Be Ruthless in Your Packing

This is your chance for a fresh start in your new home, so take advantage of it. Be absolutely merciless in your packing and cleaning out of your old space. Start working well enough in advance that you can tackle each room and closet with brutal authority – you show that clutter who is boss! A good rule of thumb is to try to discard two items for every one that you take with you.

Choose the items that are truly useful or special to you, but remember that pictures of items may be just as special as the item itself. This is an excellent time to toss out all of the clothing that doesn’t fit, to rid your home of that rickety old breakfast set and to toss out the toaster oven that hasn’t worked for two years. Make a large pile of everything you’re not going to need or not going to have room for in your new place. It’s not all trash – you’re able to put those discards to great use.

Make Money from Discards

Moving is expensive, but you can profit handsomely from all of that clutter you just collected and cleaned. Dust it all off, arrange it nicely on the lawn and have a large yard sale over the course of a weekend. If you’re retiring, you can label this your estate sale and have a professional handle the arrangements (You can even skip some of the cleaning out and sell directly from your home), but regardless of how you handle the sale, you should generate some nice cash in hand.

Your trash becomes someone else’s treasure, and be sure to price your items to move. This is a cleansing exercise that just happens to pay off handsomely, so price things low, put out lots of signs and be sure to advertise your sale in advance in a local paper or through an online site like Craigslist. There’s an added benefit of selling your items – you may find the motivation to sell even more stuff you’ve put aside when you see how quickly the earnings pile up. Now you can put that money to good use.

Makeover One Room Immediately

As you prepare to move into your new home, of course you’ll have tons of boxes and plenty to unpack, but focus first on one room in your home so that you can make that one truly special. You may choose to focus on the kitchen or perhaps the living room. Perhaps you’ll be most comfortable if you know that your bedroom is perfectly arranged to your taste.

In the first days of your move-in, wield a paint brush and get some color on the walls. Scrub down the baseboards and lay down your favorite rug. Move your furniture into position and buy some new window treatments with that cash you earned a few weeks previously. Open all of your boxes and arrange your knick-knacks and special items on the shelves carefully. Burn a candle or spray a bit of air freshener and in no time at all, you will feel home again. Now you’ll have an excellent point of inspiration as you move into other rooms of your new home.

Enjoy Your Savings

If you’re moving into a smaller home, your financial and time budgets are likely shrinking as well. Perhaps you’re downsizing to better afford retirement or just accommodating the new economy. Whatever the reason, arrange your budget now so that you can continue to enjoy low costs of living as the economy eventually improves. Spending less on your rent or mortgage as well as your utilities means you’re able to spend more on making your home into the sort of welcoming environment you love to come home to. Or at the very least you can relax at home knowing you’re able to finally afford things you need like life insurance and retirement savings.

That smaller home also means you’re likely spending less time cleaning and maintaining square footage. If you’re used to maintaining a four-bedroom, three bathroom house, suddenly going to a two bedroom cottage means you have ample time to enjoy life’s better pursuits – none of which include scrubbing toilets and vacuuming.

About the Author

Rebecca Garland is working hard to populate the internet with relevant, engaging materials. She writes for many clients and enjoys a wide range of topics including home improvement and real estate. You can learn more about Rebecca and her website content services on her professional website.

Wondering where to begin? To avoid becoming overwhelmed, it's best to start slow and small. By scheduling regular times to de-clutter in fifteen minutes per day, you can get a good start on removing the clutter from your home before burning out too quickly. Another option is to set aside one to two hour blocks of time one or two days a week. By scheduling de-cluttering times you can avoid feeling burned out and the desire to give up by doing too much at first.

Getting family members involved in the de-cluttering process is essential to removing clutter from the home. Help other family members, especially children, decide what is necessary to keep and what can be given or thrown away. Good habits early will help children avoid developing bad clutter habits as they grow.

Maybe you're not sure even how to begin to de-clutter. First, go into a room with a trash bag and a few baskets. Decide which items can be thrown away, donated, packed away and saved for a later date or kept. Separate these things accordingly. If something has not been worn or used in a year or more consider that maybe now is the time to pass it on or throw it out. By making these decisions and reducing the amount of things that we accumulate over time, it will be much easier in the future to stay organized and clutter-free. After you've sorted through items, immediately donate unwanted items to get them out of the home as soon as possible. Host a yard sale or an online auction to sell any items of value no longer wanted.

“A place for everything and everything in its place” is a good motto to encourage motivation to organize and de-clutter. When deciding where to store items for keeping, it might be a good idea to invest in shelving and other containers to keep clutter to a minimum. If everything has a place where it can be held, stored or displayed it will not be left lying around. Hooks and shelves for holding items at the front door, such as umbrellas or backpacks will help de-clutter this area. Cabinets and Lazy-Susans are great for holding and storing kitchen items as well as art and school supplies. Label, label label! Labeling containers will help family members understand where things go, especially young children. When family members can all pitch in the entire home will be more organized and clutter-free. Even young children can be taught where things belong and are able to put away their own belongings in their rooms or common areas. By including hooks and shelving at a child’s level a parent can teach their child to be more organized.

One of the main components of proper de-cluttering is to remove items from the home that are not necessary. Less is definitely more. By holding onto only what is needed and keeping those items properly organized, all family members can help to create a more comfortable, clutter-free home and atmosphere for all to enjoy.

About the Author

This article is written by Christine Miller in behalf of http://www.iowacityrealestate.com/. Christine applies these tips in de-cluttering her home as a result of her piled up collection of accessories, crafts and gadgets.

Your first responsibility will be to provide a secure and safe environment to the tenants occupying your rental. All building codes must be in place and you need to ensure that you are looking for the best people as renters. When you establish a building that is safe and inhabited by responsible people, your tenants will enjoy a better atmosphere and you will have less on your plate to handle.

The Property Management Company

In many cases you'll be handing the responsibility of repairs over to your property management company. What you need to understand is that the company you hire needs to represent you as a landlord so you must pick it well. This company will be a direct reflection of who you are and the standards you maintain. You should only choose a company that you feel completely confident using after having scheduled several interviews to make sure that you're a match.

You'll want to be certain that all of your tenants are treated with the utmost respect that they deserve. Some management company employees assume a superior air that does not relate well with good tenants. The tenants you have that are paying their rent, respecting the property and their fellow building inhabitants should be treated like gold. They are the ones that you want to stay for years and feel welcome.

Handling Repairs

Make sure that the management company you're dealing with plans on handling repairs as soon as they come up. It is a lot easier to fix a small leaking pipe than it is to handle a flooded basement in your unit. It doesn't take long for smaller repairs to grow into larger ones that cost thousands of dollars to fix up. Make sure that your property company understands this right from the beginning.

As the landlord you need to be responsible for all decisions made. This means that you need to hire the right company at the beginning. If they make mistakes, it will come back on you and you won't want to have to lay the blame on someone else. This is your building and as long as you remain fully responsible for it, it can flourish.

About the Author:

Jessica Josh is a freelancer who loves researching and writing about Sydney Real Estate.  She writes about buying, selling and renting real estate for companies like Taylors Real Estate.

While certainly good in theory, this policy gets a bit sticky in practice - especially when you stop to consider that the hardships that hit many families in 2008 may linger on a credit report for up to a decade. Fortunately there are ways to buy a home without jumping through as many hoops as traditional 15 or 30 year loans require, but most alternative methods have a few hoops of their own.

VA Loans

With the number of veterans returning to the United States, there are many families getting more established and ready to buy a home to put down roots of their own. These veterans, and those who have served in the military before them, may use their VA loan perks to buy a home without a down payment.

Families who are already living in a home purchased using a VA loan must sell that one first before they can buy another using the program, and there are few additional fees that must be paid and documents to secure, but with VA streamline rates and an experienced real estate agent, you can find a new home and be in it with almost nothing out of pocket very quickly indeed.

Mortgage Assistance Programs

Surprisingly, perhaps, there are still many ways for those with lower credit scores or without a down payment to move into a new home. There are, of course, some strings attached to how these loan applications work, and often you must be willing to buy a home in an area where a community or state is battling a high number of foreclosures or restoring a neighborhood.

There are many different programs in major cities and rural areas across the United States, but the majority of programs begin with the Federal Housing and Urban Development agency.

Speak to experienced Realtors and mortgage finance professionals in your city or town to see what may be available for you, or do your own research online - many of the available programs in Houston have online applications or information pages. You can learn more about which programs may benefit you or work with your specific area on http://www.2mrealty.com/mortgage.php

About the Author:

Rebecca Garland is working hard to populate the internet with relevant, engaging materials. She writes for many clients and enjoys a wide range of topics including home improvement and real estate. You can learn more about Rebecca and her website content services on her professional website.

But as many homeowners can attest, being part of an HOA isn't aways an easy experience.  A quick survey of the Internet reveals story after story of ordeals and horrors homeowner's have endured at the hands of their HOAs.  Some are simply petty - like fining a homeowner for having a fence a mere three inches too tall.  Some border on fraudulent - like using HOA funds to steer business toward board members' friends and relatives, and refusing to release details of HOA expenditures.  And some just seem to fly in the face of common decency - like foreclosing on homes when a homeowner is barely $100 behind on HOA dues.

One such story got national attention and helped spur HOA reform in the recent Texas legislative session.  In 2009, a Dallas-area family lost their home to foreclosure after the wife missed two homeowner's dues payments while the husband, Captain Mark Clauer, was serving in the National Guard in Iraq.  Despite the fact that their $300,000 home was already paid for, they received an eviction notice and their home was sold on the courthouse steps for $3500, the amount needed to cover the late dues and legal fees.  The one thing working in their favor was that a federal law prevents foreclosing in this manner on military personnel fighting overseas (the HOA wasn't aware of the husband's military status), and they eventually got their house back.

The result of this and many other cases was that a total of 18 different HOA reform laws passed during the most recent legislative session.  The most noteworthy changes are:

• While HOAs can still foreclose due to late homeowner's dues, they now must be judicially approved. Previously, HOA foreclosures were nonjudicial, meaning they didn't require a judge's approval and gave homeowners less recourse - and time - for appeal.  
  
• Another significant change is something referred to as "priority of payment."  When a homeowner falls behind on payments, $300 can quickly mushroom to $3,000 as late fees and attorney's fees are added in.  Previously, many HOAs applied any payments to attorney's fees, handling fees, etc. first, and to the actual assessments last, meaning that unless the homeowner could come up with the full sum of money, they remained delinquent, leading to more fees and a vicious cycle that was hard to stop.  Now, delinquent and current assessments are first on the priority list, a much fairer arrangement.  
  
• HOAs now must disclose important information, including any bylaws or deed restrictions, on a publicly available website, so that homeowners can readily access them and prospective buyers can make informed purchase decisions.  Homeowners can also request a resale certificate in which the HOA must disclose any pending lawsuits involving the association (which can be an indication of problems with homeowners), as well as any fees involved in later selling your home.  
  
• HOAs can no longer prevent homeowners from installing solar panels, "cool roof" or hail-resistant shingles, or flying U.S. or Texas flags on their property, although HOAs can make rules for aesthetics.  
  
• And, in a nod to the Clauers' case, a new law clarifies that HOAs cannot foreclose on active-duty military members without a court order, and requires better communication between HOAs and homeowners to help prevent similar cases in the future.

Not all HOAs are created equal; while some act as mini-autocracies, bullying homeowners all in the name of preserving property values, many are reasonable groups of neighbors simply trying to keep a livable community.  So, before you buy in an HOA neighborhood, research the rules and consider getting a resale certificate.  (You still have to pay for it.) If you already live within an HOA, get to know the board and attend meetings.  Just like any venture, you need to know your rights and be willing to speak up (respectfully) when necessary to defend them.

"The latest trend," says one of the 567 million Google hits I found on this very topic, "is to buy a house online."

You can't really buy a house online. But you can look at photos, watch video, print listings – or simply scan a QR barcode while out and about – to help narrow down the choices. 

