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All About Charlotte NC

This represents  a first crack at some the most popular spots in Charlotte… the kind of thing a relocating family, or a family new in Charlotte, might not know about. Of course it is just one persons point of view, and it is just a starting point… but I think locals like us can make a more relevant search page than Google, what do you think?

Readers add your link candidate, and the reason(s) why I should publish their link in the comments.

As you can see, we are just getting started. We could do a restaurant list– but there are many already, so I thought I’d skip those. We could do real estate companies but again those are easy to find. Builders? Well, tall the national builders are here, plus some excellent locals.

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As always, call me direct for your most immediate questions, 704-351-1519

Things to Do This Weekend in Charlotte, the Queen City

Take your significant Other to dinner this week Uptown and enjoy 3 course dinners for $35.00 from some of your favorite restaurants including Mez, Lavecchia’s, McCormick and Schmick’s, Black Finn, Room 12 and more. For the complete list and details,  see Eat In Uptown. September 18-27

Freedom Park and The Greenway System-

If the weather’s nice, walk, ride, or skate at Freedom Park. The Art Festival begins next weekend. Take the family out on a Greenway, the new McMullen Creek Greenway at Trader Joe’s on Rea Road is a good starting point. My favorite is McAlpine in Matthews.

Sunset Jazz Festival at Southpark Mall Saturday September 18th, from 1pm to 10pm.

Matt Marshak,BRYAN ANDERSON, and 5th and York, Intertwyned, Unique Blend, The Queen’s Collective Details at Sunset Jazz Festival

What is the New South? Find out at the excellent Levine Museum of the New  South, which is free on Sundays 12-5:00pm…drive or take the train in, and get off at the last stop.

NODA  Gallery Crawl, starts at North Davidson and 36th at 6, gets under way in earnest by 8-9pm.

Panthers play Away At Atlanta this weekend so Uptown will be quiet on Sunday. Lets hope for the return of “Good Jake”

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Make it a great week and if you are a First Time Home Buyer, Time is Running Out.  The ultimate Charlotte First Home Buyer Search is here.

Real Estate Brokers Educated, Consumers Protected, Through Continuing Realtor Education

What would you say if you went to see a new home, you liked the home, and the sales agent said that they would refund $50,000 two weeks after the sale of the house- a rebate for buying, what a great deal, they would even write it down and put it in a separate contract, would you take it?  Or suppose you were selling your home, and you weren’t asked so you didn’t mention you’d had an addition put on without a permit, what’s the harm in that, no one asked you, right?

In the first case, that’s called mortgage fraud, and in the 2nd, it is a willful concealment of a material fact, you (the Seller)  just left your self wide open to a law suit, and the Listing Agent, who could have and should have asked, is probably liable as well, and may be disciplined by the Commission.

Each year, we real estate agents have to take a 4 hour mandatory continuing education class and a 4 hour elective, this year I took on a full day with Sandy Williams of the JY Monk Real Estate schools and it was a treat … Sandy wound us through an intricate trail that included a new look at Material Facts- what are they, and how to recognize them, and on to a course in predatory lending and mortgage fraud moved forward by her thought provoking stories and discussion format.

So What is a Material Fact?

The big facts are easy…the proposed highway, Wal-mart going up across the street… but the definition is broad, it is “Anything that could affect the value of a property or its marketability“– so that would include a short sale or foreclosure status, but also un-permitted additions, streets maintained by the HOA and not the city, trash pickup and more.

What’s more, material facts have to be shared with all parties, not just the principals, and they have to be shared even if you believe that a reasonable person  should know it- it is not enough to say, “Well any person (idiot, Agent, Buyer etc) would know that.”

Why are Material Facts important for Agents to know?  Simple, settled real estate law states, “no matter who the Agent represents material facts must be disclosed to all parties”… and “a real estate agent who intentionally or unintentionally gives a purchaser incorrect or incomplete information may be held liable for such statements even though the source of the incorrect information was the Seller or another Broker, and even though the purchaser could have verified the information himself.  Further, a Seller and his Agent have an affirmative duty to disclose any latent defects about which they are aware, or should be aware.

