Real Estate Information

The SunshineCoast, to anyone that's ever been there is an ideal place to be with or without real estate investment opportunities.

Australians look to the sunshine coast as their dream destination. With so many Australians looking for improved lifestyle choice and suddenly realizing that it can be done, the SunshineCoast once considered to be just a holiday destination is now becoming a choice destination for families wanting to build a better life.

For Australian real estate Investing, it is only the beginning. More than 2.8 million people call this area home, which is roughly 1 in every 7 people in all of Australia and permanent residency to the area is rapidly growing. Don't forget the ever growing tourism, all in a world of its own just 50 km away from Brisbane.

The future for real estate investing and development here is clear; if you build it they will come.

The SunshineCoast is more than just a statistic or an attraction; it is becoming what developers have dreamed about, a Super Metropolis. Now with the help of increased global Australian real estate investing these projects, once never thought to see the light of day, have been put into overdrive.

Just last year the SunshineCoast added 15,000 in population with projections seeing at least 250,000 in the next 20 years. Regional population is expected to be at least 3.7 million residents by 2026. All States and Territories throughout Australia have seen sharp increases in population with coastal growth alone showing 60% higher than average.

The growth rates only show that the development is needed, and utilized by SunshineCoast residents as well as global and Australian Real Estate Investors and tourists. Smaller suburb areas are growing into profitable economic systems, becoming tools in the further development of the area.

Australian real estate investing in the SunshineCoast is vibrant with high demand and high returns.

During the past year, all three local government areas making up the SunshineCoast have posted higher median house prices. Caloundra's residential property prices have risen by 7.1% to an average of $407,000; Maroochy Shire median house prices have increased by 3.6% to $399,000 and Noosa has shown an increase of 3.4% to $450,000.

There is no indication that the population migration to the SunshineCoast is slowing, so continuing demand is expected to positively affect prices and property sales. Property prices on the SunshineCoast have been predicted to rise by 15% over the next three years which is an attractive proposition for Australian real estate investing.

Real estate investors to the Sunshine coast should not overlook the potential for commercial investment opportunities. Certainly a raise in residential occupancy must also indicate a future demand for business ventures.

All in all, Australian real estate investing on the SunshineCoast is alive and well and certain to provide good returns into the future.

All the best in your Investing in the sunshine!

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There’s a conventional wisdom out there that higher-end properties bring good tenants and lower end properties bring problem tenants.?In my experience, this isn’t necessarily true. Ask most buy-and-hold investors about what makes a good tenant and many will respond by recalling a specific tenant that they wish was the model for all their properties.

In my case, my example was in one of my most inexpensive properties; the tenants were a young family with no credit and not a lot of resources, but their references checked out and I rented to them, more or less, based on gut feel. And they were the best tenants I ever had: took great care of the place (flowers in the front yard), made minor repairs on their own and never were late paying the rent. Plus, they were a pleasure to deal with.

Your goal as an investor is to create a portfolio of properties filled with this kind of tenant. Identifying, attracting and retaining them is one of the most important factors to ensuring your success as a real estate investor. Getting the wrong tenant in your property is expensive in two ways: not only does it cost you money in repair, vacancies, and lost revenue – it can also cost you dearly in terms of investor burnout. Get a bad tenant or two and you’ll be ready to throw in the towel in no time, but if you develop a knack for renting to the right people then on the average month managing a property is as easy as cashing the rent check that shows up in your mailbox (on or before the first of the month!)

So what happens when you get a bad apple? Well don’t sit on your hands; take care of the issue. What follows are some fairly broad generalizations, but that’s how I conceptualize problems. Most of the situations I have dealt with fall, roughly, into these three categories:

