well known all over the world and the food is excellent.

Madeira offers many excellent leisure pursuits including mountaineering & hiking in the countryside as well as leisure walking around the picturesque towns admiring the Madeira property architecture.

Water sports including surfing, deep-sea fishing are also very appealing and the 20 beautiful blue flag beaches are still a huge draw.

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Each house seller is afraid of the long tiresome periods of time that sometimes seem to be endless when the real property seems to be totally unwanted, although it may seem to have the good potential for a market grab. In case you actually would like to sell the real estate in the shortest term that is possible even at times of a considerable crisis of the real property market, then what you actually need is to put yourself on a prospective house buyer’s place.

May be the quickest and the less expensive method of putting the house back on the real estate market consists in listing your real estate online. A lot of real property web sites exist that would be very glad to place a new house for sale on their web pages, but you should be cautious of swindles. Though there are the real estate web sites that require a certain charge or the fixed percentage from money made from selling of a home, you need to resolve by yourself what web site seems to represent a real and actual company and which one is just looking for quick money.

As a rule the real companies have a license and the special permission which they can demonstrate to their clients, you should only ask for it. In fact you really have to ask for it in case they want a bit too high price for the listing. Anyway, there are plenty of web sites offering the same type of a service but for free and you should not forget about the real estate agents who want nothing but a little percentage from the home sale. Choose what you like more.

It is also very important to get an actually good photo of the house for sale in order to put it next to the house listing. Indeed nothing can ruin an impression from a house for sale faster than a dingy and uninteresting photo of the property. What you should try is to go for corners and to do your best to photo your house for sale under the bright sun rays. In this case the corners of a house will be accentuated as well as the contours of it, that is definitely better than if they were hid in the shadows.

In case you have firmly decided to have your house for sale listed, then try to consider the details regarding the ways to distribute the info about the real estate for sale. Obviously, it is assumed that you have all the facts regarding your house such as its precise dimensions, facilities and special features and also that you already have it estimated. To distribute the info means to ask that web site where your real estate is listed or to ask your real estate agent if they provide all the essential details themselves or the potential house buyers need to contact you directly.

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Contemplating the choices of a house or a Apartment If you are purchasing for the first time you need to consider the advantages and disadvantages of both opportunities. To help you choose what’s best for you, we’ve prepared profiles of the ‘average’ happy condominium and happy house owner. These examples may not match your individual character exactly, but we hope that identifying with them it, it will help you figure out where to focus your quest for the perfect place!

Hari wants a condo.

Hari left the family home and sub let an apartment. He is a professional who is always on the go. Although some of his comrades have moved in dissimilar directions, some of his friends still lease. Now most of his comrades are moving ahead, his home is feeling restrictive and boring. He is now looking to the tomorrow. A more spacious place, one that he can call home. A place he can accommodate friends, decorate and buy some furniture for. Cutting back on driving for routine trips such as shopping, going out, visiting is important to Hari as he works drawn out hours. Hari’s pursuits do not depend upon a lot of space, so space is not something that he requires. He also doesn’t like the idea of the upkeep and money needed to maintain masses of space. Storage space and a massive flat wall for a TV is Hari’s requests. Modern, stylish and new are his favorites. A garden that needs caring for is a catergorical no-no. He wants a condo that has all inclusive services so if something goes faulty its fixed and at no extra charge. Hari has his own gang of friends so doesn’t want neighbours that are always calling. He acknowledges that racket now and again is part of life. High security with constant 24/7 security guards is a must. When it comes to taking care of himself, Hari cares about his shape, so it’s great that the building has state of the art training facilities and a nice pool – there’s a savings on his gym association right there, because the monthly condo fees cover all the amenities! Looking to the tomorrow, a parking space would increase investment value to the property. He needs to consider the tomorrow as there is always a period when someone moves on. The future has not happened yet, so who knows how circumstances will change. For now, though, the affordability and availability of a condo seem to make a lot of sense.

Susie wishes to live a house.

