Season's Greetings & Thank You

During this Holiday Season more than ever,          my team and I turn our thoughts gratefully to those                     who have made our progress possible.             And in this spirit we say, simply but sincerely:                                    Thank You and                Best Wishes for the Holiday Season and                                  a Happy New Year. Best Hollywood Homes Team & Igor Korosec

Frosty Snowglobe

Here is some information that might give you a better idea about what you should be expecting as a foreign investor buying property in U.S.A.

A. Federal Government Requirements
In the United States there are very few restrictions on international real estate investors, buyers, or sellers. The only exceptions concern national security, hostile countries, purchase or control of federal lands, and purchasing a business in a sensitive category.

As an international investor (foreign national) you may take title to real estate in your own name, in the name of a domestic corporation, foreign corporation, a limited partnership, a limited liability company, a joint venture, a real estate investment trust (REIT), or a foreign pension plan.

As a foreign national investor purchasing property in the United States you may acquire, transfer, or be involved in a real estate transaction without the permission or approval from any federal, state, or local governmental entity. You just need to comply with the following three issues.

1. Visitors VISAS & Immigration Laws: Title 8 of the United States Code details all U.S. Immigration Laws. Every non-U.S. citizen who wants or needs to enter the United States must have a VISA. There are over 40 kinds of non-immigrant visas so you should consult an immigration attorney and a U.S. Embassy or Consulate to find out which type of visa is appropriate to your situation.

Most foreign nationals who want to own property or live permanently in the United States commonly use the following types of visas.

B-1 (Business Visitor): This visa allows you, as a foreign citizen, to incorporate in the United States, acquire property, sign contracts, and perform other specific business activities. However, it doesn't permit you to directly manage a U.S. based business or receive U.S. sourced wages (income from employment).

L-1 (Intra-Company Transferee): This visa pertains to foreign individuals who own or work for a foreign corporation that is directly related to a U.S. corporation. It allows you to enter the U.S. if you are employed in an executive, managerial, or special-knowledge capacity for that corporation.

E-1 (Treaty Trader): This visa is available for foreigners from nations that have a trade treaty and commerce with the United States. It permits you, your spouse, and your minor dependants to live in the U.S. for an indefinite number of years.

E-2 (Treaty Investor): This visa allows a foreign person to live in the U.S. while actively investing in, operating, and managing a United States based business.

EB-5 (Million Dollar Investor): This visa is available for non-U.S. citizens who plan to make a capital contribution of $1 million ($1,000,000) or more to a U.S. Based enterprise.

H1-B (Temporary Professional Worker): This visa allows a foreign person with a bachelor's (4-year college or university) degree or higher to remain in the US for up to 6 years while employed in a professional position with a United States employer.

O and P (Extraordinary): These visas are available for aliens of "extraordinary" ability in the sciences, education, business, or athletics to live and work in the United States.

Non-Immigrants (Temporary Residents) who already own real estate property in the United States can enter as short- term visitors for a vacation, to study as a full-time student, to conduct special projects, or to be temporarily employed, as well as other reasons. Some types ofVisas for Non-Immigrants are B-1 & B-2 (Business Visas), E-1 & E-2 (Treaty Trader & Investor Visas), F-1 (Full-Time Student Visa), L-1 (Inter-Company Transfer Visa), Investment Visas, and the Visa Waiver Pilot Program.



2. Federal Taxation: Non-immigrants or non-residents must pay taxes on the income that they make from their investments in the United States. You are not taxed on income made outside the United States unless you overstay your visit. If you overstay your visit you can become classified as a "Tax Resident" which can result in all of your income from all sources worldwide being subject to U.S. tax. You are considered to be a U.S. resident for tax purposes if you meet the substantial presence test for the calendar year of your visit. Therefore it is essential that you keep track of the number of days spent in the United States each year.