?Type Key mitigation strategy High maintenance: These tenants can be overly demanding and can sometimes be rude – especially when dealing with your Realtor or with your maintenance support. In my experience I’ve run into this type of tenants in units with higher rent and in more upscale neighborhoods, but they can pop up anywhere. Set expectations early, and when problems arise handle the details yourself. It’s important to shield your support team from this type of personality. Tenants come and go but your relationship with your support team is for the long term. Real estate investing is all about building relationships. You can turn a high maintenance tenant into a good one with the right level of initiative and leadership. Flaky/irresponsible: Undependable, pays late, sloppy with property upkeep. Establishing a zero tolerance for late payment early is critical in managing this type of tenant. Many tenants are immature and simply don’t understand the consequences of being evicted from a property, so hitting them with a curtly worded Pay or Quit letter sometimes can work wonders. Belligerent/destructive: Doesn’t pay, tears up your property, difficult to deal with. Upsets the neighbors. You may suspect illegal activity.? This is the type of tenant that makes you want to give up investing. We all make mistakes. And when we do it’s critical to own up early and admit it. You goofed. You shouldn’t have rented to this guy. Now you have to get him out.

In all of these cases the key is action. Good relationships don’t happen automatically; you have to work at them. But if you establish a good relationship with your tenant early in the process then it’s easy to maintain, and will help to make your investing profitable and less stressful.

Related Posts:

Four tips for sniffing out illicit activity in your Investment Property Navigating the Eviction Maze Avoiding Investor Burnout

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As the presidential election looms, the issue of immigration - particularly illegal immigration - will move into the spotlight.?? This has implications for all Americans, but it may have a particular relevance for landlords.?

An article in today s New York Times discusses the issue of local statues which impose penalties on landlords who rent to illegal immigrants.? In particular the article chronicles the story of Riverside, New Jersey, which is re-thinking legislation which it passed a year ago which criminalized employing or renting to an illegal immigrant.? The law has had the unintended consequence of driving away residents in large numbers, which has had an unexpectedly large impact on local businesses.? It appears that citizens who once lobbied for the law are now re-thinking their position.?

From the landlord s point of view, this is a sticky issue.? I live in Texas, a border state.? Regardless of your political affiliation it s obvious that illegal immigrants are firmly woven into the economic and social fabric of our society here.? I m trying to imagine operating under legislation which requires me to ascertain an applicant s legal status.? Is that SSN real or bogus?? How about the ID card that the applicant has provided?? Or the driver s license?

There is an easy solution that many landlords will turn to: just don t rent to anyone who seems “suspicious”.? This, obviously, is a law that invites investors to turn to discriminatory practices.?

I m not a policeman or a Immigration Service agent.? That s not my job.? I m a real estate investor, and part of being an investor is to offer safe, affordable housing - places where families want to create homes - and to do so profitably.? I d strongly disapprove of a law that tries to turn me into a government enforcement agent.?

These are bad laws, and landlords should be vocal in their disapproval when they pop up locally.?

I m interested in your opinion on this issue

The FHA legislation being debated in Congress seems to have come to an impasse. How long that will last, nobody knows.

After being approved by the House of Representatives on Tuesday, H.R. 1852 - a.k.a the “Expanding American Homeownership Act of 2007″ - went to the Senate Banking Committee where its version was passed on Wednesday.

Federal Reserve Chairman Ben Bernanke and Secretary of the Treasury Henry Paulson spent Thursday in front of the House of Representatives testifying about the constraints they re placing on a “housing bailout.” At issue is the potential moral hazard such action may cause. Nobody at the hearing believed their actions would create such a situation.

“Nothing being contemplated rises to the level,” said Frank, Democratic chairman of the House Financial Services Committee.

“I don t see a moral hazard,” said Paulson, Republican secretary of the Treasury.

“I see no problem,” said Bernanke, independent chairman of the Federal Reserve Board.

Rep. Barney Frank is eager to get the FHA reform bill signed into law, but the differences between the House and Senate version are great and the full Senate must pass their version entitled the “Building American Homeownership Act of 2007″ before negotiations can begin.

The chief differences in the two bills are -

That s where the Senate parted ways — it did not agree to the same terms, refused to authorize zero down loans, and refused to raise the conforming loan limit beyond the current $417,000 for high cost areas, among other changes.

President Bush is also opposed to raising the conforming limits and it would be unlikely he d sign final legislation into law that called for this change. Rep. Frank wants to get a compromise in place as quickly as possible, but political maneuvering may slow that down.