"Baby boomers want a lot of information and it's up to us to get it to them in a way they want it," said Rosemary Bickford, vice president of sales and marketing at Brickland Homes. "Buyers want to know almost everything before they even pick up the phone."

And hopefully from there, they will want to meet in person.

"The Internet is a great way to gather information, but not to build a relationship of trust with the people you might want to build your home," said Ron Martin, who along with Marc Jungers owns Grand View Builders.

Aiming for that human touch, Grand View Builders has launched a series of real-life, in-person seminars for people who want to know more about its Build on Your Lot program.

"When we make ourselves available in this manner, we demonstrate both our expertise and our passion for homebuilding," Martin said.

"We look at it as an interview for a job. Potential buyers want to do business with people they trust."

Martin said the seminars have been well received and they plan to host more in the future.

Virtual shopping leads to real people

While an estimated 74 percent of buyers turn to the Internet for information first, 69 percent will also reach out to a Realtor – most likely someone they found the same way they found a potential home.

That's why sellers must seek innovative ways to standout online.

One way Realtors can remain competitive, Bickford said, is by earning and advertising any designations that go above and beyond state-mandated, continuing-education requirements.

"Buyers equate designations with extra education," said Bickford, who also teaches at Champions School of Real Estate.

But the "latest and greatest" thing, she said, is testimonials.

That means written, recorded or, even better, videotaped or webcam-captured kudos from buyers that can easily be posted online by sellers. A simple click of the "like" button on Facebook exponentially increases the number of users who see the positive message.

According to a 2009 National Association of Realtors survey on technology, 84 percent of Realtors are using social media.

The reality is…

Online and in person, sellers need to shine. The information highway brings buyers to the door, but someone has to be there to open it.

"Even if they end up buying somewhere else, they're going to remember us and say positive things about us because we took the time to help them," Martin said.

Bickford agrees.

"In this day and age," she said, "anything less than excellent is really not acceptable."

Currently, 1 in 5 mortgages is underwater; with these homeowners often pouring all of their resources into just keeping their homes, they often have little money left to put back into the economy.  Foreclosed homes, which in some areas sit in limbo for months or even years, often fall into disrepair, taking surrounding home values down with them.  Most analysts agree that home prices won't be able to recover until the "shadow inventory" of 1.8 million homes in foreclosure are dealt with in some fashion. 

And of course, there are the million or so jobs which have been lost in construction and related fields, plus an estimated 3 million more jobs lost indirectly due to the housing slump.  Given all this, it's hard to envision a true economic recovery that doesn't include a housing recovery. 

So what can be done?  It's pretty obvious that, so far, government efforts to help shore up the housing market have fallen short.  The president's home modification program HAMP fell well short of targets, and the Homebuyer Tax Credits didn't so much bring in new sales as simply move existing sales earlier - at a cost of $16.2 billion in lost tax revenue, according to a BusinessWeek article.

The last time housing values dropped this much and this many homeowners were underwater was the Great Depression, and that led to drastic changes, including bailing out 20% of all U.S. mortgages and the introduction of the 30-year, fixed-rate mortgage.  Similarly dramatic action seems needed today, or else we could be facing the same kind of stagnation Japan has endured since their housing bubble burst 15 years ago.  CNN and TIME recently reported on the ideas being floated by economists and inside the White House to help stabilize the housing market and bring it back to life.

To help underwater homeowners, economists at Columbia Business School are proposing a mass refinancing for all government-backed mortgages through Fannie Mae and Freddie Mac.  Since those who owe more than their homes are worth can't go through the standard refinancing process, this would allow such homeowners to take advantage of the current low interest rates, and lower their mortgage burden.  Such a proposal is appealing, because it doesn't cost any taxpayer money and would save homeowners $85 billion by one estimate, money which could be pumped back into the economy.

Some are also suggesting mortgage principal write-downs to address the underwater issue.  One proposal would involve government-subsidized write-downs to the tune of $200 billion, though it's likely a difficult sell in today's political climate.  A more likely scenario is that write-downs would come from the private sector.  According to TIME magazine, "Bank of America, Wells Fargo, JPMorgan Chase and others may soon be forced by state attorneys general, who are seeking a collective $20 billion in penalties for faulty lending, to write down some individual mortgages" as part of settlement deals.

Then there's the problem with foreclosures.  While it may seem callous, some are suggesting the foreclosure process be sped up so that many loans in foreclosure can be finalized.  The reason?  Because in many parts of the country, the foreclosure process is drawing out over many months or years, while the homeowners - and homes - languish in limbo, essentially holding the housing market hostage.

In July 2009, 6% of delinquent homeowners were behind on payments for more than 24 months; by July 2011, that number was up to 37%, with another 34% not having made a payment in over 12 months.  The longer a home is in foreclosure, the more likely it is to be lost, and while some can be saved, usually it's just prolonging the inevitable.  By finalizing those which are seriously delinquent, the homes can be taken out of limbo and put back to use.

But what of all of those foreclosed homes, in addition to the excess supply already in the market?  Communities like Cleveland and Detroit are taking the radical step of demolishing vacant properties, many of which have become havens for criminal nuisance.  Of course, bulldozing three million homes is out of the question.  A more optimistic scenario for dealing with the glut of homes is to let private investors purchase them and rent them out, and in August the Treasury Department solicited ideas for how such a program could work on a large scale.  By reducing the number of homes for sale, the government hopes to stabilize the market and preserve neighborhoods on the brink. 

Obviously, there are no quick fixes, and we'll need more than one course of action in order to restore a healthy housing market.  But we will need action.  Because, as we've seen over the last 3 years, a recovery which doesn't include the housing market is really no recovery at all.

Luckily, there are things you can do to ease the pain - and that doesn't mean packing up to move north.  (You don't want to live there come winter anyway.)  With changes to your home big and small, you can slash your energy bills, help the environment - and use local and federal rebates to help pick up the tab.

Fix Those Leaks and Insulate

Regardless of what new, energy-saving technology might be out there, much of our home's energy efficiency comes down to simple and low-tech - how well our home keeps the heat (or cold) out and the cold (or heat) in.  And that means simple fixes like caulking, weatherstripping and insulation.

The best way to identify leaks in your home is to get an energy audit; in fact, some Houston residential energy providers, like Reliant, offer low-cost or free home audits.  Or, if you want to do it yourself, energysavers.gov has some good tips.

Check up on your insulation, too, as it tends to settle over time.  The amount you need depends on the type you're using, but a good rule of thumb is, if you can see your floor joists, you probably need more.  (Energystar.gov's Insulation DIY guide has more details.)  While you might want to wait for cooler weather to climb up in the attic, you'll want to do this by the end of the year; through December 31, 2011, weatherizing and insulation materials qualify for a federal tax credit of 10% of the costs, up to $500. (That's a lot of caulk.)  Local energy providers like CenterPoint provide weatherization rebates to some customers, too.

Upgrade the A/C

Perhaps the best invention for sweat-soaked Houstonians, A/C is also our biggest energy hog, so it pays to go as energy-efficient as possible.  An important note, though:  it won't matter how efficient your A/C is if you don't also fix the leaks in your home.  Installing a high-efficiency A/C unit in a leaky house just makes you pay twice, so seal it up first.  Also, keep your A/C happy with regular maintenance, as that helps it perform most efficiently. 

If you are ready to replace it, though, going with an energy-efficient model will generally cost more up-front - anywhere from a few hundred dollars to over a thousand more.  But keep in mind, those costs will be recouped in energy savings, on average, within 4 to 6 years and will continue past that - not to mention saving $300 through the federal rebate program.

Get a Cool Roof

On a hot summer day in Texas, a traditional roof can get as hot as 185 degrees.  Not only does this increase energy bills, hot roofs contribute to the urban "heat island" effect, where temperatures in cities are warmer than surrounding areas.  One solution is cool roofs, which use materials that reflect heat and stay cooler, keeping peak temperatures to about 120 degrees.

Again, there is a cost differential - cool roof materials add anywhere from 5 to 20 cents per square foot to the price of the roof.  If you're planning to stay in your home for more than a few years, though, it could be a worthy investment; in fact, one study found that cool roof owners saved almost 50 cents per square foot over the life of the roof.  And again, there's a federal tax credit of up to $500 for cool roof materials through the end of the year.

Going Solar

If you really want to go big, think solar.  There's no rush here - generous federal tax rebates of 30% for home solar panels are in place through 2016.  And, since solar panel component costs went down 15% just in the first quarter of this year, and are expected to continue to drop as technology matures, it might not be a bad idea to wait. 

But, even solar technology on a smaller scale like solar-powered water heaters are becoming more affordable and common with Houston homeowners.  Most Houston solar energy rebates focus on commercial buildings, but across Texas, residential solar energy rebates are becoming more common and will undoubtedly make their way to Houston.  Some customers are even making money, selling their solar power back to the energy companies.

Between high utility bills, the threats of rolling blackouts this summer, and climate change, it makes sense to make our homes as energy-efficient as possible.  And with federal and local utility rebates, taking the first step - big or small - is a little easier.

Nestled along Sims Bayou between I45 and Telephone Rd., Glenbrook Valley originally opened in 1953 with a lot of fanfare.  It was designed by the renowned Kansas City landscape architecture firm Hare and Hare, which was known for many Houston layouts, including River Oaks. The subdivision also received a lot of interest when Better Homes and Gardens featured 7923 Glenview on the September 1954 cover for an article titled “The Home for All America” and was the prize home for the 1954 Parade of Homes. 

By 1956, Glenbrook Valley was steadily becoming the go-to neighborhood for up-and-coming Houstonians. The 1956 Parade of Homes brochure described the houses and gave each one a name to express their individuality.  “The Suburban Styline,” “Lowe’s Electric All Electric Home,” “House of Ideas” and “Casa Manana” alluded to their modern amenities. “Holiday House,” “Tex-O-Rama,” “Modern Junior Executive” and “Greener Pastures” appealed to the variety of personalities who may choose to move there.

Fast forward to today. Glenbrook Valley can now add another accolade to its rich history.  It has just received what no other atomic era development in Texas ever has — designation as the first post-World War II historic district in Texas.  The Houston City Council voted June 29 and the historic district was approved by a 10 to 4 vote.  It is also Houston’s first district outside the 610 loop and, with over 1250 homes, the largest of the 18 other historic districts.

Many 1950s era homes are gone forever from inner-loop neighborhoods. However, over 90 percent of the original homes built in Glenbrook Valley still exist today. These mid-century modern and American ranch style homes now have the City of Houston behind them. None of the houses can be torn down without approval from the city and must maintain their architectural integrity, although the interiors can be redesigned without restrictions.

Ranch style houses built in the 1950s are single story homes with low rooflines, usually built with an attached garage or carport.  Ranch style houses have fewer doors and hallways than earlier homes, with kitchens that were designed to accommodate the modern appliances of the day. These homes have large windows and sliding glass doors that lead to the back yard where families would spend much of their leisure time.  “Mid-century modern” is a term coined decades later for houses that build upon ranch style architecture. Many have floor-to-ceiling windows, open floor plans and flat roofs.

“We want to thank District 1 City Councilman James Rodriguez for his support,” said Robert Searcy, who helped spearhead the initiative along with members of the Glenbrook Valley Civic Club.   “The landslide victory reflects how most on council not only saw the worthiness of Glenbrook Valley for this designation, but also a repudiation of the tactics used by some on the opposition.”
 
Getting the historic designation was no easy task. The efforts began benignly in 2008, starting with accruing approval signatures from 51 percent of the neighborhood’s residents, which was met and exceeded. It also needed the blessing of the Houston Archaeological and Historic Commission as well as the Department of City Planning, which was received without complications. The Houston City Council was the final hoop for historic designation. However, neighbors against the restrictions that a historic district demands began to sway others against it, eventually sending in 241 retraction signatures. This neighborhood fissure played out publicly amid accusations of signature tampering from both sides, exaggerated claims on restrictions and even playing the “race card.”