Having a personal space is one of the things Susie likes the most. When she was in college, she had enough of communal living and now she doesn’t miss having only thin walls separating her and her neighbours at all. Having privacy and enough space definitely outweigh the amount of time Susie spends travelling to work, and when it comes to shopping, she takes the SUV and fills it up at the supermarket once a week. Her two children are what Susie values the most, and she needs to have a safe yard for them to be able to run and play around, exactly the way she did during her own childhood. Plus, there are lots of other families in the neighbourhood who have school age children, and Susie likes knowing the other parents are on the same page (there’s always someone to compare notes with about school sports, the best babysitters and the new off-leash park). And although Susie and her husband Stuart haven’t really thought about growing their family, it’s just an option that in the future they might have another baby, or maybe Stuart’s mother might need to move in with them later in life. So they of course need enough room for the family to expand. Stuart likes to work on his vintage car in the garage and their daughter Jenny is already into playing the drums, which she wouldn’t be able to do in a condo – it gets loud enough in the basement as it is, so Susie’s planning to have it soundproofed and build in a bathroom to make a perfect teen asylum. On weekends, they enjoy having a garden – Susie likes to dig around and pick fresh vegetables as Stuart fires up the grill for a barbecue. Susie and Stuart also consider very important the fact that they legally own the land they live on. Well, if the roof leaks (as it did last year after all those storms), it’s still their own roof and they had some cash for such emergencies saved aside. Every house just needs some occasional repairs, that goes without doubts. Susie and Stuart have divided all the upkeeping jobs up and each of them knows what his/her responsibility is – for Susie, it’s mowing the grass, whereas Stuart has to take the recycling out to the curb. They just don’t mind this work, it’s a part of their life. As for security, Susie’s confident that the new system they just installed will keep the burglars out, plus there’s a residents’ association to keep an eye on things. She likes the safe neighbourhood and would like to put down ‘forever’ roots.

Final advice

So now which one of our two stories felt closer to you – Hari or Susie? Maybe you don’t completely match either one – in which case, you may enjoy the benefits of living in a condo town house, which can combine a lot of the advantages of both condos and houses.

If you determined that a condo could be a better fit, never let the monthly condo fees, combined with property taxes, mortgage and insurance, exceed 30% of your monthly income. Always look at the financial health of the Homeowners Association (HOA) to see if the monthly condo fees actually cover pricey repairs to the building, or whether residents have to pay an supplementary premium every so often (this depends on the health of the reserve fund, which your real estate lawyer can look at for you, as well as the condo by-laws; sometimes, for grave or unexpected repairs, arrangements are made for special assessments to cover these costs). What is contained in your fees? If there are extra amenities included do you really need them? Make sure your proposed building is pet-friendly if that is an issue for you, and find out the probable utility costs for anything not covered in the condo fees (i.e. heat, hydro). If your condo has many of windows there could be meaningful heat loss so your expenses could rocket if heating is not taken into account.

If you decide to go for a house, our recommendation is that you shouldn’t pay more than 25 per cent of your monthly income for the mortgage plus the property taxes. In any way, you will have to pay all for all the maintenance necessary at the house. Think about the cost of upkeeping and your own ability to keep up with the repairs – the fact that the responsibility for everything, from a leaky faucet to a flooded basement, will stay with you. Also the financial and physical costs of transportation is important to be considered, as it will probably rise, especially if your new home is in a suburb. If you don’t want to be surprised by any problems with the mechanical systems of your new home that would also surprise your budget, make sure to examine a recent home inspection. For example, a fixer-upper with an ancient furnace, old wiring and insufficient insulation will demand a more or less immediate cash infusion just to make the house liveable.

Condo or house? Specifically for first time consumers, this can be a difficult question because each choice has its advantages and disadvantages. To make your preference easier we have examined both the condo and house owner. These examples may not match your individual character exactly, but we hope that recognizing it, it will help you decide where to focus your quest for the perfect place!

Hari wants a condominium.

Hari is a on the go professional who has been leasing an condominium for a couple of years after leaving the nest. Although some of his comrades have moved in other directions, some of his friends still let. Now most of his comrades are moving on, his home is feeling restrictive and boring. What Hari is looking for is the opportunity to have more space, paint, buy new furniture for something that is his own. Hari is looking for someplace that is more central for his needs as he works long hours and doesn’t want to be driving miles just to go to the shops. Hari’s pursuits do not need a lot of space, so space is not something that he requires. He also doesn’t like the thought of the upkeep and money needed to maintain masses of space. Wardrobe space and a big flat wall for a TV is Hari’s requirements. Modern, stylish and new are his first choices. Tending to an outdoor area is not something he desires to do. He doesn’t want to tinker with a fuse box or mend the sink – he desires someone to take care of these things as soon as they go askew, with no surprise bills to pay. Hari has his own circle of friends so doesn’t want neighbours that are constantly dropping in. He acknowledges that racket now and again is part of life. High safety with constant 24/7 security guards is a must. A pool and gym would be an added advantage especially if they are combined in the cost as Hari likes to keep in top form. It will also save on gym fees. Access to a parking space will aid with the resale value even if Hari does not aquire a car. This is not likely to be his last move, so resale is crucial. We can’t look into the future. Condo life is the obvious conclusion for a person at this stage in their lives.

