Daily Archives: December 29, 2012

Mount Kisco Real Estate | Is insulation upgrade a good investment?

We often talk about the importance of energy upgrades for your home. But if you’re thinking about an upgrade this winter, such as adding more insulation to your attic, you may be wondering exactly how to calculate whether that’s a wise financial investment.

There are a variety of formulas available for making this calculation, such as the one from the U.S. Department of Energy (DOE).

It’s not a terribly difficult formula to use, and I’ve modified it here to make it a little more understandable.

You’ll need to do a little research to track down some basic information to fill in the blanks, all of which you can get off the Internet or with a couple of phone calls. Then it’s just a couple of minutes with a tablet and a calculator.

Incidentally, this formula also works for upgrades to wall insulation (you can click here to read more on that).

The formula and definitions

The DOE’s formula is as follows: (Ci x R1 x R2 x E) ÷ (Ce x [R2 – R1] x HDD x 24)

OK now, don’t let your eyes glaze over, or have terrifying flashbacks to high school algebra class. Here’s what all those variables stand for:

  • Ci: This is the cost of the insulation you’re considering, in dollars per square foot. If you’re doing the work yourself, it’s the cost of the materials, supplies and any rental equipment you need. If you’re having the work done, it’s the estimated cost from the contractor.
  • R1: This is the R-value of the insulation you currently have in the attic.
  • R2: This is the R-value you want to upgrade to.
  • E: Efficiency rating of your heating system. How well your heating system heats your home plays a major role in how much you’re going to save with an insulation upgrade; the less efficient your heating system is, the more energy dollars the additional insulation will save you each year. You may know the specific energy efficiency rating of your particular heating system, or you may be able to get it from your utility company or HVAC contractor. If not, the DOE offers the following general suggestions: oil and propane furnaces, 0.6 to 0.88; natural gas furnaces, 0.7 to 0.95; electric, 1.0; heat pump 2.1 to 2.5.
  • Ce: This is what you’re paying for the energy you use, converted to dollars per British thermal unit (Btu). To arrive at this number, you’ll need to divide the actual price you pay for the fuel you use (electricity, gas, etc.) by the Btu content of that fuel. You can find the price you’re paying on your utility bill or by calling your utility company.

The Btu content of various fuels is as follows:

No. 2 fuel oil = 140,000 Btu/gallon
Electricity = 3,413 Btu/kilowatt-hour
Propane = 91,600 Btu/gallon
Natural gas = 103,000 Btu/cubic feet or 100,000 Btu/therm
  • HDD: This stands for heating degree days, which is a standard method for determining how cold a specific geographic location is, and how much demand there will be for heating. It’s determined by the statistical average of the number of degrees that a day’s temperature falls below 65 degrees Fahrenheit, which is considered the temperature at which a building needs to be heated. The higher the number of heating degree days in an area, the more demand there is for heat, so the greater the savings will be from an insulation upgrade. You can get your area’s HDD number from your utility company or off the Internet.
  • 24: Hours in a day, used in this formula to convert HDD from days to hours.

An example

OK, hopefully you’re still with me. Now let’s pull all that together into a typical example. Let’s say you have a 1,500-square-foot home with R-11 insulation in the attic. You have electric heat, and you’re currently paying 9 cents per kilowatt-hour for electricity (learn more details at Insulation4US site). You’re thinking of upgrading to R-38, and a contractor has given you an estimate of $1,200 to do the work. A quick check on the Web has shown you that your area has approximately 7,500 heating degree days.

Here’s how all that would plug into the formula:

  • Ci: 0.80. (Cost of insulation is 80 cents per square foot, based on a $1,200 estimate divided by 1,500 square feet).
  • R1: 11. (Existing attic insulation is R-11).
  • R2: 38. (Proposed upgrade is R-38).
  • E: 1.0. (Electric heat has an efficiency rating of 1.0).
  • Ce: 0.000026. (Electricity in your area costs $0.09 per kilowatt-hour, divided by 3,413 Btu/kwh).
  • HDD: 7500 (The number of heating degree days in your geographical location).