Searcy said, “There has been discord, however, much that has been reported in the media is overblown and limited to a small group of troublemakers who are good at making a lot of noise.”

Despite the infighting, the publicity has sparked a newfound interest in Glenbrook Valley from those who may not have considered the location before. “Inner-loopers” who have what Searcy calls “southeast side vertigo” are now looking outside their traditional boundaries. Searcy said, “Sales for the first five months of 2011 doubled over the first five months of 2010, even though the 2010 period was during the height of the first-time-buyer tax credit rush.  That says a lot right there.  The increased exposure and respect level for being Texas’s first post- WW II historic district is something the community and the whole city can take pride in. As time passes, I think things will go much like this passage I got from Randy Pace, who just retired from the city as the director of the Houston Historic Commission: The most eminent US economist, not preservationist, but an economist, John Kenneth Galbraith, once said, ‘The preservation movement has one great curiosity. There is never retrospective controversy or regret. Preservationists are the only people in the world who are invariably confirmed in their wisdom after the fact.’”

When the area we now call Montrose was still being grazed by cows, in the late 19th century, suburbs were starting to come into favor in other cities around the country.  New York City, in fact, had had commuters traveling to and from Brooklyn by ferry since the 1850s.  But for a young, inland city like Houston - bayous and ship channels notwithstanding - it would take an entirely different mode of transportation to make the suburbs take off.  And that happened in 1891, when the electric streetcar came to town.

In a streetcar, what was previously a 30-minute walk was now a quick 10-minute ride, much faster even than a horse and buggy.  Suddenly, possibilities arose for those who worked in downtown, but wanted to live on a  peaceful, tree-lined street, out of the city-center fray. 

It was around this time that the Heights neighborhood came into being, no coincidence as its developer opened his own streetcar line to carry passengers to and from his new development.  Houston officially had its first suburb.  Others followed in its path - Woodland Heights broke ground, just to the west of the Heights, some 15 years later, and the development of Bellaire began a short time after that. 

Enter J.W. Links, a turn-of-the-century multi-hyphenate (lawyer-lumberman-politician-developer), who had a vision for a "great residential addition."  In 1911, he set out to create Houston's poshest neighborhood, complete with four grand boulevards landscaped with "seven train car loads of palm trees and 4,000 shade trees," boasting paved sidewalks and modern curbs.  In fact, Link decided to live in the neighborhood himself, building a lavish $60,000 home on the main boulevard, as if to set the tone for future residents.  And in order to convey a regal feel, he named it after Scotland's Royal Borough of Montrose.

Other wealthy Houstonians followed suit, and soon a collection of stately homes dotted Montrose Boulevard, including one owned by Humble Oil founder Ross Sterling.  Despite all of this, Montrose was not exclusively for the wealthy.  Link planned a variety of lot sizes and locations so that people of more modest means could live there, too, with the stipulation that homes cost a minimum of $3,000. 

By 1925, the Montrose neighborhood was all built out, with a collection of larger, lavish homes mixed with Craftsman-style bungalows, reflecting styles of the times.  From the 1920s to World War II, Montrose was considered to be a distinguished address.  In fact, it was in those early days that Montrose was home to two future distinguished Americans.  Future president Lyndon B. Johnson lived on Hawthorne Street when he was a high school teacher in the 1930s, and Howard Hughes lived on Yoakum Street - now a part of the University of St. Thomas.

Things started to change for Montrose, though, in 1936 when deed restrictions which had kept the area strictly residential expired.  By that point, the automobile had surpassed the streetcar in popularity, and Houstonians were seeking even further-out places to live.  Suddenly, Montrose's homes looked more attractive as potential offices or gas stations.  Many homes were subdivided into duplexes or apartments, or even demolished outright.  By the late 1940s, in order to ease congested traffic, the tree-lined esplanade on Montrose Boulevard was removed.

Not surprisingly, the original genteel character of the neighborhood began to change.  By the 1960s and 70s, Montrose became a hub for those seeking a laid-back, hippie or alternative lifestyle.  According to "A Walk Down Montrose" from Cite magazine, "Houses were converted into antique shops, topless joints, boutiques, bars and restaurants and were frequently treated to decorative makeovers that reflected the anything-goes aesthetic of the hippie culture."

For the past several decades, like so many Houston neighborhoods, Montrose has experienced a roller coaster ride of wealth, dilapidation, and resurgence.  And, also similar to so many places, each turn has left many longing for the "good old days."  When its original stately homes were turned into businesses or fell into disrepair, old residents lamented the area's decline.  As some of the funky businesses from the 70s became town homes of the 2000s, others bemoaned Montrose's loss of character.

Regardless of what some may perceive as the area's shortcomings, Montrose is something truly unique in Houston.  It has evolved into an eclectic mix of quirky and refined, from funky antiques to priceless antiquities, with offbeat shops at one end and elegant museums at the other.  It also happens to be, arguably, the most pedestrian-friendly area in the city, where trolling for shopping finds and grabbing a bite to eat can be done on foot as easily as by car.  And while it's not what it used to be (few things are), Montrose is a vibrant, funky, urbane 100 year-old gem in the heart of Houston.  Happy Birthday, Montrose.

Whole Foods broke ground April 2010. After three years of various construction and placement changes, the Austin-based company celebrated with the grand opening of its sixth Houston location on June 22, 2011.

Stone Soup 6 Architecture, which has partnered with Whole Foods on many projects, was the architect. Cleveland Construction, headquartered in Ohio, was the general contractor for the project.
Many green features have been incorporated into the $18 million, 42,000 sq. ft. structure. For starters, the location boasts a 1,500 gallon cistern to collect rainwater (when there is some!) and uses it to water the landscaping. “The rainwater cistern is not standard at all stores; however, our Sugar Land location has one, as well,” said Kimberly Crowder, Whole Foods Houston Media and Community Relations Coordinator.  There is also a secondary cooling system that circulates water through a water tower on the roof, then uses it to aid in cooling the refrigeration cases and the air conditioning unit.

Keeping with the green theme, the store even offers two complimentary charging stations for hybrid vehicles. “This is the first at any of our Houston area stores, although we have electric car chargers at our Lamar store in Austin,” said Crowder.

Energy saving LED lighting has been installed throughout the store and in the parking lot. There are also lighting panels that monitor the natural light, and raise or dim the LEDs, depending on how much natural sunlight comes through the store’s windows and skylights.

Each Whole Foods is built to reflect the uniqueness of the neighborhood where it resides. The Waugh location blends in with the Montrose style, displaying the artwork of local artists David A. Brown, Pen Morrison, Celeste Tammariello, Syd Moen, Lisa Chow and Julio Crews.  Reclaimed Texas woods and various recycled materials are also part of the décor.

The Montrose Whole Foods is not only a place to shop, but a gathering spot, offering the first grocery store in Houston built with a wine bar and beer on tap. Free Wi-Fi was also installed to encourage people to stay a while.

All of this eco-friendly attention to detail has garnered the Montrose Whole Foods a Green Globe certification. “Green Globe is the green building assessment and certification system for commercial buildings in the USA,” said Crowder. “We have buildings that are both LEED and Green Globe certified within the company. We are currently waiting to find out how many ‘globes’ this store will have. We can receive up to four globes. We will not find this out until the second round of inspections, which will take place at a later date, after we demonstrate that the green practices are continuing even after the store is opened.”

Complications are inevitable for large scale projects, and, likewise, the Montrose Whole Foods suffered a few bumps along the way. In 2008, the Fingers Companies acquired the land and granted Whole Foods a 25-year lease to build the structure. The building was originally going to be roughly 10,000 sq. ft. larger, but kept dropping until reaching its current size (causing many wrong news reports about the size).  It was also originally supposed to be built over two levels of parking.  One report explains that this was changed due to the amount of heat the parking lot would have generated. The placement of the building was another issue that had to be resolved, since the AIG building owner mandated that it be as far from the AIG campus as possible. As a result, the Whole Foods was built at the far edge of Waugh and Dallas, with the parking spaced in between AIG and the store.  And a series of delays pushed back the project, originally announced to be completed in November 2010, then Spring of 2011, and ultimately June 2011.

Has Whole Foods reinvented the grocery store? You be the judge!

• Hire a Realtor to help you set an objective price – The truth is that, most of the time, you will think your is worth more than it really is. And rightfully so; after all, you’ve likely invested a good deal of time, money and energy into making your house a home. However, buyers simply are not interested in your emotional investment. So, instead of pricing your home according to what you think it is worth, call in the advice of a qualified real estate agent who can give you an accurate price at which to list your home.
• Take a deep breath during the negotiation process – Often times, it is the negotiation process that proves to be the most difficult for buyers, but it is important to eliminate emotions from negotiation because it will only result in a real estate deal gone sour. One of the best ways to handle the negotiation process is to take some time before you submit any type of counter offer. In other words, a knee-jerk reaction could blow the deal.
• Remember that everyone’s taste is not the same as yours – One of the hardest things to come to grips with when selling your home is that your buyers’ taste may not reflect your taste. Remember that buyers aren’t out to insult you when buying your home; they may simply want to see changes based on their personal needs and tastes.
• Hire a Realtor who has an understanding of your situation – The relationship with your Realtor can often soften the blow of selling your home, so make sure the Realtor you choose has an understanding of how difficult the whole process may be for you, and is willing to help you throughout the home selling experience. It’s important to remember that, although a Realtor has gleaming qualifications and experience in the industry, if he or she does not have a good rapport with you, then the relationship will likely not work.

About the Author:

1. Tame that Thermostat

One simple, easy step all homeowners can take is to install a programmable thermostat and then actually program it. During the winter months, set the heat at 68 degrees during waking hours and lower it when you sleep. Setting the temperature lower in Winter when the house is empty, will prevent that heater from blasting out BTU's like a jet engine on take off while your utility bills remind you of feeding your money into a paper shredder. In the hotter summers, keep the air conditioning set at 78 degrees for the hours a home needs cooling off.

2. Light Bulbs can do More... for Less

Switch light bulbs in a home from incandescent to compact fluorescent bulbs or CFLs. These bulbs also put out significantly less heat than incandescent bulbs, further increasing a home's overall energy efficiency.

3. Put a Cinch on Water Use

Consider installing low flow toilets and a flow reducer in all shower heads. Flow reducers have come along significantly in recent years to both reduce flow but maintain desired water pressure. When you jump in the shower-you can enjoy a refreshing blast of comforting water without lowering the water table in surrounding communities!

4. No Procrastination on the Insulation

All families considering buying or selling a home or those looking to save some hard-earned dollars should check insulation levels in attics, walls and the floor. In most climates that experience all four seasons, the recommended R-Value of insulation (the measure of insulation's ability to resist heat traveling through it) is a minimum of R38 for attics and walls, and a value of R25 to R30 for floors. Homeowners should also consider insulating water pipes and water heaters. A simple insulating jacket for a water heater costs just $10 to $20 and can add up to significant savings over time.

5. Appliances looking a little worn around the edges?

Replace older appliances when possible as new models are more energy efficient. If you are looking looking to buy a home- consider asking the current owner to update the appliances. All appliances in a home should carry the Energy Star label. Also consider switching to a front-loading washing machine, which can cut hot water use by 60 to 70 percent.

6. Exercising that Green Thumb; Planting Pleasant Shade Trees

Consider planting luscious shade trees around your home to provide natural energy conservation. Home owners can benefit from programs supported by cities around the country which offer trees for free or at significantly reduced prices.

As the temperature climbs, visualize yourself relaxing in a hammock beneath your gently swaying mature shade trees enjoying the cool breezes... saving energy and being environmentally conscious can be downright pleasant!

With just a few simple steps, any family can increase the energy efficiency of a home, save money and contribute to the health of the environment.

About The Author

The Hughes Group is a team of Buyers Agents located in the Boise, Idaho area. For a fresh, exciting experience preview Idaho Real Estate now.

