Monday, September 1, 2014

Buying a new Home in Thomasville or South Georgia Compare features..

Custom Green Homes from $86/Per Sq. Ft.
We don't build eight minimum code homes at a time we build custom green high-performance homes and we build it right. Don't overpay for a new home with less features and an overpriced H.O.A in South GA, We are the only builder building green homes in South Georgia with Energy bill GUARANTEED!


Capital Home Builders – We are the only true custom home builder in Thomasville, and South Georgia.
CHB
Homes
Other New Homes
All of our homes are built with Florida Code NOT Georgia…. Better Code / Better Homes..
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1) Stronger foundation and Footers - Our Found are built with Wire Mash and Fiber
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2) 2X6 Exterior Walls  - Stronger House and More Wall  Insulation
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3) Continuous load Path - Stronger House (Ask other builders will not know)
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4) Trusses Design with Heel for extra insulation
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5) Titanium Underlayment With Ice & water and installed properly.
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6) Whole House Surge protector
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7) Hole House Wiring For Smart Home
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8) Video Surveillance Monitor on Vacation
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9) Smart thermostat Lower A/C with Smart Phone.
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10) 2.5 Ton 16 SEER A/C unit. For a 2,500 Sq. Ft. Home. Very Energy Efficient
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11) Tankless Water Heater
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12) Top Quality Energy efficient Windows
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13) Advanced Framing - (Ask Other Builders Will not know what that is…)
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14) Insulated Georgia.
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15) No Bath inserts – Top Quality Porcelain Tile
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16) Dual Flush Toilets
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17) Architectural Shingles – NOT three tab shingles other builders use.
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18) 2’ Overhang trusses for more shade – Other builder NO….
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19) 6" Fascia For a better roof look – Other Builders 4” Fascia
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20) High Quality Cement Board Siding.
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21) Driveway has Fiber with Wire mash – Other Builders DO NOT
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22) A/C Unit reviewed by a mechanical Engineer
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23) Our homes are rated by an Energy Smart Rater.
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24) LED and CFLs - All of our homes come with High-End Lighting  
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25) HERS Rating of 54 THAT MAKES OUR HOMES 46% BETTER THAN ANY OTHER.  
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You will not find a better built home in Thomasville and South Georgia
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Sunday, August 24, 2014

Buyers should beware using seller's agent!

There's an adage that says you get what you pay for. The warning is especially relevant for homebuyers who work with the listing agent in a so-called single-agent transaction.

"I've heard too many war stories about buyers who think they'll get a better deal by going directly to the listing agent of the property," says Bill Golden, a Re/Max agent in Atlanta. "Most often, they do not get a better deal, and they end up not being represented properly in the negotiations."

In fact, buyers who use the listing agent aren't represented at all, which is why single-agent transactions seem abhorrent to many real-estate professionals.

"If you were being sued by someone, would you use the same attorney as the person suing you? Of course not," says Deb Tomaro, a Re/Max agent in Bloomington, Ind. But data from the National Association of Realtors seems to suggest that as many as 10 percent of residential transactions could be single-agent deals. (The trade group doesn't have direct figures on buyers using listing agents, but instead relies on member surveys, which track real estate firms, not individual agents.)

Confusingly, the terms "dual agency" and "single-agent" transaction mean the same thing, with the difference being that of perspective: The agent sees his or her role as that of a dual agent because the agent represents both parties, whereas a buyer would view a deal with only one agent as a single-agent transaction.
Why do buyers work with the listing agent?

Typically, buyers who choose to work with the listing agent say they do so because they think they're getting a better deal. But agents like Jon Sterling of Chase International in Tahoe City, Calif., have doubts.
"The idea that buyers can negotiate to get the listing agent to give up part of their commission because the buyers are unrepresented is a myth," he says. "Sure, some people have been successful doing that. It's the exception, not the rule."
It also doesn't make much sense when you consider that sellers, not buyers, typically pay commissions, according to associate professor Eric Chen, who teaches business at the University of Saint Joseph in West Hartford, Conn.
"If the buyer is working with the listing agent, be aware of the conflict of interest problem that exists," says Chen. "Remember that the listing agent is interested in getting a deal done, and the higher the purchase price, the bigger the commission to the agent."

Do buyers actually pay more?