However, there are exemptions to the specific time limits on stays for medical conditions and when you have specific connections to another country. You should consult an accountant (CPA) who specializes in these matters to find out about U.S. taxation law. Information can also be obtained from an immigration attorney or at a U.S. Embassy or Consulate.

Most probably you won't be eligible to receive a U.S. Social Security Number (SSN), which is also a U.S. citizen's Taxpayer Identification Number (TIN). Instead you are required to obtain an Individual Taxpayer Identification Number (ITIN). A ITIN can be issued by the Internal Revenue Service (IRS) or by a Certified Professional Accountant (CPA) approved by the IRS. You will have to fill out a Form W-7 (in English language) or a Form W-7(SP) (in Spanish language) in order to request your ITIN. On the W-7 form you will be required to give a valid reason for your application.

ITIN Guidance for Foreign Property Buyers and Sellers http://www.irs.gov/individuals/article/0,,id=120219,00.html

3. Reporting and Compliance: If you have income from any source in the United States, including real estate, you are required to file a federal income tax return for the year in which your income was received. Also, some states and cities collect income tax and require a return to be filed.

The federal government also requires all foreign buyers of agricultural land to report their purchase within 45 days of closing the transaction.

Real estate agents, brokers, attorneys, and escrow (closing) agents, must report all cash transactions over $10,000 no matter the type of property or reason for the transaction. That includes binder (escrow) deposits and escrow payments. Cash transactions less than $10,000 made at near intervals that add up to more than $10,000 are considered to be one transaction. Therefore, if you pay cash for property, expect that you might be questioned about its source. IRS Form 8300 is used to report cash binders and transactions.

In California it is illegal to pay a commission or fee to any person or company that does not have an active real estate license unless there is no licensing law in that person or company's state or country (nation). All payments of referral fees or commissions to bona fide foreign real estate brokers (persons or companies) are subject to a 30% federal withholding tax. You should consult an accountant (CPA) for details.

There are other laws that may pertain to your particular situation so it is always important to consult with the appropriate professionals and government agency officials before entering into a contract to buy or sell real estate in the United States.


B. Transaction Requirements

1. Buying with Cash Brought into the United States: Although cash or its equivalent is almost always acceptable, there can be issues concerning the amount, its transfer into the United States, and how it was obtained.

U.S. law provides that all cash transactions over $10,000 be reported to the federal government. The requirement for reporting involves everyone connected to the transaction including real estate agents and brokers, attorneys (lawyers), title companies, closing agents, and lenders. They may want to know how you earned the money and where it comes from in order to determine that it was legally obtained.

If you finance your real estate or business purchase with a loan from a foreign lender (bank or private) it might be considered a cash transaction because the loan is closed overseas before the property closing. Then the borrowed money is transferred into the United States to be available for the property purchase closing.

2. Financing and Credit for Foreign Buyers: Foreign buyers of real estate in the United States have the option of taking out a loan to make a real estate purchase. In rising real estate markets and usual economic conditions, there are numerous lenders (banks and mortgage brokers) that will lend money to non-United States citizens to buy real estate. In times of crisis or unusual economic conditions many of these funding sources tighten up and restrict or discontinue such loans.

NOTE: At this time in 2010 financing in the United States is very tight and difficult to get. Lender programs for foreigners are hard to find. There are a few "asset lenders" and "private money lenders" who still make loans to non-U.S. citizens for property in the United States, but their interest rates are high and terms are restrictive. So you should try to obtain funding in your country with a lender who is willing to work with you. Then make arrangements to transfer and "season" the money by keeping it in a U.S. account for a specified length of time. Then you can pay cash for your real estate purchase. Eyemark Realty, Inc. is NOT a private lender, bank, or mortgage originator.

It is important that you line up financing BEFORE placing an offer on property to make sure that your loan can be approved and funded before the contract period expires. Each lender will have their particular requirements, application forms, and timing for approval. Most lenders will have different loan programs to choose from depending on your qualifications, the amount to be borrowed, and the terms of the loan. Interest rates, down payments, fees, and credit standards can vary greatly among lenders so it pays to shop for the best loan.