That person was Roy Hofheinz, a Rice University-educated lawyer, who served as Harris County judge (thus securing his most enduring title, "Judge Roy") and later as Houston mayor.  After presiding over two contentious terms, during which he was impeached and had four city council members arrested for boycotting a special meeting he'd called, he returned to private law practice and business ventures.

Part of that business was the lucrative Houston Sports Association, which he created with three partners essentially for the purpose of bringing a Major League Baseball team to Houston.  Through some bluffing, posturing and city funding, they were able to do just that when the Colt 45's - later Astros - came to town.  To house them, Hofheinz built an air-conditioned, first-of-its-kind indoor stadium, known as the Astrodome.  Hofheinz himself dubbed it the "8th Wonder of the World."

Not surprisingly, he had grandiose plans that went beyond the Astrodome.  According to a Time magazine article at the time, Hofheinz envisioned a vast entertainment complex which would include an amusement park, "motels, two theaters, a museum, an automobile race track and an inland Sea-Arama" - a veritable empire of fun where a family could come for a week and never leave.

The cornerstone of this vision was Astroworld, named in honor of Houston's vibrant space industry, and it opened - somewhat inauspiciously - on June 1, 1968.  On its first day, the Alpine Sleigh Ride and Lost World Adventure boats weren't functioning.  The next day, the Astrowheel halted mid-turn, stranding some 40 riders up in the air.  Oh, and it rained.

But, 50,000 visitors came that first weekend, and many millions were to follow in their steps.  Houston's Astroworld era had begun.

Like Disneyland, which provided the obvious blueprint for this park, Astroworld was divided into thematic areas.  Once through the entrance carousels, the smell of fresh bread greeted visitors as they entered Americana Square, with its Rainbo Bakery and multitude of shops.  From there, they could wind their way through such areas as Alpine Valley, Plaza de Fiesta and Western Junction.

Developers were mindful of the Houston heat when they designed the park.  Air conditioning vents were hidden throughout, so that visitors waiting in line at special "air relief stations" could get a breath of cool air.  They also had plenty of rides to help cool folks off, such as the Bamboo Shoot log-flume ride, the Alpine Sleigh Ride which took riders through super-cooled rooms with actual snow, and later Thunder River, the world's first river rapids ride.

Astroworld's most visible landmark came in 1976 with the opening of the Texas Cyclone, a classic wooden roller coaster in the vein of Coney Island's famous Cyclone.  In fact, Astroworld management initially tried to relocate the Coney Island coaster to Houston, but settled on building their own.  In the end, Astroworld's Cyclone was taller and faster than the original.  This is Texas after all.

Over time, themes changed.  The County Fair became Nottingham Village with its Excalibur roller coaster; Children's World became Enchanted Kingdom; and Water World, Houston's first major water park, opened up next door.  And while most changes were welcomed by new waves of visitors, eventually external factors began to weigh on Astroworld's success. 

Many of the park's unique rides were duplicated elsewhere, and newer attractions like Galveston's Moody Gardens lured visitors away.  The 8th Wonder itself was now dwarfed by the new Reliant Stadium next door.  What once was magic and spectacular now seemed commonplace, even dated.  In September 2005, Astroworld's owner Six Flags announced the park would close, and seven weeks later the Texas Cyclone, Thunder River and all the others took their final ride.

Not surprisingly, many Houstonians mourned the closing.  Tribute websites dot the internet with people's pictures and favorite Astroworld memories.  Although Astroworld itself is long gone, fun-seekers may have cause to rejoice in the future, if plans for a new amusement park north of Houston come to fruition.  Developers are said to be readying 1,600 acres in New Caney for a new park, to be filled with rides, roller coasters, a water park and family entertainment center.   And while it remains to be seen if it will be built (developers insist it's a done deal), a new amusement park - with 21st century themes and state-of-the-art attractions - would be sure to enthrall a new generation, as Astroworld once enthralled us.

I know! How about you, me, stepdad, dad, stepmom, sibling, half-sibling, step-sibling and the dogs all live together in one big house?

There's probably not a divorced parent out there who hasn't heard their kids ask for something like this.

They're not too far off.

Whether it's financially-driven or a unique take on "staying together for the sake of the children," some reports claim that more and more divorced couples are choosing to live together, yet separately, under one roof.

That certainly gives new meaning to the oft-quoted real estate mantra "location, location, location."

Too close for comfort

Spring resident James Wilson, a 38-year-old divorced father of two kids, ages 9 and 10, is somewhere in the middle. Not too close but not too far, he lives just a few neighborhoods away from his ex-wife.

"One of the big issues in a divorce tends to be where the kids are picked up and dropped off, but if you live close to each other, it becomes a nonissue," Wilson said. "And the kids will inevitably forget a pair of shoes, swimsuit, video game or cellphone, so it's easy to just swing by and pick it up."

Wilson has been divorced for three years.

"Have I thought about moving? Sure," Wilson said. "But it's about the kids."

You want to what?

Katy Realtor Mickie Cioccia said she's had divorced clients purchase homes right next door to each other.

Cioccia is a Real Estate Divorce Specialist, someone who has received additional training in the legal rulings, regulations and tax implications of real estate and divorce.

With more than 50 percent of marriages ending in divorce, it's a realistic niche that probably shouldn't be ignored.

"I kept seeing divorcing couples more and more and thought 'there's something I need to know here'," Cioccia said. "I was kind of winging it, but I really wanted to know where the landmines were."

One of the most explosive areas seems to be a simple misunderstanding, but one that can lead to disastrous complications.

"Some people think that because the house is their biggest asset, it's a negotiable item," Cioccia said. "It's really not. Typically, the wife wants the house because she's raised her kids in it, and she's thinking that when she sells it later, she's going to have money. That is not always true, especially in the current market."

Ties that bind

I think Cioccia is bang-on about mothers equating concrete and brick with flesh and blood. 

It was our first house in Texas after moving here from Canada. It's the house where I stood on the curb with my daughter, watching as the school bus swallowed her up and whisked her off to her first day of Kindergarten. It's the house where my son doffed the diapers and donned the superhero big-boy undies.

But someone had to leave. He wouldn't. I did.

After a year in a rented townhouse, I was ready to buy my own home.

Except that it wouldn't be my own.

There is no such thing as legal separation in Texas, and Texas is a community property state.

"Guess what?"  Cioccia advises people like me. "You have a spouse, and that spouse is going to own half your house. It doesn't matter whose name the mortgage is in or who actually acquired the property. If it was while the couple was together, it must be split directly in half."

Sign here, please

Paul Caver, owner of Infinity Title Company, said that unless the divorce decree is crystal clear on which spouse will own 100 percent of the property, the divested ex-spouse will have to sign a deed to the ex-spouse who gets the property, but not until a judge has approved the conditions of the divorce.

"A deed from one spouse to the other while they are still married is pretty much worthless," said Caver, who is also a board-certified real estate attorney.

New beginning, happy ending

After re-marrying, my new spouse and I decided to move to a larger house to accommodate our blended family.

Fortunately, with a properly-worded and judge-approved divorce decree that safely allowed for the sale of the house I purchased while still technically married, we put stakes down in a neighborhood 2.15 miles away from my ex. It's a six-minute drive. I know because I timed it.

It was important to live somewhat close to the ex because we parent our kids 50-50.

That was three years ago; a decision made with the kids in mind. Was it the right one?

"I think it's good we live close together because I can just call and ask to come for the day or ask if I can come earlier or stay later," said my now 10-year-old son. "And it's easier to see my mom or dad when I'm missing one of them."

This stuff happens in Houston, Texas. Get an Insurance Check-up Before an Emergency Hits.

When was the last time you looked at your homeowners’ insurance policy?  Was it, say, around the time you purchased your home?  If so, you’re not alone.  Many homeowners take a “buy it and forget it” attitude when it comes to their insurance, and for good reason - it’s not fun to think about all the calamities that could befall your home. 

But, as the recent outbreak of floods, tornadoes and wildfires across the country reminds us, disasters can strike whether we’re ready or not.  And in the middle of a crisis is not the time to find out whether your policy will fully take care of any damage to your home.

So, below are several steps to take to give your homeowner's policy a "check-up" and ensure you're covered before an emergency.

Get any necessary disaster coverage

Not surprisingly, the most common insurance claims in Texas are weather-related; according to a 2010 survey of Allstate customers, (non-flood-related) water, wind and hail damage were the top claims made by Texas homeowners.  And while these are usually covered under standard homeowners’ policies, flood insurance has to be purchased separately through the National Flood Insurance Program (NFIP).   Some Gulf Coast residents may also have wind and hail exclusions on their policy, in which case coverage can be obtained through the Texas Windstorm Insurance Association (TWIA).

If you live in a high-risk area, chances are you already have this coverage. If you live inland, though, you still might want to consider coverage due to Houston's history of dramatic floods during tropical storms.  Just keep in mind, if you do plan to purchase flood insurance, a 30-day waiting period is in effect for all policies and, of course, no new policies can be written once a storm is in the Gulf of Mexico.

Make a home inventory

According to a 2008 survey by the National Association of Insurance Commissioners, 48 percent of respondents said they did not have an inventory of their possessions, and of the ones who did, a sizable portion said they didn't have pictures or receipts to document their items' value, or hadn't stored the inventory in a safe place.

Obviously, having an inventory will not only make it easier to determine the proper level of coverage (see below), but also make replacing items go much more smoothly in case of a loss.  Use a template from your insurance company, or use one of the many electronic guides or apps which can help guide you through the process.  Take pictures as you go - being sure to open cabinets and closets - and keep receipts of any large items to document their value. 

Know your policy terms

Specifically, know whether your policy provides replacement cost or actual cash value.  Replacement cost is what you would pay to rebuild or repair your home, based on current construction costs. Replacement cost is different from market value (remember, this would mean hiring a construction crew to rebuild your home) and does not include the value of your land.

Actual cash value is the replacement cost of your property minus depreciation. While these policies are cheaper, they provide significantly less coverage.  If your home is destroyed and you only have actual cash value coverage, you may not be able to completely rebuild.

Adjust your coverage amounts as needed

You should know - without digging out your policy - how much your home and contents are insured for.  Keeping in mind the terms above, do an annual check with your agent to ensure your home is valued correctly, or even hire an appraiser if you want a third opinion.  Use your home inventory as well to gauge the correct level of coverage for personal property.  Note that there are usually limits on luxury items like jewelry and furs; if you have any of significant value, you'll need to purchase additional coverage for them if you want them to be insured.

Also, take a look at your liability coverage.  The standard amount on many policies is $25,000, but that amount would be insufficient in many lawsuits.   If you have a dog, for instance, some experts recommend raising the coverage to $100,000 or more.  While weather-related claims are among the most common in Texas, dog bites and other liability claims are the costliest.

Have a home savings account

Yes, insurance is there to be a safety net, and your insurance agent should work with you to ensure it continues to provide adequate coverage.  But, no policy covers everything; whether it's damages due to termites or hail damage to plants or just the deductible, it's helpful to have a savings account to dip into for those things, and provide your own safety net.

Of course, each case is unique and you should always talk to a qualified insurance professional when making any policy changes.  Above all, do your research, revisit your policy at least once a year, and get the coverage you need... before you need it.

You can do it - the keys are simply preparing properly, and not cutting corners.

Seeking: The Perfect Grass for Houston, Texas

The first step is choosing the proper grass, which will vary depending on your specific lawn needs and lifestyle.  The top three most often seen in Houston lawns are bermuda, zoysia and St. Augustine.

Bermuda grass is what you often see on playgrounds and athletic fields; it takes a lot of abuse and is quite weed-resistant.  It's not great in shady areas, or next to flowerbeds, as it will invade them.  Also be prepared to water and tend to this grass more than some others.

Zoysia grass is the beautiful "golf course grass."  It's drought resistant, weed-resistant and requires much less frequent mowing, making it a popular eco-friendly choice.  It's not good for high-traffic areas, though, and is also more expensive - up to twice the cost of grasses like Bermuda and St. Augustine.