Now, take the formula in plug in the numbers, then do the math:

  • (Ci x R1 x R2 x E) ÷ (Ce x [R2 – R1] x HDD x 24)
  • (.80 x 11 x 38 x 1) ÷ (0.000026 x [38 – 11] x 7500 x 24)
  • 334.4 ÷ (0.000026 x 27 x 7500 x 24)
  • 334.4 ÷ 126.36 = 2.64 years

So, based on this formula and all the variables, you can expect the insulation upgrade to pay for itself in a little over 2 1/2 years.

Stucco doesn’t have to scream slapdash and cheap | North Salem NY Real Estate

The late Malvina Reynolds best expressed the modern image of stucco when she sang about “little boxes made of ticky-tacky.”

In the years since World War II, the mention of stucco has usually prompted snickers, its image cheapened by dreary G.I. housing and monotonous design made infamous by tracts such as Levittown, N.Y., and Daly City, Calif. — the real-life inspiration for Reynolds’ lyrics.

But stucco’s history is long and dignified. The ancient Greeks applied it over rough stone to get a smooth surface that could be decorated, and the Romans mixed it with marble chips to obtain a brilliant interior finish. The magnificent frescoes of the Renaissance were painted onto a form of wet stucco. It’s still the finish of choice in Mediterranean lands.

Stucco is still unmatched for beauty and versatility. It’s far more durable and fireproof than wood. It can be formed in limitless ways, and the final or “skim” coat can be colored to almost any shade, and will never fade, peel or need repainting.

America’s golden age of stucco began with the California bungalows of the 1920s. These squat little homes, which were eventually built from coast to coast, quickly demonstrated the material’s economy and design potential.

Contractors found that, unlike siding and shingles, stucco went up quickly and would conform to any shape. Better yet, stucco could make a humble house look substantial: By applying it over a hollow wooden framework, for example, a porch column could be given Herculean proportions.

The Mediterranean-style homes of the 1930s also put stucco to good use for mock adobe walls and arches. Its ability to form compound curves made it perfect for the bulging shapes this style demanded.

After World War II, the pressing need to house tens of thousands of returning GIs made home styles turn strictly utilitarian. Stucco was used because it was cheap, but little attempt was made at creativity. The dreary legacy of postwar tract housing gave stucco its undeserved reputation as a slapdash, built-on-the-cheap material.

The inspired stucco design of the bungalow era isn’t lost, however. It’s just dormant. Here are some ways to capitalize on stucco:

1. Take advantage of its plasticity, or ability to be modeled into any shape. Stucco can easily form arches, vaults and even compound curves. All that’s required is a rough wooden framework that approximates the final shape. Turrets, serpentine walls and bulging forms are just a few of the possibilities.

2. Use stucco to suggest mass and solidity. Handle it like masonry, not like exterior wallpaper. Make design features such as columns stout enough to look structural, using the same proportions that stone might require. The bungalow builders excelled at making inexpensive wood-framed homes look very massive, and using stucco three-dimensionally was the key to this trick.

3. Use stucco’s many available textures. If you’re adding onto a home with an unusual stucco texture, find a contractor who’s willing to match it. If you’re building a new house, take a drive through some prewar stucco neighborhoods. You’ll find a huge variety of textures, each the “signature” of its creator. You’ll also find a lot of great design ideas.

Is it really a money problem? | Waccabuc Real Estate

Book cover image courtesy of <a href=

Book Review
Title: “Pocket Your Dollars: 5 Attitude Changes That Will Help You Pay Down Debt, Avoid Financial Stress & Keep More of What You Make”
Author: Carrie Rocha
Publisher: Bethany House Publishers, 2013; 224 pages; $13.99

One of my favorite books of 2012 — maybe of all time — was Trevor Blake’s “Three Simple Steps,” but not because it offered a bizarrely revolutionary trick for living the good life (though it did have a number of insights to that end, including systems for implementing them).

Rather, the power of “Three Simple Steps” lies in its simplicity: the plain spoken nature, the small number of steps, and the poignantly powerful life stories Blake tells as proof points combined to create a book I have already bought multiple times, and which has been effective at driving big-time life changes in everyone I’ve given it to.