Foreign buyers who have no established credit history in the United States won't be known to the three credit scoring services: Equifax, Experian, and Trans-Union. Without a credit score most lenders won't be able to process your loan, so alternative forms of credit will be needed to prove that you are a good risk. Alternative credit can be letters or statements from previous lenders or other providers of services stating that you have a history of making monthly payments on-time and paying off loan balances when due. Letters or statements can be from banks, other types of lenders, utility companies, telephone companies, cable television providers, retail stores, or any place that you bought a product or used a service in advance of paying for it.

Most United States based lenders will also want to have proof of your income and ability to make payments on the loan. Salary or wage statements from an employer for the current year, income tax returns for the previous 2 or 3 years, and proof of stock dividends or interest earnings will be requested.

Almost all banks and other lenders will require that the money (funds) you use for your down payment and closing costs be deposited in a United States bank for a specified length of time. This is known as "seasoning the money." If your money is not deposited in the lender's account they will ask for proof, in the form of bank statements, from the other bank where the money is located. Sometimes it takes a few weeks to get this verification of deposit. It is not unusual for a lender to require that your funds be seasoned for 2 to 3 months.

An appraisal of the property you are purchasing will be required by the lender to make sure that the real estate or business is worth more than the amount you are borrowing. The past and existing title (ownership) will also be investigated to find out if there are any liens or claims against the property. In the case of real estate purchases an up-to-date survey of the property will also required.

3. Escrow Account for Property Taxes and Insurance: If your down payment for the purchase of a home is not over 20% of the purchase price your lender will almost always require you to have an escrow account. Along with your monthly payment of principal and interest on your loan, you will pay 1/12 (one-twelfth) of the yearly (annual) cost of property taxes and homeowner's insurance. This account will accumulate the tax and insurance payments until the end of the year when the lender will forward the full payments to the appropriate local tax collector and your insurance company.

Also, a lender may require a monthly payment of Private Mortgage Insurance (PMI) if your down payment is less than 20% of the purchase price. In case of a land purchase, no insurance will be necessary unless there is a liability risk.

If you buy a condominium, the exterior building maintenance and insurance is included in the monthly association fee. It is still wise to purchase liability insurance and personal property insurance to cover the interior and your personal possessions.

ITIN Guidance for Foreign Property Buyers/Sellers

Foreign buyers and sellers of U.S. real property interests need Taxpayer Identification Numbers (TINs) to request reduced tax withholding when disposing of the property interest, and to pay any required withholding. Individuals who do not qualify for Social Security Numbers (SSN) may obtain Individual Taxpayer Identification Numbers (ITINs) to meet the requirement to supply a TIN.

The Internal Revenue Service implemented new procedures, effective December 17, 2003, to strengthen controls on ITINs and ensure the numbers are issued for tax administration purposes only. To help your qualifying clients obtain ITINs without undue burden, see the instructions for Forms W-7 and W-7SP and the information below, which describes how the new process impacts FIRPTA (Foreign Investment in Real Property Tax Act) processing.

TINs required for withholding (Forms 8288 and 8288-A)

• Treasury Decision 9082 (effective November 4, 2003) requires all transferees (buyers) and foreign transferors (sellers) of U.S. real property interests to provide their TINs, names and addresses on withholding tax returns, applications for withholding certificates, notice of non-recognition, or elections under sections 897(i) when disposing of a U.S. real property interest. The transferee withholds tax under section 1445 and remits it to the Internal Revenue Service on Form 8288, U.S. Withholding Tax Return for Dispositions by Foreign Persons of U.S. Real Property Interest, and Form 8288-A, Statement of Withholding on Dispositions by Foreign Persons of U.S. Real Property Interests (FIRPTA).