St. Augustine is the grass most frequently seen in Houston yards, as it's well-suited to the local climate and soil. It's shade-tolerant, well-growing but not aggressive, has a nice green color and is relatively inexpensive. Its major downside is maintenance - it requires frequent mowing and watering.

Preparing the Soil - or, Turkey Poop Can Be Your Friend

It can be tempting to want to just plop those grass squares on top of your existing soil, but packed soil and old grass will make it difficult for new grass to take root.  Also, it's very possible that your soil has lost its nutrients over the years (or never had them to begin with).  Home builders are infamous for using cheap topsoil around homes, sometimes called "red death" for its reddish color and ability to lead plants to an early demise.

To find out what kind of soil you're dealing with, take a soil sample to your local gardening store or use a home soil testing kit, and buy any necessary amendments such as compost or fertilizers.  Before adding those amendments, though, you'll want to till the old soil in order to break it up and dig up any old roots or rocks which might be impeding growth.  You can rent a roto-tiller (a.k.a. the "bucking bronco") from a hardware store.

Now you can add amendments - a half-inch to inch layer of compost can give your grass a much better start, and there are so many good varieties on the market now.  My personal favorite is turkey compost, and yes, it smells just about as lovely as you'd imagine.  But the plants surely do love it.

Till the soil again after these additions, and smooth it out with a metal rake, removing any dirt clods or old pieces of grass that might be lingering.  Then, give the soil a once-over with a grass roller to even it out (again, these can be rented).  Once you've done this, now you're finally ready to lay the grass.

Laying Down the Sod

The key here is speed; sod should be installed the day it arrives, so don't order until your soil preparation is done. Start laying it down on a straight edge, like a fence, then stagger the sod pieces in the adjacent rows in a “brickwork” fashion. Since sod pieces may shrink after installation, push them together tightly, and use a machete to cut around trees and flowerbeds.  (If you successfully use a machete and a roto-tiller on this job, you are truly an intrepid lawn warrior.  Give yourself a gold star.)

Water the sod within 30 minutes of installation, and roll it again with a roller to ensure good soil contact.  Now go grab a beer and collapse.

But I Want to Be in My Yard NOW!

Of course, it's tempting to want to enjoy your new lawn, but practice patience.  To help the roots establish, water it daily for the first two weeks and avoid walking on it as much as possible.  Once the roots are established (you can't pull the grass from the soil) - usually in three weeks to a month - start watering more deeply and infrequently, and you can begin regular mowing. 

There's no doubt that sodding a yard is hard work; there's a reason the landscape companies charge so much to do it.  But if you want to hold onto more of your hard-earned money, and don't mind a few days of honest labor, there's no reason you can't sod your yard - and enjoy the satisfaction of having done it yourself.

While Texans overall enjoy a relatively low tax burden thanks to the fact that we don't have a state income tax, Texas property tax rates average higher than most states, These tax rates are not set by the state; in fact, all property taxes are both collected and spent locally.  Rather, it's up to each individual taxing unit (i.e. the school districts, cities, counties, MUDs and so forth) to set local property tax rates.  Then, county appraisal districts, or CADs, assess the value of properties upon which those taxes will be paid. 

So just how do those appraisers decide what Houston homes or property is worth?  First, it's good to know a bit about the property tax calendar.  All properties are appraised based on their value as of January 1.  Actual appraisals take place from January 1 through sometime in April, with notices of appraised value going out in April and May.  You then have at least 30 days to protest your valuation, often until May 31, with protest hearings usually happening May through July.  Tax bills are sent out starting October 1, with taxes - which were assessed as of January 1 - due by January 31 the following year. 

In most cases, properties are appraised using market value; in other words, "What are properties similar to this selling for?"  Of course, appraising each property individually is usually impractical, so to save time and money, appraisal districts often use mass appraisal - essentially grouping properties based on factors such as size and construction type, and assigning a "typical" value based on recent property sales. While they make adjustments to take into account differences such as age or location, it's not hard to imagine how some appraisals could miss the mark or be flat-out wrong - so it pays to double-check and know your rights.

The Texas Constitution requires that property taxes be assessed uniformly and evenly; that is to say, if two properties have the same value, their taxes should be identical.  So, if you have evidence that similar homes in your area have been appraised for less than yours (tax documents are public record), you may have a case for an appeal under this uniform assessment clause, even if your home's appraised value stayed the same or went down.

You should also check to see that your tax assessment reflects any exemptions for which you qualify - disabled, over 65, or the standard homestead for your primary residence.  An exemption is simply a provision which lowers the taxable value of a home (i.e. a $100,000 home with a $15,000 homestead exemption would be taxed at a value of $85,000).  These are not automatically granted, though, so be sure you've submitted the appropriate paperwork to your Appraisal District - either when you closed on your home or within a year of qualifying for one of the special exemptions.

And lastly, check your home's description on the detailed property record.  It's not uncommon to have the number of a home's bedrooms or bathrooms misstated, leading to an erroneous value appraisal.

If you do find mistakes or believe your property is over-valued, file a protest with your appraisal district by filling out a protest form from the districts' website, or simply returning the "protest" portion of your appraisal form. You will usually be given a chance to resolve the issue through an informal meeting at the appraiser's office first, but if you are unable to resolve it, the next step is a hearing in front of the appraisal review board or ARB.

As scary as they sound, the ARB is actually made up of citizens from the community, chosen by the appraisal district to hear disagreements.  You will be asked to provide evidence to back up your case, so do your research beforehand and bring documentation - whether it's tax records of similar properties in your area, photos of your home, or a report from an independent appraiser.  If this all sounds a bit daunting, or if you just don't have the time to deal with it, you can hire a property tax reduction specialist to help, although most cases can be resolved before reaching the ARB hearing stage and with a relatively small investment of time.

Bottom line, pay attention to those appraised value notices that are coming in the mail; be familiar with the laws and rules that govern your taxes and be prepared to speak up should you see something that's not right.  Because, although we all need to pay our fair share of taxes, there's no reason we should pay a cent more.

To learn more about appraisal districts, the appeals process or tax rates, visit the Greater Houston Area Appraisal Districts and Tax Assessors summary page on our website.

One look at your grocer’s seafood counter will tell you - it’s officially mudbug season in Houston (that’s crawfish for you recent transplants).  This is the time of year when we break out the boilin’ pots and get ready to do some serious stompin’ to Cajun tunes - all thanks to our neighbors to the east. 

Just as having Mexico to our south has given us an excuse to celebrate Cinco de Mayo and our beloved Tex-Mex, our proximity to Louisiana has brought Cajun culture to our doorstep.  In fact, so many Cajuns have settled just to our east - near Orange, Port Arthur and Beaumont - the area is sometimes called “Lapland,” where Cajun and Texas cultures overlap.  With our bayou buddies so linked to our own culture here, it’s easy to forget they originally came from the far, far north.

In case you didn’t know, Cajuns are actually descendants of French colonists in modern-day Canada.  (It’s hard to imagine the people who gave us gumbo coming from the land of poutine,  but it’s true.)  In the 1630’s, peasants in west-central France began emigrating to an area then called Acadia, the present-day Canadian Maritime provinces of Nova Scotia, New Brunswick and Prince Edward Island.  These Acadians, as they were called, eked out a living as fishers and farmers, and formed a culture that valued independence and industry over social position - traits you can still see in today’s Cajuns.

Although the Acadians essentially governed themselves and enjoyed minimal government interference, they were still loyal to France - and the official religion of Roman Catholicism.  So when the Protestant British conquered Acadia in 1713, they refused to sign an unconditional oath of allegiance to Britain.  Tensions between them mounted until, fed up with the Acadians’ lack of loyalty, Britain ordered their expulsion in 1755. 

Known as Le Grand Derangement, or the Great Upheaval, this mass deportation split up families and had them shipped off to various locations along the Atlantic seaboard, or even back to France.  Many Acadians, wanting to stay in a French territory, emigrated to the bayous and swamps of Louisiana.

Upon arrival though, the Acadians found out - much to their dismay - that France had ceded control of the Louisiana territory to Spain about two years prior.  Luckily for them, Spain was also a Roman Catholic nation, and they allowed the Acadians to continue to practice their culture, language and religion as they pleased.  And so, they were able to form a virtual island of their own brand of French(ish) culture in western Louisiana, even as American expansion crowded in around them.  (In fact, it was these American settlers who truncated their name to “Cadians” and eventually “Cajuns.”)

It wasn’t until the late 1800’s when Cajuns finally began to migrate into our fair state, driven mainly by economic devastation in the wake of the Civil War.  Two industries at the time drew in our Louisiana neighbors - rice and railroads.  Rice was becoming a major crop in southeast Texas at that time, and of course, who better to cultivate rice fields than the people who gave us gumbo?  And as railroads expanded, many workers of Cajun descent moved to Houston, where Southern Pacific had their district headquarters.

And then came Spindletop, and the industry that would forge the strongest economic bond between our two regions.  The burgeoning oil industry would bring streams of Louisiana Cajuns looking for work in the oil fields, and Texans into Louisiana as their petroleum industry took off as well - a link which continues today.

And so, it turns out that we have French settlers, British overlords, Spanish overlords, rice farmers, railroad workers and Spindletop to thank for the gumbo, jambalaya and crawfish etoufee we get to enjoy on a regular basis today in Houston.  Let’s just thank our lucky stars they didn’t bring poutine with them instead.

HDA members and nonmembers alike purchased tickets that granted access to dramatic residences with up close and personal views of the downtown skyline. Owners graciously opened up their private residences at the Bayou Lofts, Franklin Lofts, Commerce Towers and the Cash Register Building. Other stops included the Four Seasons Private Residences, One Park Place and the Post Rice Lofts, which served as the Downtown Home Tour headquarters for the event.

Attendees were given walking maps showing the location of each of the properties. The Houston Wave was also on the route to offer those weary of walking the opportunity to catch a ride to the next stop on the self-guided tour.

Heather Pray, the HDA director of communications, said, “This is the fourth consecutive year that HDA has hosted the tour, although it began years before. President Andrew Huang and I revived it when we came on board in 2007.”

Melissa Fitzgerald, the HDA director of promotions/special events, has organized the tour for the past three years. She said, “The Downtown Home Tour is a really unique opportunity to tour several downtown buildings in one day. Downtown is a really walkable place.  Sometimes people don’t realize what a great neighborhood it is until they take the tour.”

Downtown has a vibrant energy that people who live downtown were excited to share. Post Rice Lofts residents Jim and Mary Bratton have lived in downtown for the past four years. Jim, a voiceover specialist, said, “This is the second high rise we have lived in. We lived east of downtown for 30 years before moving over here. Living downtown, you can actually feel the heartbeat of the city. At the Rice alone, we have five restaurants on the premises and any number of restaurants within walking distance.” Mary said, “For people with mobility issues, downtown is fantastic. Almost everything is barrier free.  Virtually everything is accessible.”

Pray is also a downtown resident. She said, “I live in the Historical District, which is right in the Theater District as well, so it is nice to be able to walk to the theater and enjoy the arts after work.”

There was plenty of history on this tour. Each of the historical buildings had their own incredible backgrounds. Among them was the Commerce Towers, which was built by Jesse H. Jones in 1928 and completely renovated in 2004.  And on the property where the Post Rice Lofts now stands once stood the Capitol of The Republic of Texas.

Fitzgerald said, “One Park Place and Post Rice Lofts are both for lease buildings. Commerce Towers has a private home and a corporate unit viewable on the tour as well as a vacant unit for lease.”

The Commerce Tower private residence had particularly impressive views on all three sides. The décor was a mixture of old and new, reflecting the rich history of the building and the modern renovation.  Sylvia Drake, ASID, was the interior designer and spoke to visitors on the tour. Susan Speck, the sales and leasing agent for Commerce Towers, also guided individuals through the showcased properties.

Two of the stops were the residences of local artists.