A house is Susie’s preferred option.

Susie likes her privacy. From the times at college, she still recalls how it felt having only a thin wall between her and her neighbours, and doesn’t want any of this anymore. Spending some more time for travelling to work is not a problem for Susie, as long as she has her privacy and enough space around. And as for shopping, she just takes her SUV to the supermarket once a week and load it up. When Susie was a child, she used to run around the yard all the time. And this is what she wants also for her own two kids, who mean everything to her. Plus, there are lots of other families in the neighbourhood who have school age children, and Susie likes knowing the other parents are on the same page (there’s always someone to compare notes with about school sports, the best babysitters and the new off-leash park). And though Susie and her husband Stuart haven’t really thought about expanding their family, it’s just an option that in the future they may have another baby, or maybe Stuart’s mom might need to move in with them later in life. So Stuart and Susie’s family definitely needs enough room in case it will grow in the future. Stuart likes to work on his vintage car in the garage and their daughter Jenny is already into playing the drums, which she wouldn’t be able to do in a condo – it gets loud enough in the basement as it is, so Susie’s planning to have it soundproofed and put in a bathroom to create a perfect teen retreat. On weekends, Susie loves to tool around in her garden, which is really her pride and joy – there’s nothing like picking fresh vegetables for a salad while Stuart fires up the grill. For Susie and Stuart, it’s also very important that they are owners of the land they live on. If it happens that the roof starts to leak, as last year after the storms, it’s still their own roof and they have cash saved for such cases. Any house just needs some occasional repairs, that goes without doubts. Susie and Stuart don’t mind staying on top of the upkeeping work, as they each have their own tasks and responsibilities (Susie cuts the grass and Stuart takes the recycling to the curb). As far as safety is concerned, Susie believes that their new system will keep the burglars out of their house. And also there is a residents’ association that keeps an eye on what’s going on around. She likes the secure place and wants to put down ‘forever’ roots.

Final advice

So now which one of our two profiles felt closer to you – Hari or Susie? Some people may feel neither of our stories is close to their own situation – these may be the ones who would like living in a condo town house, which has a lot of advantages of both condos and homes.

Look out your finances. All housing costs, fees, taxes and regular related expenses should come to a maximum of 30% of your net monthly cash flow. Find our whether building damages are covered in your fees or whether you have to make extra or one off payments. The Homeowners Association (HOA) or a real estate lawyer can proof read into your contract for you. Also consider what amenities are received within the monthly fees and if you are likely to take advantage of them often enough to legitimize spending your hard earned money. You may not have a pet but if this is an matter check to find out if your building allows them. Also ask around to find out what your utility bills may be. Additional bills could enlarge your monthly expenses acutely if they are not included in your fees.

If you choose to purchase a house, then we recommend that your mortgage together with all property taxes shouldn’t eat up more than 25 per cent of your monthly income, just to make sure you have enough cash left for any necessary upkeeping. First try to estimate the necessary upkeeping expenses and also to what extent you are able to manage the repairs needed, as all the responsibility (from a leaky faucet to a flooded basement) will be just upon you. And how much will be your costs for transport? Don’t forget about these, as it is important to be considered, especially when moving to a satellite. Make sure that you examine a recent home inspection to prevent any surprise problems with the home’s mechanical systems, from wreaking havoc with your budget. For example, a fixer-upper with an ancient furnace, old wiring and insufficient insulation will demand a more or less immediate cash infusion just to make the house liveable.

The first thing you should do is ensure that you have done your research on buying property in Spain. This boils down to knowing how the process of home ownership commences in Spain, and carefully identifying any risk that could go along with your purchase.

Keep a practical outlook on the entire buying process, this way your emotions do not influence your ability to come to a logical realization about purchasing the property.

Have a plan of action already in the works, this way you can rest easy that you will make a great decision about your purchase.

Seek out an independent lawyer to assist you in the decision process. Do not hire a lawyer that a seller tells you to; hire a lawyer on your own terms to assure that you can trust their judgment.

Only commence in transactions with companies that are legitimate as well as reputable. Research every company before you make a decision on which one would be best to assist you in your home buying endeavour.

Before signing a contract or paying any money on a home, allow your lawyer to investigate over the contract and they will tell you if the sale is a good or bad thing to go into. Never sign for a deed that is an off-plan property until you already have a license to occupy the property in your hands.