To be published on New Year’s Day, Carrie Rocha’s “Pocket Your Dollars: 5 Attitude Changes That Will Help You Pay Down Debt, Avoid Financial Stress & Keep More of What You Make” harnesses the same power (the power of simplicity) to deconstruct what seems like a perennially complicated and troubling topic — personal finance — and boil it down into some root attitudinal changes with the potential to remodel everything about your money matters.

Like Blake, Rocha also starts with a personal story: the story of her family’s own debt, poor money management habits and a lifestyle built around living paycheck to paycheck — until she and her husband Marco made a decision in 2006 to get out of debt and stay out of it for the rest of their lives.

Thirty months later, in 2009, Rocha wrote the last check to pay off the couple’s non-mortgage debt and began formulating the fundamental attitude shifts she credits for their financial freedom into “Pocket Your Dollars.”

“Pocket Your Dollars” takes a stripped-back, three-step approach to helping readers get a handle on their own out-of-control financial situations. Rocha guides readers through each of these steps in a plain-spoken style that many will find encouraging, inspirational and helpful at minimizing the overwhelm that often paralyzes people before they even take the first step at tackling money messes:

1. Correct five broken money attitudes that are commonly held by financially troubled folks. Positing that if fundamentally flawed mindset and attitude corrections are made, many of the more complex behavioral changes will automatically follow, Rocha calls out a handful of attitudes and beliefs about money that underlie many of the money behaviors that get people in trouble and in debt.

From wistfully wondering what life would be like “if I had more money,” to wishfully thinking “it won’t happen to me,” these beliefs are identified and debunked in the first step of Rocha’s book on how to pocket your dollars rather than wonder where they went.

2. Build some attitude-shifting skills. Attitude problems don’t fix themselves and, Rocha points out, aren’t always that easy to correct even once you know they are at the root of your money woes.

The next step of “Pocket Your Dollars” is devoted to teaching readers precisely how they can create big-time belief system shifts, including mini-tutorials on mindset management skills like controlling your self-talk and standing up to pressure, among other things.

3. Get a core set of money management basics under your belt. Once readers have used Rocha’s toolbox to do some “do-it-yourself” work on their financial beliefs, they’re in position to actively start fixing and flourishing their money matters, which requires implementing a short list of financial management basics. Rocha walks even the totally uninitiated reader through the minimum musts for creating a spending plan, getting out of debt, and accounting for one’s money on a regular basis.

If you have a massive portfolio, multiple homes, kids in college and a few years until retirement, you’ll probably want some additional, more sophisticated financial advice than what you’ll find in “Pocket Your Dollars.”

But if you also have massive debt, the inspirational and attitudinal material will serve you just as well, as it will its most likely audience: young(-ish) adults who find themselves in lots of debt, with few or no skills for managing their money and with a desperate desire to course-correct so they can live the lives they envision free from debt.

3 Things in Social Media You May Have Missed Over the Holidays | Cross River Real Estate

This time between Christmas and New Years is always a challenging one. No matter how much you plan to work (or not work), there are always a lot of distractions; family in town, kids home from school, others working (or not working), and more. Like many of you, I am working and taking advantage of this somewhat quiet time before the start of 2013 and catching up on what I may have missed last week in social media.

There were three very significant announcements made in social media over the last week or so, that you want to make sure you know about!

1. Archive your tweets. For the first time ever, Twitter has announced on its blog that you can now archive all of your tweets. Previously, it was tough to see even a few days of tweets because they would simply “drop off” the Twitter radar and not be available to view. We know tweets have been catalogued by the Library of Congress for some time, but the ability to go in and download all of your previous tweets is a big step.

As a real estate agent, this is just one more step in the ability to archive conversations that you may have with clients and potential clients through Twitter. For many in compliance industries, like our friends in the financial services, mortgage and insurance industries, this is invaluable and will open the door to many more in those industries being able to utilize social media.

To download your tweets, according to the Twitter blog, “Go to Settings and scroll down to the bottom to check for the option to request your Twitter archive. If you do see it, go ahead and click the button. You’ll receive an email with instructions on how to access your archive when it’s ready for you to download.”