Olga Porter lives in the Franklin Lofts where she also keeps her studio. Porter was eager to show off her art as well as her downtown living space. “It’s a great opportunity for people who probably would not come into the gallery,” she said. “I like living downtown because I’m from a big city myself — Moscow. When I was making a decision where to live in Houston, downtown was my first choice.”

Nicola Parente has lived in the Bayou Lofts for about seven years. He said, “It’s been great to be a part of the downtown urban colony. As an artist, I draw a lot of inspiration from what surrounds me and I like to be a part of the urban landscape.  Growing up, I was fascinated by trains, so a lot of my paintings are influenced by train rides and seeing the landscape go by. I am surrounded by trains where I live, with the METRORail and the trains by I10. The Bayou Lofts was also originally the Southern Pacific Railway headquarters. To me, that is all a part of the experience of living in an urban environment.”

One of the most unique residences on the tour was the free-standing two-story Cash Register Building, which was built in 1927, has been completely renovated into office space on the first floor and into a private residence on the second floor by owners Deborah Keyser and James Stafford. The living space is appointed with architectural and industrial elements transformed into decorative items as well as works from local artists. Keyser said, “The downstairs was originally the cash register showroom as well as their sales and training offices. This upstairs was their factory and repair space. It took us about three and a half years to renovate it, including the planning and permit stages and the actual construction. We chose this building because we were looking for a place where we could live and work. It fit in with our lifestyle and we enjoy downtown. We also wanted to get out of our cars where we can walk or ride bikes.”

Those looking for the ultimate in luxury headed over to the Four Seasons Private Residences. Built in 2007, the hotel offers urbanites fully furnished properties for sale and lease.

Realtor Paige Martin, also a downtown resident, was an integral part of the creation of the home tour. You can find a complete list of available downtown properties on the Houston Properties website.

Senior Citizen Exception

This kind of exception is designed to allow a landlord to limit children from residing in the apartment if the apartment or complex is built for people over 55 years of age. This would indicate that the apartment is specifically designed for senior citizen care, and with this condition, children may not be allowed to reside on the premises. This, however, should be supported with strong documentation that should be provided to prove that the apartment or complex is only meant for the use and benefit of senior citizens.

Children

The law demands that there be no discrimination to a potential tenant simply because he or she would have a child living with him or her in the rented apartment. The landlord simply cannot refuse having children in the apartment or compound. This is a distinct act of discrimination that would go against the human rights practice. So, a potential tenant can report a landlord as a proponent of an illegal practice if the tenant would not be allowed to have children with them in their rented home. There is only one exception to this rule, and that is through the Senior Citizen Exception

Maximum Number of Tenants

The landlord does have the right to limit the number of people that are going to be living in the apartment. As a landlord, you are allowed to limit the maximum number of people who can live in one unit, although this has some exceptions. One exception is if a family has numerous children. Now, this has to be reasonably explained, with the basis of square footage and jurisdiction area. You would find that some housing codes will attempt to regulate the amount of people in a rented apartment. These have to be justified with reasonable evidence as well, of course.

If you’re looking to rent an apartment in Texas and you have kids, you may want to have a look at this conversation about some of the best places to raise kids. If on the other hand, you want to live in a complex without the disturbance of little feet running around, then this conversation about apartments without kids may be helpful. Whether you want to rent an apartment in Cedar Hill, TX, or want to live in the hub of the city, you should be able to find an apartment that fits either your needs or your family’s needs with the help of a professional.

About the Author

This guest post was contributed by Veronica Davis, an internet business columnist and freelance writer that works with several real estate related sites, Cedar Hill TX apartments.

First, consider whether leasing is truly the right option for you.  If you live in a Houston neighborhood with a homeowner’s association, check the by-laws regarding leasing.  Also, take a critical look at your house:  if it’s older or needing frequent repairs, leasing might be an endless headache for your and your tenants.  And, if you still owe a considerable amount on the mortgage, think twice before leasing.  You should have in savings at least 6 months’ worth of housing expenses ; if you’re relying on the money from your tenant to pay your mortgage and they fall behind, you could be in danger of losing your house.

So, let’s assume you have a new-ish house, in good condition, with little to no mortgage, and you’ve decided to lease it out either to ride out the market or hopefully make a few extra bucks.  Becoming a landlord is like taking on another job - and you should be prepared to put in time and effort, particularly up-front, if you want a successful lease.

Get it ready

Obviously, having your house clean, tidy and in good working repair will help you attract better renters.  Also, though, go through and remove any expensive fixtures or furnishings (if you’re leaving it furnished) which you might not want damaged.

Establish your price

Determining your rental price is not as simple as adding up your monthly housing costs and adding a few hundred dollars; you need to be competitive, too.  Check online listings to get an idea of the prevailing rates of comparable properties in your area.

Screen applicants 

This is where things can get tricky.  At a bare minimum, always insist on a credit and background check.  The nicest-seeming people in the world can have criminal backgrounds or major credit issues.  Again, it’s a business so be sure to treat it as such.  Insist on running any checks yourself (as opposed to having the applicant provide you with them), and ask for references of previous landlords.

Decide up front what credit or background problems will cause an applicant to be declined, and apply your standards uniformly.  Failure to do so can lead you to be in violation of fair housing laws.  If you do end up declining an application, document the reasons why and keep it on file in case of any future questions.

Write up the contract

Again, this can be a difficult area.  Obviously, a rental contract is a legal document and should be written carefully.  There are many boilerplate documents available online, but according to nolo.com, the most important items to include are: the names of all tenants, limits on who can occupy the property, the term (length) of the tenancy, when rent is due and how it should be paid, amounts of deposits and fees, responsibilities regarding repairs and maintenance, restrictions on illegal activity, pet policy, and any other restrictions in line with state law or homeowners’ association rules.

Maintenance

One of the major downsides to leasing is that you are ultimately responsible for most repairs and maintenance the house should need - and that includes on weekends and during vacation.  Even if you plan on doing much of the maintenance yourself, it’s a good idea to form a relationship with a good all-around handyman who can take care of things when you can’t.

Decide if you need help

For those who want or need to lease their homes, but don’t have the time or inclination to play landlord, property managers can come in handy.  For a percentage of the monthly rent, these companies will field maintenance requests, ensure rent is collected on-time and provide updates on the property - particularly important if you live in another town.

Or, if you just need help with the up-front listing and screening applicants, consider a lease broker.  Generally real estate professionals, brokers will help ensure your home is advertised properly, applicants are screened thoroughly, and contracts meet legal standards.  Fees can run from a few hundred dollars to a full month’s rent, although for many landlords the peace of mind is worth it.

First, though, let’s go back to the 1820’s, when the United States territories stopped at Louisiana and Mexico was fighting a revolution of their own to win independence from Spain.  In an effort to protect their northern borders from foreign aggression and hostile Indians, the Mexican government invited European and American settlers to the area. If the settlers promised to follow Mexican law and worship as Catholics, land grants as large as 5,000 acres could be theirs.

It didn’t take long, though, for settlers to outnumber Mexicans, and their lax compliance with Mexican law irked the government.  Mexican officials tightened immigration (take a moment to appreciate the irony), and new taxes were imposed, increasing tension.  When Mexican soldiers tried to take back a cannon which had been given to settlers for Indian defense, the settlers became defiant and the result was the Battle of Gonzales in October 1835 - the first skirmish of the Texas Revolution.

More battles followed, including the ill-fated Battle of the Alamo and the Goliad Massacre, in which hundreds of captured Texas revolutionaries were executed.  Following these two grim defeats in March of 1836, the main Texan Army forces were led in an eastward retreat by a certain commander-in-chief, my namesake Sam Houston.  

At this same time, Mexican General Santa Anna was chasing Houston’s army, moving ever closer to the eastern coast of Texas.  He came upon the town of Harrisburg, in what is present-day Houston, and burned it to the ground.  He positioned troops around Matagorda, Fort Bend and San Felipe, and himself led a battalion into what is now La Porte, just east of Houston.  Leading his troops onto a clearing of land bordered by bayous, the San Jacinto River, flooded marshland and bay waters he believed he had cornered Sam Houston, so he set up camp and waited to do battle.

Houston, in the meantime, had passed through present-day Cypress and the Heights, no longer retreating but heading toward the Mexican Army - eventually landing onto that same patch of land which Santa Anna occupied.  On the morning of April 21, Sam Houston ordered the only bridge out of the area destroyed, taking away any option of retreat for either army.

Realizing they should act sooner rather than later, the Texas Army set up battle lines that afternoon, screened from view by trees and a ridge which separated them from Santa Anna’s forces.  Around 4:30, as the Mexican soldiers were enjoying a siesta, Houston ordered a surprise attack. 

Texan revolutionaries ambushed the Mexicans with the famous cries of “Remember the Alamo!”  “Remember Goliad!”  Though greater in number and stronger in capabilities, the Mexican soldiers were overwhelmed and lasted a mere 18 minutes in battle.  Santa Anna surrendered, and weeks later signed a treaty relinquishing all Mexican rights to Texas lands. 

To quote the San Jacinto Museum of History:

For Mexico, the defeat was the beginning of a downhill martial and political spiral that would result into the loss of nearly a million square miles in territory. For the Texans, their victory led to annexation into the United States and the United States' war with Mexico. In the end, the United States would gain not only Texas but also New Mexico, Nevada, Arizona, California, Utah and parts of Oklahoma, Kansas, Colorado and Wyoming.

As a result of the Battle of San Jacinto, almost a third of what is now the United States of America changed ownership.

Simply put, the Battle of San Jacinto set in motion events which changed the course of history for Texas, Mexico and the United States.  It has been called one of the biggest military upsets in our hemisphere, and likely the shortest battle to have such a great impact.  And it all happened right here, in our backyard.

A kitchen is still the place reserved for cooking, however, it also serves as the epicenter to many homes. Today, more than ever, professional designers acknowledge its role and their design trends reflect it as a fulcrum point. 

From relatively small investments of a few hundred dollars (trendy new counter-top appliances) to big-time overhauls (Bamboo cabinets anyone?), following are six kitchen redesign trends from top designers who know where kitchen trends are today.

1. Wicked Wine Refrigeration

Have a killer wine collection (or want one?) then upgrading to a state-of-the-art wine refrigerator should be on the top of your kitchen redesign wish list. The latest designs include freestanding models that secure well over 100 bottles to smaller built-in units that sport refrigerated drawers. Ultra-smart models offer a digital cooling system that provides two separate temperature and humidity zones, allowing you to store both red and whites. Sleek modern design pairs with technology. The result? You wine never looked, or tasted, so good!

2. Modern and Minimal Cabinetry

If you're searching for a kitchen redesign trend that will metamorphosize your kitchen, then new, modern and minimal cabinetry may be the design trend you need. This year's cabinet trends are headed toward fashionable, ultra-sleek materials such as bamboo, aluminum and high-gloss lacquer. Sliding doors and touch-latch cabinet fronts offer that extra modernistic appeal. You can bet that this cabinetry's clean lines and a modern appeal will successfully change the ambiance of your kitchen. Prepare to be astonished!

3. Sexy Stove Hoods

Who thought a stove hood would become a major focal point of the kitchen? Well its time has come. Back in the day, stove hoods were simply non-descript metal boxes. Today, they rock. Rather than detract from your kitchen's appeal, they are sculpted, custom designed, sleek, curvy and made from a variety of materials that actually compliment your kitchen's décor. Some even features built-ins (spice rack for instance) for the cook's ultimate convenience. Looking for a kitchen pick-me-up? Consider a new stove hood.

4. Double the pleasure: Dual-Fuel Ranges

We all know the long-standing debate: Gas vs. Electric. If two cooking partners have a different idea of what's best, the purchase of a new range can cause major debate. Well, manufacturers have come to the rescue, offering the best of both worlds- ranges that combine the intensity of gas with the smooth performance of electric. Now you and your partner can stop arguing and get cookin'!