Be extremely sceptical about the entire home buying situation. Wishful thinking and joy can cause you to lose sight of what truly matters in your home buying escapade. Do not be easily convinced. You should not allow anyone to tell you what home you should buy, this should be your decision.

Before ever submitting a deposit, ensure that your finances are intact. If your finances are not in great shape, you will risk the chance of losing your deposit money.

Make sure that you understand all of the obligations that you have with your property in Spain. The taxes may be excessively low; however if at any point you do not make them your house can be confiscated.

Consider contacting one of these specialists if you would like some more detailed advice

IMS Marbella, TSML

Before you begin looking at apartment buildings for sale, you need to be realistic about your investing range. You may want to offer units in the nicest section of town, but perhaps the property taxes and start-up expenses are too high. You’ll also need to decide whether you’re going to live close to your property and be actively involved in the day-to-day operations or whether you’ll need to hire a management company to preside over the business for you. Commercial real estate investing can be a risky venture for someone who is inexperienced, so it helps to start small and move onto bigger and better properties once you’ve got the hang of it.

The quality of an apartment building largely depends upon the neighborhood it’s in. The goal of any commercial real estate investing is to have 100% occupancy, which is only really possible if you’re situated in a low-crime part of town that is conveniently located near bus stops, retail centers, gyms, movie theaters, restaurants and grocery stores. Tenants with children will be looking for properties that are near schools with good reputations. If you’re unfamiliar with the neighborhood you’re looking to buy in, then you should check out a site like www.city-data.com to gather some valuable statistics about the area where you’re considering investing in real estate.

Another important consideration in looking at apartment buildings for sale is the area’s average rent. Since this will be the heart of your profitability if you buy investment property, it’s crucial that you do your homework. Low rents can be evidence that your neighborhood has “gone bad.” Affordable rents today may not be affordable rents tomorrow if large developments and property tax increases are planned for your region. You want to crunch the numbers and see that you can charge a comparable rate to neighboring apartment complexes and still churn a profit.

A good place for first-time investors is a residential, single-family home that has been converted into an apartment or a condominium. Both of these are lower maintenance. With single-family apartment buildings for sale, you’ll just be in charge of a small driveway and lawn, rather than a larger yard, more unit space and a massive parking lot. With condos, the resident’s condo association will help with repairs and ground maintenance. Single family real estate investment properties also tend to attract longer-term residents and families. As a prospective landlord, it’s a good idea to find a married couple to ensure stable income.

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The conditions on the Canadian real estate market in 2008 and the first half of 2009 are described in a report recently released by the Canada Mortgage and Housing Corporation. It is focused mainly on the housing starts and the problem of affordability to rent and own.

According to the report the Canadian real estate market is slowly getting better from the shock it suffered in the past year. While new home market actual starts decreased from January to June 2009 by over 43 per-cent compared to the same period in 2008, the MLS sales increased by over 17 per-cent in opposition to the July 2008 numbers.

The general movement on the real estate market is growth now, and this goes also for the new housing price index. From January to May 2009, the average price change has varied from -0.6% to -0.1%. The new housing price in Toronto has changed only slightly over zero numbers, in keeping with the recovery of the resale market.

Economic conditions: Unemployment

There are some optimistic news concerning the economy. Firstly, the unemployment is still growing, but it has slowed down and seems to be finally under control. In July, only 13,000 more people lost their jobs, which is not that many, as in the first three months of 2009, it was 273,000. Moreover, the Bank of Canada reports the positive outcomes of the stimulus packages that were brought out by many countries during the last year.

Affordability to rent

When we want to calculate the affordability to rent, we need to find out how many hours in a month people need to work in order to earn the average cost of a 2-bedroom apartment rent or the average mortgage payment down to 30% of gross monthly wages. In 2008, the average hourly income has increased by more than 5% up to $23.69 (Ontario: $24.65, Toronto: $24.93)).

Generally, the average number of working hours required to earn the average rent for a 2-bedroom apartment down to 30% has declined from 114 to 113 hours per month. The biggest decrease has been observed in St John’s, Brantford and Guelph, whereas in Toronto the number of hours declined from 149 to 146, meaning that Toronto ended up as the second most expensive city in this “competition”, just after Vancouver.

Affordability of home owner-ship

Whereas the number of hours necessary to rent didn’t decrease so significantly, the same number for average mortgage payments down to 30% of gross income was more perceivable – between 2007 and 2008 it declined from 255 to 240 hours. Toronto was one of the centers that experienced one of the largest declines in hours necessary to own: from 299 to 286. Nevertheless, the prices of owned places in Toronto are still fourth highest, after Vancouver, Victoria and Abbotsford.