Frank repeatedly signaled that he wants to broker a solution. The only finger-pointing he did during the hearing was aimed at the Senate, where a slower acting banking committee has passed a more limited response. Frank wants a broader approach — fast — so he can begin House-Senate-Administration negotiations on a final bill.

But the politics in the Senate are complicated by its hefty pool of 08 presidential candidates — not just Hillary Clinton and Barack Obama, but also banking committee chairman Chris Dodd, all eager to score political points with primary voters. That could slow down the process.

We can forget about significant FHA reform for now. Unless some dramatic developments unfold soon, this legislation will be batted back and forth like a political balloon with no real solution. The Fed s rate cut will help a few people, but their action has actually increased long term rates. A golden opportunity has been blown.

You've heard the buzz of Australian Real Estate Investing, but its not all life on the beach.

The market is in a transitional stage right now, and though there are many changes happening, these will happen over time. Find out where to get in and what to expect with Australian Real Estate Investing below

Australian Real Estate Investing and the quality of life the area brings is a mature market, but investors have been the cause in economical, residential and commercial growth. All States and Territories have been battling to keep up with the demand by huge tax and duty hikes over the past 5 years.

The last yearly quarter report shows even more growth all around with even more tax increases. Though there have been some amendments and budget plans to lower these over the next year, the demand charges on.

Residential home ownership has dropped down about 5% in the past year due to these tax increases, and though it is a tough place to get into as a first time home owner, Australian Real Estate Investing is a very positive and only getting stronger.

Year after year Australia is voted as one of the top places to live, top places to travel to, cleanest lands, beautiful attractions and landscapes, as well as the explosive demand of Australian Real Estate Investing. From the tiny Tasmania to the busy metropolis, investors can find prime real estate from average inland homes selling below market value to multi-million dollar estates and major city coastal hot-spot properties.

The transition starts to come in here. Australian State and Territory governments are working to reduce taxes and duty's to help the economical and residential growth, but the demand is stronger then expected. With more and more businesses and job openings happening every day, the larger and more developed areas have nowhere to grow but out.

This growth spreads out to smaller suburb areas in cost, but the economy is driven down until more work and higher wages bring it back up so that the cost of living is balanced with family income. Australian Real Estate Investing is huge in balancing this, and producers, developers and exporters are looking for investors to help breathe the life back into the economy.

This window has its time limit though.

With the ever rising oil prices along side the State taxes and duty's, demand for this development to stay within closer distances with better, less costly transportation. Many property holders that have been trying to sell, have been doing that for some time with little result, due to the reluctant chance the balance never fully reaches maturity in that area, or matures at a small, less profitable residential area.

This is a great chance for Real Estate Investors to open new developments far below cost as well as working with other area developers to mold the economy to a high value, high return area to meet the ever growing demands for the quality of the good life on the beach.

All the best in your Investing stay tuned for more down-under!

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If you are looking for a new way to bring in targeted blog traffic, here it is: BlogRush. John Reese just launched this free Wordpress widget with a twist.

"BlogRush is the name of the service we are finally releasing (after many months of development). It's a free service that will help any blogger generate more traffic and readers for their blog." -John Reese

The widget will show relevant blog post titles and links from recent posts on your site giving you credits for shows on other sites. It also has a 10-level referral system where, if you act fast and get some players to join under you, you can rake in some great new traffic from blogs you'd likely pay a pretty penny to advertise on otherwise.

Let's throw some support behind John on this and see what BlogRush can do for our collective traffic habit!

All the best in your blogging!

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Most of the housing laws in our country were designed with the general intent of protecting our citizens from powerful interests and ensuring a fair playing field.? This will strike most fair-minded people as a reasonable proposition but at some point most long-term real estate investors will realize that, in the eyes of the government, they fall into the “powerful interests” category.?

I ve stated before that real estate investing is all about dealing with people - that s one of the ongoing themes of my writing.? Even the most savvy negotiation, however, will eventually end up in a situation where she needs to understand relevant state laws concerning evictions.?