5. Refresh your Cup o' Joe Experience

These days, nearly everyone needs a little cup o' Joe to get them started in the morning- so why not do it right with the help of a modern built-in coffee center? Coffee pots are has-beens. A built-in coffee center is an excellent way to add a touch of luxury to your kitchen redesign, not to mention free up precious counter space. Install one of these bad boys and you you'll be greeted with a hot fresh cup of coffee, cappuccino or espresso at the start of every day. –This sure makes getting out of bed a lot easier!

6. Contemplating Countertops

Here's a kitchen redesign trend that we're really excited about: mixing countertop materials. Everyone loves granite, but sometimes enough is enough and too much can be overwhelming. Why not add a touch of stainless to the mix? Often, islands spotlight the "punch" of new material. Or, if you're really into pastry making, add a splash of marble to your kitchen redesign. It's all about the blend of kitchen aesthetics with functionality. So don't be shy, mix it up a bit.

If you're even considering a kitchen redesign, keep these six kitchen redesign trends at the top of your mind. And remember, the redesign of a kitchen often comes with a hefty price tag, but your return on investment usually can't be beat.

Guest contributor: Show Appeal Realty, an Arizona real estate brokerage selling Scottsdale Homes and Maricopa real estate.

We build taller fences to feel safer in our own yards.

We know the make and model of our neighbor's car, but nothing about the person who drives it.

We crave our cave, and ignore our community.

We're supposed to be neighbors, but more often we're strangers. What happened?

Even the Welcome Wagon doesn't go door to door anymore.

Thomas Briggs of Tennessee founded the organization in 1928, hiring women to personally deliver baskets of gifts from local businesses to new homeowners.

It was a win-win-win situation. Newcomers learned about the community, local business got a boost, and people met their neighbors.

But home visits stopped in 1998, when an increase in two-income families meant nobody was there to answer the door.

Now, newcomers are greeted via mail – of the "snail" and "e" variety.

One has to wonder if the explosion of the Internet is one reason we've gone deeper into our bat caves.

Basically, we're surfing the Web instead of walking the streets.

We're text messaging to our neighbor instead of actually showing our face.

I'm guilty of it myself. I have, via text message, asked to borrow an egg from a neighbor. To which I got a "no, sorry..."

But I've also experienced the human kindness of neighbors, especially after Hurricane Ike. We were without power for more than two weeks, but the folks a few blocks over had their juice back after one week. Three nights in a row, a sweet woman personally delivered hot, home-cooked meals to dozens of families in my neighborhood.

It's not uncommon for disaster to bring neighbors out of the cave and into the light. Same thing when it comes to crime.

Consider the popularity of Neighborhood Watch programs, launched by the National Sheriff's Association in 1972. The whole idea is to work with your neighbors towards the common goal of crime prevention. Some 10 years later, National Night Out hit the streets, a demonstration of unity among fire fighters, cops, families, kids...and neighbors. Last year, more than 75,000 Houstonians participated.

The Woodlands resident Julia Belforti is known for having the best National Night Out parties on her block. In fact, she recently received a Neighborhood Services Volunteer of the Year Award. The 37-year-old mother of three moved to Creekside Park in 2008 and immediately looked for ways to pull the still-developing community together.

"Somebody once said to me 'I could die in my home and nobody would know,'" Belforti said. "That bothered me."

No doubt. Nobody means for their bat cave to become a mausoleum.

Houstonian Sarah Gish wanted to live in a neighborhood with a fun and friendly vibe, so before buying a house, she knocked on doors.

"We introduced ourselves, asked questions, met the neighbors, absolutely," Gish said. "I thought it was a great idea."

Realtor Mary Frances DuMay of Greenwood King is the one who suggested it.

"Go ahead and knock," DuMay said. "Just say 'hi, we're thinking about buying the house across the street. Can you tell me what you know about the block? What's it like living here?'"

More than 11 years later, Gish is still happy in her 'hood.

If you would prefer to investigate the neighborliness of a neighborhood in a more subtle way, get online before getting out. At www.newcomersclub.com, there's a worldwide directory of organizations full of people who want to get to know you too. The list is extensive, but it's easy to navigate and locate your corner of the city.

Some greeting clubs reach out not only to new residents, but to people who are simply ready to leave the bat cave. The Newcomers and Neighbors of Greater Houston's mission is to "offer a warm welcome to both the newcomer and the established resident." They've been doing so since 1957.

However, sometimes things go wrong. Click here for more on that, but suffice it to say, some neighbors will make you wish you never met them in the first place.

Houston resident Matt Morris once tried to help a neighbor down on her luck by buying her a basket full of groceries. It backfired when the neighbor accused him of being a drug dealer.

Then there was the time Morris and his fellow neighbors got to know a new family on the block in a rather unexpected way.

"Their two little kids, 6 and 7 years old, came home from school and no one was at the house to let them in, so they were just standing there in the middle of the street," Morris said. "Another neighbor gave them a snack and finally called the cops, who said we should keep the kids as long as we could because otherwise they would end up in foster care and probably be separated."

Four hours later, the dad came staggering out of the house. He didn't open the door to the neighbors, cops or his own kids because he was sleeping.

That neighbor obviously didn't read "20 Ways to Get to Know Your Neighbors." Number 20 is the best. "Control the highly annoying things your family might be doing."

If you can't do that, at least say sorry once in a while. Or perhaps thank you. Or maybe just start at the beginning and keep it simple…

Hello, neighbor.

The Sniff Test

Let’s face it, life is smelly.  Between pets, exotic dinners, and smoking addiction, we have multiple aromas to throw off homebuyers.  The best thing for pets is to send them to stay with the in-laws while the house is on the market.  If that's not possible, clean up after them like a maniac.  Swiffer up fur, Febreeze linens, stow pet beds, and hide that stinky litter box in a garage or behind a decorative screen.  Avoid cooking smelly foods while you are selling.  Fish, cabbage, and strong spices can linger long after your meal has digested. Most important of all, smoke outside while your home is on the market. If there is any trace of cigarette smell in the home, a non-smoking buyer will run for the hills.

Lighten and Brighten

Open the blinds, and let the sun shine in!  Give your windows a good hard-core cleaning.  Beth’s sneaky tip: use car window cleaning fluid, it resists outdoor dirt and grime better than plain old Windex.  Replace light bulbs with the highest wattage that the fixture will allow, and voila...your home had never been more vibrant and inviting!

Spray Paint is Your Friend

The best way to fake having brand spanking new fixtures, is spray them down with a nice metallic finish. This is great for indoor/outdoor lighting fixtures, old dinged up curtain rods, and grimy outdoor patio furniture, even scratched up picture frames! You will literally feel the dollars you saved jumping back into your wallet. Hint: Spray paint with a “mirrored” finish looks more realistic than just plain metallic spray paint. Don’t forget to use paint labeled “outdoor” for your fixtures that will be exposed to the elements.

Move that couch

According to Beth, "9 times out of 10, the first thing I do when I enter a home is rearrange the living room sofa." Many people aren’t maximizing their space with the placement of their living room furniture. So how do you know where the best spot is for your sofa?  First, when you enter a room, make sure you aren’t seeing the back of a piece of furniture. Keeping the front of the sofa facing the entrance opens up the room, and ensures proper energy flow in the home. If you have an “L” shaped sectional, the mouth of the sectional should open up to the room’s main entrance.

Game is not fair game

This is a challenge plaguing the lives of Texas Realtors and Home Stagers.  Proud as you may be of your hunting endeavors, your average homebuyer may not be impressed by Bambi's family up on the wall.  "In one small home, I actually counted 14 different hunting trophies. We sent the creatures to "live" at a friend’s place, and the home had an offer the following week." 

Touch it up

Small chips in doorframes and furniture don't have to result in massive last minute DIY projects. Use brown or black markers to touch up furniture (Bed Bath and Beyond sells markers specifically for wood), and in a pinch, Whiteout can mask a chip in your molding or doorframe until you have time to use paint.

Neutral paint

Boring as it may seem, beige is king when selling your home. According to Beth, "it just simply appeals to the most potential buyers." Beth’s fave go-to beige: Bennington Gray by Benjamin Moore.  "It's the perfect “greige”, not too warm, not too cold, just perfection".  Can’t afford a full home repaint?  Just be sure to neutralize the master bedroom, bath and the living room. Those are the rooms buyers are most concerned about having move-in ready. 

Cleaning Service

Homes on the market need to be freakishly clean, cleaner than most people live in real life. This may seem like a no-brainer, but many home sellers chose to save money by doing their own cleaning. “Big mistake.” says Beth. “Cleaning professionals are experts. The thorough job they can do in a couple of hours can take your average person a week.” Instead of running yourself ragged, do yourself a huge favor, and budget for a professional cleaning service. Your home will show better, smell cleaner, and fly off the market faster. Best of all, your stress level will be significantly lower.

About the Author

Beth DeLozier-Hayes of Très Chic Design has been helping Houstonians decorate their homes for sale since 2007.  Despite a suffering real estate market, homes staged by Tres Chic average less than a month before receiving an offer, and often over asking price.  Beth received her training from Debra Gould’s home staging certification program, as well as her background in theatre and stage design from Clemson University and the University of Southern Mississippi.

Yes, we know the arguments and excuses we make in favor of doing things the same old way.  “My yard needs to look good all the time.  Those old ladies on the yard committee are vicious!”  “I don’t have extra time or money to spend on lots of expensive all-natural treatments.”  “I’m not one of those eco-friendly, hippie types.  I just wrestled a bull at the rodeo for Pete’s sake!” 

Contrary to what many think, tending our yards in a way that’s better for the environment can often cost less, doesn’t generally require more time than using lots of chemicals, and requires you to be exactly zero on the hippie scale.

Chemicals fertilizers and pesticides, for all of their benefits, have some pretty nasty downsides.  Not only do they run off into our lakes and streams where they pollute drinking water supplies, they can pose health risks to our kids and pets who walk through them. So, finding more natural solutions to common problems benefits everyone.

Insects and other pests  One problem with pesticides is that they kill all insects - the beneficial ones as well as the troublemakers.  Insecticidal soap is a commonly used all-natural solution, but again, they’re not always selective about which critters they kill, so you have to apply carefully.

Many all-natural solutions focus on repelling the pests rather than killing them.  Products containing orange oil and other herbal solutions will do just that.  In fact, keeping the pests around can have the benefit of attracting those insects which eat them.

A perfect example is ladybugs, who love munching on aphids.  You can buy ladybugs, but unfortunately when they wake from their transportation-induced slumber, their instinct is to fly... right out of your yard.  You can help entice them to stay by sticking them in the fridge before releasing them, and watering the plants, as they love a long drink as they “wake up.”  Even so, many will still want to relocate, so a better way might be simply to attract any neighboring ladybugs to your yard.  Consider planting herbs like dill, fennel and cilantro, as well as cup-shaped flowers like tulips and lilies which hold water, all of which ladybugs love.

Fire ants  The bane of many a homeowners’ existence, fire ants can kill a lovely afternoon quicker than your neighbor’s sand blaster.  Boiling water poured on the mound can be effective - and strangely satisfying - but it will often kill the surrounding grass as well.  Natural compounds made of orange oil, compost tea and molasses, which will control and even eliminate fire ants, are available in natural gardening stores.

Mosquitoes  Like many problems, mosquitoes require a multi-pronged approach to control them.  Water is a mosquito’s breeding ground, so if you have any water features in your yard, place a biological mosquito dunker in it.  Sprinkle dry garlic on the ground and in any potted plants at the rate of 1 pound per 1,000 square feet.  Make a liquid mixture of garlic or mosquito barriers sold at natural gardening stores, and spray the areas around doors and patios to keep the nasty biters at bay.