Conclusion

As a result of the current situation when the housing market is still recovering from the second half of 2008, the new housing is now somewhat more affordable, which is news I really like to bring to my clients, being a real estate agent in Toronto. First half of this year shows steady or slightly declining prices and slightly improving affordability of both renting and home owner-ship. With ongoing low interest rate, this period of time remains a great time to purchase a property, before the market will take second breath.

Millions of Americans lost a quarter of their 401k savings in 2008, according to the Washington Post. This sudden loss of capital has many baby boomers scratching their heads, wondering how they can recoup some of their losses in a hurry. In the past, real estate was always a “safe bet,” since housing values were always climbing and people were always buying. As you know, much has changed over the last couple of years. Even so, if you approach investment properties with a wise business plan and look for the right real estate investment property deal, you can still come out ahead.

One type of profitable investment property is the vacation home market. Many investors look into overseas property where conditions are favorable to American investors. According to the Association of Foreign Investors in Real Estate, a non-profit trade group, some of the best foreign places to invest are safe bets like London, England; Paris, France; Shanghai, China; Tokyo, Japan; Singapore; Munich, Germany; Sydney, Australia; and Hong Kong. The idea with buying investment property overseas is that you must look for location, location, location! Choosing a safe, industrialized city, which sees a good deal of tourism each year is a smart bet. Many investors also like coastal beach properties to rent out as well. According to the editors of Live and Invest Overseas Magazine, the top coastlines to check out are: Veraguas (Panama), the Samana Peninsula (Dominican Republic), the Rocha province (Uruguay), Salinas (Ecuador) and Boracay (Philippines).

There are also many buildings for sale in commercial real estate investing. Matt Pitcher, an independent financial adviser at Towry Law in the UK explains: “Investing in commercial property has long been an exclusive tool to diversify larger portfolios, but now there’s the opportunity for everyone to take a slice of the action.” Since most space is rented out to established businesses on 10-25 year leases, the income from commercial property is more stable than residential. Also, the residential market depends upon an individual consumer’s access to credit, which can quickly dry up, whereas businesses typically have more avenues to corporate capital. The goal is to choose commercial investment properties that hold several different types of business (known as “mixed-use”) to weather any storm. Many of the newer buildings going up have space for offices, apartment or hotel units, restaurants, boutiques and entertainment.

There are many different places to find investment properties. You can browse the newspapers or Multiple Listing Service (MLS) websites in search of buildings for sale near you. You may also enlist the help of qualified mortgage professionals to guide you to the best deals. Sometimes they have access to unlisted properties or expired listings you wouldn’t otherwise be able to find. Property auctions and tours of government foreclosures can also be a way to find deeply discounted buildings that are up for sale. Before you take this big step, be sure you’ve taken classes, investigated building trusts and decided how you’ll manage the ownership of this new property.

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Today, real estate blog entries are a dime a dozen. However, finding a targeted blog from a mortgage professional in a particular nook or neighborhood can be rewarding. There are many New York City real estate blogs, for example, but very few about Red Hook in particular. Real estate agents find that developing a well-written blog with buying help for prospective clients can be a great way to delineate them from the competition, showcasing new buildings that are up for sale and drumming up some extra business. Some realtors even find that they are being contacted by newspaper publications because they are recognized as being a knowledgeable source or an expert in their field.

One reason to start a real estate blog is to attract new clients. As prospective buyers type in keywords, like “Ohio real estate,” “California foreclosure listings” or “farm properties in Wisconsin,” the search engines will pair up searchers with site owners who focus on that very content. Home buyers who enjoy your informative insights and witty, conversational tone will likely be back to your site to read more. Eventually, when the need to find buildings for sale arises, that person will come back to you, a new friend, for assistance.

Another reason to start a real estate blog is to attract media attention. Press releases, articles and blogs are often released in news searches to let newspaper writers know who to contact for a story. When they come across your interesting blog about farm properties up for grabs, they may think, “Hey this is a great person to interview for my article on this topic.” Suddenly, you’ve received more exposure than you could have ever hoped for! Studies show that consumers are very likely to look up a blog or website from something they’ve read in the newspaper or seen on TV, so it’s good that you cast your net there.

Since we’re not all natural born writers, most agents looking to start a real estate blog will outsource this work to an experienced copywriter who has a knack for research. Even if the copywriter isn’t from your particular neck of the woods, he or she can read up on the latest real estate investment property news and come up with compelling copy for you. Many real estate agents give their copywriter certain topics or areas to focus on and provide unique quotes to pepper the article with and ramp up their credibility in the buildings for sale industry.

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