TINs required for requests for reduced withholding (Form 8288-B)

• A transferor looking to reduce or eliminate the FIRPTA withholding amount must file a Form 8288-B, Application for Withholding Certificate for Disposition by Foreign Persons of U.S. Real Property Interests. Since Form 8288-B requires a TIN, a transferor and/or transferee who does not qualify for an SSN may apply for an ITIN by attaching Form 8288-B to Form W-7 and mailing the documents to Internal Revenue Service, Austin Service Center, ITIN Operation, PO Box 149342, Austin TX 78714-9342.

Requesting an ITIN to meet FIRPTA TIN requirements

• In order to obtain an ITIN number for FIRPTA purposes you must complete Form W-7 or W-7SP. Select Box "h" (other) in the "Reason you are submitting Form W-7" section of Form W-7, and Exception 4 (explained in the instructions). Write "Exception 4" in the write-in area to the right of Box h (other).

ITIN requests to claim reduced withholding (Form 8288-B)

• The IRS will only issue ITINs based on applications that are complete and demonstrate a tax need for the numbers. If the IRS rejects the ITIN application, the attached Form 8288-B will not be processed. The IRS’ ITIN Unit will notify the applicant by mail that the Form W-7 was not processed and the FIRPTA Unit will also send Letter 3793 SC/CG to the transferee and foreign transferor with instructions to complete Form W-7 and reapply. This letter will include instructions to resolve the issue outlined in the ITIN rejection letter. When reapplying, the applicant must include a copy of Letter 3793 SC/CG with Form W-7 to be considered under Exception 4. If the reason for rejection cannot be resolved, then the transferee must file Form 8288/8288-A and remit the 10% tax.

ITIN requests to pay withholding on Forms 8288 and 8288-A

• If a transferee does not have a TIN, and an amount withheld under section 1445 is due to the IRS, complete Form 8288, 8288-A and mail the forms along with the payment to Internal Revenue Service, Ogden Submission Processing Campus, PO Box 409101, Ogden UT 84409, by the 20th day from the date of the sale.

In a separate package, mail a completed Form W-7 with supporting documentation and a photocopy of Form 8288 and 8288-A (do not send any payment) to Internal Revenue Service, Austin Submission Processing Campus, ITIN Operation, PO Box 149342, Austin TX 78714-9342. Make sure you select reason "h" and write "Exception 4" on right side of reason line "h." The Austin IRS campus will fax Form 8288/8288-A to the Ogden campus.

•The Ogden Submission Processing Campus will not date stamp or mail out Form 8288-A, Copy B to the foreign transferor, if the transferors TIN is missing. Instead, Ogden IRS will mail letter 3794 SC/CG to the transferor with instructions to apply for an ITIN. Once the transferor receives the ITIN number they are to write it on the letter 3794 SC/CG and mail it back to the Ogden IRS office. The Ogden IRS office will document the ITIN number on Form 8288-A Copy B, date stamp "Copy B mailed" on it, and mail it out to the transferor.

•If the Ogden IRS office receives a completed Form W-7 application with supporting documentation attached to Form 8288 and 8288-A, then the Ogden IRS office will detach Form W-7 with supporting documentation and mail it to the Austin IRS Campus ITIN Operation along with a photocopy of Form 8288 and 8288-A. Once Austin processes the W-7 application they will edit the ITIN number on Form 8288 or 8288-A and fax it to the Ogden IRS office FIRPTA unit. The Ogden IRS office will document the ITIN number on Form 8288-A Copy B, date stamp "Copy B mailed" on it, and mail it out to the transferor.