That is quite a broad outline of responsibility, and you can see the toughness of the Agency law. It certainly removes most Agent defenses, it removes all of the “I didn’t ask, they didn’t tell ” excuse and sets a high barrier to the “I didn’t know” defense.  Agents beware,  when in doubt, investigate, ask questions and disclose. Check for the handful of exceptions with the commission, or your handbooks, but if it might scare a Buyer off, it is probably a material fact! Buyer Agents, we have an even higher responsibility to our clients.

For Consumers, full disclosure is a real benefit, and one way the industry has cleaned itself up   over the last 30 years.

The increasing movement to full disclosure, and holding Agents/Brokers and Sellers accountable when they don’t, has shined a bright light on the industry, and made it a safer place for consumers, and a better place to work.

Disclosure, and the advent of Buyer Agency, which demands full representation and fiduciary responsibilities to the Buyer, are quite possibly the two most important changes to the way real estate has been historically done in the US… changes for the better.

Mortgage Fraud

Mortgage fraud went up 1,014% from 1996,  to 2006 according to HUD… and the course broke these cases down into 2 categories, those that were helping buyers get into a house, and those designed to defraud the banks for profit.  Both were fueled by greed, and consumers and banks were left totally un-protected by government officials…  the barn doors were left swung wide open by  the Fed’s and local authorities.

Some examples of mortgage fraud  include:

Not disclosing other owned property

Stating the intent to live in a property as owner occupied when actually intending to rent it out

Cash is paid to the Seller, or Buyer, outside of the escrow arrangement, and Not recorded on the HUD-1.

A difference exists between the price paid on the contract, and the price on the HUD-1.

The Buyer is required to use a specific lender

The sale is subject to the Seller acquiring title

Mortgage fraud comes in many forms, and today there are multiple parties investigating around the country, the FBI, HUD and some state agencies. If someone says, “We wouldn’t want the Lender to know about this…” That’s fraud! My simple advice? “Don’t do it.”  Jail is not good. The only upside of this down market is that without the flush of business, fraud will go down dramatically, and many of the worst elements will return to selling home improvements on credit to poor people or credit cards to teenagers.

Next up, Putting Character Into the Transaction, the Agent’s role.  A good title Sandy shared… thanks for the good day Sandy!

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Related Posts

Buyer Agency Illustrated, a True Life Story Do’s and Don’ts of Home Buying

Where were the Realtors in the Sub-Prime Fiasco?

Skilled Buyer Agents and Smart Buyers Make Great Deals Happen! We are skilled!  First time home Buyers? Yes, we help first home buyers with a special offer… and we also help buyers secure million dollar foreclosures as well! Call Terry at  The McDonald Team, 704-351-1519.  See more information and search for homes in Southpark,  Matthews,  Fort Mill,  or Sun City Carolina Lakes.

The recession is hitting Charlotte’s non-profits hard.  Only 1/3 of the Charlotte Symphony’s  operating expenses are covered by ticket sales– Sale are up, major donor contributions are up, and the players, the musicians- never a highly paid group, have already taken pay cuts… next month, the Summer series begins at Southpark, if you are planning on being there on the lawn Sunday evenings, wont’ you make a contribution today?

It’s easy and will only take a minute,  won’t you Donate $10, $20, $50, or $100 Today? Or, give consideration to their subscription, which gives discount to all performances, and will allow you to purchase a subscriber only ticket to the Yo-Yo Ma Concert in October.

The Summer Pops  Season At Southpark

Come early, get a good seat and picnic with your friends. These are great events, prelude at 7, concert at 8:15.

The Charlotte Symphony Goes Country” – June 7
The Symphony starts the summer season in the Wild West.

“Magical Night Music” – June 14
On June 14, the Symphony explores mystery and magic in some of the most famous music from Broadway and Hollywood.  Themes from Harry Potter, Phantom of the Opera, and Pirates of the Caribbean, as well as orchestral favorites such as Night on Bald Mountain and Sorcerer’s Apprentice will cast spells and create enchantment.