Data are mixed on whether buyers in single-agent transactions end up paying more, according to Bennie Waller, a finance and real estate professor at Longwood University in Farmville, Va., who has co-authored two papers on the topic. But the reason for the mixed results, says Waller, most likely has to do with the time the property is on the market. Single-agent deals that happen within 30 days of listing typically sell for a 10 to 18 percent premium. But when the property sells within the last 30 days of the listing contract, the price actually drops by 5 to 6 percent.

What's the harm?

The problem with the single-agent deal is that it makes it impossible for the agent to fulfill a fiduciary duty to both parties.

"The agent has an inherent conflict of interest when working with the buyer," says John O'Brien, a Chicago attorney who handles real estate transactions. "It is very difficult for the agent to keep his knowledge of the buyer's negotiating points, including their best price, from becoming known to the seller, either directly or through the agent's advice to the seller regarding counter-offers."

Beyond price, buyers should understand that a single-agent deal creates the opportunity for a problem on virtually every deal point, says Chen.

"Because of the conflict of interest, there is a real chance that the agent doesn't have the buyer's best interests in mind," Chen says. "It doesn't necessarily happen every time. However, the pressure, opportunity and rationalization are all there for the seller's agent to act in their own client's interest and against the interests of the seller."
Not everyone sees an automatic conflict of interest.

"There are some who feel that it is an automatic conflict to represent both parties," says Sterling Watkins, a broker-owner with Help-U-Sell of Folsom, Calif. "I happen to disagree. If no confidences are violated, each party has a chance to make a decision at every turn in the road."

Although Watkins certainly has the minority opinion on the matter, it's worth pointing out that most real estate firm contracts do contemplate the possibility of a single-agent deal. But, as Chen says, "that language usually looks an awful lot like a waiver."

GEORGIA IS A DUAL AGANCY STATE!!!!! BUYER'S BEWARE!!!!!!  Georgia is a Dual Agency State. 99% of homes sold in South Georgia are sold by the same listing agent and it's not to benefit the buyer or seller...... 

http://www.bankrate.com/finance/real-estate/buyers-using-sellers-agent.aspx

Tuesday, August 19, 2014

MAJOR FEDERAL CRACKDOWN ON REALTY FEE KICKBACKS UNDERWAY

The federal government has issued a warning to realty agents, builders, title agencies, mortgage brokers and other industry participants: Get ready for a wave of RESPA crackdowns, and financial penalties that could make your head spin.
In remarks last week, the federal government's top Real Estate Settlement Procedures Act (RESPA) investigator, Ivy Jackson, said that a recent $450,000 settlement with Tulsa realty agents and builders is just the tip of the iceberg. Potentially dozens of additional crackdowns are in the wings.

Jackson heads HUD's RESPA enforcement unit, and has unleashed dozens of on-staff and contract investigators -- often ex-FBI, Customs Bureau or financial regulatory agency sleuths -- to break up what she called "blatant violations" of federal anti-kickback rules among realty agents, title companies, lenders and others nationwide.
"We are doing investigations in every state," she said, and "we anticipate a very busy (enforcement) year." Jackson's office gets hundreds of tips a year about alleged payoff arrangements involving realty agents, brokers, lenders, mortgage brokers, builders and title and escrow agencies every year. The tips come mainly from local competitors inside the industry, but also are sent in by individual consumers, federal banking regulators, and state officials.
The Tulsa settlement, unveiled in late March, involved allegations that realty agents and builders created shell corporations that bought into local title companies, and then distributed referral-fee kickbacks based on which agent or builder made the referrals to the companies. The participants all denied wrongdoing, but agreed to pay nearly half a million dollars to settle the case.
That settlement followed a much larger agreement with Chicago Title Insurance Co., involving alleged referral-fee payoffs in Texas. In that case, Chicago Title paid the federal government $5 million and the Texas Department of Insurance $1.2 million . HUD alleged that Chicago Title knowingly participated in schemes involving falsified closing documents and illegal payoffs. Chicago Title denied all wrongdoing as part of its settlement.
Jackson told a, real estate lenders and brokers, conference last week that "we are using every resource at our disposal" to move against realty agents, mortgage brokers, lenders and title companies "who ignore the rules" on referral fees. Jackson said that over 60 major investigations, or settlement cases, are currently underway, and that the department now routinely works with state real estate and financial regulatory officials, insurance commissioners, and state attorneys general to identify and stop illegal activities.
She conceded that until recently, RESPA enforcement was less prominent than it is now. But HUD has recently tripled its RESPA investigative staff, and has a contract with a company in Virginia that provides ex-FBI, ex-Customs Bureau and other trained law enforcement and financial investigators to deconstruct even the most sophisticated cover-ups of referral fee arrangements.
In the Tulsa case, for example, Jackson said the realty agents and builders created a "multi-tier" kickback scheme which appeared to pass federal legal tests at the surface level, but failed at the next level below. RESPA prohibits anyone from giving or accepting a kickback, or other thing, of value in exchange for referral of settlement business. HUD regulations permit realty, lending, and title agencies to create "affiliated business" arrangements and joint ventures, but require the participants to have bona fide economic stakes at risk in the ventures. The rules also require distributions of joint venture profits according to ownership shares, rather than on the basis of numbers of referrals of business.
According to HUD, the Oklahoma realty agent and builder ventures distributed profits, based on volume of referrals,and allowed some participants into the scheme for nominal, below-market investments. HUD also charged that the title companies marked up some customers' fees illegally.