Claiming reduced withholding on a tax return

• A foreign person who has an ITIN and is claiming credit for FIRPTA withholding shown on Form 8288-A must complete a federal tax return (1040-NR) using the ITIN assigned, and attach the date stamped Form 8288-A to the return as evidence of FIRPTA withholding.
• A foreign person who does not have a TIN (and as a result, will not have a date stamped Form 8288-A from the IRS) and wishes to claim a credit for FIRPTA must request an ITIN. To request an ITIN the foreign person must send the following items to Internal Revenue Service, Austin Service Center, ITIN Operation, PO Box 149342, Austin TX 78714-9342:

o a federal tax return (Form 1040-NR) for the year of the transfer;
o an original Form W-7;
o the required documentation listed in the Form W-7 instructions; and
o a copy of the settlement statement from the sale that reflects the 10% withholding.

Notice of nonrecognition

• When a transferor exchanges a U.S. real property interest, and the exchange qualifies for nonrecognition treatment under the Internal Revenue Code (IRC), the transferor must draft a notice of nonrecognition in accordance with IRC §1445 and include on the notice the transferor’s TIN, name and address. The transferor must present this notice to the transferee before the date of sale. The transferee must mail the notice of nonrecognition to the IRS no later than 20 days from the date of the exchange. If the notice of nonrecognition does not contain the transferor’s TIN, name and address, then the transferee cannot rely on the notice and is required to withhold tax.
• If the transferor needs to request an ITIN, he must attach a Form W-7 application requesting processing under Exception 4 to the notice of nonrecognition marked “DRAFT.” The transferor must send these documents to Internal Revenue Service, Austin Service Center, ITIN Operation, PO Box 149342, Austin TX 78714-9342. If the IRS approves the Form W-7, a notice assigning an ITIN number will be mailed to the transferor. The transferor must finalize his copy of the notice of nonrecognition and present it to the transferee.
• If no ITIN is assigned to the transferor because the Form W-7 application is incomplete or does not demonstrate a tax purpose, the IRS will send a letter notifying the applicant and providing additional instructions. The transferee will not be able to rely on the notice of nonrecognition until the transferor obtains a TIN and completes the notice. If the exchange occurs without the transferor’s obtaining and providing a TIN, the transferee must withhold the FIRPTA tax and file Forms 8288 and 8288-A with the IRS.

IRC §897(i) Election

• When a foreign corporation holding a U.S. real property interest wants to be treated as a domestic corporation for FIRPTA reporting, it must submit an election under IRC §897(i). This election must contain the U.S. Employer Identification Number (EIN), name and address of the foreign corporation. To obtain an EIN, the foreign corporation must complete Form SS-4, Application for Employer Identification Number, and apply either by choosing one of the options listed in the form instructions.

Foreigners Buying and Selling U.S. Real Estate

Tax facts and common pitfalls exposed.

December 11, 2007
by Alan Lips, CPA

As South Florida continues to emerge as a hub for international business, the influx of foreigners purchasing real estate has increased dramatically. That being said, there are many factors that foreign buyers need to be aware of, especially when it comes to navigating through U.S. tax rules and regulations. In addition to a basic understanding of American real estate terminology, such as escrow and title insurance, special tax rules also apply, making tax advice not just necessary, but imperative to avoid common pitfalls.

Common Pitfalls

One of the most common crossroads faced by foreign buyers of U.S. real estate is deciding how to take title of the property being purchased. The obvious answer is “in my own name,” but there are many variables to consider in structuring your U.S. real estate acquisition.

If foreign buyers do take title in their name, the good news is that when they decide to sell their property, the gain will be taxed at the long-term capital gains rate of 15 percent, assuming the property was held for more than a year. However, when it comes to estate taxes, the foreign buyer who holds the title in his name is taking a significant risk because if he passes away while owning U.S. real estate, the entire value in excess of $60,000 is going to be subject to a tax at rates as high as 45 percent.

For U.S. tax residents, green card holders and American citizens, it’s a different story. The current standard exemption for U.S. citizens and resident aliens is $2 million. So if the value of their assets is less than $2 million at the time of death, they will not be subject to the U.S. estate tax. Also, the U.S. citizen and green card holder can pass on all assets to their spouse’s estate tax-free.