“Dance Night at Symphony Park” – June 21
Bring your dancing shoes for “Dance Night at Symphony Park” on June 21.

“That’s Amore!” – June 28
The Symphony takes a Roman holiday on June 28 with a night of Italian-themed music.

“Celebrate America” – July 3

plus they will do area concerts throughout the summer

Charlotte Symphony Announces New Pops Season
Series expands to nine concerts, features Bernadette Peters, and The Temptations

The Charlotte Symphony announced today its exciting 2009-2010 Pops Series. Expanded from eight to nine concerts, the series line-up features Bernadette Peters, Kathy Mattea and the stars of Motown, The Temptations. Conductor Albert-George Schram returns to the Symphony Pops for his twelfth season.

More from the Charlotte Symphony website/press release:

As you may have read in The Charlotte Observer or other news sources, the Charlotte Symphony, like many in the community, is facing an unprecedented challenge in this time of economic downturn.  But that is only part of the story.  In the past two years the Symphony has seen remarkable growth in its subscriber base, and ticket sales continue to be strong.  Individual giving by the Charlotte Symphony Board of Directors has likewise experienced extraordinary growth.

In the last three weeks, ignited by an anonymous CSO Board challenge gift of $100,000, other CSO Board members have contributed an additional $200,000.  This brings Board giving this year to a stunning $582,000, well over double last year’s figure, which itself was a new record.

Strong ticket sales and powerfully increased support from the Board are continued evidence of progress from the plan adopted by the Board two years ago.  Both send the unmistakable message that the Charlotte Symphony will continue to address its issues head-on, starting within the Symphony family.  You, too, can be a part of the family and bring your considerable strength to this purpose.

The Charlotte Symphony feels the impact of the current economy.  Revenues are down and the operating deficit is up.  To address this, we are taking the tough steps of further cost-reductions now, so that we can keep the CSO moving forward on the two-year path of progress we’ve made. This restructuring plan will maintain our core programs going forward, and your support will ensure that we continue to deliver great music in the years to follow.

You can play a role in that plan’s success. Ticket purchases help us cover nearly 1/3 of the cost of our concerts.  Your gift can address the remaining 2/3.  If you have already made a gift this year, we ask that you please consider an additional gift as a measure of your belief in your Symphony.

Please Donate Today TM

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The McDonald Team, Real Estate Brokers NC and SC, 704-351-1519

Charlotte, NC. The $8000 tax credit makes buying a home for the first time very attractive, but in today’s market, a buyer recently asked, “How do I Buy Smart?” If you think it more than “buying low”, you are right. These 5 keys to successful home buying help to insure your happiness, which will lead you to want to stay, and lower your overall risk enormously.

The opportunity is large- home prices are at 2003 levels, interest rates at all time lows, but…should you buy now? It  makes sense if, and only if, you have a good job, a down payment, good credit, and you buy smart.

These 5 Essentials are from a lifetime of buying and selling homes.  I’ve made mistakes in almost every category below- you don’t have to!

5 Keys to Home Buying Success in Today’s Market

1. Buy your home for the long term and plan to stay 5 years or longer.

The longer you stay, the lower the risk in your investment. I know it is impossible to predict the future, but think about it… could you be happy there for five years? More possibly?  You get tax savings every year, a place of your own,  and it just makes sense you have more time to let your home appreciate, and appreciation WILL come back in Charlotte before too long.

2. Buy a home in a community with  “Value- Anchor(s)”

What are Value-Anchors? Anything that sets a particular set of homes apart to a large number of potential purchasers. Location is a major value-anchor,  in Charlotte Myers Park, Southpark, these names have cache… not coincidentally they are closer to uptown. Waterfront, waterview, golf course homes, these are all homes that have attracted, and will continue to attract a particular set of buyers.