The eviction process can actually be completed fairly quickly if - and that s a big “if” - the landlord knows the law and follows the rules of the game.? Every landlord should review the relevant State requirements.? Here s a general flowchart for the process in Texas, my home state.?

In my opinion, the most important step in this process is the first one: the Pay or Quit / Cure or Quit step.? These are the notices that identify the problem in writing (rent not paid, dog on premises, excessive noise, whatever) and inform the tenant that eviction in imminent if the problem isn t remedied.?

It s my belief that most people are generally reasonable.? (Note:? If you have a tenant that defies this norm then you probably need to take a look at your applicant screening process.)??A tenant who gets behind on his rent might simply need to have expectations clearly set out; every month he needs to pay for his cell phone, car note, and other expenses - but nothing comes?before keeping a roof over his head.? Paying you needs to be his first priority every month.?

The Pay or Quit notice is a legally mandated step in the eviction process in most states, but it can be more than that.? A sharply worded Pay or Quit notice should be the first arrow in your quiver to negotiating a successful resolution without going to court.?? If the tenant complies then you can avoid the expense and inconvenience of proceeding with the eviction process, and then you can reconsider your options at lease renewal time.?

Related links:

Establishing Ground Rules with your Tenants

It is difficult to lump Australian states into an overall category of "bottom three states to invest in" since there are positive indicators for real estate investment in different areas within all states.

For example, Perth's housing boom is beginning to deflate at 0.2%. However, having said this, rents have increased in Perth by 25 percent over the past year and 6 percent of this was during the last quarter. Furthermore, Perth housing prices have risen by 18 percent during this same period.

That such amazing growth is slower than during the previous year, still does not diminish the benefits of Australian real estate investing in Perth with the median rent increasing after December 2004 by approximately $44 per week. Yet, during the past year the number of days a residential property stayed on the market before selling rose from an average of thirty eight to eighty nine days.

In addition, in order to sell their properties vendors dropped their asking prices by an average of six percent as opposed to 3.5 percent previously.

So if you are a gambler and are prepared to risk how long high rents and capital growth will continue in Perth, keep it on your list of places to invest in. However, if you want a more secure, long term investment perhaps you need to look elsewhere.

For conservative investors, Western Australia should be considered one of the bottom three states to invest in.

Tasmania should also be considered one of the bottom three states to invest in.

It is a different case for home owners, with Tasmania having the most affordable housing in Australia and its residents experiencing the lowest national rate of mortgage related stress.

For Australian real estate investing, Tasmania is another matter. Prices in Hobart fell 1.6 percent last year and negative capital growth is obviously something to be avoided by investors. However, it must be said that during the period 2003-2006, the median house price in Hobart rose by 103% and according to Paul Braddick of the ANZ Bank the outlook for growth remains positive for 2008-2009.

Tasmanian housing prices are stabilizing and the market is returning to normal moderate growth patterns. The primary advantage of investing in Tasmanian real estate is the low entry cost for investors. However, expected returns on investment in terms of capital growth and rental returns is low compared to other states.

The Northern Territory, while not officially a state, should not be ignored, so it is included in the bottom three states for Australian real estate investing. The Northern Territory covers a large area and the only viable place to invest in is Darwin.

Darwin's residential housing prices have shown excellent capital growth and it has the highest median rent in the nation for three bedroom houses at $395 per week. While this sounds excellent for investors, in terms of investment opportunities across the rest of Australia, The Northern Territory falls short.

For Australian real estate investing in the current market, Western Australia, Tasmania and The Northern Territory are the least attractive options for investors looking for long term capital gains along with the best possible rental returns.

However, within these markets there are still positive opportunities to profit from property investment. Just make sure you are fully informed and make your investment decisions with a long term view.

All the best in your Investing

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The states of the eastern coast of Australia NSW, Victoria and Queensland have long been considered to be the top three states for Australian real estate investing for their higher rental returns and traditionally low vacancy rates

Although the state's capital cities might be seeing what appears to be some less than desirable results and debate as to the continued potential of these states, the debate continues While the capital cities themselves may be an interest for investors seeking the best rental prospects, there is still a wealth of investment opportunity right up and down the east coast in properties attracting the sea changers as families are looking to lifestyle choices.