Weeds  This is one area we seem to wreak a lot of pesticidal vengeance, and quite unnecessarily.  A layer of black landscape cloth - over the dirt, under the mulch - will help prevent weeds from growing in flowerbeds.  And, keeping weeds out of grass is often as simple as keeping it well-mowed.  Should a weed appear, simply mow it before it goes to seed, and be sure to toss the clippings.  If you have recurring issues with weeds in your lawn, spreading corn gluten in the early spring will interfere with weeds’ ability to germinate and help prevent them from springing up.

One of the best natural gardening techniques is simply to use native plants.  If you try to have an English rose garden in Texas, you’re facing an uphill battle - and the need for lots of water, fertilizers and pesticides.  Opt instead for plants like lantana, salvia, yaupon holly and jessamine which are suited to the local weather and conditions.  Since they require much less water and little to no pesticides and fertilizers, you’ll save money in the long run.

Even if your yard isn’t completely an organic oasis, replacing a few conventional methods with natural alternatives can make a big difference - in your “eco-impact” as well as your wallet.  And you can still wrestle those bulls; your secret is safe with us.

Real Estate Sellers

Hire a Listing Agent - Although it is possible to sell a home without representation, selling a home is best accomplished with the help of a real estate professional. A real estate agent knows all the ins and outs of the real estate transaction and can be a seller’s greatest ally. The real estate agent will determine the home’s value using a Comparable Market Analysis (CMA), which will show a list of active, under contract and recently sold homes in the seller’s area. The price of the home will be determined by this as well as the home’s condition and amenities. The seller will sign a contract with the listing agent for a certain period of time. The Realtor may also go through the house and give advice on how the home should look. Photographs will be taken for brochures.

Seller’s Disclosure of Property Condition - The Seller’s Disclosure is a form the seller fills out listing of all the home’s appliances and features to disclose whether each item is in working order. The Seller’s Disclosure also provides various details regarding the home’s condition.

Home Service Contract - Sellers may opt to add a home warranty to provide an extra incentive to buyers. Coverage varies, but most home warranties cover repairs to appliances, water heaters, air conditioning and heating units, etc.

Listing the Home - The home will be given an MLS number and listed on multiple real estate sites, such as 2MRealty.com and HAR.com. A sign will be placed in the yard with the Realtor’s information along with brochures for potential buyers. A lock will also be added to the front door so other real estate professionals can show the home to their clients. Usually, the seller will receive a phone call to alert them that a buyer is interested in viewing the home at a certain time.

Real Estate Buyers

Fix Your Credit - Before purchasing a property, buyers should correct any credit inaccuracies. Pay down debts and address any credit blemishes. Credit.com advises buyers to start working on their credit scores three to six months before shopping for a home. Many lenders will also give advice on how to repair credit or refer a buyer to a legitimate credit repair firm.

Loan Pre-qualification and Pre-approval - Lenders look at numerous aspects of a person’s financial background to determine how much they can be prequalified for. Buyers should be prepared to provide tax returns for the past two years, two to three most recent pay stubs, bank statements, any savings and general living expenses. The buyer will also receive a Good Faith Estimate (GFE), which will include an itemized list of fees and costs associated with loan. Buyers have a variety of choices when it comes to mortgages, including an FHA loan or a VA loan, if applicable. They can also choose their mortgage terms, generally starting with a 15 year loan up to a 30 year loan, with either a fixed rate or an adjustable rate.

Hire a Real Estate Agent - A real estate agent can help buyers with every aspect of the home buying process. Once a buyer has figured out his or her price range, a Realtor can help the client pinpoint what best suits their needs, including home style, size and location. Once the properties have been selected, the agent will show those residences to the buyer. After a home is chosen, the Realtor will represent the client, negotiating with the seller’s agent regarding the sale price and requests from the buyer.

Both Buyer and Seller 

Purchase Offer/Counter Offer - When a buyer chooses a home, a Texas Real Estate Commission (TREC) purchase offer contract is sent to the seller. The contract can include any requests that the buyer wishes the seller to make. The seller can either accept the offer or respond with another contract to the buyer. The real estate agents negotiate on behalf of their clients until an agreement is reached.

Earnest Money - Also known as a “good faith” deposit, earnest money shows the seller that the buyer is serious about wanting to purchase the residence. An earnest deposit is included in the purchase offer (and is deposited at a title company). It is usually nonrefundable, but will go towards the down payment of the home if purchased. In Texas, it is generally 1 percent of the sales price of the home, but it is negotiable. Buyers can also pay an Option Fee to allow them to walk away within a short period of time (usually 7-10 days) without risk of losing their earnest money. This secures the offer for the buyer and the seller will no longer accept other offers. If the transaction closes, the Option Fee is usually credited back to the buyer at closing.

Inspection - During the termination option period, a certified home inspector is hired to check the structural elements, exterior, roof, plumbing, air conditioning and heating system, electrical components, appliances, garage and more. The buyer can then use this report to ask the seller to make any repairs needed or negotiate a cash amount in lieu of repairs. The buyer makes a final walkthrough once any repairs have been made before the closing, as well.

HUD-1 Settlement Statement - The title company issues a HUD-1 Settlement Statement to both the buyer and the seller prior to closing. The HUD-1 is a list of all the costs for each party that will be needed to close the transaction. The lender sends the title company instructions and they compose the buyer’s side based on those instructions. Since January 1, 2010, the lender’s GFE, given to the buyer at the when securing the loan, must also match the HUD-1.

Closing - The closing is handled by a title company. It is what the buyer and the seller (and their Realtors) have all been waiting for. Both the buyer and the seller pay closing costs to the title agent, which have previously been negotiated during the purchase offer phase. By this time, the lender will have approved the loan and the interest rate locked in. The closing is the point where the keys are handed over to the buyer, the real estate agents are paid and the seller receives whatever funds are left after the previous mortgage is paid off.

To my left is a single mom breeding Pit bulls in her back yard. To my right is a lady who lets her big, black Lab do the #2 on our yard.

Across the street is the house that never sleeps. People are constantly coming and going, day and night. Cars and trucks parked facing the wrong direction, every day, all day.  And the children, who roam the 'hood with air-soft pellet guns.

We find pellets and doggie deposits littering the front yard, much to my husband's dismay when he's mowing.

Speaking of mowing, we get letters from our Homeowner's Association (HOA) if we don't edge.

But nobody seems to care about Pit bulls, BB guns, dog doody, and cars parked willy-nilly.

Yep, I have crazy neighbors.

But some people have unintended neighbors.

It wasn't a Nature Preserve

DeWayne Addison, a husband and father of two, built a new home for his family in the Sugar Land area.

It was a new area, and he got the back corner lot on a cul-de-sac, nothing but nature behind him. Life was good.

"Three weeks later this big erector set goes up behind the house," Addison said. "I thought what the heck is that?"

"That" was the beginning stages of a Hindu temple, a project that took two years to complete.

Addison doesn't have any problem with whatever floats your boat. Christian, Catholic, Hindu, Jewish, whatever.

But this was practically in his back yard. And, the grand opening of the temple lasted for 14 days, he said.

Addison got used to regular worship sounds, including chanting, to where it just became background noise.

But not on Saturdays, especially if there was a wedding taking place.

"Fireworks would blast the night air at 10 p.m., waking babies, parents and pets," Addison said. "The whole neighborhood would go crazy for half an hour."

As Addison's kids grew older, the family decided to move to an area within the Katy school district.

He worried the proximity of the temple may affect resale value, but was pleasantly surprised when the house sold within three weeks at 95 percent of list price.

So they moved, this time into a spec home. They found out about areas earmarked for retail development, and they knew the plans for neighborhood expansion.

No surprises for Addison this time, right?

Wrong.

A petition is currently circulating, he said, in an attempt to kill a developer's proposal to build townhomes nearby.

What's a guy to do?

Research

Any time you see an empty field or lot in the area, ask your Realtor about it. If that doesn't help, contact the HOA and ask about restrictive covenants.

If the land in question is outside the governing HOA's boundaries, you might want to try and identify the land owner through tax rolls, the appraisal district, or deed records. Call city or county planning departments and ask if any plans have been proposed for that parcel of land.

You can also do a title search to trace the land's history in terms of previous owners, and whether or not there are any existing restrictions.

"But it’s a very lengthy and costly process," said Michelle Taylor, branch manager of Stewart Title Conroe. "You'd be paying the title company at least $500."

Although, Taylor said, in her 21 years in the title biz, nobody has asked to do that.

Maybe it's because nothing is forever.

"Even if there aren't any plans proposed," said Paul Caver of Infinity Title "there is no guarantee that this will still hold true two years down the road."

Eyes Wide Shut

Connie Zientek moved into a house that was directly in the flight path of Bush Intercontinental, half a mile from a dump, half a mile from a minimum security prison, and down the road from a crematorium where unclaimed pets end up.

Zientek knew about the airport, dump and prison, but chose to live there anyway.

"Yeah, the airplanes were noisy enough that we had to stop all conversation if we were on the patio," she said. "The dump was far enough away to where I didn't have to drive by and see it, although on humid, stagnant days you could smell it. But the house was close to where I worked, close to where my husband worked, and it was on a cul-de-sac in a nice, established neighborhood."

Zientek did not know about the animal crematorium. She discovered it when her own pet went missing, and…never mind.

But it wasn't the crematorium that chased her away. Zientek didn't mind that unintended neighbor. What she did mind was a crazy neighbor.

"A house across the street became a rental house," Zientek said. "It was inhabited by single-partiers or the Brady Bunch and everything in between. I would come home from work and find a dozen kids trampling my yard playing football."

Zientek now lives in the country. Eight acres, five ponds, zero neighbors.

Caveat Emptor ~ Latin for "Let the Buyer Beware"

So in the end, there are simply no guarantees when it comes to unintended neighbors or crazy neighbors.

"It's buyer beware, and that's how it's been for years and years," Taylor said. "All I can really tell you is to do your homework, find out what you can, and hope for the best."

But what does going ‘green’ really mean? The movement of going green was popularized by the former Vice-President Al Gore. In essence all it really means is doing things and performing actions that work to preserve and save our environment such as the purchase of cars powered through electricity, installing energy efficient appliances, using biodegradable non-toxic interior and exterior paints, biodegradable detergents, recycling, conserving water, and planting low maintenance and drought tolerant plants.

Over the past few years, more Americans are becoming environmentally aware than they ever have in years with more than two-thirds of homeowners in the United States more likely to install green features in their homes compared to prior years. Green features installed such as energy efficient geothermal heating and cooling systems, can reduce the amount of carbon dioxide in the environment so much that it’s like taking approximately nineteen thousand vehicles off of America’s roadways, not to mention saving homeowners some serious bucks on their heating and cooling bills. Upgrading appliances to new, Energy Star efficient appliances that offer the highest energy efficient rating are a definite attractant to the potential homebuyer, with many owners resulting in thousands of dollars in savings in as little as one year. Solar panels are an excellent green addition to any home. Solar panels dramatically increase the value of a home and particularly in states such as Florida where the sun is bountiful throughout the year, solar panels work overtime year round because of the energy they absorb from the constant sunshine, resulting in many homeowners paying nothing or next to nothing for their energy bills. Because of the exorbitant pricing of solar panels, many homeowners have researched to find ways in which they can afford the purchase of panels. Many government programs are available that offer to flip the bill so-to-speak for the purchase, installation, and use of solar panels. The asset of adding solar panels to a home can greatly increase a property’s value with the selling feature that solar supplies a huge portion of the homes power through the natural resource of the sun. Other ‘green’ components attractive to prospective buyers and more affordable are simple additions such as replacing incandescent light bulbs for new CFL lights, using power strips for electronics, and planting indigenous plants that require less water.

Installing green features into a property significantly increases a property’s value, greatly enhances its appeal to prospective buyers, plus it lowers the amount of time the property is listed for sale on the market. Making the small choices in going green not only shows your concern and impact of conservation to prospective buyers, but shows your commitment to your community that going green really does make a difference and makes a positive impact on the local environment and global environment as well.

About the Author

Tim Ryan offers services buyers and sellers in the Naples Real Estate market. To see a full list of Naples Foreclosures visit Tim’s site.