The communities above are higher priced- you are starting out, maybe you can’t afford these, then look for other value anchors, for example: communities with great natural beauty, communities with loads of amenities, communities with great schools, though this can change over 10 years,  look for a value anchor in every house or community. Close to town works almost anywhere. Cul de sac’s are usually preferred. Other community anchors might be high quality amenities, larger lots (than the neighbors) , great parks or greenways nearby, unusually convenient neighborhood, no homes behind the house,  etc. There are too many to list, but I always ask, what is the value anchor, or value proposition for this home and community?

3. Buy Home Quality over Quantity

Smaller, well cared for home with custom features are more and more preferred to a big plain box, and the dramatic shift in the last year is towards smaller homes. At any price point, look for the home with the most features, with attention to the feature that last. Smaller homes also cost less to run each month, and the savings over 5 years will be considerable.

4. Finance with 30 year fixed.

Current 30 year fixed rates are around  5%, and what a difference that makes. I bought my first home , a townhome, when interest rates were over 11%!  I made 45K per year and qualified for an $85,000 home!  Today, the same $45K could buy a home, with a 5% down payment, a $175,000 single family  with similar $1,000/mo payments to my first 11% loan. (Depending on down payment, taxes , HOA fees etc)

5. Shop for the right community, the right deal, and then the particular house

in that order, to insure you are most likely to be happy with your purchase.  The right deal is subjective, but in Charlotte, I think it is a solid 7-10% below today’s market value. This is the market value for your particular home- not just an average cost per square foot. Each neighborhood has a range based on size and condition-compare apples to apples to get today’s market value. You may not get your first choice, but the “buy smart” option says pick several you are interested in, and let the best deal win.

You can make changes to the house to make it more to your liking, but if it is in a great community you want to live in, and you got it at a great price, then you should sleep soundly at night, and that is something you can build on.

Avoid the emotional house buy — you know the one you see it in a brochure, run out to see it and its beautiful…yes it is further out, alot further out, than you thought. No the area isn’t scenic-just flat space… you get the idea.

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Do be sure and claim the $8000 Federal Tax Credit if you purchase by November 30, 2009, it is FREE money. File Form 5805 with your next return, or amended Federal return and the 10% credit,  $8,000 if above an $80,000 home, your check will soon be on its way.

Skilled Buyer Agents with Smart Buyers make great deals happen!

We provide detailed analysis prior to all offers, and take a lot of the guess work out.  Plus, we know where the steals and deals are! The McDonald Team 704-351-1519  Search for Charlotte Homes

First Time Buyer Search for Homes

This Saussy Burbank community is rich in  amenities with a terrific swimming pool and clubhouse, tennis, basketball courts,  a very large pond with paved path around- and ducks!, fishing, walking paths, bike lanes and more.  Arts and crafts homes, Charleston style homes and one a bit more traditional styled neighborhoods combine for a terrific community, just 20-30 minutes to Uptown Charlotte, 10 minutes from Southpark. First a few pictures, then the real estate market report.

Schools are: Elizabeth Lane Elementary, South Charlotte Middle and Providence High School (walking distance)

Our last 2 Listings here sold in 32 days and 95 days respectively! Call us if you want the most read source on the net advertising your listing. 704-351-1519 We love BC!

Beverly Crest: Homes Sold and Homes for Sale- April 2009

Beverly Crest Homes Sold in the First Quarter 2009

A few notes- the median cost per square foot was $117, with a range from $94/sf on a lot challenged home,  to $152 per sf, on a very nice home indeed. These prices are above 2005 levels, not quite 2006 averages, so there are good bargains on this blue chip neighborhood.  The number of units sold is 1/3 below 2008, but in the “normal range” from the last 5 years which lowest 1st quarter was 4 sales and highest was 9. There were 7 Homes Under contract at the beginning of April- not bad versus the 21 available below

The McDonald Team offers a $1500 Lowe’s gift card to any unrepresented buyer (no signed buyer agency agreement) interested in a Beverly Crest home who closes by May 31, 2009… think of it as our own personal stimulus plan, only with the McDonald Team.