2. Capture and share videos instantly to YouTube. YouTube announced on its blog the new YouTube Capture app (available for iOS only for now.) This app allows users to point and shoot a video and then save and share it immediately to YouTube. This app is a huge improvement over the previous ability to send a video to YouTube – which always seemed clunky and take quite a long time to upload.

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In addition, the app allows you to do color correction, improve stabilization, trim your video and add music tracks. For agents who have been a little shy of doing video, this could be an interesting option – especially since it takes the cumbersome upload process out of the equation.

3. Facebook launched its ‘Nearby’ feature. Facebook announced a new feature available for iOS and Android devices called Nearby. Now, people can search via their app friends who have liked a location and who recommends it. You can also share locations that you like with your friends.

Personally, I think this is just the tip of the iceberg in terms of Facebook’s integration of local search into its app. For real estate professionals, this could be a huge opportunity down the line. Think of all the community, dining and neighborhood info you share with clients you are working with – imagine if that was tied to a listing on Facebook? It will be interesting to see the next iteration of this feature, but for now I recommend getting familiar with it – it’s certainly a big step for Facebook.

What else did we miss this week? Let me know in the comments below and what you think about these three big announcements.

I’d also like to personally thank all of you who read my posts here on Inman Next week in and week out. This is 339th post for Inman (can you believe it?!) Your support, comments, likes and shares do not go unnoticed! Wishing all of you a very happy and prosperous New Year! See you in January!

Couple Feels Taxed Out of Homeownership | South Salem Real Estate

In the “Money Mic” series, LearnVest hands over the podium to someone with a strong opinion on a financial topic. Today, one woman shares what it’s like to be disproportionately taxed based on her income — and how it’s holding her back.

If someone had told me as a kid in Louisiana that my husband and I would have a combined income of $250,000 a year in our late 20s, I would have been pie-eyed. It sounds like a crazy amount of money. But after taking into account taxes, debt and living expenses in New York City, we’re actually finding it difficult to meet our financial goals.

Why our taxes are nearly unmanageable

Last year, we paid $100,000 in taxes, which is almost exactly 40 percent of what we make. Even though we also paid $22,000 in student loan payments (we have about $145,000 in combined loans for my husband’s law school and my grad school), we don’t qualify for deductions — if you make more than $150,000 filing jointly, you can’t deduct student loan interest.

We also don’t get a deduction for home ownership — because we can’t afford to buy one. We’ve been saving for three years, and after another three years of diligent budgeting, we hope to have about $100,000, which would be enough for a 20 percent down payment on a home in a New York suburb with decent schools — the average “starter” home in these areas is about $500,000 — plus an extra $20,000 for closing costs and incidentals.

We’re in a weird place: We don’t have enough money to invest in a house or the stock market, which would get us tax exemptions. So we pay the full 40 percent of our salary in city*, state and federal taxes. People who are much wealthier can take advantage of tax loopholes, capital gains preferential tax rates and a larger mortgage deduction, so they end up paying only about 20 percent in taxes. For instance, in 2011, Barack Obama paid 20.5 percent in taxes. Mitt Romney paid 14 percent in taxes.

We find it ironic that we’d have to make more … in order to pay less.

If we’re being honest, it’s not only taxes that are killing us. Living in Manhattan is expensive — up to three times the cost of living in other cities — but I work for a private equities firm, and my husband is in securities litigation. This city is the industry hub for both of our careers.

We’ve discussed moving, but it’s unlikely that we would both be able to get jobs elsewhere. We rent a 1-bedroom apartment near our offices in a neighborhood where they go for $3,000 a month. We could move to a slightly cheaper outer borough, but we’re both called into our offices at odd hours, and we also work long days. So we pay for the convenience of living near work.

How things could get harder for us

We budget constantly. As an accountant, I’m always reviewing our spending and trying to find ways to cut back. We take the subway. We don’t buy name-brand clothes, and we don’t buy anything unless it’s on sale. We take only one fun trip a year and the most we’ve ever spent on that is $1,600.

My husband isn’t even putting money in his 401(k), so we can save more for a house. (I contribute to mine, but we have diverted all of our emergency fund to our house savings.) It’s something we argue about, but these are the choices we have to make.