I really hope they come our town soon……
 

http://realtytimes.com/agentnews/agentconcerns1/item/10614-20050404_respacrackdown

Tuesday, July 29, 2014

HERS-The MPG for New Homes

The home energy rating system (HERS) provides a number rating that makes it easy for consumers to see how same-size homes compare in energy use. The lower the number, the less energy used.

We at capital home builders have been pushing the envelope when it comes to building spec homes with custom features. We have reached a new milestone by building homes with a HERS Rating of 54. We are the only builder in South Georgia and north Tallahassee fl. to achieve a score of 54. Our 2,500 square foot home will have an electrical bill under $100/per month. We are ranked top 1%’er of builders building high-performance homes.

The U.S. Department of Energy (DOE) reports that a typical resale home scores 130 on the HERS Index, while a typical new home might rate 100. A home with a HERS Index Score of 70 is 30%more energy efficient than that standard new home, and 60% more efficient than a typical resale.

“A home is one of the largest and most important purchases a family can make but, until recently, buyers have had little information about what their costs to own the home would be long term. When we buy a new car, we know how much mileage we can expect to get. Homebuyers should know the expected performance and monthly energy costs of a home.” We give our home buyers a gift that keeps on giving.


Sunday, July 20, 2014

Article: Green Home Builder Magazine.

CHB green HERS Rated home in Thomasville Georgia Cost Only $32

per Month to Cool.

These have been one of the hottest months of the year in South Georgia. You will not find a better built home with green smart home features in Thomasville, South Georgia, or North Florida. Other new homes being built in Thomasville and South Georgia are equipped with 2 A/C units for equally sized home which adds significantly more to the cost of heating /cooling of those homes. This featured home is a 2,500sq.ft. under heating/cooling with 1 A/C Unit of 2.5 ton 16 SEERs. Our homes are engineered with the sole purpose to save the homeowners on their utilty bill.  


Sunday, May 25, 2014

Only Builder Building Top Green Smart Homes

We are the only builder in South Georgia and North Florida building HERS Rated homes at mid 50's without spending thousands on foam spray. This article below was written on professional builder magazine on a KB Home that was foamed in from top to bottom to get a hers Rating of 58. 


Monday, April 14, 2014

The Realtor Association and the residential real estate industry are apparently smarter than God

Submitted anonymously to CAARE 
 
You (not including Realtors) Cannot Serve Two Masters 
 
The Realtor Association and the residential real estate industry are apparently smarter than God – 
no matter which religion you practice. If you are a Realtor, you can serve two masters or even 
three or four. When you do, you make more money. In fact, brokerages stand to double their 
commissions. The rest of the biblical saying goes like this, “You cannot serve both God and 
money.” One Minnesota real estate firm has done more to destroy that biblical and legal 
principle and in doing so has put millions of consumers at risk. 
 
For thousands of years the old precept that you cannot serve two masters (a basic principle in 
Christianity, Judaism, Buddhism and most others) has been an integral part of our ancestry. That
principle still exists today and has been prescribed in legal systems around the world. If you hire 
a law firm, they will first conduct a conflict check to make sure that they do not (or have not in 
the past) represent(ed) any adverse clients to you. If such a conflict is found, the law firm will 
withdraw. Lawyers know that serving two masters (also called dual agency and designated 
agency) creates an insurmountable conflict of interest that is immensely harmful to their duty of 
loyalty to their clients. In addition, attorneys who practice dual agency could be disbarred or 
disciplined. It is usually impossible to provide a full disclosure to clients and to obtain their 
informed consent. There is simply too much that can and does go wrong and lawyers know this. 
 