There are additional risks surrounding foreigners owning rental property. Anyone who owns U.S. real estate that is operating as a rental property is entitled to take a tax deduction for depreciation, mortgage interest, property taxes, expenses of management and repairs, etc. The benefit is that income tax is only paid on the net rental income, assuming that there is a profit after the deduction of all of the rental expenses.

Net Election

Foreign owners of U.S. rental property face a more complex issue. As long as they file their income taxes to report the rental activity (income or loss) in a timely manner, they are entitled to make a special election called the “net election.” This election allows them to report the rental income net of all property related expenses (interest, taxes, maintenance, depreciation, etc.). However, if a non-U.S. person does not file their income taxes timely, they lose the opportunity to make the “net election” and will be subject to a federal income tax of 30 percent of the gross rent with no deduction for any business expenses. So a foreign owner of U.S. rental real estate who has not been filing his tax returns because he is losing money and does not see the value or need to file annual income tax returns is in for a rude awakening. Even worse, when they sell their real estate, they will not be entitled to use any of those prior losses to reduce the gain on sale since they were not properly reported to the IRS. This is a harsh law but it is how the IRS enforces tax compliance.

Foreign Investment Real Property Tax Act

There are a many tax issues facing the foreign buyer of U.S. real estate. Yet, with proper tax planning and compliance taking into consideration both income tax and estate tax issues, the result can and will be tax efficiency and ultimately a greater return on your investment.

On the flip side, selling real estate in the U.S. presents another set of rules. Similar to purchasing real estate, there are many variables and rules that nonresidents need to be aware of in order to avoid common pitfalls.

The overriding law is FIRPTA, the Foreign Investment Real Property Tax Act. Under FIRPTA, when a foreign person sells their U.S. real estate, the closing agent or title company will deduct and withhold 10 percent of the gross sales price from his/her proceeds and send it to the Internal Revenue Service. Congress created FIRPTA as a way to prohibit foreigners from taking profits made from the sale of their U.S. real estate back to their native county without paying U.S. income taxes. The 10 percent withholding is intended to ensure that the IRS collects the income tax upon disposition of such interests.

Whether a property is residential or commercial, parties involved with the sale, such as a title company or closing agent (usually an attorney), are required to ask about whether or not the seller is a foreign person. And because the U.S. differs from many foreign countries by integrating immigration and tax status, it is extremely important to understand how FIRPTA defines a foreigner to avoid confusion.

According to FIRPTA, a nonresident alien individual is defined as a person who is neither a U.S. citizen nor a resident of the United States. The code bases this on two tests: the green card test and the substantial presence test.

The green card test states that once an individual receives their green card, they are deemed to be a resident of the United States and will be taxed on his or her worldwide income, the same as a U.S. citizen.
Under the substantial presence test, a foreign individual will be considered a resident for U.S. federal tax purposes if he or she is physically present in the U.S. for 183 days or more during the current calendar year.
If the seller does not have a green card, is not a U.S. citizen and does not meet the substantial presence test, then he or she will be subject to the FIRPTA withholding. The closing agent has 20 days after closing to report and pay the tax to the IRS on Form 8288.

If the seller determines that the 10 percent FIRPTA withholding is more than their true tax liability, they have the option of filing an application with the IRS to request a reduced withholding. If all of the information is properly presented to the IRS, the IRS will generally comply and reduce the amount to be paid by the withholding agent. The balance can then be returned to the seller.

There are exceptions to be aware of as well. The most common one is that if the buyer purchases the property with the intent of using that property as their primary residence and the sales price is less than $300,000, no withholding is required. The buyer must plan to reside at the property for at least 50 percent of the number of days the property is used by any person during each of the first two 12-month periods following the date of purchase.

Although there are many rules and regulations pertaining to the sale and disposition of property in the U.S., they don’t have to be confusing. Whether you are buying or selling, consult with a tax professional as well as a real estate attorney to ensure that you do not make any expensive mistakes.