Don’t get me wrong — our lives are good. We work very hard, and enjoy what we do, but I’m tired of people saying that we’re not paying our fair share. How much more are we supposed to pay?

Why the tax code needs to change

We both come from middle-class families and were taught that if you go to school and work hard, you can live the “American Dream”: own a house, have a family. It’s really all we want. We don’t live — or long for — an extravagant lifestyle.

Look, I know it’s relative. I realize there are families raising three kids on $50,000 that are just trying to put food on the table. My husband and I are very thankful for what we have. And we don’t begrudge paying taxes. We even understand why people think we’re rich. Compared to many people, we are.

We just can’t figure out how we’re supposed to make the “American Dream” work for us while giving away half of our income in taxes.

The tax code needs to change, and if it were up to me, I’d like to see the following:

  • Adding a cost-of-living factor. The tax code should have a “factor” that takes into account location-specific costs, like average home price, the price of an equivalent bag of groceries, the average price of a car and the average cost of gas in a region. Once taxes are calculated, the factor would be applied to achieve greater geographic tax parity.
  • Phasing out deductions and loopholes. If we lowered tax rates across the board, and cut the deductions and loopholes in the system (there are plenty of them to pick from!), we would put everyone on a more level playing field. I know it’s a touchy subject, but capital gains rates probably also need to be increased from the current 15 percent — even if it’s just a bump to 20 percent.
  • Broadening the tax base. Right now, deductions and loopholes mean that many people don’t pay certain federal taxes. If we eliminated them as described above, more people would pay taxes that they owe. By no means do I think that families in dire circumstances should be asked to dole out money to the government. But if more families could help chip in a small portion of their earnings, it would work toward generating more revenue — and a little bit, spread across a large number of people, could go a long way.
  • Lowering the tax rates. I’d be fine paying in the 30 percent range. And if my husband and I did make it to a point where we were making above $500,000, reasonable tax increases (35-39 percent) for this income would be acceptable.

There’s something really wrong with a system that considers us “rich” and not paying our fair share at 40 percent — but billionaires are only paying 20 percent or less.

Something is obviously broken.

We just hope it gets fixed soon.

*New York City is one of the few cities in the United States with city taxes.

30-Year Fixed Mortgage Rate Unchanged | Katonah Real Estate

Mortgage rates for 30-year fixed mortgages were unchanged this week, with the current rate borrowers were quoted on Zillow Mortgage Marketplace at 3.24 percent.

The 30-year fixed mortgage rate hovered between 3.2 and 3.25 percent for the majority of the week, rising to the current rate this morning.

“This past week rates remained flat, still buoyed by optimism that lawmakers might be able to reach a compromise on the fiscal cliff before year-end,” said Erin Lantz, director of Zillow Mortgage Marketplace. “However, as we enter the last week of the year rates may reverse course back downward unless lawmakers are able to quickly agree on a plan”

Additionally, the 15-year fixed mortgage rate this morning was 2.59 percent, and for 5/1 ARMs the rate was 2.52 percent.

*The weekly rate chart illustrates the average 30-year fixed interest rate in six-hour intervals.

Given the U.S. public holiday of New Year’s on Tuesday, Jan. 1, Zillow Mortgage Marketplace weekly rates will be published on Wednesday, Jan. 2. For more information on mortgage rates, please visit: http://www.zillow.com/mortgage-rates/

Can Stainless Be Dethroned as King of the Kitchen? | Bedford Hills NY Real Estate

The kitchen in a Phoenix home for sale.

Not so long ago, a repairman could tell the age of an appliance by the color of its finish. If it was avocado or harvest gold, it had to be from the 1970s or early ’80s. Poppy red meant the appliance was made in the 1970s, and harvest wheat, coffee or almond meant your oven or fridge was new in the early 1980s.

Stainless appliances first burst onto the scene in the late 1980s, and they’ve had a remarkable run. But there are those in the industry who sense “stainless fatigue” among homeowners.

It should come as no surprise, then, that major manufacturers have their own ideas about the next hot appliance finishes:

Slate could be great

In September, GE introduced a new finish called “Slate” across its line of appliances.

