Taxes may not Decline with Property Values

Most homeowners in the Atlanta Metro area have seen their property values decline as much as 20 percent in 2008. However, I'm not hearing that county tax commissioners are offering a corresponding drop in their real estate taxes next year. Most counties had already set their 2009 budgets and probably will move slowly to reevaluate the property values. It is not likely that their will be an upturn in residential property values for 2-4 years. Currently the Atlanta Real Estate market has a 5 year supply of Suwanee homes for sale in the current inventory. Meaning, it will take 5 years to sell what we have on the market, even if no other homes were to be listing for sale. Some Atlanta residents might face a tax increase as the counties they live have budget shortfalls in 2009. Most counties are going to have to make dramatic service cuts, invoke salary freezes and layoff workers to balance their budgets with this lowered tax revenues expected. But many have been forced to take those steps already to plug gaps in the current budget year.

As Gwinnett County and City of Suwanee officials face the most challenging budget season in recent memory, independent analysts say the projected shortfalls next year are too steep to be solved by cost-cutting alone, leaving little alternative but to increase tax rates. It is just logical when you have a declining home value that cuts into the tax revenue base and something will have to be done. The once red-hot housing market has cooled so much that property values have declined virtually everywhere in the U.S.. With property taxes based on the value of residences, the only way county governments can take in the revenue needed for services -- after any cuts -- is to raise the tax rate. That might mean property owners' tax bills stay the same, but it also means a tax rate increase nonetheless. And depending on the rate and how individual assessments come out, some property owners' tax bills could go up even as they see their property values decline. Pay careful attention to this and know that you can always appeal by having your own appraisal done by an independent licensed home appraiser.

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Sea Island Georgia Resort

Through many of the turbulent months in Atlanta Real Estate the luxury properties still sold and often better than lower priced homes. The times are a changing as we get new of the latest luxury business to be hit by hard times. Back in August, Sea Island Resort, in Sea Island, Ga laid off around 500 workers, nearly a quarter of the staff. Now the resort is facing bigger financial trouble. The resort, which hosted the G8 Summit and has been visited by presidents, celebrities and dignitaries of all sorts, has been owned for six decades by the family of William "Bill" Jones III, its current chairman and CEO. The economic downturn has meant empty hotel rooms for the luxury enclave which has been struggling with debt since a massive redevelopment and expansion of the resort that cost more than $400 million. More of the expensive homes on the island are also up for sale than usual. It is reported that the family is said to be exploring a possible sale of equity in the company to get their hands on some ready cash. They may also be considering selling other real estate but it's not a great time to be doing that either. The resort is doing everything it can to keep the Jones family in charge but the ambitious real estate development on the island was planned for a different time and the resulting jeavy debt could now mean some big changes are ahead. Of course in an economy like this their are plenty of opportunities for the savvy buyer with Atlanta Homes for sale

Another Real Estate Sign of the Times

When will the Atlanta Real Estate Market Return is the question on everyone's mind. The forecast doesn't look good with the folding of the second largest residential real estate firm in the state of Wyoming this past Monday. The reason they gave? A downturn in the industry and a lack of capital to continue and move forward.
Real Estate of Jackson Hole CEO and Chairman Chris Johnston announced that the firm would close its doors on Monday, according to a report in the Jackson Hole News & Guide. Johnston purchased the firm from founder Bob Graham two years ago. Graham founded the company in 1972 and remained with the firm as president. Like many of the brokers and agents associated with the firm, Graham told the News & Guide that he would be moving his real estate team to a new firm. Johnston said he had been considering restructuring but decided to just close. The firm had not filed for bankruptcy protection as of Monday, but the company assets were expected to be liquidated.
According to the current edition of the state’s economic summary, Wyoming’s real estate market slowed in late 2007 with increased inventories and lower transactions in many communities. By the third quarter of 2008, the overall price level in the State contracted 0.8 percent from the second quarter.  This was the first home price decline since the second quarter of 1998, and the fastest quarterly price drop since the fourth quarter of 1990.In Jackson, valley real-estate agents closed 29 deals in October and November, a sharp drop from the 73 completed during the same two months a year ago.

It may be a sign for the future Suwanee Real Estate  also.