Alan A. Lips became a partner at Gerson, Preston, Robinson & Company in 2002 after distinguishing himself as an aggressive and knowledgeable tax and auditing consultant for the firm's local and international clients. Lips practices in international taxation, real estate, construction, manufacturing and business consulting. He serves clients on a full range of matters, including inbound and outbound investment structuring and planning, pre-immigration tax planning, U.S. income and estate tax planning and compliance and financial accounting and auditing. Lips is a member of the American and Florida Institutes of Certified Public Accountants and the Georgia Society of Certified Public Accountants.

OPEN HOUSE Friday-12/09 from 1pm to 3pm, Saturday-12/10 1 to 3pm and and Sunday-12-11 1 to 4pm. Submit best & final offers by Monday, December 12th 2011 at 3 PM

CHEAP BRAND NEW HOMES

Happy Holidays,

I wanted to share with you some information that may not be available on the MLS & is often kept inside of small circles of Investors & Realtors. I have uploaded on My Google Docs the most recent list of brand new inventory, where you can find the addresses and prices for some brand new homes in various areas of Los Angeles County. Even if you may not be looking to buy any homes in areas specified in the attachment, you for sure have some friends or family members that will thank you for forwarding them this information all together in one pdf. Of course you can check various developers' websites to get more info on their homes. If you want to start receiving updates on brand new homes (like the one within the link above), please comment below or call me or Email me

Please note that even if you work with an agent, but if you go to view ANY BRAND NEW CONSTRUCTION on your own, you will most likely need to be represented by the listing agent that shows you around. If you would like to be able to get a full attention as a buyer of a brand new home, your first step is to call the agent you are working with & tell him/her that you'd like to view a certain property. That way your agent can place a call to the developers listing office and find out if they would honor your current relationship with agent if registered by phone or if YOUR AGENT MUST BE WITH YOU DURING THE FIRST VISIT in order to honor your agency relationship.

Please also note that if inside of the building (if condo) or community (if PUD homes...) a builder has sold less than 49% of the available units, there is a big possibility that only one or maybe two lenders will be able to give a loan. In that case your agent or yourself should try to negotiate a good rate and get Good Faith Estimate (GFE) of your Closing Cost. Over the past year I had a couple of buyers that decided to go with a lender that offered them the lowest rate, but when we were ready to close the escrow and sign loan docs, my buyers oversaw the enormous amount charged by their lender for their closing cost. Make sure you get full explanation from your lender if she/he offers you a lower rate by buying points. If you need a few mortgage brokers and direct lenders please check http://realestatemarbles.com/greathollywoodhomes/info-center/ , call all of them and when you get the best rate call back the one that you liked the most and ask if she/he can beat that quote. :)

More about buying a brand new home you can find at http://homebuying.about.com/od/buyingahome/qt/BuyNewHome.htm

If you would like to have access to most current local MLS listings or if you want to see what has sold around your home, please visit a website that I have created with the goal to provide this information to the public without any obligation to work with me www.MyHomeGuardian.com On this website you can create your own account, set up search criteria the way you want it, change criteria 24/7, add home listings to Rejects or Favorites, send me a message with your questions or requests to view a certain property, send me a message to provide you with comperables around your home... It works for houses, townhomes, condos, mobile homes, lots, land, rentals, multi-units... and it is FREE. Within a few days after you set up the account and search, I'll send you a note asking you if you need any help. If you don't want to be contacted again, let me know - no offense whatsoever.

Peace, Love, Joy.

P.S. By the way, when you ask me to help you, you make me happy. You should know that I am always here to answer your questions & fight for things that are important to you.

Do you feel that your friends and family deserve the best? When people you care about need advice about buying or selling a home, please don't keep me a secret because you want them to get the best possible result and be delighted that you introduced me, don't you?

"The sense of being really needed and wanted gives us the greatest satisfaction and creates the most lasting bond." - Eleanor Roosevelt