Australian real estate investing is still very attractive on New South Wales coast in suburbs such as Sapphire Beach, Byron Bay and Soldiers Point with approximately 150,000 Australian clamoring to secure their piece of the coast while Australian real estate investors are enjoying the prospect of quick returns and escalating property values. While Residex may be predicting an end of the boom for Kiama there is still a world of opportunity for Australian real estate investing in coastal communities an hour or so north and south. The improved traffic conditions and new roads have improved the attractiveness of the New South Wales south coast for Australian families and home seekers

Any seasoned real estate investor would perhaps find Melbourne as the best investment place in Australia. And it is true if you are planning to linger on the housing and property market for a long term. There are many factors that are currently stacking up and favoring Melbourne's real estate market.

Evidences and facts from leading economists, investors, property analysts and real estate trend researchers reveal increasing trend in investment property with minimum vacancy rates in Melbourne. The vacancy levels have dropped from 7% in the year 2002 to 0.6% in 2007 indicating demand outstripping supply.

Well, investing in detached homes with modern amenities overlooking bay or sea are considered best buys according to Residex. This is one of the reasons for Sapphire Beach located near Coffs Harbour New South Wales is rated high and doing exceptionally well.

It attracts anyone looking for properties in Australia for the purpose of investment.

Property prices have shown sharp increase with constant demand. The coastal towns that exhibited conditions of a slow moving real estate market for the last few years have now started to gain popularity and adequate attention. Now, these towns are offering exceptional investment opportunities.

According to a recent report generated by Macquarie Bank, there has been a sudden increase in the inflow of people from the country's southern cities to Queensland at an alarming rate of over 1000 per week. In 2006, population increased by 115 percent, approx. 86,260. Nearly 80% of the people have settled at the southeast corner of the state making it the fastest growing area.

According to Marcus Gilmore, the Managing director of an Australian based real estate company, MLG Realty, international investors aiming for investing wise in real estate, especially in Melbourne are facing tough competition with local buyers.

These situations have lead investors expect an upswing in real estate market trend.

Keep hunting and all the best in your Investing

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Real estate investing software is what EquityScout is all about. Ironically, it s not something that I talk about a lot in this blog. There s a reason for that. In my view real estate investment software is a tool?- one of many?- that can help investors to reach their goals. Much more important that the tool is the thought process that it supports. That s what I write about?- the though process?- and readers who identify with the thought process and the philosophy end up check out the tool.

So that said, what are real estate evaluation tools useful for?? Here s a few thoughts:

Real estate investment software adds discipline to the investment process. Buying real estate, by its very nature, can be an emotional process. And that s ok; gut feel and intuition are qualities that are crucial to successful investing. But discipline is equally important. Software can bring some structure to your decision making process. Real estate investment software forces investors to explicitly state their assumptions. GIGO :: garbage-in-garbage-out. You can punch in assumptions to make any investment look like a barn burner?- but if you re buying a starter duplex in Los Angeles for $500k that rents for $2,500 per month then you re actually going to have to assume a 20% appreciation rate for the investment to break even. And you re actually going to have to type those numbers - “20%” - ?into the model. Being forced to explicitly?articulate your assumptions in this way can be a good gut check - and sometimes can be just the wake-up call you need to get you to take off those rose colored glasses. Software helps investors to compare dissimilar investment opportunities. Should I buy a fourplex, that duplex around the corner, or a couple of single family homes? I have a different view on each, how do they stack up? Real estate investment software helps geeks to pull the trigger. This, for me, is the big enchilada. I m an engineer by training, which means that sometimes I can t spell too good (as some of you will have noticed from the occasional typo on this blog) and that I need to see some numbers before I can get off of the fence and take action.

Read here to see more pros and cons of the real estate software approach.

Look before you Leap Five Things to Remember when Running Economic Analysis Is a Real Estate Investment Software package right for you?