Madoff's Real Estate

Where did the money go? It has become the biggest mystery to emerge from the $50 billion Bernard Madoff scam. Several theories have emerged among financial experts. Maybe Madoff lost a bundle in bad Real Estate investments.There is also the possibility he inflated his claim of $50 billion in losses to the Federal Authorities. We know He has plenty of houses and yachts, but not certainly enough to account for all this money,says a professor of finance at New York University.Madoff, 70, a former Nasdaq stock market chairman, has become one of the most vilified people in America since news broke Dec. 11 that he allegedly had been running a giant Ponzi scheme, paying returns to certain investors out of the principal received from others.The scam included a global roster of investors, from retirees on Long Island to the International Olympic Committee, to charities worldwide. So far, investors have said that they have lost more than $30 billion, according to an Associated Press calculation.Here are some possible scenarios: Mayble he LOST IN THE FINANCIAL MELTDOWN: Madoff's scheme was partly undone by this year's crisis in the stock and credit markets. The Dow has lost nearly 36 percent since the start of this year, and the credit market has largely been frozen.
In the federal complaint, Madoff said that investors were seeking approximately $7 billion in redemptions. Madoff boasted of producing returns of about 10 percent for years, so individual investors who were getting battered in other parts of their portfolio might have taken some of those purported Madoff profits off the table.
At the same time, hedge funds were facing an unprecedented run on redemptions from their own investors. That meant the hedge funds may have had to quickly extract cash from their Madoff positions in order to pay their own investors back.It is unclear how much of that $7 billion Madoff paid out to investors, but when things came crashing down, just $200 million to $300 million was left in the pot. Authorities say he intended to pay out that money to employees and friends before the alleged fraud was discovered.
Another theory is the he TRADED it all AWAY: What's unclear at this point of the investigation is when the scheme began, but reports have indicated that it had been going on for decades. In the criminal complaint against Madoff, he told investigators that he "had personally traded and lost money for institutional clients, and that it was all his fault."
Maybe it all WENT TOWARD THE LIFESTYLE: Madoff could have spent some of the money on his lifestyle, which included multiple homes and yachts and memberships at some of the nation's most prestigious country clubs. His three U.S. homes one of which is  a Manhattan penthouse, another is a beachfront mansion in the Hamptons. Finally his home in Palm Beach, Fla. all of which together have an estimated market Real Estate value of more than $30 million..The white-glove co-op in Manhattan where he lives requires residents to have at least $100 million in liquid assets so that they can cover any expenses even if their business goes bust or the market is hit with declines, said Faith Hope Consolo, chairwoman of the real estate firm Prudential Douglas Elliman's retail leasing sales division. The firm has leased retail space in that building, and she said it is "the epitome of luxury."The office rented by Madoff's firm was in New York City's Lipstick Building, where rents command about $3 million to $5 million annually for the space Madoff had, Consolo said.There is also speculation that the money could show up in other spots — maybe in offshore bank accounts, in family members' names or elsewhere.
One more theory is that is WENT INTO INVESTORS' POCKETS: While many of investors lost everything, some of them must have received payouts from Madoff over the years. Given that this was a Ponzi scheme, Madoff had to keep up his credibility by allowing people to tap their cash when they wanted.

It's tough Market For Commercial Real Estate Too

Suwanee Homes For Sale

In the next three years in the US an estimated $530 billion of commercial mortgages will come due for refinancing which is about $160 billion. But with the credit markets virtually collapsed, thousands of those properties could go into foreclosure or bankruptcy if owners are unable to get new loans which opens up even more buying opportunities for the savvy investor in Suwanee Ga.

"If you can't get a loan and you owe the bank the money, you have to find the cash to pay the loan back or you default on the property," said Steven A. Wechsler, who has been lobbying as president and chief executive of the National Association of Real Estate Investment Trusts, a D.C. association with 3,000 members. "Banks' jobs are to make loans, not own real estate. That's something we'd like to avoid. It could be a downward spiral that's driven by a compromised system of credit delivery. Some constructive step by federal policymakers would be wise and appropriate to be able to free up the market."

The commercial Suwanee real estate market boomed in the last few years, which was helped along by easy commercial credit. But starting in mid-2007, the credit crisis essentially froze the securities market.The amount of new commercial mortgage-backed securities -- loans that are sliced, packaged and sold as bonds -- fell from $200 billion in 2007 to only $12 billion in the first six months of the year, Wechsler said. "We've gone from 55 miles per hour to zero," he said.When money was flowing, investors drove up the prices of real estate, banking that rents and occupancy rates would keep going up. But cash from properties is falling as more space becomes available and rents drop, making it harder for owners to repay their debts. These are going to be rough waters to navigate through but watch for the incredible opportunities that will emerge in the Capitol of growth in the Suwanee, Ga.