Beverly Crest: Homes For Sale, April 5, 21 Homes for Sale in total

There are 5 homes for sale under $300,000

There are 6 homes for sale under $350,000, but more than $300K

There are 5 homes for sale under $400,000, but more than $350K

There are 4 homes for sale for More than $450,000.

Like to see the homes in detail, here is that link to  Beverly Crest Homes For Sale.  I’m expecting a big year in Beverly Crest as the community retains its high quality features, and prices are the most attractive in years.

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Skilled Buyer Agents make great deals happen… we will save you time, and in almost every case, money!

New to Charlotte? See the #1 Video on You Tube for Charlotte NC

Meet Terry, Terry’s Team and sign up to Search for homes at Charlotte Real Estate

Follow TerryMcDonald on Facebook or on Twitter at @TerryMcDonaldRE

Providence Plantation is a large popular subdivision off Providence Road, near the Arboretum. Old trees, rolling hills, and well regarded schools make the Plantation a popular address for those working from Ballantyne to Southpark to Uptown Charlotte. Those of you who follow me, know I like Providence Plantation. It isn’t as structured as some, but flows easily and with the comfort of a good pair of jeans.

Though inventories remain high, they had a strong first quarter. Sales are arranged by date, and there will be a few more for March that aren’t yet posted. Still you can see the wide range of sales prices, in the right hand column–the average is $115, but the range is from 89 to 185/sf.

This is because there are many new or newer homes- and a number of homes built in the 70’s. Most likely, the 84 /sf is a home that needs remodelling. There are also luxury homes that wold account of the homes priced in the 180’s/sf.
Here are the homes for sale, a total of 62.

The key to pricing the homes here is discovering which class and condition of the home- something we are good at.

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Learn more about Charlotte and my team at the #1 video on You Tube for Charlotte NC, our fact-filled Introduction to Charlotte and Charlotte Real Estate. Or you may want to search for Charlotte Real Estate, the link takes you to my personal easy to use Charlotte website.

Search for Providence Plantation homes for Sale in 28270 Now. Nearby homes included.

Welcome Charlotte First Home Buyers!

Search for homes below, or click the Charlotte Stimulus icon for details on how you can get a $500 gift card Lowes, Ikea, Crate and Barrel or Pottery Barn, when buying your first home

To Get Your Charlotte Home Search Started, from the map below,

pick a Yellow House in the area you might be interested in, open it (click) and you’ll find community information, pictures and home search links inside. Each open in a new window so you may need to turn your pop-up blocker off. Don’t know Where to Start yet? Try the links below the map by price, this will show you how the areas compare price wise.
More Information on Mortgagesand for more information on the process try our First Time Home Buyer Guide

View Charlotte in a larger map
View Larger Map
The Charlotte Map Based Search. The green picnic tables are major parks, The Charlotte airport is to the west in brown, golf guys are golf courses (there are more, send in your link), school houses are Colleges/University’s. So give our beta map a test drive and explore Charlotte! We will be adding more and more Charlotte features to the map.

Next , Simple Charlotte First Home searches by Price

If you are just getting started, and don’t know where to look, try my Charlotte NC video, a well received Introduction to the Queen City, #1 on You Tube, a fact-filled 4 minute tour. Then you might want to move on to my About Charlotte page- all about the ares, communities that make up Charlotte. It goes right after the “Big Question” of where we might want to live, it is the starting spot for relocation links. Or you may just want to pick a yellow house below and see whats inside.We also offer Customized Home searches- we can search for waterfront homes, golf course homes, searches by home price, and school zones- and they will be delivered to your Inbox. Just email me your criteria, and we’ll set the auto search.

The Charlotte Map Based Search. The green picnic tables are major parks, jets are airports, golf guys are golf courses (there are more, send in your link), school houses are Colleges/University’s. So give it a test drive, go ahead and explore Charlotte! We will be adding more and more Charlotte features to the map.