The company’s news release about the launch details how its industrial designers spent countless hours conducting consumer research and reviewing design trends in the kitchen, home furnishings, home entertainment products, and automotive interiors and exteriors.

The result was Slate, a warm, gray metallic with a low-gloss finish that is a natural complement to the wide spectrum of wall colors, countertop materials and floor/cabinetry finishes found in today’s homes.

“As people transition their kitchen appliances over time, it was important to us to find a finish from a palette that is timeless and harmonious, yet distinctive,” said Lou Lenzi, whose team of designers created the new finish. “Slate is a universal, neutral finish that will suit consumers who want a premium finish that can complement or even replace stainless steel.”

Ice may be nice

Whirlpool Corp. introduced its “Ice Collection” of appliances in July, including a glossy white finish for dishwashers, microwave ovens, ranges and refrigerators.

“White is the new stainless,” the company’s news release said. The collection also includes a sleek Black Ice finish.

Patrick Schiavone, Whirlpool’s vice president of global consumer design, has said he “is over” stainless steel and set out to update the style and appearance of black and white appliances. The collection is defined by silver accents, elegant lines, sleek handles and streamlined controls.

Is black back?

When high-end cooking appliances manufacturer Wolf introduced its newest model in early 2012, its news release boldly proclaimed: “Black is the New Stainless Steel.”

The company’s Black Glass model comes adorned with a black glass tubular handle and cobalt blue interior. In addition to the oven, Wolf is also offering black glass trim kits for its warming drawers and convection and standard microwaves.

“Our commitment to design has always been on par with Wolf’s dedication to innovation and quality,” Michele Bedard, vice president of marketing for Sub-Zero and Wolf, said in a news release. “Introducing a new finish elevates the line and opens a whole new realm of design possibilities for designers and consumers alike.”

Can color triumph?

Viking Range Corp. offers 23 color alternatives to stainless steel in its high-end open-burner range; the company most recently expanded its palette of finishes to include Cinnamon, Dijon, Kettle Black and Wasabi.

All those choices, yet stainless steel reigns supreme.

“I’d say 80 percent of our sales are still stainless steel,” says Brent Bailey, design director at Viking Range. “I could add another 100 colors, and the percentage wouldn’t change much.”

Tips for Preparing to Buy in 2013 | Chappaqua Real Estate

You’ve been saving your pennies for a down payment and watching the housing market news. You see the low interest rates, are confident you’ll own a property for at least five years and know that you’ll be able to find a home that you’ll love within your budget.

You’re finally ready to buy a home in 2013!

Here are a few tips to help you get started.

Get with a lender

First up is going to a bank, direct lender, credit union or mortgage broker to get qualified for a loan. They will run the numbers to set your price range for financing. This will help you in working with a real estate sales professional to determine which areas and types of properties fit within your budget. The lender will also pull a credit report to see if you need to be aware of any credit issues. If necessary, this will give you time to start improving your credit picture to make you the most creditworthy you can be when it comes time to lock your loan rate and terms.

Find a competent real estate agent

You also should look for a real estate agent whom you feel can best represent you. Talk to friends and acquaintances for referrals, and interview at least three agents. Find out how many properties they’ve sold in the past few years, what training they have and whether they work as an agent full time and know the areas where you would like to purchase. Get some references from each one and actually take the time to call those references and see what they thought of the real estate professional’s service level and experience.

Educate, educate, educate

This will most likely be your most complicated, expensive and riskiest purchase of your life. You should talk to friends, family members and possibly a lawyer; read books, articles or take a class. In other words, do everything you can to better understand the real estate buying process and how to make the best home purchase decision.

Shop, shop, shop

Consider all the neighborhoods that fit in your price range. Drive them during the day, at night and on the weekend to get a feel for the areas. Look at the neighbors’ properties, any retail spaces nearby and check online neighborhood ratings, crime reports and school ratings. Learn all you can about where you are going to be a real estate owner.

With a price range from your lender, a good real estate sales professional on your side and a solid education on buying a home and the areas where you want to buy, you’re now better prepared to make 2013 the year of the home purchase.

Good luck!