If law firms could engage in dual agency, firms would likely double in size and become much 
more profitable; they could represent both buyers and sellers in the same contract negotiations. 
They could represent husband and wife in divorce negotiations. They could even represent 
defendant and plaintiffs in the same lawsuit. Despite the potential for profit, the legal profession 
has refused to put the self serving interests of profit above their unfettered duty of loyalty to 
properly represent their clients. 
 
It used to be illegal for Realtors to serve two masters. However, if a brokerage firm serves two 
masters they can collect twice as much in commissions. That money likely enticed one 
Minnesota firm to take a shot at it. Perhaps Edina Realty did a cost benefit analysis and 
determined that the financial benefits of serving two masters outweighed the cost of any lawsuit 
that might be brought. In 1993, that firm found itself on the wrong end of a class action lawsuit 
for engaging in dual agency that sent shock waves around the country. Every news story, except the Minnesota Star & Tribune, condemned the practice. Rather than stop the practice, the local Realtor Association successfully lobbied for the legalization of serving two masters (called “dual agency”). These laws have now spread all over the country and have allowed brokerage firms to grow to tremendous size while simultaneously leaving a trail of injustices and harmed clients. Realtors are now the only profession that can serve two masters. Realtors also have the least amount of training to engage in this practice. Most do not understand it. 
 
“The disclosures and consents necessary to make a dual agency lawful are so comprehensive and specific that a typical real estate broker cannot undertake them as a matter of routine.” That was written by the William North, President of the National Association of Realtors in 1986. At that point in time, the Realtor Association and Mr. North appeared to have their priorities regarding money and representation properly aligned. They embraced the basic principles of loyalty that existed for all other professions and fiduciaries: A fiduciary should place the interests of their client above all others, especially their own. 
 
Recently, the same firm that blazed new trails in the destruction of the two thousand year old 
biblical and legal principal struck again. Their latest move demonstrates why the old legal and 
religious principle should be reinstated. Edina Realty intentionally limited the marketing 
exposure of their clients’ homes by removing their sellers’ listing data from two of the top visited 
homebuyer websites, Realtor.com and Trulia.com. 
 
Homebuyers who are starting their search are most likely to start their search using an online 
resource such as Realtor.com (the number 1 real estate buyer website) or one of the other top 4 
(including Trulia.com). Realtor.com actually gets their data updated daily directly from the 
Realtor owned Multiple Listing Service. Home buyers will no longer see most of Edina Realty’s 
listings on those sites. That means homebuyers will not see Edina listings and Edina Realty 
sellers have lost huge marketing exposure of their homes. For out of state homebuyers who have never heard of Edina Realty, the likelihood that they will even see an Edina Realty listing in their search is even more remote. 
 
Edina Realty is likely to be paid twice as much if homebuyers find their new home on Edina’s 
website vs. one of the other online resources. Buyers who find their home on Edina’s website 
will be directed to an Edina agent who also represents the seller. Those buyers will be forfeiting 
their right to negotiating advice. The dual agency (two master) rules prohibit the dual agent from 
helping the buyer negotiate price or terms (to help reconcile the conflict of interest). The same 
goes for sellers. If a buyer uses an Edina agent, the seller will forfeit their right to representation. 
Do Edina sellers understand that this new practice increases the chances that they will lose their advocate as well as decrease the market exposure of their homes? 
 
In our opinion, Edina Realty is placing a bet that they will make more in double commissions 
than they will lose from reducing the marketing exposure of their sellers’ listings. In other 
words, they will earn more in double commissions than is lost from the reduced number of sales 
and possibly lower sales prices. What is good for Edina Realty is not good for their sellers. 
Sellers do not stand to similarly benefit from this. Rather, the reduced marketing exposure could 
cause sellers’ homes to remain on the market longer, cause them to sell for less, and at the same time cause sellers to lose the advice and counsel of their agent if an offer does come in. 
Unfortunately, most sellers will not figure this out. 
 
If Realtors believe that everyone would be better off with a revision to the biblical standard about 
serving two masters, perhaps they could take it up with their theological professionals and see 
how their lobbying efforts succeed there. 

http://caare.org/sites/default/files/no_one_can_serve_two_masters_0.pdf#overlay-context=DualAgency