As you look at homes, you may review the summaries and compare areas; if you are here for the first time and you request listing details, after one, the system requests an email to send you password. No worries, you get logins and no one will bother you here. Nada. It is safe.

The links in the table are captured directly from the map above. We are working on more advanced map mashups as we speak. Each link’s to a specific search, photo album, and community information from CCOnline. The first line is for a total wide area search and you can search any listing type from this window.

The map and features are growing! Do you have a Community Link you’d like to see on our map? E-mail it to me please with a note on why you think it should be here. We’ll be adding layers including New homes, major employers etc. We will also be adding Home Searches as time permits and interest develops in new areas. We will also be populating the map with photos as my new I-phone has GIS build right into the pictures- very cool.
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Moving to the Charlotte Area? South Charlotte, Huntersville, Waxhaw Perhaps? Your first Charlotte home?

I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time home buyers–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day from Ballantyne to Lake Norman -and Fort Mill SC too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser. We are working to make your relocation to the Charlotte area easier, less stressful and help you “buy smart.”

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Related Links

Safe to Buy A Home In Charlotte? You Bet Says Case-Shiller and Radar Logic

Recession, No Recession, Charlotte Moves Forward

Fix Housing First-a Housing Stimulus plan of the NAHB

Housing Stimulus by The NAR Proposal for the 2009 housing stimulus by the National Assocation of Realtors

Fort Mill- First Time Home Buyer Report (maps included!)

Charlotte NC Homes Best Value Under 500K

NC Lake Best Waterfront in Charlotte Under $2M

Charlotte Cost Of Living- “Objectively Affordable”

Moving To Charlotte? Like a Good Introduction to the Area?

Charlotte Cost Of Living- “Objectively Affordable”

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Quick Search Charlotte Real Estate

Need more information about the area? Try this Charlotte Homes for Sale - Introduction to Charlotte Video

Charlotte Home searches by Price, from high to low, map them with link in lower left corner of search page.

Charlotte Homes For Sale Under $200,000

Charlotte Homes For Sale under $300,000, but more than $200,000

Charlotte Homes For Sale Under $500,000, but more than $300,000

Charlotte Homes For Sale Under $1,000,000 but more than $500,000

Charlotte Homes For Sale Under $2,000,000, but more than $1,000,000

Charlotte Homes for Sale More than $2,000,000

Search Charlotte Homes, Charlotte Condos and townhouses, and use the photo links  and Community Information to round out your view if you like. You may
ppen more than one window and compare home prices side by side, or neighborhoods and homes simultaneously.

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Moving to the Charlotte Area? South Charlotte, Huntersville, Waxhaw Perhaps? Your first Charlotte home?

I am a Charlotte real estate broker specializing in relocations, 2nd homes and first time home buyers–buying and selling real estate of all kinds- and will represent only you. We work with Buyers and Sellers every day from Ballantyne to Lake Norman -and Fort Mill SC too. My team and I know the homes, the communities, and the new home builders. We know what’s hot, what’s not, and where the deals are. I think as you read my posts you’ll see that we understand home buyer needs, from a first time home owner to a luxury home purchaser. We are working to make your relocation to the Charlotte area easier, less stressful and help you “buy smart.”

If it’s between the hours of 8 AM to 8 PM, EDT, please don’ t hesitate to call me direct at 704-351-1519. Terry

Related Links

Safe to Buy A Home In Charlotte? You Bet Says Case-Shiller and Radar Logic

Recession, No Recession, Charlotte Moves Forward

Fix Housing First-a Housing Stimulus plan of the NAHB

Housing Stimulus by The NAR Proposal for the 2009 housing stimulus by the National Assocation of Realtors

Fort Mill- First Time Home Buyer Report (maps included!)

Charlotte NC Homes Best Value Under 500K

NC Lake Best Waterfront in Charlotte Under $2M

Charlotte Cost Of Living- “Objectively Affordable”

Moving To Charlotte? Like a Good Introduction to the Area?

Charlotte Cost Of Living- “Objectively Affordable”

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